04SN0248-July28.pdfJulY 28, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0248
(AMENDED)
Branders Bridge LLC
Bermuda Magisterial. District
Harrowgate Elementary School, Carver Middle School' and
Matoaca High SchoolAttendanCe Zones
Off westemterminns of Cougar Trail
REQUEST: (AMENDED) Rezoning frOm Agricultural (A) to'Residential (R-12).
PROPOSED LAND USE:
A single family residential subdiVision with'a ~m~um. of 120:.1°ts, yieldinga
density of appr0ximatelY 1.4. lots per acre, is .plannedi .:
PLANNING COMMISSION.~COMMENDA~ON
ACKNOWLEDGED WITHDRAWAL OF THE'REQUEST 'EXCEPTION TO' ~cCESs
PROVISIONS AND RECOlVlMEND APPROVAL AND' ACCEPTANCE OF THE PROFFERED
CONDITIONS ON PAGES 2 ~ 3.
AYES: MESSRS. GECKER, BASS, GULLEYAND WILSON.
ABSENT: MR. LITTON.
STAFF RECOMMENDATION-
Recommend approval for the following.-reasons:
Ao
The proposed zoning and-use conforms to the Southern andWestem:Area Plan which
suggests the property is-appropriate f°rresidential use of 2.5.1 to 4:.0 dWelling-units
per acre. - ..
Providing a FIRST CHOICE Commllllity Through Excenence in Public Service.
B. The proffered conditions adequately .address the impact of this developmem on
necessary capital facilities, as outlined in the' Zoning Ordinance and the
Comprehensive Plan; .Specifically, the need for schools, parks, libraries, fire stations
and transportation facilities is identified in the-County's adopted Public Facilities
Plan, the Capital Improvement Program and the Thoroughfare Plan and the impact of
this development is.discussed herein. ~The proffered.conditions adequatelY'mitigate
the impact on capital :facilities and thereby ensure 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 OWNERS MAY 'PROFFER .OTHER CONDITIONS. THE CONDITIONS
NOTED WITH" " -
STAFF/CPC WERE AGREED UPON-BY BOTH STAFF AND THE
COMMISSION2 CONDITIONS WlTHONLYA"STAFF"ARERECOMMENDED SOLELYBY
STAFF. CONDITIONS WITH .ONLY A "CPC" ARE. ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED'CONDITIONS
The property owner and applicant in this rezoning case,, pursuantto section 15.2-2298 of the'COde of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves.and
their successors or assigns, proffer that 'the .property under.Consideration (the "prOperty") will _be
developed'according to the following prOffers if, and. only if, the rezoning reqUest-submitted herewith
is granted with only those conditions agreed to by the.owner and:apPlicant.· In-the event this request
is denied or approved with conditionsnot agreed to by theowner andapplicant, the proffers shall
immediately be null and void and ofno further force-or effect
(STAFF/CPC) 1.
Timbering... With .the exception of timbering .to remove dead or
diseased trees Which has .been approved by the.virginia State
Department.of Forestry, there shallbe no timbering'until a land
disturbance- permit-.has been obtained from the Environmental
Engineering Department and the approved devices installed :.~in
accordance with The Forestry BestManagement Practices.for Water
Quality in Virgini. 'a: (EE)
(STAFF/CPC) 2.
Maximum Number'of Dwellings. The'OVerall number of dwellings
for theentire property shalI'not eXceed 120 units. (P) ..
(STAFF/CPC) 3.
Cash Proffer. PriOr to'the time Ofissuance.of a building permit for
each neTM dWelling unit, the applicant, subdivider, or its assignee,
shall pay'.to the County. of Chesterfield'the following, amounts for
infrastructure improvements within the service district for the
PropertY: -
a. if payment is made Prior to July 1, 2004, $9000;' or
2 04SN0248-JULY28-BOS
b. ifpaymem is made after June 30, 2004~ the amount approved
by the BOard of Supe~sorS,:butnot.to exceed the $9000Per
dwelling unit' as. adjusted ~upWard by any'increase in .the
Marshall and'S~ft Building CostIndex between JulY 1 ;'2003
· . and July 1 of the fiscal yes, in whiCh the paymemis made:_
If any of. the cash proffers are not eXpended for the purposes
designated by the Capital-hnprovement..PrOgram .within fifteen (i 5)
Year~ fr0m..~e date ofpaym~nt; theYShal1 t~ retUrned.in full to th~.
