03SN0200-Dec 17.pdf STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
03SN0200
December 17, 2003 BS
Rock View Homes, Inc.
Matoaca Magisterial District
Grange Hall Elementary School, Swift creek Middle School and
Clover Hill High School Attendance ZOnes._
West line of otterdale Road
REQUEST:
Rezoning from Agricultural (A) and Residential (R7) to Residential (R-12) with_
Conditional Use planned Development to permit .:exceptions to Ordinance
requirements. ' ~
PROPOSEDLAND USE:
A single family residential sUbdivision withlsupporting Commercial Uses is planned.
The applicant has agreedt° limit the devel0pmem'to a:maximUm of 314 dwelling
units, yielding a density of approximately 2.0 dwelling units per.acre, Plus a
maximin of 15;000 gross:~squarefeet of C-1 uses.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFEERED CONDITIONS ON
PAGES 2 THROUGH 5.
AYES: MEssRs. GECKER, LITTON~:CUNNINGHAM AND'STACK.
NAY: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Providing a FIRST CHOICECommunity Through ExcellenCe in Public Service.
A. The proposed zoning and land uses conform to the.UPper Swif~ Creek P1an .which
suggests the Prop~rt~ isaPpropriate for residential use of 2~0 units Peracre 0rless!
Further, the n~n-reSi-denfi~'USes comply :with the.man which suggeststhat 'sUch uses
are appropriate wi~. ae0°rdinated ~leveloPment.' ·
B. The proposed zoning, and land uses :are representative :of anticipated-area
developmem.
C. The proffered ConditiOns address the impact ofthis developmem on necessary caPital
facilities; as .oUtlined~ :in:. the: Zonin~ 'Ordinance anal comPrehensiV~.~ l~lan:
Specifically, the i~ee~:fo~ !~chools; ,P.a~k~, iibrafies, fireistafionS(i~nd .tranSp6~tion~
facilities is identified in the CoUn~ sad~p~ed.PUblie F~cil!ifies man, Tho;~U~are::
Plan and Capital:~proxtememip}ogram': 'and the~pi~c~i¢°f this developmeiit ig
discussed herein~ :~e.:P~0ffered conditions adeqU0~, te¢.~tigatethe impact ~h~apital?
facilities, thereby!~s~g adeqUate Se~i~e!leveiS :are m~{ained!andprOteefm
health, safety and~Welf~'-0f coUnty ~itizenS. - '
CONDITIONS. THE CONDITIONS~OTED WIm~!'S,~F~CpC'! ~:RE A~I~,.,. ED~0NBy~
RECOMMENDED SOLELY -:-BY. '~T~F. CONDITIONS ~ ONL
ADDITIONAL CONDITIONS ~CO~NDED BY:~ P G:CO~SSION;)~,.!
PROFFE~D CONDITIONS
The.properg
of Virginia(
their successors or assigns,
developedaccording
is grantedWithonly those
is deniedor apPrOved with
immediatelyl~e-null and void::andiof
(STAFF/CPC)
1. L'~mitation
The 6retail-.number; of
(STAFF/CPC)
a. ':: :DedicatiOn.
!~hb~visiOn
County:
2
bo
(i)
(ii)
Forty-five (45) feet of right-of-way on the west side of
Otterdale Road, measured from the centerline of that
part of Otterdale Road immediately adjacent to the
Property; and
A ninety (90) foot wide right-of-way for an east/west
arterial (the "East/West Arterial') from Otterdale
ROad to the western Property line. The exact lOcation
of this right-of-way shall be approved :by-the
Transportation Department.
Access, Direct access from:the-Property to Otterdale .Road
shall be limited-to-one (1) public:~Oad,- The exact location of
this access shall be approved by the TransportatiOn
Department, and this access.from the Property shall'be the
East/West Arterial.
In conjunction with the recordationof the initial subdivision
Plat or priOr to any site plan apProval~ whiChever. Occurs-first,
an access plan for the East/west Arterial s~l be submitted to
and approved by the TranspOrtatiOn Department: Access :froTM
the Property to the: East/West Arterial shall conform to. the
approved access plan. .
