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16SN0517 CASE NUMBER: 16SN0517 APPLICANT: Scale Development LLC CHESTERFIELD COUNTY, VIRGINIA Magisterial District: CLOVER HILL STAFF’S ANALYSIS 1900 Twilight Lane AND RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: OCTOBER 28, 2015 BOS Time Remaining: 365 DAYS Applicant’s Agent: ANDREW M. SCHERZER (804-794-0571) Applicant’s Contact: ROBERT W. THOMAS (804-897-5488) Planning Department Case Manager: DARLA ORR (804-717-6533) APPLICANT’S REQUEST Amendment of zoning (Case 06SN0141) relative to reduction of cash proffers in a Residential (R- 12) District. Specifically, the applicant requests to amend Proffered Condition 2 of Case 06SN0141 to reduce the cash proffer to the Board’s maximum acceptable cash proffer and to delay the escalator as outlined in the Cash Proffer Policy. A single-family residential subdivision with a maximum of 45 dwelling units, yielding 1.67 dwelling units per acre, is planned. Notes: A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions. B.Proffered conditions and conditions of Case 06SN0141 are located in Attachments 1 and 2. RECOMMENDATION PLANNING RECOMMEND APPROVAL COMMISSION 9/15/2015 RECOMMEND APPROVAL STAFF Addresses development impacts Providing a FIRST CHOICE community through excellence in public service SUMMARY OF IDENTIFIED ISSUES Department Issue PLANNING BUDGET AND MANAGEMENT FIRE PARKS AND RECREATION LIBRARIES SCHOOLS CDOT VDOT UTILITIES ENVIRONMENTAL ENGINEERING 216SN0517-2015OCT28-BOS-RPT 316SN0517-2015OCT28-BOS-RPT Map 2: Comprehensive Plan Classification: SUBURBAN RESIDENTIAL II The designation suggests the property is appropriate for single family residential use of 2.0 to 4.0 dwellings per acre. Map 3: Surrounding Land Uses & Development Twilight Lane Single family residential use –Surreywood and Stonemill Single family residential use –Three Pines & Providence Pines S Twilight Lane Oxer Road Single family residential use – Foxberry 416SN0517-2015OCT28-BOS-RPT PLANNING Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov ZONING HISTORY Case Number BOS Action Request Rezone A to R-12; Single family development with maximum of 45 lots (1.67 units per acre) Waiver to street connectivity to Twilight Lane (north of request property); approved to avoid cut- through APPROVED Approved conditions: 06SN0141 4/26/2006 - Minimum foundation and front porch treatment - Minimum house size (gross floor area) - 1,800 square feet -Limit on hours for construction activity - Cash proffer of $15,600 per dwelling unit Attachment 2 516SN0517-2015OCT28-BOS-RPT FINANCIAL IMPACT ON CAPITAL FACILITIES Budget and Management Staff Contact: Natalie Spillman (717-8767) spillmann@chesterfield.gov The need for schools, parks, libraries, fire stations and transportation facilities in this area is identified in the County’s adopted Public Facilities Plan, Thoroughfare Plan and Adopted Capital Improvement Program and further detailed by specific departments in the applicable sections of this request analysis. This proposed development will have an impact on capital facilities. Staff has calculated the fiscal impact of every new dwelling unit on schools, roads, parks,libraries and fire stations at $23,418 per unit. The original zoning case (06SN0141) was approved in April 2006 with a density of 45 units and with the maximum cash proffer at the time of $15,600 per dwelling unit (currently escalated by the Marshall and Swift Building Cost Index to $22,734). The applicant has requested amend the previously approved case relative to the current maximum of $18,966 per dwelling unit. While appropriate to maintain the cash proffer approved with case 06SN0141, the Board of Supervisors has set the current cash proffer at $18,966, an amount lower than what was approved with the original case. Staff supports the request to reduce the cash proffer to $18,966 per dwelling unit. If accepted, the amended cash proffer would remain fixed for a period of four years after which it would be escalated by the cumulative change in the Marshall and Swift Building Cost Index. Note that circumstances relevant to this case, as presented by the applicant, have been reviewed, and it has been determined that it is appropriate to accept the maximum cash proffer of $18,966 for each dwelling unit. Per Dwelling Unit Impact on Capital 45 Facilities Potential Units Facility Cash Proffer on Existing Applicant's Proposal FY16 Calculated Impact Categories Zoning (Current BOS Maximum) Schools $9,648 $7,771 $7,814 Parks $1,347 $877 $1,091 Libraries $318 $507 $258 Fire $861 $589 $697 Stations Roads $11,244 $12,990 $9,106 Total $23,418 $22,734 $18,966 616SN0517-2015OCT28-BOS-RPT Overall Impact on Capital Facilities Schools $434,160 $349,695 $351,630 Parks $60,615 $39,465 $49,095 Libraries $14,310 $22,815 $11,610 Fire Stations $38,745 $26,505 $31,365 Roads $505,980 $584,550 $409,770 Total $1,053,810 $1,023,030 $853,470 *Based on a proffered maximum of 45 units per zoning case 06SN0141. Actual number of units and corresponding impact may vary. 716SN0517-2015OCT28-BOS-RPT PUBLIC FACILITIES FIRE SERVICE Staff Contact: Anthony Batten (717-6167)battena@chesterfield.gov The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the environment through a comprehensive fire and life safety program that ensures an adequate and timely response to emergencies. