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93SN0192REQUEST ANALYSIS AND RECOMMENDATION k,t,-,,, I Q I CI~") July 28, 1993 BS 93SN0192 Atack Properties, Inc. Dale Magisterial District North line of Jessup Road REQ)UEST: PROPOSED LAND USE: A single family residential subdivision with a minimum square feet is planned. PLANNING COMMISSION RECOMMENDATION Rezoning from Agricultural (A) and Residential (R-7) to Residential (R-9). lot size of 9,000 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 Central Area Land Use and Transportation Plan, which designates the request property for residential use of 1.51 to 4.0 units per acre. Specifically, rezoning to Residential (R-9) would allow a maximum theoretical density of 4.0 lots per acre once land area for public roads, built in conjunction with the subdivision, are taken into account. Bo The proposed zoning and land use conform to existing and anticipated area residential development patterns. C. The proffered conditions address impacts on capital facilities and transportation, as outlined herein. (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. At the time of recordation of a subdivision plat, thirty-five (35) feet of right of way on the north side of Jessup Road, measured from the centerline of that part of Jessup Road immediately adjacent to the property shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (STAFF/CPC) 2. Access to Jessup Road shall be limited to one (1) public road. The exact location of this access shall be approved by the Transportation Department. (STAFF/CPC) 3. To provide for an adequate roadway system at the time of complete development, the developer shall be responsible for the following: ao Construction of additional pavement along Jessup Road at the approved access to provide a right turn lane. Relocation of the ditch to provide an adequate shoulder along the north side of Jessup Road for the entire property frontage. Dedication to the County of Chesterfield, free and unrestricted, any additional right of way (or easement) required for the improvements identified above. (STAFF/CPC) 4. For each residential lot developed in excess of the three (3) currently permitted under the existing R-7 zoning, 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 be 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) 5. The public water and wastewater systems shall be used. 2 93SN0192/WP/J ULY28J (STAFF/CPC) 6. The minimum heated gross floor area of dwelling units, exclusive of carports, garages, porches and decks, shall be 1,350 square feet. (STAFF/CPC) 7. The owner/developer shall send notice by first class mail to all adjacent property owners of the entire property which is the subj.ect of this zoning prior to any tentative subdivision plan submittal to Chesterfield County. In conjunction with the submission of the tentative subdivision plan, the owner/developer shall provide the Planning Department with an affidavit listing those persons to whom notice was sent and their addresses, plus a copy of the notification letter. GENERAL iNFORMATION Location: North line of Jessup Road, across from Meadoway Road. Tax Map 52-5 (1) Parcel 25 (Sheet 15). Existing Zoning: A and R-7 Size: 16.17 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North - A; Single family residential or vacant South - A and R-7; Single family residential, public/semi-public (church) or vacant East R-7; Single family residential West - A; Single family residential or vacant 3 93SN0192/W P/J U LY28J PUBLIC FACILITIES Uti lities: Public Water System Public water is available to the subject parcel. Applicant has proffered the use of the public water system. (Proffered Condition 5) A computer-simulated flow test indicated that sufficient flow and pressure should be available to meet domestic and fire protection demand for the proposed use. Public Wastewater System Public wastewater is available to the subject parcel. Applicant has proffered the use of the public wastewater system. (Proffered Condition 5) The results of a computer-simulated hydraulic analysis indicate that sufficient capacity should be available to accommodate the waste flows generated by the proposed use. Environmental: Drainage and Erosion: The request property drains to the east through Trampling Farms Subdivision to Falling Creek and then into Falling Creek Reservoir. No existing or anticipated on-site drainage or erosion problems. However, the creek downstream of the site has been improved with rip-rap to help retard heavy erosion. Further, the culvert under Ronson Road to the east may not be sized to handle additional drainage. It may be necessary to obtain off-site easements and make off-site drainage improvements to control runoff. It should be noted that when the subdivision is designed, homes must meet Floodplain Ordinance standards and the pipe underneath Ronson Road (to the east) will be required to meet current VDOT requirements. Fire Service: Dale Fire Station, Company #11. 