Road ImprovementS. To provide an adequate roadway system,
the developer shall:be responsible for the following:
(i) Construction of two (2). lanes-Of the East/West
Arterial; based on VDOT-.iUrban Minor Axterial
Standards-('50 MPH) with modifications approved by
the TranSportation. DePartment, .frOm Otte~aale R°ad
to the western properS, line.
(ii) Construction of the'EasffWest A~erial intersection
with Otterdale ROad' as a three-lane'typical sectiOn
(i.e., one (1) westbo d!ane anatwo (2) eaStb°und
lanes).
(iii) Construction of additional pavement al°rig Otterdale
Road at,the East/West Arterial intersection and alOng
the East/West Arterial: at approved access points .to
provideleft and right mmlanes,ifwarranteabased on
TransportatiOn Depaqmentstandards. - ' '
3 03SN0200-DEC17-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
(iv)
(v)
Widening/improving.the west side of Otterdale Road
to an eleven (11) foot wide travel lane, measured from
the centerline of the road, with an'additional one (1)
foot wide paved shoulder :plus a seven (7) foot wide
unpaved shoUlder~ with mOdifications approved by the
Transportation Department, for. the entire property
frontage.
Dedication to 'Chesterfield County, free and
unrestricted~ of any .additional fight-of-Way (or
easements) required for the improvements identified
above. In the eventthe deVeloper is unable to acquire
the fight-of-way necessary for the tam lanes along
Otterdale Road as identified in Proffered Condition
2(c)(iii), the developer may request, in writing, the
COunty to acquire such fight-of-way as a public road
improvement. All costs associated with the
acquisition .of the fight-of-way shall be borne by the
developer. In the event the Coimty Chooses not to
assist in acquisition ofthe"off-site" right-of-way, the
developer shall be relieved of the obligation to acquire
the "off-site" right, of-way, and only provide ~the road
improvements that'.can !be ~aceommodated:~within
available right;ofZWay as determined by the.
Transportation Department.
Phasing Plan. Prior to any road and drainage plan approval or
prior to any'site plan approval'.; whicheVer occurs.first, a
phasing plan for the required improvements specified in
ProfferedCondifion 2(c) shall be~-SUbmitted to, and approved
~by, the Transportation Department. (T)
Public Utilities. The pUblic water and wastewater systems.shall be
used~ (U)
Timbering. With the .exception of timbering, to remove dead or
diSeased:trees which has been approved by the Virginia State
.Department of Forestry; there shall:be: no timbering until a land
disturbance permit, has been °b ed fr°m }~nvironmen~
Engineering Department and the approved devices installed in
acCordanCe::with The Forestry Best Ma~tagement PractiCes for Water
Quality in¥irginia. (EE)
Cash Proffer. Prior to the time of issuance of a.building permit, for
each neW dwelling Unit; :the applieant~.:subdivider, or its .assignee~
shall pay to the County. of Chesterfield the follOwing amounts for
4 03SN0200-DEC17,BOS
infrastmcture improvements within the service district for 'the
Property:.
ao
For all residential units except those-designated as age.
restricted units in accordance with paragraph (b):
if payment is made prior to July 1, 2003, $9000; or
ii.
if payment is made after June 30, .2003, the amount
approved by the BOard of Supervisors, but not .to
exceed the. $9000 per dwelling unit as 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: thepayment 'is made; or
bo
For all residential units designated.for senior hoUSing, the
units of which meet the occupancY, requirements for "age 55
o over hoUSmg as set forth m section 3607 of-the Fatr
Housing Act, 42 USC Section3601 et seq., as amended bythe
Fair Housing Amendments Act of 1988; and of '24 CFR
Section 100.304in effect as of the date of:the rezoning,-and
which are subject to'the occupancy requirement that no person
Under 19 shall reside in such unit:
i. if payment is made'prior to July 1, 2003, $4815, to be
allocated among the facilitycosts as follows: $598
for parks, $324 for library'facilities, $346 for fire
stations, and $354'7 for roads; or
ii. if payment is made. after June' 30,'2003, the'amount
approved by.the Board of Supervisors, but n0tto
exceed the $4815 per,dwelling, unit as adjUSted
upward by any increase-in the ~ Marshal! and Swift~
Building Cost IndeX between July2, 2002'and July i
of the fiscal year in Whichthe. payment is made, to be
allocated pro.rata amongthe facility costs as specified
in Co)(i).
