04SN0249-July28.pdfJul/y 28, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND.
RECOMMENDATION
04SN0249
Greenbriar Development LLC
Bermuda Magisterial District
Harrowgate Elementary, carver Middle and Matoaca High School Attendance Zones
North line of Heritage Drive ~"
REQUEST: Rezoning from Agricultural (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 8 provides-the deVelopment will havea maximum
density of 1.85 dwelling units per acre, yielding, approximately fifty-nine (59) 10ts...
pLANNING COMMISSION RECOMMR'~ATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND. 3.
AYES: MEssRs. GECKER, LITTON, GULLEY AND WILSON.
NAY:-1VlRi BASS.
STAFF RECOMMENDATION
Recommend approval for the following reasOns:
Ao
The proposed zoningandland use conform to the. SoUthern and Western Area Plan
which suggestS.the property is appropriate fOr residential Use of 2.151 to 4:0 units Per`.
acre and is representative of existing and anticipated area developmem.
Providing a FIRST CHOiCE.Community Through Excenence in Public Service.
Bo
· The proffered conditions address the impacts .of'this proposed developmem on
necessary capital facilities, as outlinedin the Zo ~ning Ordinance and Comp-rehensive -
Plan. SpecificallY, the need for transportation, schoOls, parks,. libraries and fire
stations is identified inthe 'County's adopted:Public Facilities Plan_ the Thoroughfare
Plan and Capital Improvement Program.'and'the impact of this .development is
discussed herein. Theproffered conditions adequatelymitigate the'impact on capital
facilities, thereby insuring thatadequate service levels are mare' rained as necessary to
protect the health, Safety and welfare of County citizens. ' ~
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. TI-IE
PROPERTY OWNER MAY PROFFER OTHER CONDITIONS;' THE CONDITIONS NOTED
WITH "STAFF/CPC" WERE AGREED UPON BY BOTH:STAFF AND THE COMMISSION.
CONDITIONS WITH ONLY A "STAFF". ARE RECOMMENDED SOLELY BY STAFF.
CONDmONS WITH ONLY A "CPC!' AR~ ADDITIONAL CONDITIONS RECOMMENDEDBY
THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
(STAFF/CPC) 2.
(STAFF/CPC) 3.
(STAFF/CPC) 4.
(STAFF/CPC) 5.
The public water, and wastewater.syStems shall be used. (U)
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 fxom the EnvirOnmental Engineering Department
and the apprOved deVices installed, (EE)
All exposedportions of the foundation ofeaCh dwelling unit ShalIbe
facedwith brick.or stone veneer, (BI& P)
The minimum gross floor area.for:one (1) story dwelling units shall
be 1 ~600 square feet and dwelling-units with more than one' story shall
have a minimum grOss floor-area.Of 1,800 squarefeet (BI &P)
The applicant, sUbdivider:or assignee(s)shall paythe following tothe
County of ChesterfieldPrior'to the issuance of building permit:cf0r
infrastructure improvements within the- service, district for :the
property:
a.. $%000 per dwelling unit, ifPald prior to July 1, 2004; or
b. The amount-approved by:the Board of Supervisors n°t~Tto
exceed: $9,000 per dWelling unit' adjusted .UPward iby..~y
increases in th~ Marshall:and. swii~: :Buil~g i Cost,indent
betWeen July .1, 2003~ and,July i of the fisCal'Year, in which
the. paymemis made if paid after June 30, 2004;
2 04SN0249-JULY28¢BOS
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 fulI.to the payor. (B&M)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
Location:
o
No direct access 'shall-be provided from. the .property to.Heritage
'Drive.
