03SN0200-Jan 28.pdfJanuary 28, 2004 BS
ADDENDUM
03SN0200
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 Reaidential (R-7) to Residential (R-12) with
Conditional Use Planned Development to permit exceptions to Ordinance
requirements.
PROPOSED LAND USE:
A single family residential subdivision with supporting commercial uses is planned.
The applicant has agreed to limit the development to a maximum of 314 dwelling
units, yielding a density of approximately 2.0 dwelling units per acre, plus a
maximum of 15,000 gross square feet of C-1 uses.
On January 26, 2004, in response to concerns expressed by the Matoaca District Supervisor relative
to the impact upon area roads, the applicant proffered an additional condition that addresses the
phasing of the residential portion of the development (Proffered Condition 10). This proffer permits
a cumulative &fifty (50) building permits each year, beginning in 2005. Ultimate build out will not
occur until 2010 or later.
SINCE THIS AMENDMENT WAS NOT SUBMITTED PRIOR TO ADVERTISEMENT OF
THE CASE~ THE BOARD WOULD NEED TO SUSPEND THE PROCEDURES TO
CONSIDER THE CHANGE.
Staffcontinues to recommend approval of this request, including acceptance of Proffered Condition
10, for reasons noted in the "Request Analysis".
Providing a FIRST CHOICE Community Through Excellence in Public Service.
PROFFERED CONDITION
10.
Phasing. A maximum of fifty (50) single family residential building permits shall
be issued prior to January 1, 2005.
A cumulative maximum of 100 single family residential building permits shall be
issued prior to January 1, 2006.
A cumulative maximum of 150 single family residential building permits shall be
issued prior to January 1, 2007.
A cumulative maximum of 200 single family residential building permits shall be
issued prior to January 1, 2008.
A cumulative maximum of 250 single family residential building permits shall be
issued prior to January 1, 2009.
A cumulative maximum of 300 single family residential building permits shall be
issued prior to January 1, 2010. (P)
2 03 SN0200-JAN28-ADDENDUM_BOS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
REQUEST:
03SN0200
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
Rezoning from Agricultural (A) and Residential (R,7).to Residemial (R-12) with
Conditional Use Planned Development to permit'exceptions to Ordinance
requirements.
PROPOSED LAND USE:
A single family residential, subdivision with supporting commercial uses is planned.
The applicant has agreed to limit the development Go amaximum of 314 dwelling
units,, yielding, a density of approximately 2:0 dwelling:units per acre, plus-a
maximum of 15,000 gross' square feet of Crl uses.
(NOTE: .IN ORDER FOR THE-BOARD OF SUPERVISORS TO CONSIOER THIS
REQUESTAT THEIR JANUARY 28¢2004, MEETING, A$250.00 DEFERRAL FEE MUST
BE.PAID PRIOR TO THE PUBLIC HEARING.) ' '
PLANNINGcoMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFER~ED CONDITIONs ON
PAGES 2 THROUGH.5.
AYES: MESSRS. GECKER, LITTON, CUNNINGHAM AND STACK.
NAY:-MR. GULLEY.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The propOsed zoning and land uses conform to. the UPper Swirl Creek Plan-which
suggests the property is.appropriate for residential use of 2.0 .units per acre or less.
Further, the non-resideritial uses comply with the.Planwhich suggests that such uses
are appropriate within a coordinated development.
Bo
Ci
The proposed zoning and land uses are representative of anticipated, area
development.
The proffered conditions ad&ess the imPact 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, ThoroUghfare
Plan and Capital ImproVement Program:and the implict of this development is
discussed herein. The prOffered conditions adequately mitigate the impact oneapital
facilities, thereby insuring adequate service levels are main -ta~edand protecting the ~
health, safety and welfare of. County citizens. . .
(NOTE:: CONDITIONS MAY BE IMPOSED OR THE PROPERTY O~R MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED · "
WITH STAFF/CPC WE-:I~- AGREEDUPON.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
The property owners and applicant in this rezoning ease, pursuant to Section 15.2-2298 oftheCode
of Virginia (1950 as amended)-and theZoning OrdinanCe of Chesterfield County,?for themselves and
their successOrs or assigns, pr0ffer.thatthe deVelopment of the property:Under considerationwil1 be
developed according to the follOwing proffers if, and only if, the reZoningrequest submitted herewith
is granted with onlY those conditions agreed to by,theowners and applioant; Inthe event this request
is denied or approved with conditions not agreed to by the owners and apPlicant, the proffers.shall
immediately be null and void and of no further force or effect.