-If any of the cash proffers are not expended for the purposes
designated by the Capital Improvement: Prograt~"~thin
fifteen (15) years from the date;of payment, they Shall be
returned in full to the payor.. Should Chesterfield CoUnty
impose impact fees at any '-time during the life-of the
development that are applicable.~/o the Property, the;amoUnt
paidlin cash proffers shall bein lieu of or credited toward, but
5 03SN0200-DEC17~BOS
(STAFF/CPC) 6.
(STAFF/CPC) 7.
(STAFF/CPC) 8.
(STAFF/CPC) 9.
not be in addition to, any impact fees, in a manner determined
by the County.. (B&M)
Senior HOUsing. At the. time of recordation· of the subdivision, any'
dwellings-designated for senior housing ShaBbe noted on the' record
plat; L;ts'cOn~iningsuch dWellings sh~lllbe gr°uped tOgether as'Part
of the samedevelopment sectiOn(s). 0~)~
Textual. St.atement. In conjuncti°n with the approval of this request,
the textuatstatement dated November 5, 2:003 shall~be approved. (P)
Lot Size and Density. All residential lots having only one access.and
that. aCCess is through Otterdale P~k Subdivision shall haVe an
average area of not less than 108,000sqUarefeet. Such development
Shall not exceed a density of.4 units peracre. (P)
The develoPer shall leave temporary sed~. ent basins which would
achieve the0.22 phosphorus standard inPlace until the doWnstream
regional BMP to which they drain.has ~been constructed. (EE)
,GENERAL INFORMATION
Location:
Westline of Otterdale Road, south-ofBroadmoore Road/Tax IDs 707c682-4055, 708-681-
7138, 708-683-1628and 6612 (Sheets 8, 9, 14 and 15).
Existing Zoning:
A and. R-7 .
Size:
157.6 :acres
Existing Land Use:
Vacant
03 SN0200-DEC 17,BOS
Ad] acent Zoning and Land Use:
North ; R-12 with ConditionalUse Planned Development;.Vacant(tentatively apprOved as
Summer Lake Subdivision)
South - A; Single family residential or vacant
East - A and R-7; Single f~lY?esidential or vacant
West -R-9 with conditionalUse planned DeVelopment; Vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending alonga portion of Otterdale'Road
that terminates approximately $50~feet northofthe request site,:h addition, there is an eight
(8) inch water line that extendS~along BrOadm°ore Road~and?~terminates adjacent to ~e
eastern .boundary of this site. Use-of the public water System is intended and has been
proffered:by the applicant i0~roffercd Condi{ion 3). At time ofdevelOpment~ extension o fthe
~xisting sixteen (16) inch ~ater lin~ along otterdale Road'to the:soUthern inost limits ofthis
Site will be required.
Public Wastewater System:
The request site lies onthe _boundarY betweentwO (2) drainage !bas~s. .The northern half of
this site drains to Otterdale Branch, which iSSer~edby a twenty,four:(24)inch wastewater
trunk line that terminates: appr°k:.~ate ly 4;600 ifeet northeasto f ~/site.: WastewatetiserviCe__
to the nOrthern portion of~s sit~ will be.through the adjacentsUmmer Lake develOPment.·
TheSoUthern half of thissitedr~'to Deep creek, whichis :se~ediibya ~-six (3:~):inch '
wasteWater trunk .line. that': :: te~ateS adjacent to F°~e Shbdi~si°n, 'S%fion
apprOximately 6,5'00 feet east6f~s site, Pla~Sprepared byTimmonS Engineers, haVe:beel~
S~ibmitted :to the UtilitiesDepartment for re~e~¢ ~at propose to. e~end' ~e thi~,six:(36)
inch'wastewater tnmk liae:al~ng:Deepcreekand BlackmanCreek, to S~rve the MagnOlia:
Gi~een:development.'TheappliCafit::is advised't° e°o~dinate the o~f¢§ite w~ewater ext~iOn
tOserve this site with th~.COnstmcfion ofthe.tbii'ty~six (36):incti wasteWater trunk l'me.