The over~l average lot siZe. of the development shall be a minimum
of 20,150-square feet, (P)
The develoPment shall not exceed a'density of 1 ;85 dwelling unitsper
acre. (P)
GENERAL INFORMATION
North line of Heritage Drive; west: of Harrowgate Road; Tax.IDs-791-640-6935, 792-63'9-
Part of 1731 and 792-640~Part~ of 5335 (Sheet' 34). ·
Existing' Zoning:
A
Size:
31.6 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North -R- 12;- Single family residential Or vacant
South - A; Single family residential or vacant
East - A; Single family residential.or vacant
West:, R-12 and R-15; Single.family residential: or vacant
UTILITIES
Public Water System:
There is an existing twelVe ('12) inch water line extending along.the west side of Harrowgate
Road approximately 1,100-feet-east of this: site.~ Inaddition, six (6) inch water lines extend
3 04SN0249:JULY2'8~BOs
along Horseshoe Bend Drive and Whitebirch Drive adjaCent to the southWest boundary of
this site. Use of the public water system is intended and has been proffered by the applicant
(Proffered Condition 1). Preliminary investigation of the water pressure aVailable in this area
indicate that an off-site extension' of a twelve (12) inch water line from Harrowgate Road,
coupled with an on-site water line connecting to'the existing line in Horseshoe Bend Drive,
will be necessary to provide adequate fire flow in-this development.
Public Wastewater System:
A twenty-one (21) inch wastewater trunk line extends along Timsberry Creek adjacent to the
northern boundary of the request site. Use of the public wastewater system is intended and
has been proffered by the applicant. (Proffered Condition. 1)
ENVIRONMENTAL
Drainage and Erosion:
The property drains north to Timsberry Creek and then east under'Harrowgate Road. There
are Currently no on- or off-site drainage or erosion problems with none anticipated after
development. 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 arein place prior, to
any land disturbance permiL
A house that was constructed in 1957 is located apProximatelY 1000 feet.to the east of the
property where TimsberryCreek flows under Harrowgate Road and is subject to flooding
several times a year.
Water QualiW
The northern border of the.property consists of Timsberry Creek and another tfibutary~ both
perennial streams that will limit the uses inside the Resource Protection Area (RPA).
PUBLIC FACILITIES
The.need.for roads, schools, parks', libraries, fire stations and transportation facilities is identified:in
the Public Facilities Plan_ the iThOrouglafare Plan-and the Capital ImPro~ementprogram and further
detailed by specific., departments ~ in 'the applicable. : . section'of this 'ReqUeSt.. Analysis'"'. This
development'will have an unpaet on thesefacilities.
Fire Service:
The Public Facilities Plan'indicates that emergency services calls are eXpected to increase
forty-four (44) to seventy, eight (78) .perCent by 2022.' Six(6) neW fire/rescue stationsare
recommended for construction by 2022 in the Plan. In addition to the six' (6) neW stations,
04SN0249,JULY28aBOS
the Plan also recommends the expansion of five (5) existing stationS. .Based on
approximately sixty (60) dwelling.units, this request will generate apPrOximately thirteen
(13) calls for fire and rescue :serviCes each year. The aPplicanthas addressed the impact on
fire and EMS. (Proffered Condition 5)
The Chester Fire Station,-Company NUmber 1, and Bensley Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical Service. 'When the property
is developed, the nUmber of hydrantS, quantity ofwaterneeded for fire protection and access
requirements will be evaluated during the plans.review process. '
Schools:
Approximately thirty-one (31) students willbe generatedby thiSdevelopment. This site lies
in the Harrowgate Elementary SChool attendance zone: · capacity -515 enrOllment - 640;
Carver Middle School zOne: capacity- 1,222, enrollment- 1,469; and Matoaca-High School
zone: capacity- 1,573, enrOllment- 1,233:
This will have an impact On the elementary and middle schoo!.involved with this request.
There.are currently fifteen (15) trailers at Harrowgate Elementary and six (6) trailers at
Carver Middle. The applicant has offered measures to assistin' mitigating the impacton
schools. (Proffered ConditiOn 5) . - ~
Libraries:
Consistent with the B '
oard of Supervisors. Pohcy, the mapact of development on library
services is assessed count3a~ide; -Based on projected popUlation growth;the Public FaCilities
Plan identifies a need for additionallibrarySpaee throughout the COUnty;. EVenifthe facility
~mProvements that hav~ been made sineethe Public~Faeilifies Plan'w~ published are tak~h
into account, there is still an unmet need foradditional lib~space throughout the County..'.
