04SN0113-Dec 17.pdfDecember 17, 2003 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
04SN0113
Glenn M. Hill
Matoaca Magisterial District
Alberta Smith Elementary School, BaileyBridge Middle SchOol
and Manchester High School Attendance'Zones
East line. of Bailey Bridge Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSEDLAND USE:
A single familY residential subdiVision with. a maximum of twenty-seven (27) lots
is planned, yielding adensity of approximately 1~4 dwelling units per acre.
PLANNING:COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. GECKER, GULLEYAND STACK.
ABSTENTION: MR. CUNNINGHAM.
ABSENT: MR. LITTON,
STAFF:RECOMMENDATION
Recommend denial for the folloWing reason:
The proposed zoning and land use do not conform to the Southern and Western Area Plan
which suggests the property is' appropriate for l to 5 acre-lots-(suitable to Residential
(R-88)-zoning). '
Providing a FIRST CHOICE Community ThrOugh Excellence in Public Service.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED. IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) ~MAY :PROFFER' OTHER~ CONDITIoNs. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE: AGREED UPONBY BOTH STAFF AND: THE
COMMISSI'ON. CONDITIONS WITH'ONLY A "STAFF" AR~-RECOMMENDED SOLELY
BY STAFF. CONDITIONS. WITH _ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFEREDCONDITIONS
(CPC)
-(CPC)
(cPc) 3.
(CPC) 4.
(CPC)
(cpc)
(cPc)
Public water and wastewater systems shall be used. (U)
With the exception of timbering which has beenapProved by the' virginia
State Department of Foresttay fOr the purpose of removing_ dead diseaSed
trees, there shall be!no timbering ~0n: the Property until aLand Disturbance
Permit haS~been obtained: from:the:Environmental Engineering Department
and the approved devices have ~been~talled.- RE)
The applicant, subdivider, or aSsignee(s), shall pay the following,~, for
infrastructUre improvements .Within the:se~ce ~strict:' f0r.the:property,, to
the Countyof CheSterfield prior to. the is~Uai~ce gfbuildili~ g permit: -
Ao
Co
$9,000.010 .Per dwelling unit, if paid prior;to July -1:,'2003; or:
The. amount approved :bY the Board: of-BuperviSOrS not tolexceed
$9,000.00 per dwellingi:unit adjusted_UPWard bY anY increase in the
Marshall. ~d SWift building coSt index:betWeen:~J~ly 1;-2002,: and
july 1, of:~e fiscal year in~ ~VhiChtl~e:payment is/'inade, ifpaid after
June30, 2~03. : '
In the' event the cash payment is not ~used for:~ which proffered
Wi~ 15~years of reeei-Pt~:the Cash:.shali be. returned in ~ull t°:the'
payor. (B&M) ....
No more than 27 residential lots shall be developed on the subject
property:: 0~)
Minimum Itouse:Size: .
All dwelling ~tS ishall have a minimum groSs)flOor area of 1,700~-square
feet except':for d~elling units With more than one story~Which-shal} have a
minimum grosSfl0Or areaof2,000 Sq. feet. (P) :~
Minimumlot area shall be 15,000 square feet. (P).
Direct access from the prope~ to Bailey. Bridge RoM'shall ~be l'lmitedto
one (1): pUblic ROad. 5flae exa~t loCafio~- of that access ~iShall be app~0ved
by the-TransportatiOn Department: (T) .
2 04SN0113-DEC17aBOS
(CPC) 8.
(cpc) 9.
(CPC) 10.
Location:
Right of Way Dedication:
In conjunction With the recordation of the inifial subdivision plat or Within
sixty (60) days of a written request by-the County, forty-five (45)~feet of
right-of-way on the east side of Bailey Bridge:Road, measured from.the
centerline of.the part of Bailey :Bridge Road immediately adjacent to the
property; 'shallbededicated, free and unrestricted; :to and for the benefit of
Chesterfield County. '(T)
Construction:
The applicant; subdivider or assignee(s) shall: (1) dedicate the required
right-of-way and construct additional pavement along Bailey BridgeRoad
at the approved ~access point to provide left and right mm lanes if
warranted, based ~on.Transportation Department standarc~s. In the event
the Developer is unable to acquire the right-of~way, necessary for the road
improvements as described, the Developer .may request, in writing~ the
County to acquire such right-of-way as a public rOad improvement~ .All.