The Upper Swift Creek Plan-reCommends use 0fthe publicw~teWater.system. Use of:the-
pUbiiC:waStewater systemlsintefided~ (Proffered-Condition3)' -
EI~2RO~NTAL
Drainage :and-Erosion: '
The.property drains south ~throu~;tfibutaries.to Swift Creek:and eventually to Swift Creek
Reservoir. The property iS'hea~ly wooded and, :as such, ~hoUld 'n°t beitimbereduntil::the
issUance of'a land diSturbancelPermit.' ~s wilt ensUre.that adeqUate erosion/Control
· measures are in place Priot:to anyland distUrbanCe activity,'.~roffered Condition-4) :
7 03SN0200-DEC17-BOS
Water Quality:
participation in the Upper Swirl Creek Regional .Stormwater Master Plan is required with
payment of a pro-rata construction fee and a fee per residential Unit:for BMP maintenance.
To address concerns of the Planning Commission and area citizens, the applicant has agreed
'to maintain sediment basins-until downstream regional B~s have been constructed.
(PrOffered Condition 9)
-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 and further detm~.
specific departments herein. This-development wilt have.an impact omthese facilities.
Fire Service:
The. Public Facilities Plan..indiCates that emergency services .(EMS) calls are expected to
increase forty-five (45). pereentby the year 2015.~: Eight (8) new. fire/rescue statiOns- are
recommended for constmcti°n'bX the year 2015'in Ihei PianI Based on3i4 dWellingunits,
this request will generate apProXimately eighty (80) calls~ for. fire and EMS serViecs each:
year. The applicant has addressed the impact onfire service: (P~Offered Condition 5)
The Waterford Fire/Rescue Stafion~Company NUmber 16, currently provides fire protection
and emergency medical service. ~en the prope~ is developed, the~nUmber of hydrants,
quantity of water needed for fire protection and: access requii:em~ntswill be evaluated during~
the plans review process.
Schools:
Approximately 166 students will~ be generated by,this .development. This site lies in the
Grange Hall Elementary Soho01 attendance zOne: :capacity- 739;: enrOllment- 567~; Swift
creel~ Middle School zone: capacity - 1,200, enr°ll}nent ;:.1;456; and;Clover Hill High
Sch°°l z°ne: capacitY-~ l~6001ie~01lment- 1,969~ ~ ' ~ "
This request will have an impact on the middle and hi.gh school involved. There.are
currentlY eight (8) trailersat S~ft' Creek :Middle and fifteen.0 5)trailers at Cbver Hill High:
TheaPplicanthas fully.addresseathe impact on sChool;faCiliti6s. (Proffered Condition 5)
Libraries:
Consistent with oardofSupermsors Pollcy, thelmpactofdev01opment,onlibraryservaces
is-assessed County-wide.' BasedOn projectedp0Pulation growth, the PUbliC Facilities,Plan
identifies a need for additional-library space ~ugh°ut ~e Cbunty
8 03SN0200-DECI%BOS
improvements that have been made since the Public. Facilities Plan was published, are taken
into account, there is still an unmet need for additional library space throughout the County.
The. development WOuld most likely impact the Clover Hill Library or a proposed new
facility in the Genito/Powhite area. The applicant has addressedthe impact of this proposed
development on library'faeilities. (Proffered Condition 5)
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 Public Facilities
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 these parks and recreation facilities. (Proffered Condition 5)
Transportation:
The property (157.6 acres) is currently zoned Agricultural (A) on154.5 acres and Residential
(R-7) on 3.1 acres. The applicant is requesting rezoning to Residential (R-I2) with
Conditional Use Planned Development .to permit Convenience BusinesS (C-l) uses. The
applicant has proffered that residential development will 'not exceed 314 dwelling units
(Proffered Condition 1). This request will not limit development of the C,1 to a'specific land
use; therefore, it is difficult to anticipate traffic generation. The Textual Statement limits
development of C-1 uses to 15,000 square feet (Textual Statement Condition. 1.). Based on
single family and shopping center trip rates, development coUld generate appro~atelY
4,980 average daily trips. These vehicles will be distributed al0ngOtterdale Road; which
had a 2003 traffic count of 1,059 Vehicles per day.
