04SN0184-Feb25.pdfFebruary 25, 2004 BS
STAFF' S
. REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0154
Stigall Drive LLC
Clover Hill Magisterial District
Crenshaw Elementary, Bailey Bridge Middle and Manchester High SchoOl Districts
West line of Stigall Drive
REQUEST: .Rezoning from Agricultural (A)to Residential (R-12).
PROPOSED LAND USE:
A single family residential subdivision with a minimum lot size of 12,000 squarefeet
is planned yielding a density of approximately 3.57 dwelling units per acre.
PLANNING COMMISSION RECOMMF, NDATION
RECOMMEND' APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommendapproval for the following reasons:
Ao
The proposed zoning and !and use conform to the Northern Area Plan which suggests
the property is appropriate for medium density residential USe of i.51 to 4.0 uaTt~ Per
acre and is representative'of existing and anticipated area development.
Bo
The proffered conditions r address the impacts of this Proposed development on
necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive
Plan. Specifically, the need for transportation, schools, parks, libraries and tim
stations is identified in the County's adopted Public Facilities Plane the .ThoroUghfare '
Plan and Capital Improvement 'Program and the impact of this development is
Providing a FIRST CHOICE'Community Through Excellence in Public Service.
discussed herein. The proffered conditions adequately mitigate, the impact on capital
facilities, thereby insuring that adequate service levels are maintained as necessary to
protect the health, safety and welfare of County citizens.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS.
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COM/vIISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH oNLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. The public water and wastewater systems shall be used. (13)
(STAFF/CPC) 2.
Except fOr timbering approved by the Virginia' State Department of-
Forestry' for the purpose of removing dead or diseased trees, there
shall be no timbering on the Property until a land disturbance permit
has. been obtained from the-Environmental Engineering Department
and the approved devices installed, (EE)
(STAFF/CPC) 3.
All exposed portions of the foundation of each dwelling unit shall, be
faced with brick or stone veneer. (BI & p)
(STAFF/CPC) 4.
The minimum gross floor area for one (1) story dwelling units shall
be 1400 square feet and dwelling units with more than one story shall
have a minimum gross floor area of 1800 square feet. (BI & P)
(STAFF/CPC) 5.
The applicant, subdivider or assignee(s) shal!.pay the following to the
County of Chesterfield prior.to the :issuance of building permit for
infrastructure improvements within the service district for. the
property:
$9,000 per dwelling unit, if paid prior to July 1,.2004; or
The amount approved by the Board of Supervisors not to
exceed $9~000 per dwelling unit adjusted upward-by any
increases in the Marshall and. Swift Building Cost Index
between July 1, 2003, and July 1 of the fiscal year in which
the payment is made if paid after June 30, 2004.
In the event the cash payment-is not used for the purpose for
which proffered within fifteen (15) years of receipt, the cash
shall be returned in full to the payor. (B&M)
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GENERAL INFORMATION
Location:
West line of Stigall Drive, south of Frederick Farms Drive.
10).
Existing Zoning:
A
Size:
12.3 .acres
Existing Land Use:
Single family dwelling (JefferS House, circa 1707)
Adiacent Zoning and Land Use:
North and West - R-9; Single family residential or vacant
South- R-12 and R-9; Single family residential or vacant
East - A and R-12; Single family residential or vacant
UTILITIES
Public Water System:
Public
Tax ID 743-682-3448 (Sheet
There is an existing eight (8) inch water, line extending along the west side of Sfigall Drive,
adjacent to this sitei Use of the public water sYstem is intended and has been proffered.
(Proffered Condition 1)
Wastewater System:
There is an existing eight (8) inch wastewater cOllector line extending along the southeast
boundary of this site. In addition, there is an eight (8) inch wastewater collector 1ine
-extending along Brandenburg Drive approximately 175 feet soUth-of this site. Use of the
public wastewater system is intended and has been proffered. (Proffered Conditi°n 1)
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'ENVIRONMENTAl,
Drainage and'Erosion:
The property drains in three 0) directions via overland sheet floTM and.then through
manmade systems to tributaries of Swift Creek. There are currently no on- or off-site
drainage or. erosion problems with none anticipated after development. The majority of the.
property is wooded and should not be timbered without first obtaining a land diSturbance
permit from the Environmental Engineering Department (Proffered-Condition 2), This will
insure that adequate erosion control measures are in place prior to any land disturbance
permit. :
PUBLIC FACILITIES
The need for roads, schools, parks, libraries, fire stations and transp°rtation facilities is identified in
the Public Facilities Plan, the Thoroughfare Pl~ and the Capitallmprovement Program and further
detailed_ by specific departments in the applicable seetion of this "-Request' 'Analyms .'" This
develOpment will have an impact on these facilities.
Fire Service:
The Public. Facilities Plan indicates that emergency services calls are expected to increase
forty-five (45) percent by 2015.. Eight (8) new fire/rescue stations are recommended for
construction by 2015 in the Plan.-'Based on thirty-seven (37) dwelling'units, this request will
generate approximately nine (9) calls for fire and rescue services each year. The applicant has
offered measures to assist in mitigating the impact On fire service. (PrOffered Condition 5)
The Swift Creek Fire Station~ Company Number 16, currently provides fire protection and
emergency medical service. When the property is developed, the number of hydrants,
quantitY of water needed for fire protection and access requirements will be evaluated during
the plans review process.
Schools:
Approximately twenty (20) students will be generated by this development. This site lies in
the Crenshaw Elementary School attendance zone: capacity = 733 enrollment- 800; Bailey
Bridge Middle School zone: capacity - 1,621, enrollment-1,635; and Manchester High
School zone: capacity- 1,962, enrollment - 2,399.
