03SN0161-Sep17.pdf^ ..... · to ~OO3 CPC
September 17, 2003 BS
STAFF'S
REQUEST ANALYSIS
.AND
RECOMMENDATION
03SN0161
Michael T. Bart
Bermuda Magisterial District
Curtis Elementary, Chester.Middle and Thomas Dale High School Districts
East line of Old Centralia Road
REQ~ST:
Rezoning fxom Agricultural' (A), Residential (R-15), Light Industrial (I-1) and
General-Business (C-5) to Residential' (R-12).
PROPOSED LAND USE:
A'single family residential subdivision containing a maximum of 130 dwelling units
with a minimum tot size of 12,000 square feet is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND .ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2AND 3.
STAFF RECOMMENDATION
Recommend approval, for the following reasons:
The proposed zoning and land use conform to the Chester Village Plan which
suggests the property is appropriate for'single family residential use of 1.01 to 4 units
per acre.
The proposed zoning and land use are representative of existing and anticipated
development.
C. The proffered conditions address the impacts of this development on necessary
Providing a FIRST CHOICE Community Through Excellence in Public Service.
capital:facilifies~ as. outlined in the ZoningOrdinance and Comprehensive Plan.
Specifically, the need for schools:, parkS! il~brafi~s; .fire stations a~d' ffansportation
facilities is identified :in the C0unty~:S adopted Public FaCiliti~s Plan; the
ThOroUghfare Plan and the Capital Impt6vement Program andtheiimPact of this
development is disCUssed herein. The Pr~:ffered conditions adequatelYmitigate the
impact on capita! facilities, thereby. ins~ffg adequate service levels are maintained
and protect the health, safety and we}fare ¢~County-citizens.
(NOTE:. :THE ONLY CONDITION THAT MAY BEIMPOSED IS A BUFFER CONDITION.
THE'iPROPERTY, OWNER MAY PROFFER OTHER:,CONDITIONS. THE :CONDITIONS'
NOTED WITH :'. STAFF/Cpc" wERE' AGRE,,ED :~ON' iBY BOTH STAFF.AND THE
CO~SsION.- CONDITIONS WITH ONLy/k, sTAFF,, ~ ~COMMENDED SOLELY By
STAFF. CONDITIONS WITH ONLY A "CPC"i~ ~.
RECOMMENDED BY THE: PLANNING .COMMISSION.)
pROfFERED CONDITIONS
(STAFF/CPC) 1.
(ST~F/CPC) 2.
ADDITIONAL CONDITIONS
Public water and wastewater shall be used. (LO
The applicant, subdivider, or assignee(s) shall pay. the following to
the County of Chesterfield atthe time of building permit application
for infrastructure improv~'ments with in the service district for the
property:
Ao
$8,792.00 per-dwel!ingunit, if paid prior to July 1; 2003; or
The amount apprOVed'by the Board of SUpervisors not to
eXceed $8,792.00Per dwelling unit adjusted upWard by any
increase in the .Marshall and Swift building cost index
between July 1, 2002;and July 1 of the fiscal year in which
the payment is maderif paid: after June 30, 2003.
Inthe event the cash payment is not used for Which proffered
within 15 years of receipt, the.cash shall be retUmedin full to
the paySr. (B&M)
(STAFF/CPC) 3.
(STAFF/CPC) 4.
Except for timbering approved by the Virginia State DePartment of
FOrestry for the purpose;or, removing dead or diseased trees, there
shall be nO timbering on the Property until a land disturbance permit
has been. obtained from theEnvironmental Engineering Departmem
and'the'approved devices installed. 0SE)
.All dwelling units shall haVe a minimum gross'floor area of 1800
square feet. (P)
2 03 SN0161-SEPT 17-BO S
(STAFF/CPC)
5~
All exposed portions of the foundatiOn of each dwelling unit shall be
faced with brick, or stone, veneer. Exposed piers supporting front
porches shall be faced with brick or stone veneer. (P)
(STAFF/CPC)
Construction traffic for initial development on the Subject Property
shall be prohibited, on Tuscola Drive through the Mineola Heights
Subdivision. (P)
(STAFF/CPc)
No access shall be permitted to connect to Centralia or Old Centralia
Roads. (T)
(STAFF/CPC)
(STAFF/CPC)
o
The maximum density of this development shall not exceed 130 lots.
