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September 22, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0309
Yorkshire LLC
Clover Hill Magisterial Disl~ct
Davis Elementary, Providence Middle and James River High
School Attendance Zones
8321 Elkhardt Road
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 square feet
is planned. A maximum density of 3.63 units per acre is permitted within the
Residential (R-12) District resulting in a maximum of four (4) lots which may be
developed on the property. The average actual number of lots recorded in Residential
(R-12) Districts between 2000 and 2002 was 1.86 units per acre.
PLANNING COM~SSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use conform to the Northem Area 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.
Providing a FIRST CHOICE Community Through Excellence in Public Serv/ce
The proffered conditions adequately address the impacts of this development on
necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive
Plan. Specifically, the need for roads, schools, parks, libraries and fire stations is
identified in the County's adopted Public Facilities Plan, the 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 in
accordance with the Board of Supervisors' Policy, thereby insuring 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
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
(STAFF/CPC) 1.
(STAFF/CPC)' 2.
(STAFF/CPC) 3.
Public wastewater shall be used. (U)
The applicant, subdivider, or assignee(s) shall pay the following, for
infrastructure improvements within the service district for the
property, to the county of Chesterfield prior to the issuance of
building permit:
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.
Co
In the event the cash payment is not used for which proffered
within 15 years of receipt, the cash shall be returned in full to
the payor. (B&M)
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)
2 04SN0309-SEPT22-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
Location:
o
o
All exposed portions of the foundation of each dwelling unit shall be
faced with brick or stone veneer. Exposed piers supporting front
porches shall be faced with brick or stone veneer. (P)
Prior to any site plan approval, thirty-five (35) feet of right of way on
the south side of Elkhardt Road, measured from the centerline as
approved by the Transportation Department, shall be dedicated, free
and unrestricted, to and for the benefit of Chesterfield County. (T)
All dwelling units shall have a minimum gross floor area of 1800
square feet. (P)
There shall be no direct access from this property to Elkhardt Road.
(T)
GENERAL INFORMATION
Southeast quadrant of Elkhardt Road and Twilight Lane and known as 8321 Elkhardt Road.
Tax ID 758-700-3539 (Sheet 7).
Existing Zoning:
A
Size:
1.3 acres
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North and West- A; Single family residential or vacant
South - R-7 and R-9; Single family residential or vacant
East - A and R-9; Single family residential or vacant
3 04SN0309-SEPT22-BOS
UTILITIES
Public Water System:
There are two (2) public water lines adjacent to the request site. A sixteen (16) inch water
line extends along the west side of Twilight Lane opposite this site. In addition, a twelve
(12) inch water line extends along Elkhardt Road adjacent to this site. Use of the public
water system is required by County Code.
Public Wastewater System:
An existing eight (8) inch wastewater collector line extends along Twilight Lane and
terminates approximately 150 feet northeast of Middle Road. An extension of approximately
730 feet will be required to serve the request site. Use of the public wastewater system is
intended and has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The property drains south to Pocoshock Creek and then to Falling Creek. The property is
wooded and should not be timbered without first obtaining a land disturbance permit from
the Environmental Engineering Department. This will insure that adequate erosion control
measures are in place prior to any land disturbance as a result of timbering. (Proffered
Condition 3)
PUBLIC FACILITIES
The need for schools, parks, libraries, fire stations and transportation facilities is identified in the
Public Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program and further
detailed by specific departments in the applicable section of this "Request Analysis". This
development will have an impact on these facilities.