(STAFF/CPC) 1.
Limitation on Number of Dwellings, The' oVerall'number .of
dWellings for the' entire prOperty-shall:not exceed three hun&ed
fourteen(3t4) units. (P)
(STAFF/CPC)
2. Transportation.
ao
Dedication. In conjunctiOn with therecordation ofthe initial-
subdivision plat or prior to any site Plan apProval, whiCheVer
oCCurs first, the following rights~of~way shall be dedicated,
2 03 SN0200-JAN28~BOS
Co
free and unrestricted, to and for the benefit of Chesterfield
County:
(ii)
Forty-five (45) feet ofright-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-oS-way for an east/west
arterial (the "East/West-Art~rial'~) from. Otterdale
Road to.the Western propertYline. The eXact location
of this right-of-Way shall be approved by the
Transportation Department.
Access. Direct.access froTM thc.Property to Otterdale Road
shall be' limited to one (1) Public ir0ad. 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 recordation of the initial sUbdivision
plat or prior to any site plan aPproval, whichever occurs first,
an access plan for the East/west Arterial shall be submitted to
and approved by the TransPortation Department. Access from
the Property to the East/West Arterial shall conform to the
approved access plan.
Road Improvements, To provide an adequate roadway system~
the developer shaHbe responsible for the following:
COnstruction of two (2) lanes of the East/West
Arterial, based on YDOT Urban Minor Arterial
Standards (50 MPH) with:modifications approved'by
the TransportationDepartment, tSOm Otterdale Road
to the western .property line.
Construction of the East/West Arterial intersection
with Otterdale Road:as a three4ane typical ~seCtion
(i.e., one (1) westboUnd :lane and two (2) eastbound
lanes).
(iii)
Construction of additional pavement along Otterdale
Road at the:East/West Arterial intersection and along
the' East/West A!Ttefial at approved access points to-
provide left and right mmlanes, if warranted based on
Transportation Department standards.
03SN0200-JAN28-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(iv). Widening/improving the West side-of Otterdale Road
to an eleven (11) foOt ,wide ~traVel lane, measured!froTM
the 'centerline of the road,-: ~with an-additional, one (1)
foot wide paved Shoulder plus aseven (7) foot wide
unpaved shoulder; with mOdifiCati0nsapProved byithe
Transportation Department, for the entire property
frontage,
(v) Dedication to Chesterfield County, free: and
unrestricted, of anY-a~difional, right-of-way_~.(or
easements) required for the improvements identified
above. 'In the event the'de~relOper is unable to:acquire
the right-of-way necessal3r for the turn lanesalong :"
Otterdale Road as identified:in Proffered-Condition .
2(c)0ii), the developer may request, in writing~ the
County m acquire such right~of-way as a public-road
improvement. . All. costs '.associated with :the
acquisition of theright-of-way shall be borne .by the
developer. In theevent the.County chooses not to
assist in acquisition ofthe :" off, site!' right-0 fzWay,.,the
developer shall-be.relieved ofthe obligation toacquire
the "off-site" 'right'Of-Wa~;~ and' only provide the road
imProvements that can be'.acco~odated !'wi~
available right,Of, way as determined bY.the
Transportation Department.
Phasing Plan. Prior to anYroad and drainage planapproval or '
prior to any site plan approval .~ whichever occurs;first, a
Ph~ing plan for the req~ed ~Provements specified in
Proffered Condition2(c) shall;:besubmitted m, and approved
by;the Transportation Depai~ent.. (T)
Public Utilities. The public water and wastewater systems shall be'
used.:~ ..... " '' ' ''
Timbering, With the exception of timbering to remove dead or
diseased ~ees w~ich nas been appr%ed by the Virginia state
Department of ~ores~, there s~all:.be:~nO timbering until'a land
· s ~ permit nas been obtained, fr°m'the ~nVir°nmen~
Engineering Department. and the':appmved devices installed in
acc°rdan~iwith The Forestry Best Management Practices for water
Quality in Virginia. (EE)
Cash Proffer. Prior to the time of issuance of a building Permit for
each new dwelling unit, the applicant, subdivider, or'its assignee,
shall pay to the County of Chesterfield~the,follOwing mounts for
4 03SN0200-JAN28~BOS
infrastructure improvements within the service district for the
Property:
For all residential units'except those designated as age.