The Thoroughfare Plan identifies Otterdale Road as a major arterial with recommended right
of way width of ninety (90) feet. ~The applicant has profferedto dedicate forty-five (45).feet
of right of way, measured from the eenterline'Of Otterdale Road, in accordance with.that
Plan. (Proffered Condition 2.a.i.)
The ThoroUghfare Plan also identifies an east/west arterial (the "East/West Arterial"), with a
reCOmmended right of way width of ninety (90)feet, extending from Otterdale Road
westward through the. property to Moseley Roa& The appliCant-has proffered to dedicate a
ninety (90) foot wide right of way through the property, 'in accordance with that Plan'.
(Proffered Condition 2.a.ii.)
The Subdivision Ordinance requires that subdivision streets must conform to the Planning.
Commission' s Stub Road Policy, which suggests that traffic vOlumes on those streets should
not.exceed an acceptable lextel of 1,500 vehicles per day, A tentative subdivision plan
9 03SN0200-DEC17;BOS
(Summer Lake Subdivision) has:been approved on the adjacent property to the north; which
prOvides.a stub road right of..Way (Easter Road)tO the subject property. In addition, a stub
road right of way (Broadmoore Road) was' providedto the sUbjeCt property with. recordation
of.Otterdale Park Subdivision.:~raffie generated: from development 'of the subject property
Could' be distributed'thrOUghi~e summer Lakeland O!X~}d~e 'Park:Sub~livi~io~. I~
accordance with the. Stub!ROad~:P°licy, specific recommendations regarding the impact of
this traffic on those adjacent~ subdivision Streets ,will be, prOVided at-time of te~itative
subdivision review.
Development of the C~I property must adhere to the DevelOpment Standards Manual in the
Zoning.Ordinance, relative-to access, and internal circulation(Division 5).. Access to major
arterials, sUch as Otterda!eiR°ad, i ghould be controlled. The applicant has proffefed that dir~ect
access to Otterdale Roadwillbe l~ted to theEas~est Arterial (Pr°ffdred' Conditi°n 2.b.).
Proffered ;Condition 2:b. also req~es the' developer to submit andreceive approval of an
access plan for the East/West Arterial.
The traffic impact ofthisdevelopment must be.addressed. The applicant has profferedto: 1)
construct two (2) lanes ofthe East/West Arterial from Otterdale Road to the western property
line; 2) construct the t nae al intersecti°n with 0aerdale Oaaas a :lan;
typical section (i.e., one_(1~) Wes~b°und lane and. two (2) eastboUnd: lanes); 3) constructI left
and right.mm lanes along Otterdfl~. Road at theEast/West ~erial intersection and along the
East/West Road at eaeh~apPr0ved~access,: based ~on Transportation Department stand~ds;.and
4) widen the west side. ofotterdale Road'to ia total travel' way widthof eleven. (11): feet
measured from the eentO~iine:with an additional One (1) fo°t ~de paved should~?i~lUs a
seVen (7) foot wide unpaved sho~der for the entire ProPe'rtYifrontage. (P~0ffered c~n~tiiion
2.c.)
