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04SN0109-Nov 25.pdfNovember 25, 2003 BS STAFF'S REQUEST ANALYSIS. AND RECOMMENDATION 04SN0109 (AMENDED) Piney Branch Dev Co Bermuda Magisterial District EcOff Elementary, Carver Middle and Bird High School Districts South line of Carver Heights Drive REQUEST: Rezoning from Agricultural (A) with Conditional Use Planned . Developmem to Residemial (R-12). PROPOSED LAND USE: A single family residential subdivision .with a mmdmum of twenty (20) lots is planned, yie!~g a density of approximately 2.5 dwelling units per acre. PLANNING COMMISSION RECOMMENDATION THE COMMISSI°N ACKNOWLEDGED THE WITHDRAWAL OF THE REQUEST FOR: RELIEF TO STREET ACCESS REQUIREMENTS. RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. AYES: MESSERS. LITTON, CUNN1NGHAM, GULLEY AND STACK. ABSENT: MR. GECKER. STAFF RECOMMENDATION Recommend approval for the following reasons: Providing a FIRST CHOICE Community Through Excellence. in Public Service. Ao The proposed zoning and land use complies with the Central Area Land Use Plan which suggests the property is. appropriate for residential development of 1,0 to 2~5 units per acre. The proffered conditions adequately address the impact of this development on necessary capital facilities, as outlined in the Zoning Ordinance and the 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 Capital Improvement Program and the Thoroughfare Plan and the impact of this development is discuSsed herein. The proffered conditions, adequately mitigate the impact on capital facilities and thereby ensure that adequate service levels are maintained as necessary to protect the health, safety and welfare of County citizens. (NOTE: THE ONLY CONDITION THAT MAY BE. IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNERS MAY PROFFER OTHER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS. WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) PROFFERED CONDITIONS (STAFF/CPC) 1. The public water and wastewater system shall be used. (U) (STAFF/CPC) 2. The applicant, subdivider, or~ assignee(s) shall pay the follOwing to the county of Chesterfield priOr to the issuance of building permit for infrastructure improvements within the service 'district for the property: $9,000.00 per dwelling unit, if paid prior to July 1, 2003; or The amount approved by the-Board of Supervisors not to exceed $9,000~00 per dwelling unit adjusted upWard by any 'increase in the Marshall and Swirl building cost index between July .1, 2002, and July 1 of the fiscal year in which the payment is made.if paid after June 30i 2003. In the event the cash. payment is not used for which proffered within fifteen (15) years of receipt, the cash shall be returned in full to the payor. (B&M) (STAFF/CPC) 3. The maximum density of this development shall not exceed twenty (20) lots. (P) 2 04SN0109-NOV25-BOS (STAFF/CPC) Direct access from the property to carver Heights Drive shall be-limited to one (1) public road. The exact location of this access shall be approved by the Transportation Departmem. (T) (STAFF/CPC) In conjunction with recordation of the initial sUbdivision plat, forty five (45) feet of right-of-way along the southem line of Carver Heights Drive, measured from the centerline of that part of Carver Heights Drive .immediately adjacent to the property, shall be dedicated, free :and unrestricted, to and for the benefit of Chesterfield County. (T) GENERALINFORMATION Location: South line of Carver Heights ~Drive, west of Branders Bridge Road. Tax ID 781- 650-Part of 8726 (Sheet 26). Existing Zoning: A with Conditional Use Planned Development SiZe: · 8.2 acres Existing Land Use: Vacant Adjacent Zoning and Land Use: North - A; Public/semi-public(school) SOuth - R-12; Vacant (Pending subdivision plat recordation as Chester Grove, Section 1) East - A and C-2;.Single family residential, office orvacant :West - A and C-3; Vacant Public Water System: UTILITIES There is an existing eight (8) inch water line extending along the north side of Carver Heights Drive, adjacent to this Site. Use of the public water system is intended and has been proffered. (Proffered Condition 1) 3 04SN0109-NOTg25-BOS Public Wastewater System: There is an existing eight (8) inch water line extending along the north side of Carver Heights Drive; adjacent to this site~ Use of the public water system is intended and has been proffered. (Proffered Condition 1) ENVIRONMENTAL Drainage and 'Erosion: The property drains southwest and then via tributaries to Swift Creek. The general area is relatively flat and wetlands may exist. There are