restricted-units in accordance with paragraph(b):
i. -if payment is. made prior to July i, 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 betWeenJtfly 1, 2002 and July 1
of the fiscal year in which the payment is made; or
For all residential_ units designated for senior housing, the
units of which meet the occUPancy requirements for "age' 55
or over" hoUSing as .set. forth in- section3607 of thelFair
HoUSing Act, 42 USC SeCtion3'601 et seq,, as amendedbY the
Fair HoUSing Amendments Act of 1988~ and of 24 CFR
Section 100,304 in effect as of'the date of the rezoning~ and
which are subject to'the occupancy requirement that no pemon
under 19 shall reside-in sUch~unit:
if payment is made prior to July 1, 2003', $4815, tO be
allocated among the facility Costs as follows: $598
for parks, $324-for libr~ facilities, 15346 for fire
stations, and $3547 for. roads; or
ii.
if payment is madeafterJune 30, 2003; the amount
approved by::the Board of' Supervisors, but '-not to
exceed :the $4815 per dwelling., unit as adjusted
upward bY any increase :in the: Marshal[ and: Swift
Building COst .Index between July 1, 2002 and JulY l
of the fiscal year in Whiehi~¢,pa~ment is made, go be
allocated pro,rata:amongthe facility costs as spe6ified
in (b)(i).
~ any of the cash proffers are not expended for the purposes
designated by. the Capital .Improvemem Program within
fifteen (15) years fit0m the dateiof Paymem, they shall be
returned in ful~ to .the payor. Should Chesterfield CoUnty
impose impact fees at any-time, during the life ~of the
developmem that'are apPlicable-to :the property, the.amount
paid in cash prOffers shall be in lieu-of or credited toward, but
5 03SN0200-JAN28~BOS
not be in addition to, any impact fees, in'a manner determined
bythe County. (B&M)
(STAFF/CPC)
(STAFF/CPC)
. (sTAFF/CPC)
(STAFF/CPC)
o
o
Senior Housing. At the time of recordation ofthe subdivision;any
dWellings-designated for-senior housing shall be noted onthe 'record
plat.. Lots eontainlng Such dWellings shali:'begrouped together as part
of thesame development sectiOn(s).- (P)
Textual-Statement. In conjunction with the approval ofthis request,
the textual:statemem dated November 5,'2003 Shall be approved. (P)
Lot Sizeand Densi _ty. All residentiallots:havingonlyoneaceess and
that access is through Otterdale Park-Subdivision shall have an
average area of nottess than t08,000 square feet. Such development
shall not exceed a density of.4 units, per acre. (P)
The developer shall leave temporary sediment basins' which would
achieVe the.0:22 phosphorus standard-in'Place until the.downstream
regionalBMP to which theY ~' has.been constructed. (EE)
GENERAL' INFO~TION
Location:
West line of Otterdale Road; south of Broadmoore Road2 Tax IDs 70%682-4055, 708,681-
7138, 708-683-1628 and 6612(Sheets 8, 9, 14 and 15);
Existing Zoning:
Size:
157.6 acres
Existing Land Use:
Vacant.
6
03SN0200-IAN28~BOS
Adjacent Zoning and Land Use:
North
South
East
West
- R-.12 with Conditional Use Planned Development; Vacant (tentatively approved as
Summer Lake Subdivision)
- A; Single familY residential or vacant
- A and R-7; .Single family residential or vacant
- R-9 with Conditional Use Planned Development; Vacant
UTILITIES
Public WaterSystem:
There is an existing sixteen (16) inch water line extending along a portion of Otterdale Road
that terminates approximately 250 feet north of the request site. In addition, there is an eight
· (8) inch water line that extends along Broadmoore Road and terminates adjacent to the
eastern boundary of this site. Use of the public water sYStem is intended and has been
proffered-by the applicant (Proffered Condition 3)'. At time of development, extension ofthe
existing sixteen (16) inch water-line along Otterdale Road to the Southern most limits of this
site will be required.