The developer may need to acquire "off-'site" right'Ofway,in.0rder to provide the ~ lanes
along ~otterdale Road:-at: the E~t/West ~erial:.interseCtionl according to. Proffered
Condition 2.c.v., if the de, doper :i~ :Unable.to-acq~e the'-fight of way for thisimp~o~ement~
the. devel°per .may request-. th~ ~County' to 'aequ~e ..the h;gh~of 'WaY as a..l~Ubii~.~.r°h
improvement. All coSfs,!a~sociated'with the aCquisitionwill l~e b~Ome!bY.flie dev~ioper.: .~the
County chooses not tO ~Sist ~ the right of Way acqUisition,_ the developer will not be
obhgatedtoacqutrethe- · ,0fi_site nghtofwag~andv~llionlybe::obhgatedtoconstmctroad~ .~ , · . . ; . .~ .
improvements within-available right of Way. ~r0ffered' Condition 2.e.v.)
Area roads need to be imProgeffm address safety and accommodate the increase.-in traffic'
generated:by this develoP~m. OtterdaleRoad Mllbe direotly impactedby development of;
~his property. Sections ~f'~ ~thiSro~dhave nineteen (19) ;toAW~nty, (20) fo~t wide t?ve~ent~
with~..no shoulders, w_i. th s~b~ verfical-'and'horizontala!!~nts. The capacity Of
road ~s acceptable (Levet~0f Se ~'ee B) for the V01ume:0f traffic it Currently carfies~
vehicles per day). Thcs Cai section:for Otter~eRo~ shouldbe ~wentY, fo~i¢4)
· fo°t; wide pavement,' Mth ~um eight (8) foot wide, shOulders. - The applieant/~iha~.
proffered to contribute cash,,hi-~amountconSistent with theBoard of Stipervis;rs? P0iicy~'
towards mitigating the traffie':~pact of this development (Proffered Condition)_5)~' Xs '
10 03SN0200~DEC17~BOS
development continues in this area, traffic volumes on Otterdale Road will substantially
increase. Providing improvements to Otterdale Road and other substandard roads in this area
will reqUire public funds, in addition to cash proffers. No road improvement projectS in this
area of the County are currenflYincluded in the Six-year ImprOVement Plan,
At time of tentative subdivision review or site plan approval, speCific-recommendations will
be provided regarding access, stub-road fights of way to adjacent properties and the proposed
internal street netWork.
Financial Impact on Capital Facilities:
. PER UNIT
Potential Number' of New Dwelling Units 308* ' '. 1.00
· 83 76
Population Increase '7.
2.72
"' '~"-- m mn~er o~rqew Students
Elementary 73.92 · 0.24
Middle 40.04 ' a.-~
High : 5 6 0.17
TOTAL 166.32 '. · -0.54
Net Cost for Schools 1,492,876 4,847
Net
Cost
~'mr Parks . 213,444 . 693
Net
Cost
for
Net Cost.for Fire 'Stations ' 12~,505 · .
_ .40I
Average Net Cost'for Roads 1,265,572 ·
1
09
' ~ I 3,210;900,
TOTAL NET COST ' ' ' '
*Reflects the number of units in excess of 6, per staff's calculatiOns,- that are Subject to impact.
(Proffered Condition 1)
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 and fire statiOns at
$10,425 per unit. The applicant hasbeen advised thata maximum proffer of $9~000per Unit would
defray the cost of the capital facilities necessitated bY this proposed development: The applicant has
been fur&er advised that a maximin, proffer of $4;815 per unit would defraythe cost of Capital
facilities necessitated by development of the age,restricted portion oftheproPosed development, as it
will not haVe an increased impact on schools facilities. Consistent with the Board of SuperVisOrs'
Policy, and proffers 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-5)
11 03SN0200-DEC17-BOS
Note that circumstances relevantto this caSe, as presented by the applicant, have been reviewed and
it haS been, determined that it is .apprOPriate to
accept,the
maximum, caS,h
proffe~
this
caSe.
LA_ND USE
Comprehensive Plan:
Lies within the boundaries-: of the-UPper Swift_Creek Plan whiCh-sUggeSts the property is'
appropriate for residentialldeveloPment of2:0.dwelling unitSPelaCre or less. The plan also'
sUggeSts that conveniences, commercial nodes may alsO.be appropri~ite withinsuCh a
coOrdinated development :~ubject.'io .adequate access :and: a design that incorporates an
intemat focus' with open sPaces and pedestrian connections.
