04SN0278-Aug25.pdfAugust 25, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0278
Finer Homes, Inc.
Clover Hill Magisterial District
Reams Elementary, Providence Middle
and Monacan High School Attendance Zones
Eastern terminus of Stroud Lane
REQUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A single-family residential subdivision having approximately twenty-two (22) lots
with a minimum lot size of 12,000 square feet is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
AYES: MESSRS. GECKER, LITTON AND WILSON.
NAYS: MESSRS. BASS AND GULLEY.
(STAFF NOTE: AT THE TIME OF THE COMMISSION'S CONSIDERATION OF THIS
CASE, THE APPLICANT HAD NOT FULLY ADDRESSED THE IMPACT ON CAPITAL
FACILITIES. SINCE THAT CONSIDERATION, PROFFERED CONDITION 7 HAS BEEN
AMENDED TO FULLY ADDRESS THE IMPACT ON CAPITAL FACILITIES,
CONSISTENT WITH THE BOARD'S POLICY)
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Providing a FIRST CHOICE Conmaunity Through Excellence in Public Service
Bo
Co
The proposed zoning and land use conform to the Northern Area Land Use and
Transportation Plan which suggests the property is appropriate for residential use of
1.51 to 4.0 units per acre.
The proposed zoning and land use are representative of existing and anticipated
development.
The proffered conditions do not adequately address the impact of this development
on necessary capital 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 Public Facilities Plan,
Transportation Plan and Capital Improvement Program and the impact of this
development is discussed herein. The proffered conditions do not adequately
mitigate the impact on capital facilities, thereby not ensuring that adequate service
levels are maintained as necessary to protect the health, safety and welfare of County
citizens.
(NOTES: A.
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 COMMISSION.
CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED
SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.
Bo
SHOULD THE BOARD WISH TO CONSIDER THE AMENDED
PROFFERED CONDITION, THEY MUST UNANIMOUSLY AGREE TO
SUSPEND THEIR PROCEDURES, AS SUCH PROFFER WAS
SUBMITTED SUBSEQUENT TO ADVERTISEMENT OF THIS CASE.)
PROFFERED CONDITIONS
(STAFF) 1.
(STAFF) 2.
(STAFF) 3.
(STAFF) 4.
The public water and wastewater systems shall be used. (U)
Dwelling units shall have a minimum 1,800 square feet of gross floor area.
(P)
The exposed surfaces of the foundations of each dwelling shall be covered
with brick or stone veneer. (P)
The existing pond located toward the south portion of the property shall
remain and be used as a SWM/BMP facility. (EE)
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(STAFF)
(STAFF)
(STAFF)
Location:
o
Access shall be limited to the extension of Stroud Lane and Pullbrooke Drive
out of the Briarcliff Subdivision. No access shall be allowed to the section of
Stroud Lane that connects to Adkins Road. (T)
The maximum allowable density shall not exceed 1.9 units per acre. (P)
The applicant, subdivider, or assignee(s) shall 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:
A. $11,500.00 per dwelling unit, if paid prior to July 1, 2005; or
The amount approved by the Board of Supervisors not to exceed
$11,500.00 per dwelling unit adjusted upward by any increase in the
Marshall and Swift Building Cost Index between July 1, 2004, and
July 1 of the fiscal year in which the payment is made if paid after
June 30, 2005.
In the event the cash payment is not used for the purpose for which
proffered within 15 years of receipt, the cash shall be returned in full
the payor. (B&M)
GENERAL INFORMATION
Eastern termini of Stroud Lane and Pullbrooke Drive. Tax ID 747-701-6206, 8905 and 8922
and 748-700-0291 (Sheet 6).
Existing Zoning:
A
Size:
12.1 acres
Existing Land Use:
Vacant
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Adjacent Zoning and Land Use:
North - R-7 and A; Single family residential, public/semi-public (Reams Elementary
School) or vacant
South - A; Single family residential
East - A; Single family residential
West - R-7; Single family residential
UTILITIES
Public Water System:
There is a six (6) inch water line extending along Pullbrooke Drive that terminates adjacent
to the southwest boundary of this site. In addition, a six (6) water line extends along Stroud
Lane and terminates adjacent to both the northern and southern boundary of this site. Use of
the public water system is intended and has been proffered (Proffered Condition 1).
Preliminary investigation of the water pressure available in this area indicate that an on-site
looping of a six (6) inch water line between the northern portion of Stroud Lane and
Pullbrooke Drive will be necessary to provide adequate fire flow in this development.