costs associated With the acquisition of' the rigl/t~of-waY shall be borne by
the Developer. In the event the County choOses~not to assist theDevel0Per
in acqUisition of the "off-site" right-of.way' the Developer: shall be
relieved of the obligation to acquire the %ff-site,, right-of-waY, and only
provide the road improvement:that can be accommodated Within. availabl~
right-of-way as determined by the TransportatiOn Department; 'and' (2)
Construct additional pavement and ~shoulderal0ng the sOuth'side of Bailey
Bridge Road ~to provide an eleven (11) foot-wide-travel lane, measured
from the centerline of the road, with an additional one (1) foot widepaved
shoulder plus a seven (7)-foot Wide unpaved shoulder, with any
modifications approved .by the Transpo~ation iDepartment for the entire-
property frontage: (T)
Phasing Plan:
Prior to any construction plan approval, a phasing plan for the .reqUired
road improvement~, as identified in Proffer 9} shall be submitted 'to and
approvedby the Transportation Department~ (T)
GENERAL INFO~TION
East line of Bailey Bridge Road,
(Sheet 16).
Existing Zoning:
A
sOuth of Battlecreek Drive. TaxiD 735-670-7636
3 .04SN0113-DEC17'BOS
Size:
20 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North - A; Single family residential or vacant
SoUth - A; Single family residential
East - R-12; Vacant i
West - A and R-15; Single familY residemial or vacant
UTILITIES
Public Water System:
There is an existing siXteen (1'6)inch water line extending along a portion 0f~iB~leyi.:
Bridge !ROad and terminategadiacent to Battleereek D~i~e~ 'ap3ro~nnatelY 500 (fe~t
northeast, Of this site. Use '6f fhe Pfiblic water System is intended: ~r0ffe?ed C~ndiii0n i)
Public Wastewater System: ~
There isan existing eighteen (! 8)linch wastewater~tnmkline that!extends along a:portion:
. of Reedy:Branch that: tenninates~.approXimatelY 4;400 f eet~ soUtheast!Of this. siteJ} use,of
the pUblic'wastewaterSysiem is intended' 0~roffered cOnditi0n'!!i) -: ~-i~ -i'
Drainage andErosion:
E~ONMENTAL ~
The property, drains
Poinic and evenmallY~
erosion problems
wo°dedand, as such; should nOt'be timbered without :~tofi~g a
permitl (Proffered Cohdifi~n2) ~ ~ ~:: .
The northwest portion of thisproperty was pre~iously used as a debris ~aste area.-'.At'the
timePf tentative ·subdivision pl~ review, developer win be i~qui~ed.to demong~ate
the .suitability of this fill. a~a for road and. dWeliing :eon~!tmct~0ni~ .(CaSe/8$S:l~.61~
ConditiOn 2)
4 04SN6113-DECl%BOS
Water Quality:
The property is extremely fiat andexhibits wetland:characteristiCs in the.general area.
PUBLIC FACILITIES
The need for fire, school, library, park: and transportation facilities :is identified in the Public
Facilities PI~, the ThoroughfarePlan~d the Capital.ImprovementPf~gram. ms development
will have anunpact on these faCilities.
Fire Service:
The·PubliC Faqilities Plan:indicates that.emergency-services eal'ls are expected to increase
fo~five (45) percent bY ':.~e' year 2015.·. Eight .(8) ne~. fire/re~cue stationS, are
recommended for construction by 2015 inthe Plan:: . BaSed 'on tWeaty-Seven (27) dwelling
units, this request win .generate. aPproximately f0ur ;(4)i calls'~0~ fire ;an~t emergencY
medical serVices each year. 'The 'applicant-has addressed :th~.:impact on fire servi~e:
(Proffered Condition 3)
The. Clover Hill Fire/ResCue'Station, Company Number '7, currently provides fire
protection and emergency medical service. When.'the proPe~: is:-developed, the number
of hydrants, quantity of Water:needed for fire.prOtection-and access requ}rementswig-be-
evaluated during the plans revie~ Process.
Schools:
Approximately fourteen (t4)students will be generated by this :development.