(P)
The developer shall be responsible for notifying by registered,
certified, or first class mail, the owners of record of properties '
adjoining the limits of properties included in Case 03SN0161 of the
submission of any tentative subdivisiOn plan. Such notification shall
occur as soon· as practical, but in no event less than twenty-one (21)
days prior to approval or diSapproval of the plan. The developer shall
provide the Planning. Department' with an affidavit that such notice
has been sent. (P)
GENERAL INFORMATION
Location:
East line of Old Centralia Road at Centralia Road and the west line of Route 288. Tax IDs
789-663-8217; 789-664-5240 and 7152; 789665-Part of 0710; 790-663-Part of 6322; and
790-664-5317 (Sheet 26).
Existing Zoning:
A, R-15, I-1 and C-5
Size:
85.5 acres
Existing Land Use:
Vacant
3 03 SN0161-SEPT 17-BO S
Adjacent Zoning and Land Use:
North - I-1, C-5 and A; Vacant
South - I-1, R-12 and R-15; Single family residential or vacant
East - R-12; Single family residential or vacant
West - R-9 and A; Single family residential or Vacant
UTILITIES
Public-'Water System:
There is an existing sixteen (16) inch water line extending along Centralia Road adjacent to
this site. In addition, a twelve (12) inch water line_extends along a portionofHamlin Creek
Parkway, and terminates approximately 150 feet west of this site. Use of the public water
system has been proffered. (Proffered Condition 1)
Public.Wastewater System:
There is a forty-two (42) inchwastewater trunk line eXtending along Proctors Creek,
approximately 400 feet north of the request site. In addition, there .is a-ten (10) inch
wastewater sub-mink line adjacent to the eastern-most comer of this site. Use ofthe public
wastewater system has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The property drains north under Route 288 and eventually into Proctors Creek; The property
is wooded and, as sUch, should not be timbered without first obtaining a land disturbance
permit. This will ensure that adequate erosion Control measures are in place prior to any
timbering (Proffered Condition 3). Currently, there are no on- or off-site drainage or erosion
problems and none are anticipated with development.
PUBLIC FACILITIES
The need for fire, school, library,' park 'and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program. This development will
have an impact on these facilities.
Fire Service:
rhe Public Facilities Plan indicates that emergency services calls are expected to increase
forty-five (45) percent by 2015. Eight (8) new fire/rescue stations are recommended for
construction by 2015 in the Plan. Based on 130 dwelling units, this request will generate
4 03SN0161-SEPT17-BOS
approximately .thirty .(30) calls for fire and emergency medical services each year. The
applicant has addressed the impact on fire service. (Proffered Condition 2)
Currently; fire.protection and emergency medical, services are provided by the Centralia
Fire/Rescue Station, Company Number 17: When the property is developed, thenumber of
~hydrants, quantity of'water needed for fire protection and access requirements will be
evaluated .during the plans review process.
SchoOlsi
ApprOximately sixty-nine .(69) school age children will be generated by this development.
The site lies in the Curtis Elementary School attendance zone: capacity, 675, enrollment -
712; Chester MiddleSchool attendance zone:' caPacity- 690, enrollment- 736; and Thomas
Dale 'High:Schoolattendance zone: .capaCity ~ 1 ~650, enrollment - 1,945.
This development will have impact on area schoOls. The applicant has agreed to participate
in the cost of providing for areaschool needs. (Proffered Condition 2)
Libraries:
Consistent with Board of Supervisors~ policy, the-impact of development on library services
is assessed. CoUntyWide; Based on projected Population growth, the Public Facilities Plan
identifies a need for additional library spaCe.throughout the County. Taking into account the
facility improvementS that have been made since-the Plan was published, there is still an
unmet need for additional library space throughout the County.
.The proposed development would most likely affect the Chester Library. The Plan indicates
a need for additional library space in this area of the County. The impact on library needs.
has been adequately addressed. (Proffered Condition 2)
Parks-and Recreation:
The Public FaCilities Plan identifies the need for four.(4) new regional parks. In addition,
'there is currently ashortage of community park acreage in the County. The Plan identifies a
need for 625 acres ofregional park space and 116 acres of community park space by 2015.
The Plan also identifieS the need for neighborhoOd parks and special purpose parks and
makes suggestions'fOr their locatiOns.
The Chester Village Plan calls for the expanSion of pedestrian circulation and recreation
facilities. The 2002 Parks and Recreation Master Plan indicated that Chesterfield County has
a significant deficiency in linear park land for biking, hiking and horseback riding, with a
demand for over 200 additional miles in 2010.
