03SN0298-Dec 17.pdf STAFF'S
REQUEST ANALYSIS
I~COMMENDATION
03SN0298
December 17, 2003 BS
Hugh Owens
REQUEST:
Clover Hill Magisterial District
Clover Hill Elementary School, Swift:Creek. Middle~ School
and cl°ver'Hil! high SChools Attendeee Zones
East.line of South Old Hundred Road
Rezoning from Agricultuml (A) to Residential (R-12).
PROPOSED LAND USE:
A single family residential subdivision with:a minimum lot size ofl 2,000 sqUare feet
is planned. PrOffered COndition. 3 provides the devei0pm~nt will have a maximum of
thirty-one (31) lots, yielding a density ofapproximate!y t.5 dwelling Urfits per acre.
PLANNING:COMMIS SION RECOMMENDATION
RECOMMEND APPROVAL AND,ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2-THROUGH 4. '
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use.conform to the UPper Swift'Creek Plan which
suggests the pr°pertyis aPpropriate for residential use df2:0 units per acre~
B. The proposed zoning and.land use axe':representative of existing and anticipated
development.
ProViding a FIRST CHOICE. Community Through Excellence in' Public Service.
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 forxoads, schools, parks, libraries and fire stations 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 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 OWNER MAY :PROFFER OTHER CONDIrlIONS~ THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE. AGREED UPON BY BOTH STAFF AND THE'
COMMISSION. CONDITIONS WITH-ONLY A "STAFF" ARERECOMMENDED SOLELY By
STAFF. CONDITIONS WITH ONLY A "CPC"ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
(STAFF/CPC) 2.
(STAFF/CPC) 3.
(STAFF/CPC) 4.
Public water and wastewater shall be used. (U)
The applicant, subdivider, or assignee(s) shall pay the following,, for
infrastructure improvements within the service district for the
property, to the county of Chesterfield prior to the issUance of
building permit: ' ~
a. $9,000.00 per dwelling unit, ifpaldprior to July 1, 2003; or
b. The amount approved'by the Board of Supervisors not to
.exceed $9,000.00.per dwelling unit adjusted upWard by any-
mcrease in the' Marshall and Swift building cost index
between July 1, 2002, and July. 1 ofthe fi~cal year in which'
the' paymen~ is made if paid at~terJune 30~ 2003.
c, In:the event the cash payment is not USed for which proffered
within 15 years ofreeeipt~ the Cash shall be returned in full to
the payor. (B&M)
The maximum density of this development shall not exceed 31 total
lots. Lots accessing solely throughEcho:Ridge SUbdivision'shall be
limited to four (4) lots. (P)
Except for timbering approVed bythe Virginia State Department of
Forestry for 'the purpose of removing 'dead or diseased trees, there
shall be no timbering on the Property until' aland:distUrbaneepermit
has been obtained from the Environmental Engineering Department
and the approved devices installed. (EE)
2 03SN0298~DEC 17-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
11.
Direct access from the property to Old Hundred Road shall be limited
to one (1) Public road. The exact location of this access shall be
approved:by the Transportation Department. (T)
In conjunction with recordation of the initial subdivision plat, forty-
five (45) feet of right of way along the east side of Old Hundred
Road, measured fromthe Centerline of that part of Old Hundred Road
immediately- adjacent to the: propertY,: shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
To provide an adequate roadway system at the time of complete
development, the owner/developer shall be responsible for the
folloWing:
COnstruction of additional pavement along Old Hundred Road
at each approVed access to provide right and left turn lanes, if
warranted, based on Transportation Department standards;
Dedication to Chesterfield County, free and unrestricted, of
any additional right-Of-way (or easements) required for the
improvements identified above. (71')
Prior to any construction plan approval, a phasing plan for the
required road improvements; as identified in Proffered Condition 7,
shall be Sub~tted to and approved by theTransportation DePartment2
(i)
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)
The minimum gross floor area for'one story dwelling units shall be
1800 square ;feet and dwelling units with more than-one story shall
have a minimum gross floor area of 2000 square feet (BI)
A fifteen (1!5) foot tree preservation strip shall be :maintained along
the Southern property line, adjacent to GPIN 732~681-4585. Utility
easements shall be permitted to cross this strip .in a perpendicular
fashion. Any healthy trees that are six (6) inches ~ calipe; or greater
shall, be. retained within, this tree preservation strip except where.