Public WasteWater System:
The request site lies Onthe boundary between two (2) drainage basins..The northern half of
this site drains.to Otterdale Branch, which is served by a twenty-four (24) inch wastewater
trunk'line that terminates approximately 4,600 feet northeast ofthis site. Wastewater service
to the northern portion of this site will be through the adjacent SUmmer Lake development.
The southern half of this site drains to Deep Creek, whichiSServedbyathirty-six (36) inch
wastewater mink line that terminates adjacent to FoXfire SUbdivision, Section 1,
approximately 6,500 feet. east of this site. Plans prepared by Timmons Engineers, havebeen
submitted to .the Utilities Department for review that propoSe to extend'the thirty-six (3.6)
inch wastewater mink line along Deep Creekand Blaekman Creek, to serve the:Magnolia
Green development. The applicant is advised to Coordinate the off. site wastewater extension
to serve thissite with the construction of the thirty-six '(36) ;inch wasteWater trunk line,
The Upper Swift Creek Plan.recommends use of the public wastewater systeTM. Use of the
public wastewater system is intended. (Proffered Condition 3)
ENVIRONMENTAL
Drainage and Erosion:
The property drains south through tributaries to Swift Creek and eventually to Swift Creek
Reservoir. The property is heavily wooded and, as such, should not be timbered until the
issuance of a land disturbance permit. This will ensure-that adequate erosion control
measures are in place prior to any land disturbance, activity. (Pi~offered Condition 4)
7 03SN0200-JAN28-BOS
Water Quality:
Participation in the Upper Swift Creek Regional Stormwater Ma~qter Plan is required with
payment of a pro-rata construction fee and a fee per residential unit for BMP maintenance.
To address concerns ofthe Planning Commission and area citizens, the applicant.has, agreed
to maintain .sediment basins until downstream regional BMPs 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 andthe Capitatlmprovement Program and.further detailed by
specific dcpartmems herein. This'development will have an impact onthese facilities~ -
Fire Service:
The Public Facilities Plan indicates that emergency services (EMS) calls are expected to
increase forty-five (45)Peteent bY the Year 2015.. Eight (8) new.fire/rescue statiOns are
recommended for construction bY. the year 20I 5 inthe Plan. Based on 314 dwelling Urdts~
this request will generate approximately eighty (80). calls :forfire and EMS services each
year. The applicant has. addressed:the.impact on. fire service. (Proffered Condition 5)
The Waterford Fire/Rescue Station, Company Number I6, currently provides fire protection
and emergency medical service. When the property is developed, the. number of hydrants,
quantity of water needed fOrfire protection and access requirements:will be evaluated:during
the plans review process.
Schools:
Approximately 166 students'will be generated by thisdeVelopmem: This site lies in the'
Grange Hall Elementary School attendance zone:, capacity - 739, enrollment - 567; Swift
Creek Middle School Zone:. capacity - 1,200, enrOllment.', 1 ~456; and-Clover Hill High
School zone: capacity - 1,600, enrollment - 1,969.
This request will have an impact on the middle and high School involved. There are
currently eight (8) trailers at Swift Creek Middle and fifteen (15):trailers at CloverHill High.
The applicant has fully addreSsed the impact on school facilities. (Proffered COndition 5)
Libraries: .
Consistent with Board of Supervisors' Policy, the impact of develoPmem on libraryservices
is assessed County-wide. Based. on projected population growth, the Public Facilities-Plan
identifies a'need for additional .library space throughom the County.- Even if the facility
8 : .03SN0200-JAN28;BOS
improvements that have been made since the Public'Facilities Plan was published are taken
into account, there is still anunmet 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 addressed the impact of this proposed
development on library facilities, (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) on 154.5 acres and Residential
(R,7) on 3.1 acres. The applicant is requesting rezoning to Residential (R-12) 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-I). 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 approximately
4,980 average daily trips.~ These vehicles will be distributed along Otterdale 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 Proffered to dedicateforty-five (45) feet
of right of way, measured:frOm' the Centerline 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 Road: 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 Harming
Commission' s Stub Road Policy, which suggests that traffic-volumes.on those streets should
not exceed an acceptable level of 1,500 vehicles per day. A' tentative subdivision plan
9 03SbI0200-JAN28-BOS
(Summer Lake Subdivision) has been approved on the' adjacent' property to the north, which
provides a stub road fight ofway (Easter Road) to the subject property. In addition, a'stub
road fight of way (Broadmoore'R0ad) was provided to the subject property with recordation
of Otterdale Park Subdivision. Traffic generated from development of the subject proPerty
could be distributed thr0ugh.the Summer Lake and Otterdale Park SubdivisiOns. In
accordance with the Stub Road POlicy, specific recommendationS.regarding the impact of
this traftic on those adjacent'subdivision streets will be. provided at time of tentative
subdivision review.
