04SN0319-Dec15.pdf,,T ..... ~'~' ~ ~ 299~. CPC
December 15, 2004 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0319
R. C. Wheeler Construction
Clover,Hill Magisterial District ..
A.M. Davis Elementary, Providence Middle and James-River:High.Schools Attendance Zones
West line' of South Providence Road
REQUEST: Rezoning from Agricultural (A) to Residential (R, 12).
PROPOSED LAND USE:
A single family .residential subdivision containing a maximum of thirteen (13)
lots, yielding a project densitY of approximately 1.9 units per acre, is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND' APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A.
Bo
The proposed zoning and land use conform to the Eastern Midlothian Plan which
suggests the property is appropriate for residential'uSe of 2.51 to 4.0 units per
acre.
The proposed zoning and land use are representative of existing 'and anticipated
development.
Providing a FIRST CHOICE community though excellence in public service
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 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.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED .IS .A BUFFER CONDITION.
THE PROPERTY OWNER(S) 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. The public Water and waStewater System'Shall be used. (U)
(STAFF/CPC) 2.
The ap~Iicant, sUbdivider,Or assignee(s)'~Shall pajCthe~f011owing to
the County of Chesterfield prior to the-issUance of building permit
fOr infraStructure improvements within the service district for the
property:
$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 paidafter June 30, 2005.
In the event the. cash. p~yment, is not used:for which
Proffered within fifteen (15)years of receipt, the cash shall
be returned in full to the payor. '(B&M)
(STAFF/CPC) 3.
Direct access from the property to Providence Road shall:be
limited tO the existing driveway that serves the property, identified
as Tax ID. ~758-702-7625 and one (!) public road. The exact
location, of this public road shall be determined by ~the
Transportation Department. (T)
2 04SN0319-DEC 15-BOS
(STAFF/CPC)
(STAFF/CPC)
o
In conjUnction with recordation of the initial subdivision plat, forty
five (45)fleet of right-of-way'along.the western line of Providence
Road,-measured from the centerline of that part of PrOvidence
Road immediately adjacent to the property, shall be dedicated, free
and unrestricted, to. and for the:benefitofChesterfield County. (T)
Prior to the issuance of an oCCupancy permit, the developer shall be
responsible for the following improvements:' 1)conStructiOn'~ of
additional pavement along South Providence Road'at the apprOved
access point to provide a right. mm .lane, and 2)
widening/improving the west side of South Providence Road to ~an
eleven (H) foot'wide travel lane; meaSured from the centerline of
the road, with. an additional.one (1):foOtMde paVed shoulder plus
a seven-(7):-:foot wide Unpaved-shoulder, .with any modifications
approved.bY the Transportation DePartment, for the 'entire property
frontage. The developer shall de,cate, free and Unrestricted~ to
and for the :benefit of Chesterfield County.. any additional right-of-
WaY (6i~ eag~ments) required for theS~ improvements. (T)
(STAFF/CPC)
6. Development shall be limited to a maximum of l 3 lots. (P)
(STAFF/CPC) 7.
(STAFF/CPC) 8.
(STAFF/CPC) 9.
(STAFF/CPC) 10.
The overall average lot size shall bea minimum of 16,000 square
feet. (P)
DWelllriglUnits shall-have a minimum gross flo0r:'area of 13800
f0.et:(P & BI)
square-
The tentative'SubdiviSion ~Plan: Shall'be conSidered by the
Plannin~:icomniisSi0n 'foi~ th~-p~oSe of evaluating 'ithe lo~ati°n
of-roads 'and the mitigatiOa' °f:~ impaCt of such roads onthe
adjacent PrOperties to the north. (P)
All exposed, portions of the ..foundation, and exposed piers
sUpport]fig;~ror~t porches Shalt ~ faCed:with brick vene~L (P)
GENERAL INFORMATION'
Location:
West line of South ProvidenCeR°ad, n~rth ~f S6o~gham Drive. Tax IDs 758~702-2534
and 7625 (Sheet 7).
Existing Zoning:
A
3 04SN0319-DEC 15-BOS.
Size:
6.8 acres
Existing LandUse:
Single family residential Or Vacant
Adjacent Zoning and Land Use:
North - R-9; Single family residential
South - R-7 and A; Singlefamily~reSidential
East - A; Single familYresidential'
West -.R}7; Single family residential
UTILITIES
Public Water System:
The public water system is available to serve this site.?.:A gixteen (16) inch water line
extends along the eastern-side of South Providence Road:OPP0sitethe request site. Use Of
the pUblic water system is inteadedi (Proffered Conditi°ni)"-5~:.