Public Wastewater System:
There is an eight (8) inch wastewater collector line that extends along the northeastern
boundary of this site to serve the adjacent Briarcliff Subdivision. Use of the public
wastewater system is intended and has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The property drains southeast in two (2) directions under existing state roads and then via
tributaries to Falling Creek. There are no existing or anticipated, on- or off-site, erosion
problems. There are no known on-site drainage problems; however, there are drainage
concerns for the portion of the property that drains through the existing pond on the
property. The channel is very near some older homes downstream, and any additional
water will cause problems. To address this concern, the developer has proffered that the
pond will be retained and used as a storm water management/best management practice
(SWM/BMP) facility. (Proffered Condition 4)
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program. This development will
have an impact on these facilities.
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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
six (6) new stations, the Plan also recommends the expansion of five (5) existing stations.
Based on twenty-three (23) dwelling units, this request will generate approximately three (3)
calls for fire and emergency medical services each year. The applicant has offered measures
to adequately address the impact on fire and EMS. (Proffered Condition 7)
The Wagstaff Fire Station, Company Number 10, and Manchester Volunteer Rescue Squad
currently provide 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 eleven (11) students will be generated by this development. Currently, this
site lies in the Reams Elementary School attendance zone: capacity - 661, enrolhnent - 592;
Providence Middle School zone: capacity - 1,166, enrollment - 1,068; and Monacan High
School zone: capacity - 1,704, enrollment - 1,685.
This will have minimal impact on the schools involved. There are eight (8) trailers at
Providence Middle School and one (1) trailer at Monacan High. The trailers are used for
additional programs. The applicant has offered measures to adequately address the impact of
this development on school facilities. (Proffered Condition 7)
Libraries:
Consistent with the Board of Supervisors' Policy, the impact of development on library
services is assessed county, vide. Based on projected population growth, The Public Facilities
Plan identifies a need for additional library space throughout the County.
The Public Facilities Plan further identifies a need for a new facility near this development
to be located in the vicinity of Courthouse Road between Lucks Lane and Reams Road. The
applicant has offered measures to adequately address the impact of this development on
library facilities. (Proffered Condition 7)
Parks and Recreation:
The Public Facilities Plan identifies the need for three (3) new regional parks, seven (7)
community parks, twenty-nine (29) neighborhood parks, and five (5) community centers by
2020. In addition, the Public Facilities 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, and identifies shortfalls in trails and
recreational historic sites.
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The applicant has offered measures to adequately address the impact of this proposed
development on these Parks and Recreation facilities. (Proffered Condition 6)
Transportation:
The property (12.1 acres) is currently zoned Agricultural (A), and the applicant is requesting
rezoning to Residential (R-12). The applicant has proffered a maximum density of 1.9 units
per acre (Proffered Condition 6). Based on single-family trip rates, development could
generate approximately 260 average daily trips. These vehicles will be initially distributed
through streets in Briarcliff, Heatheridge and Lake Crystal Farms Subdivisions to Courthouse
Road and Reams Road, which had 2004 traffic counts of 45,119 and 13,182 vehicles per day
(VPD), respectively.
The property has potential access through several stub road rights of way; Pullbrooke Drive,
Stroud Lane west of the property, and Stroud Lane east of the property. If a subdivision
street network is developed on the property connecting both ends of Stroud Lane, it may
result in an attractive "cut-through" route between Reams Road and Adkins Road. Part of
Stroud Lane east of the property is a narrow road, twelve (12) to sixteen (16) feet wide, with
no shoulders. If any access were provided to Stroud Lane east of the property, it would need
to be improved to facilitate the increase in traffic. In order to address neighborhood
concerns, the applicant has proffered that no direct access will be provided from the property
to Stroud Lane east of the property. (Proffered Condition 5)
Included in the Subdivision Ordinance is the Planning Commission's Stub Road Policy. The
Policy suggests that subdivision streets anticipated to carry 1,500 VPD or more should be
designed as "no-lot frontage" collector roads. Traffic generated by this development will
travel along streets in Briarcliff, Heatheridge and Lake Crystal Farms Subdivisions. Those
streets were developed prior to the adoption of the Stub Road Policy. Marbleridge Road
(2004 traffic count of 1,705 VPD), Clearlake Road (2003 traffic count of 807 VPD) and
Cherylann Road (2003 traffic count of 2,341 VPD) are the subdivision streets that are
anticipated to be used in traveling to and from this proposed development. Traffic volumes
on Marbleridge Road and Cherylann Road currently exceed the acceptable subdivision street
volume as defined by the Stub Road Policy. However, with the proffer that restricts the use
of Stroud Lane east of the property, there is no other means of accessing this proposed
development.
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. Courthouse Road and Reams Road will be directly impacted.