removal is necessary to accommodate the!improvements permitted by
the preceding sentence. Thiscondition shall not preclude the removal
of vegetation from the tree preservation strip ~that is unhealthy, dying
or diseased. (P)
3 03 SN0298-DEC 17-BOS
(STAFF/CPC)
12.
Prior to tentative subdivision apprOval, a Phase I archeological survey
shall-be performed in accordance ,with ArcheolOgy and Historic:
preservation; Secretary ofthe:Interior's Standards and Guidelines and
provided to the Chesterfield County Parks and Recreation
Departmenf. (P&R) '
(STAFF/CPC)
13.
Prior to Subdivision recordation, the property located to the nOrth of
the intermittent stream (approximately 2.0 acres) shall be dedicated as
open spacelo the Old Hundred Mi}l Homeowners Association. (P).
· GENERAL INFORMATION
Location:'
East line .of South Old Hundred_Road, south of Echo Ridge Drive: Tax ID 732-682-2226
(Sheet 10).
Existing Zoning:
A
Size:
20.4 acres
Existing Land Use:
Residential (Site of St. Leger, a historic dwelling, built in 1833)
Adjacent Zoning and Land Use:
North - R-9; Single family residential or vacant
South. A; Single family reSidential or vacant
East - A and R-12; single family residential:or vacant
West~- R:7; Single family residential, public/semi,public or vacant
UTILITIES
Public Water System:
'There is an existing eight (8)water line eXtending along theeast side o£ South Old Hundred
Road, that terminates'approximately 180 feet north ofthis site~. In addition, a six (6)'inch
water line extends along EehoRidge Place that terminates;adjacent:to the northern boundary
of this site~ 'Use of the pUblic Water System is intended andha~ibeen prOffered. (P3°ffere~t
Condition 1)
4
03SN0298~DEC 17-BOS
Public Wastewater System:
A 'twenty-four (24) inch wasteWater tnmk line-extends al°ng:Nut!ree Branch and across, the
request .site. In additi°n,'ia twenty, one (21) inch wasteWa~% ~ line:extends from the
twenty-four (24) inch ~lin~aetoss this site,-ito serVe Ech° RidgeSubdi sion. Use ofthe
public wastewater system .is iintended and hasbeen proffered~: (P;offered Condition t)'
ENVIRONMENTAL
Drainage and Erosion:
The property drains directlY' into:NUttree Creekand theninto SwiftCreek..The proPerty is
heavily wooded and sh°~dn°~ be timbered without:first Ob~g aland ~sturb~e~Per~t
from the.~Environmental .En~ering DePartment: ~rOffereaC~ndition 4). This wiHinSure
that adequate erosion' ControI:me~ures are in. Ptace pri6r to~anyiand dis~bance pe~t.
Water Quality:
Nuttree Creek is a perennialStream that is sUbjeetto.a 100' footc0nservati0n area ~A)and
crosses the property from west.!o~i~ast. Another major strem: enters the property from.~Old
Hundred Mill to intersect with N~ee Creek: on:the¢propertY~i: .~es~ environmental:featUres
have 'very limited uses and encUmber approximately fo~:O0)~ereent of the
PUBLIC FACILI~S - -
The need for roads, schools, parks;, libr~es, fire 'stations ~and transportation facilities is identified in
the PublicFaCilities Plan,
detailed by specific
developmem Will.haVe an'
Fire SerVice:
:facilities.