This. development will have an impact on all schoOls involved...There are currently.six (6)
trailers at Crenshaw Elementary, twenty (20) trailers at Bailey Bridge Middle and seventeen
(17) at Manchester High School. The applicant has offered measures to assist in mitigating
the impact on schools. (proffered Condition 5)
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Libraries.:
Consistent with the Board of Supervisors' Policy, the impact of development on library
services is assessed County-wide. Based on projected population growth, the Public
Facilities' Plan identifieS a need for additional library space throughout the County. Even if
the facility 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. Development' of this property could impact the existing Clover Hill Library, the
LaPrade Library or a proposed new facility near Lucks Lane. The Plan indicates a need for
'additional library space in this area of the County. The applicant has offered measures to
assist in mitigating the impact on libraries. (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 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 mitigating the impact on park facilities.
(Proffered Condition 5)
An early 19th-century dwelling referred to as the Jeffers House in Odell's Chesterfield
County: Early Architecture and Historic Sites~ will be sacrificed to this development.
Substantial changes to both the inside and outside of this structure have altered the historic
integrity of both the dwelling and the surrounding landscape.
Transportation:.
This request consists of 12.3 acres, currently zoned Agricultural. (A). The applicant is
requesting rezoning to Residential (R-12). Based on single-family trip rates, development
could generate approximately 290 average daily trips. These vehicles will be distributed
along Stigall Drive to Genito Road that had a 2001 traffic count of 9,369 vehicles per day,
and to Bailey Bridge Road that had a 2002 traffic count of 11,000 vehicles per day.
Included in the Subdivision Ordinance is the Planning Commission's Stub Road Policy..The
· Policy suggests that subdivision streets anticipated to carry ~,500 vehicles per day or more
should be designed as "no-lot frontage" collector roads. Traffic generated by development of
the property will be distributed through adjacent subdivisions (Fredrick Farms, Bailey Ridge
Estates and Clifton Farms). Most of the streets in these adjacent subdivisions were develoPed
prior, to the adoption of the Stub Road Policy. A section of Bailey Woods Drive in Bailey
Ridge Estates Subdivision carries approximately 1,685 vehicles Per day (2004 Waffle count).
However, the configurations of the streets in this area make it unlikely that a significant
volume of the Site traffic will use Bailey WOods Drive. Bused on other-traffic counts in the
04SN0184-FEB25~BOS
area, streets within the adjacent subdivisions are below the acceptable subdivision'street
volumes as defined by the Stub 'Road Policy, and the site traffic traveling along these streets
is not anticipated to exceed that level.
The traffic impact of this development must be addressed. Area roads need:to be improved to
address safety and accommodate the increase in traffic generated by this development. The
applicant has proffered to contribute cash towards mitigating the traffic impact of this
development, in an mount consistent with the Board of Supervisors' Policy. (Proffered
Condition 5)
Financial Impact on Capital FaCilities:
· PER UNIT'
Potential Number of New Dwelling Units . 22* ' · 1.00
Population Increase 59.84 ' 2.32
Number of New students '"
Elementary 5.28 . 0.24
High . 3.74 ' . 0.-17
Net Cost for Schools ' '. ' 106,634 . 4,847
Net Cost for Parks · 15,246 693
fo Librari '
Net Cost r es 8,250 ·.. 375
Net Cost for' Fire Stations · . 8,822 ' ' 401
Average Net Cost for Roads .90,398' ' - ' ' ' 4,109
TOTAL NET COST ' · " 229,350 .. 10,425
*Based on an average actual: density of 1.86 units per acre. Th, actual number of lots and
corresponding impacts may vary.
As noted,' this proposed development will have an impact on capital facilities. Staff has calculated
the. fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fire stations at
$10,425 per unit. The applicant has been advisedthat a maximumproffer of $9,000 per unit would
defray the cost of the capital facilities necessitated by thisproposed development, 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)
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Note that.circumstances relevant to this case, as presented by the applicant, have been reviewed and
it has been determined that it is appropriate to accept the maximum cash proffer in this case.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northem Area Plan which suggests the property is
appropriate for medium density residential use of 1.51 to 4.0 units, per acre.
Area DevelOpment Trends:
Area properties are zoned residentially and agriculturally and are occupied by single family
residences or are vacant. It is anticipated that single family residential zoning and landuse
will continue in the area as suggested by the Plan.
House' Sizes -and Treatment:
To address concerns of the Clover Hill District Commissioner, proffered conditi°ns address
minimum house size and foundation treatment. (Proffered Conditions 3 and 4)
'CONCLUSIONS
The. proposed zoning and land use Conform to the Northern Area Plan which suggests the property.is
appropriate for medium density residential use of 1.51 to 4.0 units per acre and is'representative of
exiSting and anticipated area development.
The proffered conditions address the impacts of this proposed development on necessary capital
facilities, as outlined in the Zoning Ordinance and. Comprehensive Plan~: SpecifiCally; the need for
transportation, schools, parks, libraries andfire stations is identified in the County's adoPtedPublic
Facilities Plan, the Thoroughfare Plan and Capital ImprOvement Program and .the impact of this
developmentis discussed herein. The proffered conditions adequately mitigate the impact on capital
facilities thereby insuring adequate servicelevels are maintained as necessary to protect the .health,
safety and welfare of County citizens.
Given these considerations, approval of this request is'recommended.
CASE HISTORY
Planning COmmission Meeting (1/20/04):
The applicant accepted the recommendatiOn. There was no.opposition present.
7 '04SN0184-FEB25-BOS
On motion of Mr. Gulley, seconded by Mr. Litton, the Commission recommended'approval
and acceptance of the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, February 25, 2004, beginning at 7:00 p.m., will take under
consideration this request.
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