Currently,'this site lieS:inthe ~bertaSmlthElementary SChool~attendance zone: capacity
- 674,. enrollment - 811; Bailey Bridge Middle SChool z0ne:·.Capacity - i ,621, enrollment
li6.17~ and Manchester High ~6}i0oi zone! CapaCi/y - li962:, e~¢llU~ent:i- 2,399:
This request will have an;'-impact.;on the elementary and :high~ sChools ~ involved. It will
-als°ha~,e an impact 'at the'.~d~e schoOl'level a~ Bailey ~fidge is Close to caPacity:
There are-Currently fiYe (5);:traile}s at Alberta smith E1 ;14Wenty (20) trailers ~it
Bailey Bridge Middle; anit seventeen (17)trailerS.at ManCheSter High., T~v(~ (2) new:high
sch°;lS;Pr0posed to beb~lt:~bY 2006, W uld eplace Oover:mll. ghSchool md'relieve
Manchester High. The aPPii~mhas agreedTM particiPate in th~. COst of:providingfor area
school:.needs. (Proffered:Condifii)n 3)
Libraries:
Consistent with the Board of Supervisors' PoliCy;. the imPact :~of :development on library
services is assessed CoUnty-wi~. Based onPr°jeCted_~oPUlation growth, thePublic
Facilities Plag.. identifiesa: need.fOr' additional:' library spacethrpughout!:the County;.Even
-if the facility improvements that i'have beenmade Since the Pl'fin:Was. Pabiished are:taken
5 "~' :04SN0113-DEC17-BoS
into account, there is still an unmet need for additiOnal library space throughout the
Count~.
This. development would most- likely impact:the Clover Hill Library or a proposed new
library in the weSt Beach. ROad area. The applicant' has offered: measures-to assist in
addressing the impact of this development on these facilities. (Proffered Condition 3)
Parks and Recreation:
The Public. Facilities. Plan identifies the need for four (4). new regional parks.. In addition,
there is currently a sh°~e:of'.community Park acreage in-the C~unty.' .The?l
identifies .the need for 625 acres'tf regiOnal park space and:i t ~6 acres of communi~ park
space by 2015. The Plan als° identifies theneed for ndghb°rho0d.;parks-.andii~cial
p~pose'parks and makes sUggestions for their !ocationSi:' !The apPlicant has':,:o~fertd
measures :to assist in .addreSsing the impact.ofthis~pr0Posedl develOpment on these-Parks
and Recreation facilities: (Proffered'Condition 3) '
Transportation:
Theproperty (approximately twenty (20) acres) is currently zoged AgricUltural(A), and is
located just south of Bayhill ~P0infe Subdivision on Bailey Briitge!Roa& The apPi}¢ant ':is
reqUest~g rezoning fmm Agri~dmral (A)' to -. Residen~i~ -~i2).' ~e aPl iieant': has
proffered a maximum- density"-of tWenty-seven~(27)residential lots (Pr°ffer~d COndition
4): Based on single-f~lY .trip rates, development: CoUld generate approximately :310
average daily trips. These vehi0es will be distribUted.along ~aiiey B~dge ROad,: ~vhiCh
had a 2003 traffic count o£6~8001~ehicles_per,day: -:~.' ::. - :
The Thoroughfare man.identifies Bailey Bridge Road as:a. major arterial with a
recommended right of-way wid~ of ninety.(90)?~feet.. ~e applic~nt.:: has Proffered to
dedicate forty-five (45): :feet'of-right of Way oh'.BaileY Bridge;! Road,-meaSured fro~::the
centerline, in accordance with that Plan. (Proffered Condition;8)
Access to major arterials, . .sUeh :. as Bailey Bridge Road} should be contrOlled,:~ The
applicant has. proffered to;tirnitd~ect access tOBaiiey Bridge Road to one (1) Public:r°ad.
(Proffered Condition 7) - '
The traffic' impact of this. development must be addressed.i~The.i applicant has proffered to:
1) Construct additional pavement along Bailey. Bridge R0aal, iat;i~the aPproved access' to
proVide left and right: ~' lanes;'--and 2)- re¢ons~ct :B~ley ~Bridge ROad for' the::entire
property frontage to prOWide 'an eleven. (11) fo:°t wide Ravel!'ilan~, a One(I)fo~-. P~Ved
..sh0~ilder and a seven (7)footunpaVed shouiderl;(ProfferedCoadi~i~ng}. . .