Courthouse Road is a six-lane divided facility, and its capacity is acceptable (Level of
Service C) for the volume (45,119 VPD) of traffic it currently carries. Sections of Reams
Road have twenty (20) foot wide pavement with one (1) foot wide shoulders. Based on the
volume of traffic it currently carries (13,182 VPD), this road operates at capacity (Level of
Service E). No road improvement projects in this part of the county are included in the Six-
Year Improvement Plan, except for a safety improvement project to construct turn lanes at
various intersections on Reams Road.
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The applicant has proffered to contribute cash towards mitigating the traffic impact of this
proposed residential development. (Proffered Condition 7)
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 22* 1.00
Population Increase 59.84 2.72
Number of New Students
Elementary 4.97 0.23
Middle 2.77 0.13
High 3.52 0.16
TOTAL 11.26 0.51
Net Cost for Schools 121,704 5,532
Net Cost for Parks 17,358 789
Net Cost for Libraries 8,888 404
Net Cost for Fire Stations 9,350 425
Average Net Cost for Roads 96,778 4,399
TOTAL NET COST 254,078 11,549
*Based on a proffered maximum density of 1.9 units per acre. (Proffered Condition 6)
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
$11,549 per unit. The applicant has been advised that a maximum proffer of $11,500 per unit 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 zoning on such capital facilities.
(Proffered Condition 7)
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.
7 04SN0278-AUG25-BOS
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan which
suggests the property is appropriate for medium density residential uses at a density of 1.51
to 4.0 dwelling units to the acre.
Area Development Trends:
Adjacent properties are zoned Agricultural (A) and Residential (R-7) and are currently vacant
or occupied by single family residences in Briarcliff Subdivision and on acreage parcels, as
well as by Reams Elementary School. Residential development at densities consistent with
the Plan is expected to continue in this area.
Comparison of Area Density:
Lots within this development will have sole access through Briarcliff Subdivision. The areas
of Briarcliff Subdivision most impacted by this proposed development are developed at a
density of approximately 2.9 dwelling units per acre. The applicant has proffered a
maximum density of 1.9 dwelling units per acre, which could yield as many as twenty-two
(22) dwelling units. (Proffered Condition 6)
Comparison of Lot Size:
As previously noted, lots within this development will have sole access through Briarcliff
Subdivision. The areas of Briarcliff Subdivision through which sole access will be gained
have an average lot size of 11,840 square feet. The requested R-12 zoning, if approved,
would require a minimum lot size of 12,000 square feet.
Dwelling Unit Sizes:
To address concerns of area residents and the Clover Hill Planning Commissioner relative to
compatibility of development with area properties, a proffered condition has been submitted
which requires a minimum dwelling size of 1,800 square feet of gross floor area (Proffered
Condition 3). In comparison, dwellings most impacted within Briarcliff Subdivision, contain
between 912 and 4,162 square feet of gross floor area, with an average of 1,325 square feet
of gross floor area.
Architectural Treatment:
To address concerns of the Clover Hill Planning Commissioner relative to architectural
compatibility with the surrounding residential development, exposed surfaces of all dwelling
unit foundations will be covered with brick or stone veneer. (Proffered Condition 3)
8 04SN0278-AUG25-BOS
CONCLUSIONS
The proposed zoning and land use conform to the Northern Area Land Use and Transportation Plan
which suggests the property is appropriate for residential uses of 1.51 to 4.0 units per acre and is
representative of existing and anticipated area development. Further, the proffered conditions
adequately address the impact of this development on necessary capital 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 Public Facilities Plan, 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 ensuring that
adequate service levels are maintained as necessary to protect the health, safety and welfare of
County citizens.
Given these considerations, approval of the request is recommended.
CASE HISTORY
Planning Commission Meeting (7/20/04):
The application failed to fully address the impact on capital facilities consistent with the
Board's policy.
The applicant did not accept the recommendation. One (1) person spoke in opposition
stating the proposal represents too much growth in the area.
Mr. Gulley noted this is infill development; there would be minimal impact on roads and
schools; proposal is less dense than existing development; and that area citizens are not
opposed; therefore, he indicated that acceptance of a reduced cash proffer would be
appropriate.
Messrs. Litton, Wilson and Gecker noted concerns that the application did not adequately
address the impact on capital facilities, particularly roads and schools, consistent with the
Board's policy.
Mr. Gulley made a motion, seconded by Mr. Bass, to approve this request and accept the
proffered conditions on pages 2 and 3.
AYES: Messrs. Gulley and Bass.
NAYS: Messrs. Gecker, Litton and Wilson.
On motion of Mr. Wilson, seconded by Mr. Litton, the Commission recommended denial of
this request.
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AYES: Messrs. Gecker, Litton and Wilson.
NAYS: Messrs. Gulley and Bass.
Applicant (8/11/04):
Proffered Condition was amended.
The Board of Supervisors, on Wednesday, August 25, 2004, beginning at 7:00 p.m., will take under
consideration this request.
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