~S
~e Waterford Fire/Rescue Stati0n, ComPanY blumber. }6,' currentlyprovides fire prOteCtiOn
.and emergency medic~!~:se~ijce~:i:~The ~ies Plan!~dieate~ithat emergency services
callsare eXpected to in~r~as.e fd~ifive (45):percent-bY 20:15i:i: Eight (~) neW-~tr~/reScue..
stationsare recommended for c~tmctiOn b~ 2015 in ~lie~Plani' 'BaSec~?6n .thirty.onei(3i)
dWening units, this request, wi!li!g~nerateaPPtoximateiy se~eh~(7} callS';for fire and iEM~
ServiceS each year. TI~e aPPlic~t' has addreSSed the i~pact"6i~'~e serVice. (proffered
Condition 2) -
When the property is deve!opedi,:the ~number of. hYdrants~ quantity-of water needed for fire
pr°teCtion-and accessi:requirements will :be evaluated d~g the planS.reView process.-~
. 03SN0298;DEC17-BOS
Schools:
Approximately seventeen (17) new students will be generated bythiS development. This site
lies in the Clover Hill Elementary School attendance zone: capacity-683~ enrollment-870;
Swift Creek Middle School ZOne: capacity- 1;200, enrollment- 1,46I; and Clover Hill
High School zone: capacity- 1,600, enrollment-'1,959.
This request will have an impact:on all schools involved, Currently thereare two (2) trailers
at Clover Hill Elementary, eight (8) trailers at Swift Creek Middle and seventeen (17)at
Clover Hill High .School:- Two(2) new high sChoOls, propoSed:to be built by 2008, would
replace Clover Hill High~School:~d relieve Manchester ~igh. The applicant has addressed
the impact on schools. (ProfferedCondition2)
Libraries:
Consistent with the oard of Supermsors .Pohcy, the mapact of development on hbrary
services is assessed County-wide. Based on projected populatiOn growth, the Public
Facilities Plan idemifies aneed.fof additional library space-throughom the County; Even if~
the facility improvementSthat havebeen made since the Public FacilitiesPlan was published
are taken into account, there isstilI;an unmet need for additional iibraryspace throughout the
County. This developmemw0uld;most likely, impact the Clover .Hill Library or the LaPrade
Library. The Plan identifies aneed for additiOnal library space in this area of the County.
The applicant has addressed:the impact of this develoPment on libraries. (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 theCOunty. '.The Plan identifiesa
need for 625 acres of regional p~k Space and116 acres of community park space b¥2015.
The Plan also identifies the n6ed-: for neighborhood parks and special ,purpose Pa~ks -and
makes suggestions for their locatiOns.
The applicant has offered measures to assist in addressing the impact of this propOsed
development on Parks andReereafion facilitieS. (Proffered ConditiOn 2)
St, Leger, an 1833 farmhouse, is located on the site. A partnership between the developer
and Parks and Recreationtoshare the cost of an arCheological sUrVey of the site willProVide
a historical record of this Huguenot home .and associated: dwellings for the archives of the
Chesterfield County HistOriCal~ S0eiety.
Transportation:
The property (approximately twenty.(20) acres) is currently zoned, Agricultural (A), :and is
located just-south of the Echo;mdge SubdiVision °n OldHundred Road. The ai Phcant is
requesting rezoning from Agficul~al (A)to Residential.(R- 12);. The applicant h~ ~r°ffered
a maximum density of~'°ne ~31) units (Proffered Condition 3): B~ed on single family
6 03SN02984DEc17-BOS
trip rates, development could generate approximatelY 350 average daily trips. These vehicles
will be distributed along Old Hundred Road, which had :a 2002 traffic count of '10,370
vehicles per day.