Development of the C-1 PrOperty must adhere to the Development Standards Manual in the
zoning Ordinance, relative-to access and internal circulation03iVision 5). Access to major.
arterials, such as Otterdale Road} should be controlled. The appliean}has proffered that-direCt'
access to Otterdale Road will be!limited to the East/West Arterial (Proffered Condition 2.b.).
Proffered Condition 22b: also requires the developer tO submit ~and receive apProval.of an
access plan for the East/West Arterial. -. ~
The traffic impact of this development must b6 addressedi~ Theapplicant has prOffered to: 1)
' construct two (2) lanes °f the:EaSt/West Arterial from otterdale ~-oad to the westem proPert~
line; 2) conStruct the East/X~est Arterial intersection withOtterdale Road as a three (3) lane'
typical section (i.e., one (1)_westbound lane and two (2)eastbom~dtanes); 3) c0nSt~i~t left- '
and right mm lanes al0ng otterdaie Road at theEast/West Aiterial hters~fion and alOng the
- East/West Road at each-apPrOved:access, based on Transportation Department standards; and'
4) widen the west side-of:Otterdale Road to a total travel WaY. Width of eleven (11.) feet"
measured from the centerline with an additional one (1) foot widePaved shoulder ,plUs a
seven (7) foot wide unpaved'shoulder for the entire property.f~oatage.. ~roffered Condition
2.c0
The developer may need to acquire "off-site" right of wayin'Order~toprovide the mm.lanes
.along Otterdale Road at:.'the!East/West. Arterial intersectioa~ According to 'Proffered
Condition2.c.v., if the developer is unableto acquire the:righto~way: f0r this improvement,
the:deVelOper may request ~e:i C°unty to acquire th~:i:hghti}of~:iwaYL'as~a public~ roa{i'
imprOvement. All costs ass°elated with the acqulsifion'~e-~meibY:~e deviioper. I~~the
County chooses not to assist with the fight of way acq~sifio~i; ~¢ deV:eloper. ~ll.not be
obliga'ted to acquire the ~,offrsite,?fight Of,way,:.and willibniYbe:ibb~gatea t6 construet :r°ad
imProvements within;aVailable,fright, of wayl CrOffered ¢oi, aiabn
Area roads need to be improved to address safety and acComm°date the-increase in:traffic
generatedby this development. Otterdale.Road' will be directly :~Pacte:dby development of
this proPerty. Sections °f this road have nineteen (1:9):to ~en~i {20)'~fo~t-wide l~t-Vement
with ho.shoulders, with subs ~ ~tandard Vertical andhodzo!!tali~i~ents~The capaCi~:Ofthis
road is acceptable (Level, 0f ServiCe B) for the volume ;of~: i~icurrently carrieS.i(1 ~059
vehicles per day). The standardtYPical section for OtterdaleR~-shOu!dibe:t;wenty~fo~tr (24)
foot wide .pavement, with minimum eight {8) foot wlde 'Sh~flers, The apPlicant has.
pr°ffered t~'contribute Cash, in an amora consistent with the~:~d:of Sa erv~orS,::Polic
towards mitigating the ,traffic impact of this: deVelopmeni~¢~offered Condition 5): As
10
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 fundsi in addition to cash proffers. NO road improvemem projects in this
area. of the County are currently included in the Six-Year Improvemem Plan.