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: County-wide Fire & EMS Service Information & Needs New 5 Recommendations for Fire Stations by 2022 Replacement/Revitalization 4 Fire 24% 1 2011 Incidents as a percent of total EMS (Emergency Medical Services) 76% Fire/EMS Increases in Call Volume 44% from 2001 and 2011 County Population Increase from 17% 2001 to 2011 1 With the aging of population, medical emergency incidents are expected to increase faster than the rate of population growth over time. Fire Service - Project Impacts Estimated Number of Calls for 15 Service Annually Reference “Financial Impact on Capital Facilities” Applicant’s Proposal to Address section 1 Impacts Proffered Condition 1 The financial impact of residential development on fire facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. Additional Information: When the property is developed, the number of hydrants, quantity of water needed for fire protection, and access requirements will be evaluated during the plans review process. Information relative to nearby fire and emergency service facilities can be found in Attachment 3 816SN0517-2015OCT28-BOS-RPT PARKS AND RECREATION Staff Contact: Brian Geouge (318-8720) geougeb@chesterfield.gov The County supports a high-quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: County-wide Parks and Recreation Needs Park TypeNumber of New Parks Aggregate Acreage Regional 3600 Community10 790 Neighborhood 9180 Special Purpose 3 1 - Urban 2 - - Linear 3 - - 1 The Public Facilities Plan notes facility recommendations for water-based parks. All other facilities are acquired and developed on a site-by-site basis. 2 Facilities are recommended in urban areas where there is limited acreage available for park development. 3 Facility needs are assessed on a site-by-site basis as recommended in the Public Facilities Plan. Parks and Recreation – Project Impacts 5.9 Acres of Regional, Community and/or Neighborhood 2012County Level of Service parkland per 1,000 persons 9 Acres of Regional, Community and/or Neighborhood Target Level of Service parkland per 1,000 persons Applicant’s Proposal to Address Reference “Financial Impact on Capital Facilities” section 1 Impacts Proffered Condition 1 The financial impact of residential development on parks facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. Additional Information: Information relative to nearby parks and recreation facilities can be found in Attachment 3. 916SN0517-2015OCT28-BOS-RPT LIBRARIES Staff Contact: Debra Winecoff (751-4475)winecoffd@chesterfield.gov The public library system’s role in the county has expanded beyond its traditional function as a resource for information and materials, and now serves as a community gathering place for educational, cultural and informational services; community support during emergencies; economic development; and revitalization activities.The Public Facilities Plan, as part of the Comprehensive Plan,indicates: County-wide Library Needs Facility ActionCounty-wide Facility Needs Expand or Replace 5 Libraries Construction of New 5 Libraries Facilities 1 Community Arts Center Libraries -Project Impacts Applicant’s Proposal to Reference “Financial Impact on Capital Facilities” section 1 Address Impacts Proffered Condition 1 The financial impact of residential development on library facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. Additional Library Information: Information relative to nearby library facilities can be found in Attachment 3 1016SN0517-2015OCT28-BOS-RPT SCHOOLS Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net High performing, high quality public schools contribute to the quality of life and economic vitality of the County. The Comprehensive Plan suggests a greater focus should be placed on linking schools with communities by providing greater access, flexible designs and locations that better meet the needs of the communities in which they are located. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: County-wide School Needs School Types Facilities to Revitalize/Replace New Facilities Elementary 16 3 Middle 62 High 23 Technical - 1 Schools -Project Impacts Elementary 10 Middle 5 Average Student Yield High 7 Total 22 Applicant’s Proposal to Reference “Financial Impact on Capital Facilities” section 1 Address Impacts Proffered Condition 1 The financial impact of residential development on school facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. Additional Information: After review of this request, based on current school assignments and student enrollment the proposed rezoning case will have an impact on schools. It is possible that over time this case, combined with other tentative residential developments and other zoning cases in the area will continue to push these schools to their capacity and therefore impact the capacity of facilities division-wide. Information relative to schools currently serving area can be found in Attachment 3. 1116SN0517-2015OCT28-BOS-RPT COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804) 748-1037 banksj@chesterfield.gov Staff Contact: Steve Adams (804-751-4461) adamss@chesterfield.gov The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide transportation needs that are expected to mitigate traffic impacts of future growth. The anticipated traffic impact of the proposal has been evaluated and recommendations are detailed in the chart below: Recommendation Applicant’s Proposal Cash Proffer PolicyReference “Financial Impact on Capital Facilities” section Proffered Condition VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov VDOT has no comment on this request. 1216SN0517-2015OCT28-BOS-RPT WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov This proposal will have a minimal impact on the public utility systems. The proposal’s impacts on the County’s utility system are detailed in the chart below: Water and Wastewater Systems Currently Size of Existing LineConnection Required by County Code? Serviced? Water No 8” & 12”Yes Wastewater No 27”Yes ENVIRONMENTAL Drainage, Erosion and Water Quality Staff Contact: Doug Pritchard (804-748-1028) pritchardd@chesterfield.gov Environmental Engineering has no comment on this request. 1316SN0517-2015OCT28-BOS-RPT CASE HISTORY ApplicantSubmittals 7/6/2015 Application submitted– reduced cash proffer and design standards offered 9/3/2015 Revisions to proffered conditions submitted– cash proffer modified to offer maximum acceptable cash proffer in accordance with Cash Proffer Policy; proffered conditions relative to design standards withdrawn(Reference Supplemental Information offered by Budget Department – Attachment 4) Community Meeting 8/6/2015 Issues Discussed: Applicant proposes to add quality to the development to reduce current cash proffer($22,734) to $14,225 per unit Drainage issues in Surreywood Reduction in cash proffer would result in less money available for public facilities Area traffic concerns; traffic will increase with development Reduced sales prices would reduce home values for neighbors Questioned relationship between landscaping/street trees and cash proffer reduction People leaving area because of area schools Construction planned to begin in 3 to 6 months Planning Commission Meeting 9/15/2015 Citizen Discussion No one spoke to support or oppose the case Commission Discussion Mr. Gulley expressed concern that greater consideration was not given incentivize quality development for the reduced cash proffers since the property is within a revitalization area. He noted that a comprehensive strategy in revitalization areas was needed and added that Planning, Budget and revitalization efforts should be coordinated in cases where incentives are proposed for development in revitalization areas. Recommendation: APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION IN ATTACHMENT 1 Motion: Gulley Second: Wallin AYES: Gulley, Waller, Brown, Patton and Wallin The Board of Supervisors on Wednesday, October 28, 2015, beginning at 6:30 p.m., will consider this request. 1416SN0517-2015OCT28-BOS-RPT ATTACHMENT 1 PROFFERED CONDITION Note: (STAFF/CPC) – Recommended by the Planning Commission and Staff With the approval of this request, Proffered Condition 2 of Case 06SN0141 shall be amended as outlined below. All other conditions of Case 06SN0141 shall remain in force and effect Cash Proffer. For each dwelling unit, the applicant, sub-divider, or assignee(s) (STAFF/CPC) shall pay the following to the County of Chesterfield, prior to the issuance of a building permit for infrastructure improvements within the cash proffer service district for the property, unless state law prevents enforcement of that timing: a)$18,966 per dwelling unit for the period beginning the July 1 preceding the Board of Supervisors’ approval of the case through July 1 four years later, at which point the amount will be adjusted for the cumulate change in the Marshall and Swift Building Cost index during that time period. b)Thereafter, the per dwelling unit cash proffer amount shall be automatically adjusted, annually, by the annual change in the Marshall and Swift Building Cost Index on July 1 of each year. c)Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. d)Should