payor. ShoUld Chesterfield CountYimpose impact fees at-anY time
during.the life of the' deVelopmem that are applicable, to the Property,
the amount paid in cash.proffers shall:~bein :lieu of or Credited:toward,
but not'be:in,addition to;.:any impact feeSi in-a manner determined by
the CouiitY.(B and:M): ' ' . "' '
(STAFF/CPC) 4. Nd. COnstruction TraffiC. Unless access to the Property fromCougar
Traii cann0tbe- dbmed, for~ aperiod of three .(3)years frominitial
development-°ftheProperty, no ComtrUcfion traffic shall use Harrow
Drive:for~aCCeSs to. or frOm:the Property.- ~) .'
5. TranSp°rtation. "In conjunction with deVeloPment Of any 10ts with
access to ~ow Orivei~ additional~ pave~ment s~ he-_COnstructed
alOng Harrowgate ROad at ~the. ~HarrOw.Drive interSectiOn .to Provide a
~t~ lode. ~h~aevelopersh~l~aediCat~tocheste~eldCO-unty;
free'and, un%trictedi. % addition~. ~Ot. Of. waY~(or e~emedti
(STAFF/CPC)
req~ed f°r this improvement.
Location:
Lies off the western terminus °f cougar :Trail', Tax IDs 791-63~5.'Part of3704and 791-636-
9012 (Sheet 34).
Existing ZOning:
AgriCultural (A)
Size:
86.9 acres
Existing Land Use:
Vacant
3
i 04SN0248'~JULY28_BOS
Adjacent Zoning and Land Use:
North
South
East
West
- A; Single family reSidential or vac. ant
- A; Single family residential or vacant.
- R-7 and R-15; Public/semi,public (I-Iarrowgate park)or vacant
- A; Single family residential or vacant
UTILITIES
Public Water System:
There is an eight (8) inch water line extending along Wilton Road approximately 835 feet
east of this site. In addition, a six (6) inch water line extends alonga portion of Cougar Trail,
approximately 910 feet east ofthe request site.' Use of the public. Water system is requiredby
County Code.
Public Wastewater System:
There.is an eighteen (18) inch wastewater trunk line that extends along a tributary of.
Timsbury Creek and terminates, approximatelY 2200"feet southeast of this site. Use of the
public wastewater system is required by County Code.
Drainage and Erosion:
The property drains southeast to Timsbury Creek. 'There areno existing Or anticipated'on-
or off-site drainage or erosion prOblems. The : property ~ is wooded, and should not !be
timbered without first obtaining a land-disturbance permit from the Environmental
Engineering Department.- (Proffered Condition 1)
Water Quality:
There are large areas of wetlands :on the property, which will require.a twentY;five (25) foot
building setback.
PUBLIC FACILITIES
The need for fire, school, library, park and-transportation facilities is identified in the Public
Facilities Plato the Thoroughfare Plan and'the capital Improvement prom as'is further detailedby
specific departments in the applicable sections of this "Requesti~alysiS".: This deVelopment ~will
have an impact on these facilities.
4 04SN0248-JULY28-BOS
Fire Service:
The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls are
expected to increase forty-four (44) to seventy-eight (78)percent by 2022. Six (6) new
fire/rescue stations are recommended for construction by 2022 in the Plan; In addition to the'
new stations, the Plan also recommends the expansion of fiVe (5) existing stations. 'Based on
120 dwelling units, this reqUest will generate approXimately twenty-seven (27) calls for fire
and emergency medical services each year. The applicant has addressed the impact on. fire
and EMS. (Proffered ConditiOn 3)
The Chester Fire Station, Company Number 1, and Bensley Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service. When the propertyis
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 sixty-four (64) students will be generated by this development. This Site lies
in Harrowgate Elementary-Schoolattendance zone: capacity - 515, enrollment- 640, Carver
Middle School zone: capacity.--1,222, enrollment- 1,469 and Mat°aca High School:
capacity- 1,573, enrollment- 1,233.