· DeVelopmem of this pmpe~ could impact the Chester!Library,: The plan:indicates a need
for add'ti°hal library spa~e~-thisarea ofthe C°unty. 'The' aPPlicant has offered measuresto
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 Ofcommunity park acreage in the County. The Plan identifies a
need for625 acres of regional parkspace and'116acres of community park sPace by 201i":5.
The'Plan_ also identifies the need for neighbOrhoOd parks .and special purpose parks:and
makes suggestionS for their:, lOcationS. The, Plan als°-identifi6s the ~et: d~mand' for
greenways and trails in Chesterfield..
The applicant has offered measures to assist in-~mitigating the impact of this proposed
· development on these Parks' and Recreation facilities. (Proffered ConditiOn 5)
04SN0249-/ULY28-BOS
Transpo~ation:
The property (31.6' acres) is currently zoned Agricultural (A). The 'applicant is requesting
rezoning to Residential (R~ 12), The applicant prepared a preliminary plan for development,
which shows subdividing the property into sixty (60) lots. Based on single-familY.trip.rates,
development could generate approximately 650 average: daily trips. These-.vehicles will be
initially distributed throughstreetsin Greenbriar Subdivision to Treely Road, which hada
2004 traffic count of 409 vehicles per day.
The property has frontage along .Heritage Drive. Heritage Drive is a narrow'r°ad with no
shoulders. If access were. prOvided to Heritage Drive, it would .need to be. improVedto
facilitate traffic generatedby this development.. In orderto~address neighborhood concerns,
the applicant has proffered that 'no direct access will be provided from the property to
Heritage Drive. (Proffered Condition 6)
Included in the SubdiviSion Ordinance is the Planning Commission's Stub Road Policy. The
Policy suggests that subdivisi°n sweets anticipated to carry 1,500 vehicles per day or more
should be designed as "nO,lot.frontage" collector roads. Tlae streets in G-reenbriar
Subdivision were developed prior to the adoption of the StUb Road Policy. A new Section:of
Greenbriar Subdivision,. conSisting of f'ffiy-fOur (54) lOts, is. currently being-developed.
Without acgess to Heritage Drive, traffic generated by the new Greenbriar section and by this
development will travel along streets.in Greenbriar sUbdivisiom:OVeridge Drive, carmel
Drive and' Greenbriar Drive are the subdivision streets-that are anticipated to be used in
traveling from Treely Road to these two' (2)neWdevelopments;: The 2004 traftic counts on
theses streets are: Overidge Drivei- 467 Vehicles per day; carmel DriVe ~ 40 vehicles Per
day; and Greenbriar Drive'-894 Vehicles perday. Traffic generated by the two (2) new
developments traveling alongthe subdiviSion'streets within Greenbriar Subdivision isnot
anticipated to exceed the.aCcePtable subdivision street VOlume as defined by the StubRoad
Policy.
The applicant has proffered to contribute cash, in an amount consistent with'the BOardof
Supervisors' Policy, towards mitigating the traffic impact of the residential development
(Proffered Condition 5)~ AsdeVelopment continues in this partofthecoUnty, traffic v~imes
On' arearoads will substantiallyin~rease. Cash Proffers alone will'n°teoV~r the cOst:Of!the
improvements needed to' acC°~odate the tmffieincreases~ N° road imprOVemem projeCtS
in this part of the County are inclUded.in the.Six. Year:Improvement iPI~ other~ aturn
lane-improvement project at the Treely Road/Harrowgate Road intersecfion~
At time of tentative subdivisiOn review, specific recommendations will be provided
regarding the internal street-network.