The oppommityto expand the'existing Chester Linear Park to serve walkers and bicyclists in
residential neighborhoOds northeast of Ol'd Centralia Road will be lost with the development
5 03SN0161-SEPT17-BOS
of these parcels, which contain approximately one-half (½) mile of the abandoned railroad
bed. However, connecting this portion of the railroad to Chester Linear Park would'be
difficult and expensive. The applicant has offered measures to assist in addressing the
impact of this .proposed development on Parks and Recreation facilities, (Proffered
Condition2)
transportation:
The property (84.9 acres)is currently zoned AgriCultural (A), Residential (R-15), Light
Industrial (I-1):and General Business (C-5). The applicant is requesting rezoning to
Residential (R' 12) and haS proffered a maXimum density of 130 lots (Proffered Condition 8).
Based on single-family trip rates, development could generate approximatelyl,250 average
daily trips. Some ofthese vehicles will be distributed along Chester Road, which had a 2002
traffic count of 19,373 vehicles per day.
To address neighborhood Concerns, the applicant has proffered a condition that no direct
access will be provided from the property to Centralia Road or Old Centralia Road (Proffered
Condition 7). The applicant intends to develop the property with access to Hamlin Creek
Parkway and with access through an adjacent residential zOned parcel to the south to Mineola
Drive. The Subdivision Ordinance requires that subdiVision streets must conform to the
Planning Commission Stub Road Policy, which Suggests that traffic volumes on those streets
should not exceed an acceptable level ofl,500 vehicles per day. Extension of Hamlin Creek
Parkway through the subject property and through the adjacent parcel to the south to Mineola
Drive could provide a potential "cut-through" route from Mineola Drive.to Chester Road.
Traffic generated from development of the subject proPerty and the adjacent parcel, plus
anticipated cut-through traffic could increase the traffic volume on the new subdiVision
streets beyond the acceptable level. It will be necessary for the developer to provide a "no-
lot. frontage" road (i.e., residential collector), through part of the property or provide a
circuitous Street network from Mineola Drive to Hamlin Creek Parkway to discOurage cut-
through traffic.
The traffic imPact of this development must be addressed. Area roads need to be improved
to address safety and accommodate the increase in traffic generated by this development.
The applicant has proffered to contribute cash, in an amount consistent with the Board of
Supervisors' policy, towards mitigating the traffic impact of this development. (Proffered
COndition 2)
At time of tentative subdivision review, specific recommendations will be provided
regarding stub road rights of way to adjacent prOperties and the proposed internal street
network.
6 03SN0161-SEPT17-BOS
Financial' Impact on Capital Facilities:
' PER DWELLING
'· UNIT
Potemial Number of New DWelling Units 130' 1.00
'POpulation Increase · 353.60 2.72
Number of New ~Smdents '
' Elementary . 31.20 0.24
· Middle ' 16.90 - 0.13
.- High.· 22.10 0.17
'TOTAL . . . 70.20 0.54
Net coSt for Schools 630;110 · · 4,847
Net Cost for Parks 90,090 i 693
Net CoSt for Libraries . 48,750 375'
Net Cost for Fire Stations 52,130 401
Average Net Cost for Roads . . 534,170 4,109
TOT N TCOST· : 1,355,2501 10,425
* Based on a proffered maximum number ofunits. (Proffered Condition 8)
.As .noted, this proposed ·development will have an impact on capital facilities. This request is
seeking the ability to develop dwelling units on 84.9 acres of property, of which 2.5 acres were
previously zoned R-15. The applicant-has proffered that a maximum of 130 units will be developed.
In accordance with existing policy, a credit of three (3)- units can be given and applied to units
developed on the R- 15 property. Policy does not permit the transfer of these credits to other parcels
beyond.the R-15 boundaries.- Accordingly, the .applicant has been' advised that a maximum cash
proffer of $9,000 per dwelling' unit would defray the cost of the capital facilities necessitated by this
proposed-development for any unit developed outside of the. R-15 boundaries and for any unit in
excess of three (3) units on the R-15 property.
The applicant has been further advised that in an effort to simplify administration of the cash proffer,
payment in the amount of $8,792 for each of the 130 dwelling units would be acceptable. Doing so
is equivalent to paying $9,000 on 127 units. The apPlicant has proffered cash in the amount of
$8,792 per dwelling 'unit to assist in defraying the cost of this proposed zoning on such capital
facilities (Proffered Condition 2); The cash proffer is applicable to all units developed in accordance
with this proposed rezoning. Staff fmds this cash proffer acceptable.