· Constructing t),,e_ mm ~es along Bailey Bridge Road may require the. developer :to
acquire- some off-site'.i!ight' O f'wayl According tO Pmfferefi'C°ndition 9, :if the
developer is unable to. acquire .the off-site .fight of Way .for ~ei~:.ianes alon~ BaileY
6 . 04SNO113-DECI~7-Bos
Bridge Road, the develOPer:may request the County to acquire the rightofway as a public
road improvement. All-costs aSsociated with the acquiSition will. be borne by .the
developer. If the County choOSes not to assist with the fight of way acquisition; the
developer will not be obligated to acquire the ,off-site" right of way and will only be'
obligated to construct rOad improvementswithin available right of way.
Area ·roads need to be improved to address safety and accommodate the increase intraffic
generated by this development: Bailey Bridge Road will; be directly impacted'by
development of this property~ :'Sections of Bailey Bridge ROad have eighteen (18):..foot
wide pavement with one ~1)foot,Shoulders...Based on the current volUme of traffic'during
peak hours,' Bailey Bridge RQqd~is at capacitY (Level of Service E). The standard;~ical~
section for this type of roadWaY, should be-tWenty, foUr (24)feet of paVementlwi~ ~ight
(8) foot shoulders. The aPPlic~_an.__t,.has proffered to: contribute cash, in an. mount consistent-
~th the. Board of suPe~Sors:; Policy; towards mitigating ;:the traffic impact-Of:;this
-development. (ProfferedCondifion 3)
Inc uded .m the Vtrglma Department of Transportation s S!xryear ImProvement. P~ogram
is a project to improve a SUbstandard vertical curve on Bailey Bridge Road adjacent t0. the
property. This location was:identified as a high:accident location ai~d Federal iHazard
EliminatiOn/Safety (HEs)~:moneY:has been:designated'to
c°nstmcting the proffered road '~provements;~°ng Bailey 1
may lhave to improve the Cross-slope of the existing road:in'0rder to provide:the proffered
road ~provements.
The Subdivision Ordinate requires that subdivision.streets~ conform to the Planning
Commission Stub Road:~P01icy, which suggestS:that traffic '.' voiumes~ on' those'. Streets:
should not exceed an :accePtable .level ofl,500 ~Vehicles per day.-As preViouSly stated~the
prOperty is located adjacent:toBayhill Pointe SubdiVisi6n2 The: internal rc~ad iiet~°~k
deVeloPed-on the property iS ~fieipated to connect streetSin;Bayhili g~inte.sub~Vision,'
and:Se~e future development;o~.iadjacent parCel(s) t° ~the.so~'~:in accordance. with.the
stub-ROad Policy, it:.~nay i-':'be :::~ecessary i0 cO~tmct a~:i'!n° l°t,fr°ntage', residehtial,
collectOr. street from Baile~ !Bridge Roadthrough~the prOp'e~, iRee6mmehdations a~bOut
the. necessity for the conS~tructi0nbf a "no-lot frontage" residential.coliect0r Street~:Mtl~ be.
PrOvided at time of tentaCle-'subdivision review. · .'~ '
P~t time of tentative subdivisiOa review, specific recommendations will also be proVided
regarding stub road right's of:way to adjacent· Properties and:the'pr°posed inte~al'-.street
network.
7 04SN0113-DECI:7~BOS
Financial Impact on Capital Facilities:
· ' : PER UNIT ..
PotemialNumber of New Dwelling Uni~ '., 27* -; .~ . ' ' 1~00
pulation Increas '
Po e '. · 73~44-: ' . 2~72
Number °fNeW Students . '
Elementary ' 6:48 '" 0.24
Middle ' 3.51 .0.13
High '. ' .. 4.59 ' 0;17
TOTAL 'I4,5'8 ' '" . · 0.54
· Net Cost for Schools ' 130~869 -~ ' · 4;847.