6 04SN0249~JIJLY28_BOS
Financial Impact on Capital Facilities:
Potential Number of New Dwelling Units ' ' . 58* ' 1.00'
PopUlation Increase · . 157.76 . . 2.7-2
Number of New Students ' " ' ' '
Elementary 13.92 .. 0.24
9.8 '
· High . . . 6 ; '0A7
TOTAL 2.1.a9 ' "' ·0:54
Net Cost fOr Schools ' ''
Net Cost for Parks ' · 40,194 ' ' . 693
Net Cost. for Libraries . . . . · 21.,750- ' ' -. 375·
· Net Cost fOr Fire Stations . . . --23,258 ' :' ". . . 401
Average Net.Cost for Roads ' 238,322 - ' . . 4,109.
' - 604,650 - .'1.0,425
*Based on an average actual yield of 1.86 units per acre. Actual number, of units and'corresponding
impact 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 perunit wOUld
defray the cost of the capital facilities necessitated by this proposed development: 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)
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 Southern and Western Area Plan' Which sUggeststhe
property is appropriate for residential use of 2.51 .to 4.0 units per acre.
04SN0249,JULY28-BOS
Area Development Trends:
Are. a_ properties are zoned reSidentially and agriculturally and are occupied by single family
residenceS or are vacant. It is anticipated that single.familY.residential Zoning andland use
will continue in the area as suggested by the Plan.
Comparison of Area Density:
Lots within this development will have sole access through Greenbriar SubdiVision to the
east which has developed with a density of apProximately !.85 units Per-acre. Proffered
Condition 8 provides this development will-have a maximUm density of 1:85 dWelling units
per aCre.
Comparison Lot Size:
As previously noted, lots within this development will have. Sole aCcess through G-teenbriar
SubdiVision. Greeenbriar SubdiVision has an average lot size of .20,150 square feet.
Proffered Condition 7 provides the average lot Size of this develoPmem will be a minimum
of 20,150 square feet. - .~
House Sizes'and Treatment: '
proffered conditions address minimum house sizes and foundation treatment. (Proffered
Conditions 3 and'4)
' ' CONCLUSIONS
The proposed zoning and land use Conform to the Southern and Western Area Plan-which suggests
the property is appropriate for residential use of 2.51 to4,0 unitsper acre and is representative~of
existing and anticipated area development~ A Proffered condition~limits developmen~ to.a maximum
density of 1:85 dwelling units per acre. (Proffered Condition 8) - '
The proffered Conditions address the impacts of this proposed~.devel°pment on necessary, capital
facilities, as outlined in the Z°ni~gi0r~ce andCoi~p;~hensive PI~. ~SPecific, al. ly, the~eed::for'
transportation' schools, parks, librm-iesand fire shitions is idenfffied inthe County?s dCiopted public
Facilities .Plan, the Thoroughfare Plan.and Capital Improvement:Program :and.the-impaCt of. ~s
development is discussed herein. The proffered conditions adeqUately mitigate theimpaCt On caPital
facilities thereby insuring adequate service levelsare maintainedas necessaryto prOtect, the health,
safety and welfare of County'citizens.' ' :' ,'.
Given. these considerations, approval of this.request is'recommended.
04SN02A9.JULY28,BOS
CASE HISTORY
Planning Commission Meeting (6/15/04)i
The applicant accepted the recommendation. There was oppoSition present.-Concerns were
expressed relative to the impact onschools; extenSion of Horseshoe Bend Drive;impacts on
wildlife and the possibility ora cemetery on the property.
In responSe to questionS by Commissioners, staff explained thata new elementary school, to
be built in 2008 and boundary Changes will relieve overcroWding at Harrowgate Elementary
School. It was further noted that the traffic generated by the-propOsed development will not
exceed 1,500 average daily trips on Horseshoe .Bend Drive, conSistent with the
Commission's policy.
Mr. Bass noted that conStructi°n of a new elementary school.is dependent' upon aPproval ora
bond referendum. ~ '
On motion of Mr. Wilson, seconded by Mr. Litton, the Commission recommendedapproVal
and acceptance of the.proffered' conditionS on pages 2 and 3.
AYES: Messrs. Gecker, Litton, Gulley and WilSon.
NAY: Mr. Bass. "
The Board of Supervisors, on Wednesday, July 28, 2004, beginning at 7:00 p.m,,, will take under
consideration this request.
9
04SN0249-JULY28-BOS