This reqUest will have an impact, on the elementary and middle schools involved. There are
currently fifteen (15) trailers at. Harrowgate Elementary and six (6) trailers at Carver Middle.
The-applicant has offered measUres to assist in addressing the impact of this development on
school facilities. (Proffered Condition 3)
Libraries:
Consistent with the Board of Supervisors' PolicY; the impact of development on library
selvIces IS assessed County-wide. Based'°n ~}~jected 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 PublicFacilities Plan was Published
are taken into account, there is still an unmet need for additional library space throughout the
County.
Development of the propertynoted in this.case would most likely affect the Chester Library
or the Central Library. The PublicFacilities Plan indicates a need to add library space in this
area of the county. The applicant has offered measures to assist' in addressing the impact of
this development on library facilities. (Proffered Condition 3)
Parks and RecreatiOn:
The Public .Facilities Plan identifies the need for three O) neTM regional parks, seven (7)
community parks, twenty'nine (29) neighborhood parks and five (5) community centers by
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2020. In addition, the Plan identifies the need for ten (10) new or expanded Special purpose
parks to provide water access or preserVe and interpret unique recreational, cultural or
environmental resources. The Plan also identifies shortfalls in trails and recreational historic
sites.
The applicant has offered measures to assist in addressing the' impact of this prOposed
developmem on these Parks and Recreation facilities. (Proffered Condition 3)
Transportation:
The property (86.9 acres) is currently zoned Agricultural (A).~ The applicant is requesting
rezoning to Residential (R- 12), and has proffered a maximum density of 120 units (Proffered
Condition 2). Based on single-family triprates, developmentcould generate approximately
1,230 average daily trips. These: vel~eles are anticipated' to be i-nitially distributed' via
Cougar. Trail and Harrow Drive to.Harrowgate Road, which had a 2004 traffic count:of9~694
vehicles per day. The capaCity of HarroWgate Road is acceptable(Level of Service D) for the
volume'of traffic it currently carries.
Currently,. public road access is not available to the property. 'The applicant prepareda
preliminary layom for subdividing the property. The layout shOwS access from the-property
to Harrowgate Road provided through Harrowgate Park to Cougar Trail and through two (2)
adjacent parcels to Harrow Drive in Windsor Hill Subdivision.
Included in the Subdivision Ordinance is the Planning Commission's Stub Road Policy. The
Policy suggests that subdivision streets anticipated.to'Carry 1 ;500 vehicles-per day or more
-should be designed as "no-lot frontage" collector roads. Cougar Trail is a"no'lot frontage"
road, and Harrow Drive has l°ts that fromthe mad. The 2004 ~m~ic count onHarrow Dt~ve
was 368 vehicles per day. Traffic generated by development ofthe SUbject Property traveling
along Harrow Drive is not anticipated to exceed the acceptableSubdivision street volumeas
defined by the Stub Road Policy.
The traffic impact of this develOpment mustbe addressed. There are left and right turn lanes
along Harrowgate Road atthe Cougar Trail intersection: The applicant has proffered to
construct a right mm lane along Harrowgate Road at the HarroW Drive intersectiOn with anY
develoPmem that accesses Harrow Drive. (Proffered Condition 5)
The applicant has also proffered to contribute cash, in an mount Consistent with the Board
of Supervisors' Policy, towards .mitigating the traffic impact of the residential:devel°pment.
(Proffered Condition 3 ). As develOpment continues in-this part °fthe county~ traffic-volumes
on area roads will substantially increase. Cash'proffers'alone will not cOver the cost-ofthe
improvements needed to accommodate the traffic increases. Noroad improvement projects
in this part of the county are included in the Six-Year Improvement: Plan.
At time of tentative subdivision review, .specific recommendations will be provided
regarding the internal street, network: .