Note that circumstances relevant to this case, as presented bythe applicant, have been reviewed and
it has been determined that it is appropriate to accept the cash proffer in this case.
7 03 SN016 I-SEPT 17-BO S
LAND USE
Comprehensive Plan:
Lies within the boundaries-of the Chester Village Plan which suggests the prOpertY north of
the creek line is. appropriate for single family residential use of 2.51 to 4.0 dwelling units per
acre and property sOUth of the creek line is appropriate for single family residential use of
1.01 to 2~5 dwelling units per acre.
Area Development Trends:
Area properties are zoned agriculturally and residentially and are characterized by single
family residences within subdivisions andon acreage parcels and vacant land. The property
to the northwest is zoned commercially and occupied by office-warehOuse uses. It is
anticipated that residential zoning and land use patterns will continue in the area consistent
with densities suggested by the Plan.
Zoning History:
That portion of the subject property currently zoned Light Industrial (I- 1) was originally part
of a Light Industrial (I-1) zoned tract containing approximately 283 acres.. On January 23,
1980, the Board of Supervisors approved a rezoning of a 176 acre portion of this tract,
located to the east, south and weSt ofthe:subjeetproperty, from Light Industrial (M-l) to
' Residential (R- 12 andR- 15) (Case 79S 118). This adjacent residentially zoned property was
subsequently developed as Mineola Subdivision, .In addition, with this same case, a forty-
seven (47) acre tract was rezoned from Agricultural (A) to General Business (B3), which
incorporated a portion of the subject property currently zoned General Commercial (C-5).
On February 28, 2001, the Board of Supervisors approveda rezoning of a 36:3-acre portion
of the remaining 107 acre Light Industrial (I- 1) tract to Residential (R- 12) with Conditional
Use Planned Development and denied a request for ~Neighborhood Office (O-1) use
exceptions on property adjacent to and south of the subject property. (Case 01SN0150)
Density:
As noted herein, the property lies within two (2) suggested density ranges of the Plan. For
that portion of the property located north of the-stream (32.98 acres), the Plat[. suggests
residential densities of 2.51 to 4.0 units per acre. For that portion of the property located
south of the stream (52.5 acres), the Plan .suggests residential densities of 1.01 to 2.5 units
per acre. The applicant has proffered that a maximum total number of dWelling units within
the entire project will not exceed 130 units for an overall development density Of 1.5 units
per acre. (Proffered Condition 8)
8 03 SN0161-SEPT17-BOS
Dwelling Size and. Architectural Treatment:.
To address concerns of area property owners and the Bermuda District Planning
Commissioner, proffered conditions address minimum house size and the treatment of
foUndations· and exposed piers supporting porches. (Proffered Conditions 4 and'5)
ConstruCtion Traffic:
Proffered Condition 6 prohibits construction traffic for.initial development on the subject
property from using Tuscola Drive through the Mineola Heights Subdivision. This proffered
condition is difficult, if not impossible, for staff to enforce. Staff recommends that this
proffered condition not be accepted.
Notification:
In response to area residents' concerns, proffered conditions require the developer to notify
the property owners adjacent to the subject property of the submission of tentative
subdivision plans. (Proffered Condition 9)
CONCLUSIONS
The proPosed zoning and land use conform to the Chester Village Plan which suggests the property
is appropriate for single family residential use of.l.01.to 4.0 units per acre. The'applicant has
proffered that a maximum of 130 dwelling units for an overall-development density of 1.5 units per
acre, which is consistent with denSities recommended by the Plan. The proposed zoning and land
use are representative of existing and anticipated development.
The proffered conditions address the impacts of this development on necessary capital facilities, as
outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the need for schools, parks,
librarieS, fire stations and transportation facilities is identified in the CoUnty's adopted Public
FaCilities Plan, the Thoroughfare Plan and Capital Improvement' Program and the impact of this
development is discussed herein. The proffered conditions adequately mitigate the impact on capital
facilities, thereby insuring adequate service levels are maintained and protect the health, safety and
welfare of County citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/19/03):
The applicant accepted the recommendation. There was no opposition present.
9 03 SN0161-SEPT 17-BOS
On motion of Mr. Cunningham, seconded by'Mr.' staCk, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, September 17, 2003, beginning at 7:00 p.m., will take
under:ConsideratiOn this request.
10 03SN0161-SEPT17-BOS
/
/