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 4) 4 93SN0192/WP/J U LY2 8J Transportation: This development is anticipated to generate approximately 500 average daily trips. These vehicles will be distributed along Jessup Road which had a 1990 traffic count of 4,597 vehicles per day. The Thoroughfare Plan identifies Jessup Road as a collector road 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 Jessup Road in accordance with that Plan. (Proffered Condition 1) Access to collector roads, such as Jessup Road, should be controlled. The applicant has proffered to limit access to Jessup Road to one (1) public road (Proffered Condition 2). Meadoway Road intersects Jessup Road across from the subject property. Access to Jessup Road for the subject property should align with the Meadoway Road intersection, or be separated at least 300 feet from the Meadoway Road intersection. Mitigating road improvements must be provided for the requested densities. The applicant has proffered to construct a right turn lane along Jessup Road at the approved access and relocate the ditch toprovide an adequate shoulder along Jessup Road for the entire property frontage (Proffered Condition 3). Construction of the right turn lane may require acquisition of "off-site" right of way. Area roads need to be improved to accommodate an increase in traffic generated by this development. The applicant has proffered cash for "off-site" road improvements (Proffered Condition 4). At time of tentative subdivision review, specific recommendations will be provided regarding dedication of a stub road right of way to the adjacent property. S(hools: Approximately thirty-seven (37) school age children will be generated by this development. The site lies in the Hening Elementary school attendance zone: capacity-620, enrollment-601; Manchester Middle School zone: capacity- 1,350, enrollment- 973; and Meadowbrook High School zone: capacity- 1,350, enrollment - 1,299. This development will have an impact on area schools. No new schools are planned in this area. The applicant has agreed to participate in the cost of providing for area school needs. (Proffered Condition 4) 5 93SN0192/WP/J U LY28J Financial Impact on Capital Facilities: PER UNIT # New Dwelling Units 62.00'~ 1.00 Population Increase 175.46 2.83 Number New Students Elementary 17.98 0.29 Middle 8.06 0.13 High 9.30 0.15 Total 35.34 0.5 7 Net Cost for Schools 136,524 2,202 Net Cost for Parks 24,924 402 Net Cost for Libraries 8,866 143 Net Cost for Fire Stations 12,090 195 Total Net Cost 182,404 2,942 (excluding roads) *Estimate 65 lots in subdivision, three (3) lots currently permitted under existing zoning for a potential net increase of 62 lots. 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 4) LAND USE General Plan: Lies within the boundaries of the Central Area Land Use and Transportation Plan which designates the property for residential use (1.51 to 4.0 units per acre). Area Development Trends: Area development is characterized by agricultural and residential zonings and land uses. Trampling Farms Subdivision, which is zoned Residential (R-7) is located to the 6 93SN01927W P/J U LY28J east. Trampling Farms has developed with a theoretical density of approximately 2.20 units per acre on public water and private septic systems. Lot sizes range between approximately 10,400 to 63,480 square feet. Dale Meadows Subdivision is located to the south and is zoned Residential (R-7). Dale Meadows has developed at a density of approximately 3.10 units p~r acre on individual wells and septic tanks. Lot sizes range between approximately 11,297 to 20,460 square feet. The request property is planned for development utilizing public water and sewer and, therefore, can accommodate greater densities. Residential uses similar to the densities proposed by this application and the adopted Plan are anticipated on area vacant properties. Conclusions: The proposed zoning and land use conform to the Central Area Land Use and Transportation Plan, which designates the request property for residential use of 1.51 to 4.0 units per acre. In addition, the proposed zoning and land use conform to existing and anticipated area residential development patterns and the proffered conditions address impacts on capital facilities, transportation, utilities and concerns relative to house sizes and tentative subdivision review. Therefore, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (5/18/93): At the request of the applicant, the Commission deferred this request for thirty (30) days, to allow the applicant an opportunity to meet with area citizens. Staff (5/19/93): The applicant was advised in writing that any significant new or revised information should be submitted no later than May 24, 1993, for consideration at the Commission's June public hearing. The applicant was also advised of the $50 deferral fee. Applicant, Dale District Planning Commissioner, Staff and Area Citizens (5/24/93): A meeting was held to discuss citizens' concerns relative to drainage, traffic and proposed lot and house sizes. 7 93SN0192/WP/JULY28J Applicant (6/7/93): The applicant submitted Proffered Conditions 6 and 7 in an effort to address ..neighborhood concerns relative to house sizes and notification of tentative subdivision plan submittal. Applicant (6/11/93): The $50 deferral fee was paid. Planning Commission Meeting (6/15/93): The applicant accepted the recommendation. There was opposition present. Concerns were expressed relative to drainage, traffic, potential access to Trampling Farms Subdivision, lot sizes and house sizes. Mr. Miller indicated that the proffered conditions addressed most of the concerns which had been expressed. He indicated that he had no intention of supporting access to Trampling Farms; however, that issue would be addressed at the time of tentative subdivision plan review. He noted that area property owners could address their concerns relative to access to Trampling Farms Subdivision at the time the tentative subdivision plan is submitted for consideration. On motion of Mr. Miller, seconded by Mr. Marsh, the Commission recommended approval of this request and acceptance of the proffered conditions on pages 2 and 3. AYES: Unanimous. The Board of Supervisors on Wednesday, July 28, 1993, beginning at 7:00 p.m., will take under consideration this request. 8 93SN0192/WP/J ULY28J WHALE 0 ¢ VlPLING ROCK / N It I C C lNG dEAD( ~ WATER LINES ~ ~/'~ ~: !:.' $ lddUP'l,' ~0 RO~ ¢!