At time of tentative subdivision review or site plan approval, specific recommendations will
be provided regardingaccess, stub road'rights of way to adjacem properties and the proposed
internal street netWork;
Financial Impact on Capital Facilities:
· PER UNIT ~ '
Potential Number of NeTM Dwelling Units' 308* 1.00'
Population Increase ~ 837.76 ~ 2.72
Number of New Students ..' '
Elementary 73.92 : 0.24
Middle ·' 40.04 ' 0.13
.High 52.36 . 0.17
TOTAL.· 166232 0.54·
· Net COst for Schools ' 1,492,876 4,847
Net Cost for Parks · 213,444 .' - 693
Net Cost for Libraries ' 115,500 375
Net Cost for Fire Stations 123,508 -. 401·
AverageNet Cost fOr Roads · 1,265,572 4,109
TOTAL NET COST : . ~ '3,2101900 [. ·
10,425
*Reflects the number of units in excess of:6, ~er 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 has been advised thata maximum proffer of $9,000 per unit would
defray the cost of the capital facilities necessitated by this proposed development. The applicant has
been further adVised that a maximum proffer of $4,815 per unit would defray the cost of capital
facilities necessitated by development of the age-restricted portiOn.oftheProposed development, as it
will not havean increased impact on schools facilities. Consistent with the Board of Supervisors'
Policy, and proffers accepted.from otherapplicants, the applicant has offered cash to assist in
defraying the Cost of this proposed zoning on·such capital facilities. (Proffered Condition 5)
03SN0200-JAN28-BOS
Note that circumstances relevant to this case, as presemed 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 Upper Swift Creek B1an which suggests the property is
appropriate for residential development of 2.0 dwelling units per acre or less. The Plan also
suggests that convenience commercial nodes may also be appropriate within. Such a
coordinated development subject to adeqUate access and a design that incorporates an
internal focus'with open spaces and pedestrian connections.
Area Development Trends:
Properties to the north are vacant, but'are zoned for singlefamilY~development and are under
subdiVision plan review as part ofthe Summer Lake Subdivision~development; Properties to
the east have been developed as part of the Otterdale Park subdivision or .are zOned
Agricultural (A) and occupiedby s'mgle family dWellings or are.currently vacant.: prOPerties
to the west are zoned Residential (R-9) and are part of the overall Magnolia Green project;
The remaining properties to the south are zoned Agricultural (A) and are occupied by single
family residences or are vacant..Residential development at densities consistent :with the
Plan is eXpected to continue in this area. '"
Site Design:
The applicant has prOffered a .maximum of M4 dwelling units (Proffered Condition 1).
Access .is proposed to Otterdale Road. Based upon the number of proposed lots; it' is
anticipated that a minimum of two (2) access points:will beprovided. At the time of
tentative subdivision submission, restrictionson lots fronting Qtterdale Road, provision of
buffers along Otterdale Road and internal sitedesign Will be revieWed.
Any lots designated for senior hOusing will be designated on,the record plats to assist in
tracking their associated impacts on capital facilities. (Proffered Condition 6)
Commercial Node:
The_applicant has submitted a Master Plan that. conceptually dePicts a five (5) acre Parcel
reserved for Convenience Business (C- 1) uses.: This commercial node' is intended to provide
lhnited commercial and office services to residents within~-theplanned community. This tract.
will be' located within one (1) qUadrant of the intersection~ of the Proposed East/West Arterial
and a residential collector street within the development~ as generally depicted on theMaster
Plan. To' minimize' the ~impact .of.these Uses upon the ipmpOsed surroUnding reSidemial
developmem, no residential lotswoUld from On this resid~nfi~ ~°lleCtOr Street ~dj acent, toor
within the vicinity of these C-1 uses. Proffered conditions- pemait thetocation of theC-1
12 03SN0200-JAN28-BOS
uses robe 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 witth sUrrounding residential
uses: lnno case would suchuses be permitted along otterdale ROadiDeVelopm~moftheSe
commercial uses would'be limited to a maximum of 15;000 gross square feet and would
comply'with the requirements ofthe Zoning Ordinance .fo,-the Convenience Business (C- 1)
District Plus Emerging. GrowthDistrict Standards. These requirements address access,
landscaping, architectural treatment, setbacks, parking, signs;b. :u~ ers. andutilifies andensure
cOmpatibility with the,surroUnding residential, areas. (Pmfferid 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~s adopted.policy.·'At this
time: without a tentative .subdivision plan,.it is not poSsi~ie t° deten~fined whether
Broadmoore Road should be extended. Potential exists for Broadmoore Road tobepa~allY~.
extended to serve a limited-number of lots. The applicant-~has:addressed, compafibility
concerns (Proffered Condition 8). Currently, the' average l°t,· Size in-Otterdale Park is
apprOximately 2.5 acres: and. theaverage density is approximately.4'dwelling Units per acre,
.CONCLUSIONS
The proposed zoning and land use conforms to the Upper Swift.CreekPlan which suggests the
property is appropriate for residenti~, use of 2.0 units per acre :or'leSs, and is representative of
anticipated area, developments Further,-the non-residential nses.e°mPly with.the plan which SUggests
that such uses-are appropriate within a.¢Oordinated deVelOpment.