Area Development Trends:
Properties to the north arevaeant,;but are zoned for single, familyde~elopmem andare under
subdivision plan review'~::p .~., °~e summer LakeSt~bdi~Sion~devel°~ment. Properties to.-
the eaSt ha~,e been deVeiOped'~.: Part :ofthe Otterdaie '~ark:':~Subdi~iSion or'are zOned:
Agricultural (A) and o~cUPied;bT:~s~gle familyidWe!lings -or;are!Cu~entI~yacant~ Pr0pertie~''
to the west are zoned Kesidenfial'~(R-9) and are proof the~ovemll :MagnOlia Green:Project:
The remaining properties to the. SOuth are zoned X~cul~al{~)'~-an-d a~e:°ccupied.G'~gle
family, residences or are ~acan..t?Kesidential develOpment~ at den~ifieseOnsi~tem
Pl~is-eXPected to c°niinue:~iii'?thiiareai ~- ~'. i ~ -.
Site Design:
The .applicant haS
ACcess is proposed to
anticipated that a
tenta~Vesubdivision su
buffers alOng
AnY.lots designated for senior housing
trackiiigtheir aSsociated
Commer~cialNode:
The:applicant has submitted a~Master Plan thatconceptUaliY dgPicts:a five (5) acre parcel .
reSer~e~tTor Convenient6' BuSih~S(C- 1) uses;: ~s com~ci~n~deiSiintendedt0i~0hde
r~mitea commercial ~d 0fficeS:e~iees to ~residents ~thin~}~i;~ed' C0~~ ~: ms'act
~11 be located M~ One( 1).qu~&~t of ~e hte~secti0n b~ O os a;E e efi .
~da r%idemi~ colle~tO~ s~ee~ ~e devel°Pment, ~g~r
Pi~-To ~e ~e ~',~Pa~t: Or.ese USeS ~uPon ~O_p~0p~;ged?s~~g re~id~nti~
de~elOpmem, no residenfi~::16i~;~o~d ~ont. on ~:res~fi:h: ~ofl~ctOr:g~eet ~dj aeent;too~
M~e vic~W of.~ehe C'i~ rises. Proff~ed'conditiom;Pl ;~i ~e.i°cafion ~of~e C:I
-.- . 12 : 03SN02~.DECtT~BOS
uses to' be modified at the time of the initial tentative subdivision plan submittal, provided
the location is maintained at the intersection of the East/West Arterial and a residential
collector street and insures land use transition and COmpatibility with surrounding residential
uses. In no case would such uses be permitted along Otterdale Road, Development of these
commercial uses wouldbe limited to a maximum of 15,000 gross square feet and Would
comply with the requirements of the Zoning Ordinance for the' Convenience Business (C- 1)
District plus Emerging Growth District Standards. These requirements address access,
landscaping, architectural :treatment, setbacks, parking, signs, bUffers and Utilities and ensure
compatibility with the surrounding reSidential areas. (Proffered COndition 7 and Textual
Statement)
Access to Broadmoore Road:
Connection between the subject development and Broadmoore Road will be evaluated
through the tentative subdivision review process based Upon this adopted policy. At'this
time without a tentative 'subdivision plan, it is not possible to determined whether
Broadmoore Road should be extended. Potential exists for Broadmoore Road to be partially
extended to serve a limited' number of lots. The applicant has addressed compatibility
concerns (Proffered Condition-8). Currently, the average lot size in Otterdale park is
approximately 2.5 acres and the average density is approximately .4 dwelling units per acre.
CONCLUSIONS
The proposed Zoning and land use conforms to the Upper Swirl Creek Plan which :suggests the
property is: appropriate for residential use of 2.0 units per acre or less, and is: repreSentative of
anticipated area development. Further, the non-residential uses comply with the Plan which suggests
that such-uses are appropriate within a Coordinated development.