currently no known on- or off-site drainage or erosion problems with none 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: The 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 twenty (20) dwelling units, this request will generate approximately six (6) calls for fire and emergency medical services each year. The-applicant has addressed the impact on fire service. (Proffered Condition 2) The Chester Fire Station, Company Number 1, and the Bensley-Bermuda- VolUnteer Rescue Squad currently provide fire protection and emergency medical service. Schools: Approximately eleven (11) students will be generated by this development. This 'site lies in Ecoff Elementary School attendance zone: capacity -.759; enrollment - 814, Carver Middle School zone: capacity - 1,222, enrollment - 1~447 and Bird High School: capacity- 1}674, enrollment- 1,865. This request will have an impact on all schOols involved. Currently, there are four (4) trailers at Ecoff Elementary, four (4) trailers at carver Middle and five (5) trailers at Bird High. The applicant has agreed to participate in the cost of providing for area school needs. (Proffered Condition 2) 4 04SN0109-NOV25-BOS Libraries: Consistent with Board of Supervisors' policy,, the impact of development on library services is assessed County-wide. Based on projected population growth,. the Public Facilities Plan identified a need for additional library space throughout the County. Even if the facility improvements that have been made Since the Plan was published are taken into account, there is still an unmet need for additional library space throughout the County. -Development of this property could affect either the Chester or the Central Library. The Plan identifies a need for additional library space in this area of the County. The applicant has offered measures to assist in addressing the impact of this development on library facilities. (Proffered Condition 2) Parks and Recreation: The Public Facilities-Plan identifies the need for four (4) new regional parks. In addition, there is currently a shortage of community Park acreage in the County. The Plan identifies a need for 625 acres of regional 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 applicant has-offered measures to 'assist in addressing the impact of this proposed development .on parks and recreation facilities. (Proffered Condition 2) Transportation: The property, approximately eight (8) acres, is currently zoned Agricultural (A) with a Conditional Use Planned Development and is located just west of the Branders Bridge Road/Carver Heights Drive intersection. The applicant is requesting rezoning frOm Agricultural (A) to Residential (R-12). The applicant has .proffered' a maximum denSity of twenty (20) lots (Proffered'Condition 3). Based on single family trip rates, develOpment could generate approximately 250 average daily trips. These vehicles will be distributed along Carver Heights Drive to"Branders Bridge Road, which had a 2003 traffic count of 7,400 vehicles per day. The Thoroughfare Plan identifies Carver Heights Drive as a major arterial with a recommended right of way width of ninety (90) feet. The applicant has proffered to-dedicate forty-five (45) feet of right of way measured from the centerline of. Carver Heights Drive in accordance'with that Plan. (Proffered Condition 5) Access to major arterials, such as Carver Heights Drive, should.be controlled. The applicant .has proffered to limit direct access to Carver Heights-Drive to one (1) public road. (proffered Condition 4) 5 04SN0109-NO¥25-BOS Area rOads need to be improved to address safety and accommodate the increase in traffic generated by this development. Branders Bridge Road will be directly impacted by development of this property. Sections of Branders Bridge Road are twenty-four (24) feet wide with two (2) foot shoulders, Based on' the current volume of traffic during peak hours, Branders Bridge Road is functioning at' acceptable levels (Level of Service D). The standard typical'section for this type of roadway should be twenty-four (24) feet wide witheight (.8) foot shoulderS. Included in the Virginia Department of Transportation~s Six-Year Improvement Program are funds to provide :adequate 'shoulders on Branders Bridge Road from Carver Heights Drive to Bradley Bridge Road: 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. Financial Impact on Capital Facilities: -' . pER'UNIT. Potential Number of New Dwelling 20* - 1.00 Units . Population Increase · '. 54.40 ~ ... - 2.72. Number of New Students ' . . Elementary '4.80 . " 024 Middle - . 