Public Wastewater System: ~ ~:
The public wastewater systemis .aVailable to serve this site. ~ eight (8) inch Wastewater
~°ll~ctor line extends sbUth:fr°m?~MorelOck Court ,aer°sS~th~i'reqUest: site. ~Use) 0l? the
pUblic waStewater system-is'.int~fided~ (Proffered C0ndifi~hi)i: -'
. E~IRONMENTAL
Drainage and Erosion: ·
The' property drains south-and;~:west
watercourses and
currently no on- or
development. Due to the age
available.
PimUC FACmITmS.
The need. for fire, school, librarY,, park:and transportation- facilities .iS. 'identified:- in :the pUblic
FacilitieS elarb the Thoroughfare el~tnl and-~the Capital Impr°vement.P'r°gram. ThiS:: devei~¢~nt
wil---~ have an impact on these facilities, i i'?.? ' - - '..' :'--i' :"-:.~.
',:. 4 ' ' 04SN031
Fire Service:
The Public Facilities Plan indicates that fire and emergency lxtedical 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 thirteen (13) dwelling units, this request will generate'
approximately four (4) calls for fire and emergency medical service each year. The
applicant has addressed the impact on fire and EMS. (Proffered COndition 2)
The Buford Fire Station, Company Number 9, and Forest View 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 seven (7) school age children will be generated by this development.
The site lies in the Davis Elementary School attendance zone: capacity, :674;enrollment
- 646; Providence Middle School attendance zone: capacity- 1,101, enrollment-- 1,008;
and James River High School attendance zone: capacity - 2,050,enrollment- · 1,949.'-
This development will have impact on area schools. 'The applicant has- agreed':.t°
participate in the cost of proViding for area school needsl (Proffered Condition 2)
Libraries:
Consistent with the Board of Supervisors' policy, the impact of development On libr~
services.is assessed County, Wide. Based on projectedi!~population growth,:the':Pubi~c
Facilities Plan identifies a need'for additional library space
throughout the County.
Development of the property could affect the existing: Bon Air Library, the exiSting La
Prade Library or a proposed new library in the vicinity 0fReams Road and LUcks Lane on
Courthouse Road. The need for:this new facility is identified in the plan
has offered measures to assist in': addressing the impact of-this .'development on these
facilities. (Proffered Condition2)
Parks andRecreation:
The Public Facilities Plan identifies the need for three (3) new regional parks, :seven (7)
community parks, twenty-nine (29) neighborhood parks~ andfive (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 andinterpret unique
.: 5 04SN0319-DEC 15-BOS
recreational, cultural or environmental resources. The Plan also identifies shortfalls in
trails and recreational historic sites.
The applicant has offered measures to assist in addressing the impact of this proposed
development on these ParkS and Recreation facilities. (Proffered Condition 2)
Transportation:
The property (approximately .seven (7) acres) is currently zoned Agricultural. (A)g and is
located just north of the Elkhardt Road intersection on Providence Road. The applicant-.is
requesting rezoning from A to Residential (R-12). ~ The applicant has proffered a
maximum ~density of thirteen (13) lots (Proffered'Condition 6)..Based on single-family
trip rates, development could generate approximately?120'average:daily trips, i TheSe
vehicles will initially be distributed along Providence Road, which had a 2003 traffic
count of 11,370 vehicles.per day. '
The Thoroughfare Plan identifies Providence Road as ~a major arterial iwith a
recOmmended fight of way-width., of ninety (90) feet: The apPlicant has .prOffered to
dedicate' forty-five (45) feet of fight of way onlprovidence l~i~ad, measUred f~om the
centerline, in accordance with that Plan. (ProfferedCondition 4)
Access to major arterials, such as Providence Road, should-be~controlled,. The applicant
has proffered to limit direct acceSs to Providence Road to one;(l) public iroad plus the
driVewaY which serves an existing house located on the proPerty. :(Proffered COnditiOn 3)
The traffic impact Of this-deVelopment must be'addressed. The applicant has proffered to:
1) construct additional pavement:-along ProvidenCe R0ad at-the apprOved access to
provide, a fight turn lane; and 2):ireconstmct ProvidenCe: R°ad~for ~e entire PrOperty
frontage to provide an deven (l!)-foot wide traVel :lane,-a °ne i(1) froot paved Shoulder and
a seven (7) foot unpaVed shoulder (Proffered Conditi0ns). COnstmct¢~ the fi~,,ht mm
lane along Providence Road may reqUire the developer~:to acq~e SOme! .off, site!', right-
of-way. · :
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. Providence Roadi: ~11' be directlY impa~ted by
developmen~ of this proPe-~. Sections of PrOVidence:Road have twent~i'(20)f~ot wid~
pav. ement'with no shoulderS.:Bas~d on the current vo!Ume °ftraffic during Pe~ hOurs,
Providence Road is at Capacity (Level of-Service'E),? The apPlicant,ha~, l~r°ffered to
COntribute cash, in an moUnt consistent with the Board of SUPe~isors i~Policy, ~oWards
mitigating the traffic impact of this development (Proffemd:C0ndition 2). Cagh Proffers
alone will. not cover the c0st°f the road improvementslneeded in thiS area. ~ Ther~'are no
public road improvement projects in this area currently included in the SiX,year
Improvement Plan.