Net Cost for Parks ' . ' 18,7!1 i: ' 693
Net COst for Libraries
- 10,125· ';. "'375
Net Cost fOr Fire Stations · 10,827 ? ' 401
AverageNet CoSt for Roads . : '.. .110;943- ::: 4,109
*Based on a prOffered maximumnumber, of lots (Proffered Conditi°ni~): :^ctual number Of lots·
and corresponding impact may vary.
As noted, this propoSed development. Will have an. imPact-on-capi~ facilities, staff. 'has
calculated the fiscal impact of'ev~rynewidwelling ~t °n schOols, ro~ds; parks~ libraries ;and flre
stationsat $10;425 per unit. iThe apPliCant has-beeh. advisedjthat~a ~um~ Proffer of $9;000
Per unit'woul-d defray the cost of-the caPit,al facilities neCessitated~ibY ithisPrOp°'sed-develOPment..
Consistent.With .the Board of SUPervisOrS policy, andPr°fferS-aCce~ted from other apPiicants,
the applicant. has offered cash to assist in defraying the: cost of thi~. proposed zoning On SUch
capital-facilities. (Proffered Condition3)
Note that circumstances relevant to this:case, as presented by the applicant, have been reviewed
and it has been. determined, that it is apPf°priate to aCCept· the maximin ~ash pi~ffer in this case.
LAND USE
Comprehensive. Plan:
Lies:Within the boundaries Of the Southern and Western Area Plan Which suggests:that
the property is appropriate for-1-to 5 acre lOts:(suitable to KeSildenfial ~ .:-88) zoning).'
8
04SN01 i 3-DEC17;BOS
Although such land use designations establishedin the Plan were-based, in part, upOn:the
anticipated availability .iof Pub!ie. ufilities to ser~e properties, the maintenance of the.
integrity of important enV?~ehfal and 9isual :resources and ~e'PromOtion of ar~ge of
densities and variety 0f li~g enVironments alSo played.key roils in the:support fortower
density development in this area.-:
Area Development Trends;
Properties within the immediate:vicinity of:~e,-subject p~l:, :are. :zoned agriculturally or
reSidentially and are 'ch~aetei'ized by.single family :,res~den~eson acreage .parceiS ~or
vacant land. Propertie~!' ~e~ east and. West are ). zone~. Resid~ntia~ (1~-1'2);iand
Zoning HistOry:
On December 7,
operate a landfill limited!:to
on . ten ~ (! 0) acres for a
sUbsequently
As required by
dePicting this fill
pUblic record. This
limits of the current request;
Density and'Lot Size: ~ - ·
Proffered conditions .limit ;the~.:
twentyfieven (27), yiel~fig ~ity
Currently, the
ReSidential (R-12)
ayhi. Vo nt
ofl 5,000 sqUare
Dwelling Size:
uires a
apemai EXception to
square feet~in a
9
- 04SN0113-DEC17~BOS
CONCLUSIONS
The proposed zoning and-land use do not conform to the Southern and Western Area Plan which
suggests the prOperty is appropriate for 1 to 5 acre lots (suitable to Residential (R-88) zoning),
As proffered, this request would yield a density of approximately 1..4 units to the acre with a
minimum lot size of 15,000 square feet.
Land use designations established in the Plan were based' upon the-anticipated availability of
public utilities, to serve properties as well as maintaining the integrity of important environmental
and visual resources while promoting a.range of densities and variety of living environments.
Given these considerations, denial of this'.requeSt is recommended.'
CASE HISTORY
Planning Commission Meeting (11/18/03):
The .applicant did not accept staff's recommendation, but'did accept the planning
Commission's recommendation.::-There was opposition presem indicating that the
proposal fails to comply with the Plan.
Mr. Stack indicated that. unlike other areas designated for R-88 development, there.is both
public water and sewer aVailable :and that the proposed zoning is: cons[stent with that in
the'area.
On motion of Mr. Stack, seconded by. Mr. Gecker, the Commission recommended
approVal-and acceptance of the prOffered conditiOns on. pages 2 :'and 3.
AYES: Messrs. Geeker,_Gulleyand Stack.
ABSTENTION: Mr.-Cunnint~,ham.
'ABSENT: Mr. Litton
The Board or. Supervisors, on-Wednesday, December 17, 2003, beg~g at 7:00p.m., will take
under consideration this request.
10 04SN0113-DEC 17,BOS