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93SN0195luly 28~ 1993 B$ REQUEST ANALYSIS AND RECOMMENDATION 93SN0195 Douglas R. Sowers Matoaca Magisterial District North line of Powhite Parkway REOUEST: Rezoning from Agricultural (A) to Residential (R-9). PROPOSED LAND USE: A single-family residential subdivision with a minimum lot size of 9,000 square feet and a theoretical density of four (4) units per acre is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. STAFF RE(~©MMEN DATION R~commend approval for the following reasons: A. The proposed zoning and land use conforms to the Powhite/Route 288 Development Area Land Use and Transportation Plan, which designates the property for residential use of 1.51 to 4.0 units per acre. B. The proposed zoning and land use conforms to existing and anticipated area residential development. C. The proffered conditions address concerns relative to utilities, traffic noise and the impacts on capital facilities. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS AND BOARD OF SUPERVISORS 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. The applicant, subdivider, or assignee(s) shall pay the following to the County of Chesterfield prior to the time of building permit application for infrastructure improvements within the service district for the property: a. $4,000 per lot, if paid on or prior to June 30, 1993; or bo The amount approved by the Board of Supervisors not to exceed $4,000 per lot adjusted upward by any increase in the Marshall and Swift Building Cost Index between July 1, 1992, and July 1 of the fiscal year in which the payment is made if paid after June 30, 1993. (STAFF/CPC) 2. The public wastewater system will be used. (STAFF/CPC) 3. There shall be at least 150 foot setback from the Powhite Parkway right of way. This setback shall be exclusive of all required yards. All vegetation shall be maintained in the 150 foot setback area unless removal of the vegetation is approved by the Planning Commission. ..GENERAL INFORMATION .Location: Fronts the north line of Powhite Parkway and lies at the southern terminus of Winbury Drive and Upperbury Terrace. Tax Map 37-4 (1) Part of Parcel 6 (Sheet 13). Existing Zoning: A Size: 29.3 acres Existing Land Use: Vacant Adjacent'Zoning & Land Use.: North - R-9; Single family residential 93SN0195/W P/J U LY28L South - A; Powhite Parkway and vacant East - A and R-9; Vacant West - R-7; Single family residential and vacant PUBLIC FACILITIES Utilities: Water: The public water system is available to the subject parcel. Use of public water is required by Ordinance. A computer simulated flow test indicates that sufficient flow and pressure should be available to meet domestic and fire protection demands for the use. Sewerage: A 12" trunk sewer is proposed to extend from Falling Creek, that will serve the subject parcel along the southeast side of the property. Schedule is unknown at this time, but applicant is doing extension for St. James Woods - Section B. Applicant has proffered use of the public wastewater system. (Proffered Condition 2) The results of a computer simulated hydraulic analysis indicate that sufficient capacity should be available to accommodate the domestic waste flows generated by the proposed use. Environmental: Drainage and Erosion: The request site drains to Falling Creek. No existing or anticipated on- or off-site drainage or erosion problems. It may be necessary to obtain off-site easements to control run-off. Fire Service: Wagstaff Fire Station, Company #10. Provide County water and fire hydrant placement for fire protection purposes in compliance with nationally recognized standards (i.e., National Fire Protection Association and Insurance Services Office). The proposed zoning and land uses will generate additional need for fire protection services. Proffers have been received to address this need. (Proffered Condition 1) 3 93SN0195/W P/J U LY28L Schools: Approximately sixty-seven (67) school age children will be generated by this development. The site lies in the Gordon Elementary School attendance zone: capacity- 761; enrollment- 756; Midlothian Middle School zone: capacity - 1,350; enrollment- 1,230; and Monacan High School zone: capacity- 1,750; enrollment- 1,790. This development would impact area schools. School zone configurations in Northern Chesterfield County, however, will be affected by new building plans due to the rapid area growth. A new area high school will be opened in 1994 to relieve Midlothian/Monacan High Schools. Midlothian Middle School was relieved in 1993 by the opening of Manchester Middle School. No additional relief is planned for this