The proffered conditions address the.impacts of this development onnecessary capital facilities, as
outlined in the Zoning Ordinance and Comprehensive Plan. SpecifiCally, the need for schools;- parks,
libraries and fire stations is identified in the County's .adopted Public FaCilities Plan, Thoroughfare
Plan and CapitaHmprovement Programand the impact of this development is diSCussed herein. The
proffered conditions adequatelymitiga{e theimPact on capital facilities, thereby insuring adequate
service levels are maintained and pr0tecting the health, safety and welfare of the Count~ citizens.
Given these considerations, approval ofthis request is recommended.
CASE HISTORY
Planning Commission Meeting (6/17/03):
At the reqUest of the applicant, the Commission deferred this case to the Commission's
November 18, 2003, public hearing. -
13 03SN0200-DEC17-BOS
Staff (6/18/03):
The applicant was advised in.writing that any significant new orrevised information should
be submitted no later than September 2, 2003,.for considenition at .the CommiSsion's
NoVember public hearing. Also;-the'applicant was'advised that a $250!00 deferral fee must
be paid prior to the CommissiOn's public hearing.
Applicant (11/6/03):
Revised proffered conditions and textual statement were submitted.
Staff (1 i/10/03):
To date, the $250.00 deferral, fee has not been paid.
Applicant(11 /17/03 ):
The deferral fee was paid:. Also, Proffered Condition 8 was submitted.
Planning Commission Meeting (11/18/0'3):
The applicant accepted the recommendation. There was. opposition.present. Concems were
expressed relative to the condition of Otterdale Road;- impacts onwater qualitY; and
overcrowded schools.' SUpport was preSent indicating that. the Proposalis compatible. ~th
existing-development patterns.
The applicant agreed to proffer, an additional condition to address Water quality concerns.
(Proffered Condition 9)
On motion of Mr. Stack, seconded by Mr. Cunningham, the,Commission recommended
apprOval of this request and acceptance of the profferedcondition on pages 2 :throUgh-iS~'
AYES: Messrs. Gecker, Litton, Cunningham-and ~Stack.
NAY: Mr. Gulley.
The Board of Supervisors, on Wednesday, DeCember'17, 2003, berg at 7~00 p:m., Will, take
under consideration this request.
14 03SN0200,DEC:I 7~BOS
Textual Statement
Case 03SN0200
The plan entitled "Morrisette Tract", prepared by Joseph, Cox &
Associates and dated November 5, 2003, shall be considered the
Master Plan. Thelocationof the East/West Arterial and of access
points to the Property are conceptual only and shah be approved by the
Transportation Department.
In addition to those uses permit by right or with restrictions in the
Residential (R-12) District, Convenience Business (C-1) uses shah be
permitted, subject to the following restrictions:
bo
Co
ii.
iii.
Such development shall contain a maximum of five (5)-acres
with a density not to a maximum of 15,000 gross square feet of
building area
Such uses shall be located at one quadrant of the intersection of
the East/WeSt Arterial and a residential collector street which
extends through the. property, as generally depicted on the
Master Plam No residential lots shall front on this residential
collector street adjacent to or in the vicinity of the C-1 uses.
The location ,of such uses may be' modified from that shown on
the Master 'Plan prOvided that:
Such uses are located at one quadrant of the :intersection of
the East/West Arterial and a residential collector :street
which extends through the property and is internal to the
development;
No residential lots shall front on this residential collector
street adjacent to or in the vicinity of the C-1 uses;
Such location insures land use transitiOn and compatibility
with surrounding residential uses and sUCh uses are located
so as to-minimize their impacts upon adjacent properties. A
plan depicting this modificati°n s~altlb~ Shbmi~ted t° the -
Planning Department for review and approval. SUch .plan
shall be subject to appeal in accordance with the provision of
the Zoning Ordinance for Site Plan appeals; and
In no event shall such uses be located along Otterdale Road.
d. Such development shall conform to the.requirements of the
Zoning Ordinance~for Convenience-BUsiness (C~1) Districts in
Emerging Growth District areas.
e. The location'of such. C-1 uses shall be identifiedon the initial
tentative subdivision plan.
Any record plat. forlots adjacent to the proposed C-1 uses shall
note the potential for commercial development adjacent to such
lots.
Date: November 5, 2003
#529757 vl 026824.00001
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