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 two (2) dwelling units, this request will generate approximately one (1) call for fire
and emergency medical service each year. The applicant has adequately addressed the
impact on fire and EMS. (Proffered Condition 2)
The Buford Road Fire Station, Company Number 9, and Forest View Volunteer Rescue
Squad currently provide fire protection and emergency medical service. When the property is
4 04SN0309-SEPT22-BOS
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 one (1) student will be generated by this development. This site lies in the
Davis Elementary School attendance zone: capacity- 720, enrollment - 644; Providence
Middle School zone: capacity - 1,166, enrollment- 1,066; and James River High School
zone: capacity- 1,988, enrollment - 1,841. The applicant has adequately addressed the
impact on schools. (Proffered Condition 2)
Libraries:
Consistent with the Board of Supervisors' policy, the impact of development on library
services is assessed countywide. Based on projected population growth, the Public Facilities
Plan identifies a need for additional library space throughout the County. Development in
this area of the county could affect the existing Bon Air Library or the existing La Prade
Library or a proposed new library in the Reams Gordon Area. The Plan identifies a need for
additional library space in this area of the county. The applicant has addressed the impact of
this development on libraries. (Proffered Condition 2)
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 center by
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 addressed the impact of this proposed development on Parks and
Recreation facilities. (Proffered Condition 2)
Transportation:
The property, 1.3 acres, is currently zoned Agricultural (A) and is located at the Elkhardt
Road/Twilight Lane intersection. The applicant is requesting rezoning from A to Residential
(R-12). Based on single family trip rates, development could generate approximately forty
(40) average daily trips. These vehicles will be initially distributed along Twilight Lane to
Elkhardt Road, which had a 2002 traffic count of 5,214 vehicles per day.
The Thoroughfare Plan identifies Elkhardt Road as a collector with a recommended right of
way width of seventy (70) feet. The applicant has proffered to dedicate thirty-five (35) feet
of right of way measured from the centerline of Elkhardt Road in accordance with that Plan.
(Proffered Condition 5)
5 04SN0309-SEPT22-BOS
Access to collectors, such as Elkhardt Road, should be controlled. The applicant has
proffered that no direct access will be provided from the property to Elkhardt Road
(Proffered Condition 7). Access to the property should be provided from Twilight Lane.
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. There are no public road improvement projects in this area
currently included in the Six-Year Improvement Plan. Elkhardt Road will be directly
impacted by development of this property. Sections of Elkhardt Road are twenty (20) feet
wide with no shoulders. The capacity of this road is acceptable (Level of Service D) for the
volume of traffic it currently carries. The standard typical section for this type of roadway
should be twenty-four (24) feet wide with eight (8) foot shoulders. The applicant has
proffered to contribute cash towards mitigating the traffic impact of this proposed residential
development. (Proffered Condition 2)
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 2* 1.00
Population Increase 5.44 2.72
Number of New Students
Elementary .45 0.23
Middle .25 0.13
High .32 0.16
TOTAL 1.02 0.51
Net Cost for Schools 11,064 5,532
Net Cost for Parks 1,578 789
Net Cost for Libraries 808 404
Net Cost for Fire Stations 850 425
Average Net Cost for Roads 8,798 4,399
TOTAL NET COST 23,098 11,549
*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
$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 others, the applicant has offered cash to
assist in defraying the cost of this proposed zoning on such capital facilities. (Proffered Condition 2)
6 04SN0309-SEPT22-BOS
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 Northern Area Plan which suggests the property is
appropriate for medium density residential use of 1.51 to 4.0 dwelling 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 land use
patterns will continue in the area as suggested by the Plan.
House Sizes and Treatment:
To address concerns of the Clover Hill District Commissioner, Proffered Conditions address
minimum house sizes and foundation treatment. (Proffered Conditions 4 and 6)
CONCLUSIONS
The proposed zoning and land use conform to the Northem Area 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. The maximum density permitted in Residential (R-12) is 3.63 units
per acre; the theoretical density is 3.05 units per acre; and the average actual lots recorded in
Residential (R-12) between 2000 and 2002 was 1.86 units per acre.
The proffered conditions adequately address the impacts 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, the Thoroughfare Plan and Capital Improvement Program and the impact of this
development is discussed herein. The proffered conditions adequately mitigate the impact on capit~
facilities in accordance with the Board of Supervisors' Policy, and thereby insure 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.
7 04SN0309-SEPT22-BOS
CASE HISTORY
Applicant (8/5/04):
Proffered Condition 2, as reflected herein, was amended.
Planning Commission Meeting (8/17/04):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Wilson, the Commission recommended approval
and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, September 22, 2004, beginning at 7:00 p.m., will take
under consideration this request.
8 04SN0309-SEPT22-BOS