The proffered conditions address the impacts ofthis development:on necessary capital facilities, as
outlined in the. ZOning Ordinance and COmprehensive Plan. Specifically; the need:for schools; parks,
librariesandfirestafions is identified'in:~e County's adopted Public Facilities l~lan, Thor0Ugh~are;
Plan and:CaPital'-ImProvement:;Progr~ and~the in'pact offliiS devd0p~entssdiScusSed herein
proffered Conditions adequatelY-~tigatethe impa~t On eaPitalfaeil~;ieS; :therebY insUring adequate
serviCe levels ~aremaintalned andP~teeting the health, s~ety and"~elfare °f ~e-Count~
Given these, considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/I7/03):
At the request of the-applicantl the CommisSion deferredthiSicase to:the Commission, S
November 18, 2003, public heaXing.
13 - 03'SN0200.l~282BOS
Staff(6/18/03):
.The applicant was adviSed in writing that any significant new or revised information should
be submitted no later`than September 2, 2003, for consideration 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 (11/10/03):
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 (11/18/03):
The applicant accepted the recommendation. There was opposition present.' Concerns were
expressed relative to the condition of Otterdale Road;' impacts on water quality; and
overcrowded schools. Support was present indicating that: the proposal~is compatible with
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. Clmningham, the Commission recommended
approval of this request and acceptance of the proffered conditiOn on pages .2 through' 5.
AYES: Messrs. Gecker, Litton, Cunningham and Stack.
NAY: Mr. Gulley.
Board of Supervisors Meeting 0.2/17/03):
At the request of the applicant, the Board deferred this case to January'28, 2004.
14 03SN0200-JAN28-BOS
Staff(12llS/03):
The applicant was advised in writing that any significant new or,reviSed information Should
be sUbmit[ed no later than December 23, 2003, for consideration atthe. Board's January
public hearing. Also, the aPPlicant was advised that.a $250,00 deferral fee must bepaid prior
to the Board's public hearing.
Staff (1/21/04): '
To date, no new information has been submitted; nor has the$250.00'deferral fee been paid.
The Board of Supervisors, on Wednesday, January 28, 2004, berg at 7~00 p.m,, will take under
consideration' this request.
15
03SN0200-JAN28-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.' The location of the East/West ~teriat 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~l) uses shah be
permitted, subject.to the following reStrictions:. - -
Such development shall contain a maximumoffive (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 quadrantofthe· intersection of
the East/West Arterial and a residential' Collector 'street which
extends through the property, as generallY depicted:on the
Master Plan. No residential lots shall: fr°~t ~ithis residential
collector street adjacent to or in the vicinity of the C~1 uses.
c. The location of suCh uses may.be modified :frOm that shown on
.the Master Plan Provided that:. ' -
i. 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 intern:al to the
development;
ii. No residential lots shall front' on this residential collector
street adjacent to or in,the vicinity.of the C-~1 uses;
iii. Such location insures land-use transition and cOmpatibility
with surrounding residential uses and.SUehUSes are located
so as to minimize their impacts upon 'adj~cent properties. A
plan depicting-this modification shall .be submitted to the
Planning Department for review and apprOval'. Such Plan
shall be subject t'° appeal in accordanc~.'~th~theprovision of
the Zoning Ordinance for Site Plan: apPe~iS;-'and:'
iv. In no event shall such Uses be located along: otterdate Road.
eo
Such development shall conform to the requirements of the
Zoning Ordinance for Convenience Business ~(C-1).Districts in
Emerging Growth Districtareas.
The location of such C-1 uses shall be.identified on the initial
tentative subdivision plan.
Any record plat for lots adjacent to the proposed C-1 uses shall
note the potential· for commercial development adjacent to such
lots.
Date: November 5, 2003
//529757 vi 026824.00001
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