The Thoroughfare Plan identifies Old Hundred Road as a major arterial with a recommended
right of way width ofninety (90)feet. The applicant :has proffered to dedicate forty_fiVe(45)
feet of right of way onthe east Side of Old Hundred Road, measured from-the eenterline, in
accordance with that Plan. (Proffered Condition 16)
Access to major arterials, Such as-Old Hundred Road, should be controlled,. The applicant
has proffered to limit direct access-to Old Hundred Road to one(l)public road. (Proffered
Condition 5)
The traffic impact of this development must be addressed.. The applicant has proffered to
construct additional pavement :along Old Hundred Road at the approved:access to provide
left and fight mm lanes, if Warranted based :on ~Transportation~ Department standards
(Proffered Condition 7). The applicant prepared:One ( t)possible Prel~ary layout of the
property, which showed tWenty, seven (27) lots accessing directly, via a, new public road,
onto Old Hundred Road.-Based'on~this layout, only a right~tumtan6al°ng old H~mdred Road
will be warranted. -' - ~
Area roads need to be improved to address safety, and accommodate the increase in traffic
generated by this development.. Old Hundred Road will be~ectly impacted by development
of thisproperty. Sections Of oldHUndred 'Road have twenty;fo~ (24)foot x~ide pavement
with foUr (4) fOot Shoulder:s,:.B~ed on the cment'V'-°lumeOf trafficduring peak l~oUrs~:Old ~
Hundred.Road is at capacity~ ~evel of Service. E). The standard:tyPical section for this type..
of r°adway should be twenty-fomi'(24) footWide paveinent~ wi~minimum eight:!(8) t;~t
wide shoulders. The applicant has Proffered to contribute cashi ~ an:mount consistent with
the Board°f Supervisors'PolieY;,'~;wards mitigating thetrafficimpact. Of~this develOPment'
(Proffered Condition 2) -
Attime_oftentative subdivision review, specifiCreeommendatiOns will be provided regarding
stub road rights of way to: adjacentproperties and the propOsed~:internal Street netw0rki
7 03SN0298-DEC 17-BOS
Fiscal Impacts'on Capital Facilities:
Potential Number of New Dwelling Units ' 31' : . 1.00
Population IncreaSe 84.32 2.72·
Number of New StUdents . ·
Elementary 7.44 ' 0.24-
High "' · 5.27 0.17·
TOTAL 16.74 0.54
-Net Cost f°r Schools ~ '
150;257 · . 4;847
· · 693
Net Cost for Parks 21,483 .-
Net Cost for Libraries ' ~ ,625
11 375
fo ' 12,431: ' '
Net Cost r Fire Stations ~401
Average Net Cost for Roads ' ' .127fi79 ~ . 4~109
TOTALNET cOsT ' - '3 3 75 ' · '10,425
*Based on a proffered maximum number of units (Proffered Condition 3). The actual number of
units and corresponding impact may vary,
As noted, this proposed development will have an impact on capital facilities. Staffhas calculated
the fiscal impact of every new dwelling unit-on sehools~ roads, parks, libraries and fire 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 cap!,ta,1 facilities.necessitated bythis proposeddevelopment. Consistent with
the Board of Supervisors Policy, and P~°ffers accepted fromOther applicants; the applicant has
offered cash to assist in defraying the'cost of' this proposed-zoning on-such capital faeilitiesl
(Proffered Condition 2)
Note that circumstances relevant to this case, as presented by the applicant, havebeen reviewed and
it has been determined that it is apprOpriate to accept the maximUmcash?proffer in this case.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan Which suggests the.prope~ is
appropriate for residential use of 2.0units per acre~
8 03SN0298¢DEC 17-BOS
Area Development Trends:
Area properties are zoned residentially and agriculturally and are.occupied by single family
residences within Echo Ridge,-~ Old Hundred' Mill and, :Poplar Grove SubdiVisions,
public/semi public use (Brandermill Golf Course) or-are.vacant..It is anticipated that single
'family residential use will continue in the area as suggested:by thePlan.
Comparison of Area Density: .
Echo Ridge Subdivision lies adjacent to the northern boUndary of the request prope ~rty and
has developed with a density of approximately 2.7 units per.acre.' Proffered Condition 3
provides the developmem will:not exceed a maXimum of thirty-one O'!1)lots yielding a
~lenSity of approximately: 1.5 dwelling units per acre. ' : -' .