Chesterfield County impose impact fees at any time during the life of the development that are applicable to the Property, the amount paid in cash proffers shall be in lieu of or credited toward, but not be in addition to, any impact fees in a manner determined by the County. (B) 1516SN0517-2015OCT28-BOS-RPT ATTACHMENT 2 CASE 06SN0141 1616SN0517-2015OCT28-BOS-RPT 1716SN0517-2015OCT28-BOS-RPT 1816SN0517-2015OCT28-BOS-RPT 1916SN0517-2015OCT28-BOS-RPT 2016SN0517-2015OCT28-BOS-RPT 2116SN0517-2015OCT28-BOS-RPT ATTACHMENT 3 SUPPLEMENTAL PUBLIC FACILITIES STATISTICS Schools Currently Serving Area A.M. Davis Providence Monacan Elementary Middle School High School School Capacity nal Functional Functional MembershipMembershipMembership % Capacity% Capacity% Capacity CapacityCapacityCapacity Categories Functio Current and Projected 2014 683 634108862 1057 82 13991757 80 2 Figures 2015 699 -110876 - 83 1418- 81 2016 710 -112896 - 85 1422- 81 2021 749 -118962 - 91 1433- 82 Trailers Number of 4 - - 1 Trailers 1 Trailers are not identified in the staff report for schools under 90% capacity. 2 Disclaimer: Please note that Projected Membership AND Functional Capacity are updated on an ANNUAL BASIS. They are based on the September 30 membership and Space Utilization Study Report for a given year. School boundary adjustments may be made to address over capacity levels. Nearby Public Facilities Fire Station Wagstaff Fire Station, Company Number 10 EMS Facility Forest View Volunteer Rescue Squad Library La Prade and new Reams-Gordon Libraries Parks & Recreation Rockwood Park and Manchester, Providence and Davis Athletic Complexes 2216SN0517-2015OCT28-BOS-RPT ATTACHMENT 4 SUPPLEMENTAL INFORMATION BUDGET AND MANAGEMENT - IMPACTS ON COUNTY’S REVITALIZATION EFFORTS Staff Contact: Natalie Spillman (717-8767) spillmann@chesterfield.gov Staff initially conducted a review of this application particularly as it relates to the County’s revitalization initiative. There are a myriad of activitiesunderway that are focused on revitalizing key areas of the county. Staff first elected not to include the findings of that review in the published staff report since the applicant modified their proffers after receiving staff’s feedback. Staff believes that while the case now contains proffers that are different than what was presented at the time of that review, that the Commission and Board of Supervisors would benefit from understanding staff’s approach to reviewing the earlier conditions included with this application. Key factors that led staff to take a unique approach to the review of this case are noted as follows: BACKGROUND ELEMENTS This project is located within the boundary of the Providence Middle School revitalization area (“The Area”). Existing home values in The Area, on average, are approximately 32 percent below the countywide average assessed value. The county is focusing resources in a variety of ways to aid in the revitalization efforts in The Area: The County is focusing resources on neighborhood enhancement inspections in o several subdivisions in The Area surrounding the subject property (encompassing more than 800 homes). County planned capital investments (through FY2020) in The Area include: o $25.9 million in school renovations (Providence Middle School) Installation of sidewalks ($1.4 million) Improvements to parks to include turf, parking/driveway, paths, lighting ($783,000) Replacement waterlines ($462,000) The applicant has indicated that the new home values of the proposed development are targeted to be 30 percent higher than the average assessed values of surrounding homes. The proposed development has relatively few proposed new homes (45 new units). The proposed project has the potential to spur other new development on at least two other acreage parcels designated for residential uses and of sufficient size for future development. FINDINGS Earlier in the review process for this case, the applicant submitted a variety of ‘design standard’ proffered conditions, seeking $4,500 per dwelling unit in relief to the cash proffer. The proffers 2316SN0517-2015OCT28-BOS-RPT submitted by the applicant ranged from landscaping requirements to types of acceptable siding material. However, after a thorough review by staff, looking at the developed properties surrounding the subject property, it was determined that the applicant’s proffers were not providing substantially different improvements to the new property than those found in the existing surrounding homes. Subsequently, the applicant withdrew the ‘design standards’ and increased the cash proffer by $4,500 per dwelling unit. Some level of relief to the cash proffer could have been supported had the proffered conditions for ‘design standards’ more notability differentiated this development from surrounding existing properties. 2416SN0517-2015OCT28-BOS-RPT