2.60 0.t3 High · 3.40' .' . " .0.17 TOTAL 10.80 - ' .0'.54 Net CoSt for Schools 96,940 4,847 Net CoSt for Parks 13,860 693' Net Cost for Libraries ' 7;500 · ' 375 Net COst for Fire Stations 8,020. 401 Average Net Cost for Roads .82,180 .. 4,109 TOTAL NET COST . "I 208,500! 10,425 *Based on a proffered maximum of twenty (20) lots (PrOffered Condition 3). Actual number of units and corresponding impact may vary. As noted, 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 6 04SN0109-NOV25-BOS and fare stations at $10,425 per unit. The applicant has been advised that a maximum proffer of $9,000 per unit would defray the cost of the capital facilities necessitated by this proposed 'development. Consistent with the Board of Supervisors' policy, and proffered' accepted from other applicants, the applicant ~ has offered cash to assist in defraying the cost of this proPOsed'zoning on such capital facilities. (Proffered Condition 2) 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 'in this case. LAND USE Comprehensive Plan: Lies within the boundaries of the Central Area Land Use Plan which suggests that the property is appropriate for residential use of 1.0 to 2.5 units per acre. Area Development Trends: Property to the north is' zoned Agricultural (A) and is occupied bY Carver Middle School. Property to. the south is zoned Residential (R-12) and is pending recordation as Chester Grove Subdivision, Section 1, consisting, of forty,two (42) lots. Properties to the east are zoned Agricultural (A) and Neighborhood Business (C-2) and are occupied by dwellings or are currently vacant. Properties to the west are zoned Agricultural (A) and Community Business (C-3) and are currently vacant. Residential development at densities consistent with the Plan is-expected to continue in this area. Zoning History.: On June 26, 1985, the BOard of Supervisors, upon a favorable recommendation by the Planning Commission, approved rezoning from Agricultural (A) to Residential (R-12) with Conditional Use Planned Development On 18.3 acres plus a Conditional Use Planned Development on an adjacent. 8.0 acre Agricultural (A) tract to permit use exceptions:-Within the Agricultural (A) portion of this request, uses permitted included thOse uses permitted 'within the. Office Business (O) District, as well as several uses currently permitted in the Convenience Business (C-l) and NeighbOrhood Business (C-2)' Districts and mini-warehouses (Case 85S057). The property represented bY the current request was included within the Agricultural (A) portion'ofthis 1985 case.. Densiw: The applicant has proffered a maximum of twenty (20)' lots on 8.2 acres, yielding a maximum density of approximately 2.5 dwelling units per acre, consistent with 7 04SN0109-NOV25-BOS the recommendations of the Central Area Plan which suggests 1.0to 2'~5 units per acre. (Proffered Condition 3) CONCLUSIONS The proposed zoning and land use complies with the Central Area Land Use Plan which suggests the property is appropriate for residential development of 1.0 to' 2.5 'units per acre. The proffered conditions adequately address the impact of this development on necessary capital facilities, as outlined in the Zoning Ordinance and the 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 'Capital Improvement Program and the Thoroughfare Plan and the impact of'this development is discussed herein. The proffered conditions adequately mitigate 'the impact on capital facilities and thereby ensure that' adequate service 'levels are maintained as necessary to protect the health, safety and welfare of County citizens: Given these considerations, approval of this 'request is reCOmmended. CASE HISTORY Applicant (10/20/03): The applicant withdrew the request for relief frOm street access requirements and amended the proffered .conditions: Planning Commission Meeting (10/21/03): The applicant accepted the recommendation. Concern was expressed from an adjacent property owner' relative to 'drainage and appropriateness of residential development adjacent to office use to the east. -Mr. McElfish acknowledged that the subject property is Wet, but that there were no drainage structure capacity problems: The Commission acknowledged withdrawal of' the request for relief from street access requirements. 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. 8 04SN0109-NOV25-BOS AYES: -Messrs. Litton, Cunningham; Gulley and Stack. ABSENT: Mr. Gecker. The Boardof Supervisors~ on Tuesday, November 25, 2003,.beginning at 7:00 p~m., will take under consideration this request. 9 04SN0109-NOV25-BOS o\ ? ?