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Financial Impact on Capital Facilities:
PER UNIT ' '
Potential-Number of New DWelling Units.' ' . · 120' ! · 1.00
Population Increase · . . ,. · · . ' 326.40 i: ' 2.72
Number of New Students ' '
. Elementary ' ''. '28.8'0 . . 0.24
High ' 40 A7
' 20. . 0
TOT ' '" " . . 64.80 0.54
Net Cost fOr SchoOls .581,640. ' ' .4,847
st for Parks ' ', 6 · '
NetCo ' .83 1 0' .693
Net Cost for Libraries ' ' .' "- 45,000 · · 375
Net Cost for Fire.Stations ' . . . "48 20 ' i . ' 401
Average Net Cost for Roads . ' ' . 493,080 ·".-4,109
TOTAL NETCOST · I ' ... .10,425
*Based on a proffered maximum of 120 dwelling units(proffered:Condition 2). The actual number
of units developed and corresponding impact may vary.
As noted, this proposed development will haVe an impact on capital facilities. Staff has calculated
the fiscalimpact of every new dwelling, unit.on SChools, roads, parks~ libraries and fire stations-m -
$10,425 per unit. The applicant has been advisedthat a maximum prOffer of.$9,000 per unit wOUld
defray the cost of the capital facilities neCessitated.by this. pmposeddevelopment. Consistent with
the Board of Supervisors' Policy, and proffers accepted:from other apPlieants,-the~applicant has:
offered cash to assist in defraying the cost of this proposed zoning'on such capital facilities.
(proffered Condition 3)
Note that circumstances relevant-to this casel as presented bythe applicant, have been reviewed'Md .-
it has been determined that it is appropriate to accept the maximum cash. proffer in:this case.
LANDUSE ' ' - .
Comprehensive Plan:
The request property lies: Within:the boundaries of the SOutheTM .and Western Area.plan
which suggests the property is appropriate, for~residential use 0f2~51 to 4.0 Units per acre.
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Area Development Trends:
PrOperties to the north, south and west are characterized by single family residential uses on
acreage parcels or are vacant. Adjacem proPerty to the east is zoned residentially and is
occupied by Harrowgate Park or remains'vacant. 'Residential developmemis expected to
continue in the area, as is suggested by the .Plan.
Construction Traffic:
To address concerns of area property owners, the aPplicant has offered a proffer which would
prohibit construction traffic from using Harrow. Drive, under certain circUmstances (Proffer
Condition 4). It shouldbe noted that staff enforcemem of'this Condition will be difficult?
CONCLUSIONS
The proposed zoning and use conforms tothe Southern and. Weste .m Area :Plan which suggests the
property is appropriate for residential use of 2.51 to 4;0 dwelling units per acre. In addition, the
.proffered conditions adequately address'the impact of this developmem-on necesSary-capital
facilities, as outlined in the Zoning Ordinance and the. Compreheusive Plan. Specifically,' the need
for schools, parks,: libraries, fire stations and transportation, facilities is-identified in the CoUnty!s
adopted Public Facilities Plan, the capital.Improvement Program. and theThorougtifare Plan an6the
impact of this development is disCussed herein. The proffered conditions adequately mitigate ~e
impact on capital facilities and thereby ensure that adequate service levels, are mahitalned ;~
necessary to protect the health, safety and welfare .of County citizens.. ' ~' '
Given these considerations, apprOval of this request is recommended..
CASE HISTORY
Staff (6/11/04):
The. applicant submitted revisions to this requeSt, which.: included . withdrawal of the
exception to access provisions~ withdrawal of a proffered ConditiOn relative to dedicafionOf
parkland in exchange for access across parkProperty and the submission ofaprOffer relative
to construction traffic on Harrow Drive. .
Planning Commission Meeting (6/15/04): . ~
The applicant accepted the.recOmmendation. There was no opposition present.
On motion of Mr~ Wilson, seconded by-Mr. Gulley,. the Commission acknowledged
withdrawal of the requested, exceptiOn to access provisiOns.
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AYES: Messrs. Gecker, Bass, Gulley and Wilson.
ABSENT: Mr. Litton.
On motion of Mr. Wilson, seconded by Mr. Gulley, the.Commission recommended approval
and acceptance of the proffered conditions, on pages 2 and 3.
AYES: Messrs. Gecker, Bass, Gulley and Wilson.
ABSENT: Mr. Litton.
The Board of Supervisors, on WedneSday, July 28, 2004, beginning at 7:00 p.m., will take under
consideration this request.
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