Comparison LOt Size:
Proffered Condition 3 limits the number of lots which mayhave sole access throughE~hO
Ridge Subdivisionto four::(4) lOtS~ Echo Ridge Subdivisi°nhas an aVerage lot size of 13:~510
square feet. A minimum 10t size of 12,000 square feet is proposedonthe request property. It
is anticipated, due to thelarge'ReS°urce .ProtectiOn Area~ ~A):!sUrroundi~g Nt~ttree c}eek
and another major stream' liiat enters the property from.Old~Htm, dred'Mitl to intersect~wlth
Nuttree Creek on the Property, ~t the avera~e lot-size of theprOP%ed deVelOpment:W iii be
similar to, or exceed, lOt Sizes of Echo Ridge Subdivision. '
House Sizes and Treatment:
To address concerns of the Clover Hill District Commissioner:relative to comPatibility of
developmem with areapmgerties~.proffered conditions haVe'been submittedregarding house
sizes and architectural treatment':'::!proffered Condition 10 establishes a minimum gross flOor
area. for one (1) story unitsof 1,800 square feetand a minimum gross toOt area for dwelling
units with. more than one o)st°fY of 2,000 square feet. In?~°n~p~Son, residences in Echo
Ridge Subdivision haVe.an:av~rgge gross floor areaof approx~ately 1;5'68 square feet~and
reSidences within Old HUndred Mill have an average gross fl0or area of approximately 2,353
square feet. .
Proffered Condition 9 provides that all eXposed.portions of foUndations ~and exposed piers
supporting front porches shall, be faced with brick or Stone.veneer.
Tree PreserVation Strip:
To addreSs concerns of an-adjacem property owner, Proffered Condition 11 reqUires-a tree
preserVation strip along the southern property line, adjacentmTaxlD 732-681-4585, This
tree preserVation strip will;be:included within the iimiis °fth~'-Pr0posed.lots..It haS. been
staff's experience that_ individual .homeowners clear.theSe, are~ 'resulting in a zoning
violation on that individual, lot. 'Given the retention of trees.within~sstr/p will be difficult,
03SN0298¢DEC 17-BOS
if not impossible, for the CountY to enforce, staff recommends.that Proffered Condition 11
not be accepted.
Open Space:
In response to area citizens' concerns, Proffered Condition 13 provides'that, prior _to
subdivision recordation, property located north of the intermittent stream~appmximately 2:0 ~.
acres) will be dedicated to the' OId Hundred MillHomeowners AsSociation.
CONCLUSIONS
The proposed zoning and land use conform to the Upper Swift Creek P!an which suggests the
property is appropriate for residential use of 2.0 units per acre'and isrepresentative of exiS~g'~d
anticipated area development. The maximum number of lots permitted!within this development is
thirty-one (31) yielding a densitY of apprOXimately 1.5 dwelling Units per acre.
The proffered conditions address ~the impacts of this development onnecessarycapital facilities, as
outlined in-the Zoning Ordinance and ComPrehensive Plan. Specifically, the need for transportation,
schools, parks, libraries and fire stations is identified in the CountY,s.adOPted Pul~lic FaCilities PI~j.
the Thoroughfare Plan md CaPital mProvement Pro m' and the. hct of, s,develOp ,nt is
discussed herein. The proffered conditidns adequately mitigate the ~[~Pact oncapital t~a6ilities,
therebyinsuring that adequate service leVels are maintained as necessary toPr°teCt the ~healtli,. safetY
and welfare of County citizens.
Given these considerations, approval of this reqUest is recommended.
CASE HISTORY
Planning 'Commission Meeting (1'1/18/03):
The applicant accepted the recOmmendation. There was no opposition, present.
On:motion of Mr. Gulley, seconded by Mr.: Litton, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 thrOugh 4:
AYES: Unanimous.
The Board of Supervisors, on wedneSday, December 17, 2003, berg at 7-:00 p.m., .willtake
under consideration this request.
10 03SN0298~DF_X217-BOS