area. The applicant has offered cash proffers to address the impact on area schools. (Proffered Condition 1) Transportation: This proposed development will generate approximately 960 average daiiy trips. These vehicles will be distributed through Exbury and Smoketree South Subdivisions to Lucks Lane which had a 1992 traffic count of 6,317 vehicles per day. Powhite Parkway borders the southern part of the subject property. Traffic noise from vehicles on Powhite Parkway is anticipated to have an impact on this proposed residential development. The applicant has proffered a 150 foot undisturbed setback exclusive of all required yards from the Powhite Parkway right-of-way. (Proffered Condition 3) Based on a 20 year projection of traffic volume along Powhite Parkway, this 150 foot setback should locate the homes that will be developed on the subject property in an area acceptable for residential exterior noise levels (i.e., sound levels of 67 decibels or less). Area roads need to be improved to accommodate an increase in traffic generated by this development. The applicant has proffered to contribute cash for "off-site" road improvements. (Proffered Condition 1) The Planning Commission stub road policy recommends that typical subdivision streets should carry less than 1,500 vehicles per day. Traffic generated by development of the subject property accessing through the Smoketree South and Exbury Subdivisions could cause traffic volumes on some streets within these subdivisions to exceed the acceptable level established by that stub road policy. However, many sections of Smoketree South and Exbury Subdivisions were recorded prior to the adoption of the current stub road policy. The previous stub road policy recommended that typical subdivision streets carry less than 3,000 vehicles per day. 4 93 SN0195/W P/J U LY28L The design of Smoketree South and Exbury Subdivisions anticipated development of the subject property and was approved based on the previous stub road policy. VDOT has indicated that the developer may be required to upgrade the pavement structure of the existing streets within adjacent subdivisions to accommodate traffic generated by this proposed development. At time of tentative subdivision review, specific recommendations will be provided regarding dedication of stub road right(s)- of-way to adjacent properties. Fiscal Impacts: Financial Impact on Capital Facilities PER UNIT # New Dwelling Units 117.00' 1.00 Population Increase 331.11 2.83 Number New Students Elementary 33.93 0.29 Middle 15.21 0.13 High 17.55 0.15 Total 66.69 0.57 Net Cost for Schools 257,634 2,202 Net Cost for Parks 47,034 402 'Net Cost for Libraries 16,731 143 Net Cost for Fire Stations 22,815 195 Total Net Cost 344,214 2,942. (excluding roads) *Based on theoretical density of 4.0 units per acre. The proposed zoning and land use will have a fiscal impact on capital facilities. Consistent with the Board of Supervisors' policy, the applicant has offered cash proffers to address the impact of this proposed zoning on such capital facilities. (Proffered Condition 1) 5 93SN0195/WP/JULY28L General Plan: LAND USE Lies within the boundaries of the Powhite/Route 288 Development Area Land Us," and Transportation Plan, which designates the property for medium density residential use (1.51 to 4.0 units per acre). Area Development Trends: The area surrounding the request site is characterized by properties zoned agriculturally or residentially and are occupied by single-family residences or remains vacant. Specifically, the majority of the adjacent properties to the north, east and west are zoned Residential (R-7) and Residential (R-9) and are connected or will be connected to the public wastewater system. With provision of public wastewater and water, it is anticipated that area vacant parcels will be developed at similar densities. Conclusions: The proposed zoning and land use conforms to the Powhite/Route 288 Development Area Land Use and Transportation Plan and with existing and anticipated area residential development. Further, the proffered conditions address concerns relative to utilities, traffic noise and the impact on capital facilities. Therefore, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (6/15/93): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Marsh, seconded by Mr. Miller, the Commission recommended approval of this request and acceptance of the proffered conditions on page 2. AYES: Unanimous. The Board of Supervisors on Wednesday, July 28, 1993, beginning at 7:00 p.m., will take under consideration this request. 6 93 SN0195/W P/J U LY28L Z 93SN0195 :A TO R-9 15 Z LEGEND WATER LINES SEWER LINES