6
04SN0319,DEC 15-BOS
At time of tentative subdivision review, specific recommendations will also be provided
regarding a stub road right-of-way to the south and the proposed internal street network.
Financial Impact on Capital Facilities:
PER UNIT .
Potential Number of New Dwelling ' I3' ' ' 1.00
Units .
Population InCrease 35.36 2.72
Number of New Students
Elementary 2.94 0.23
Middle 1.64. 0.13
High· . . 2.08. 0.16
TOTAL ' ' ' 6.66 ' 0.51
Net Cost for Schools ' " 71i
916 '- 5,532·
Net Cost for Parks ' ' 10,257 ' 789
' 5,252 ' ............. 404
Net Cost for Libraries ' '
Net Cost for Fire Stations 5,525 i 425
Average Net Cost for Roads . 57,187 i : 4,399~
*Based on a proffered maximum number, of lots '(Proffered Conditi0n :6). Actual.number of lots
and corresponding impact may vary.
As noted, this proposed development will have an impact::on :capital facilities..: Staff has
calculated the fiscal impact of everYneW.dwelling unit on.schoolS'ii~°ads~i p~ks; libraries, and
fire statiOns at $11,549 per trait. The applicant has beenad~iSed:that a.r~aximum Proffer 0f
$11,500 per unit would defray the C°st of the capital faCilities~heces~it~ted .by this proposed
development.- Consistent with the. Boardof Supervisors' policY~ andproffers 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 2) ' ' - --
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:
04SN0319-DEC 15-BOS
LAND USE
Comprehensive Plan:
Lies within the boundaries of theEastem Midlothian Plan which suggests the property is
appropriate for residential develOpment of 2.51 to 4,0 units per acre.
Area Development Trends:
Properties to the north, west and southwest are zoned Residential (R-7 and R~9) and are
developed as part of the BroOkfield South, Br0okfield and Solar One Subdivisions.
Properties to the southwest and, cast are zoned Agricultural (A) and are currently occupied
by single, family residences. ' ~ .
Lot Size and DenSity:
'A maximum of thirteen (13) lots on the property, yielding a density of apprOximately 1:9
units per acre, has been proffered (Proffered Conditipn6). -.The Residential (R-!2)
District requires a minimum .lot size of 12,000 square feet in area. To address the Clover
Hill District Commissioner`s c°ncems relative to compatibility with neighboring
subdivision developments, Proffered Condition. 7 requires ,an-overall average lot size of
16,000 square feet. -
Dwelling Size and Foundation Treatment:
To address concerns of area property owners,, proffered conditions provide for-a
minimum house size and foundatiOn treatment. (Proffered ConditiOns 8: and 10)
Tree PreservatiOn Strip:
In an ,attempt to address concerns' of adjacent property: 6wnersin the BrookfieldSouth
Subdivision relative to the potential for the public road Which will be conStructed to serve
this develOpment being! located Proximate to their, lot lines,'the applicant has agreedto
submit! the tentative subdivision, Plan. to the Planning '.Commission for .the 'Purpose of
'evalUating 'road locatiOns 'and the mitigation of the impact.. 'Of:sUch rOads.. 6n ~djacent
properties to the north.
CONCLUSIONS
The proposed zoning and land 'use conform to the Eastern Midlothian Plan which suggests the
property is appropriate for residential use of 2.51 to 4.0 traits per acre. The proposed zoning_and
land use are representative of existing and anticipated development.
The proffered conditions address the-impacts of this development'on necessary, capital facilities,
as outlined-in' the Zoning Ordinanceand:Comprehensive Plan. Specifically, the needs for roads,
8 04SN0319-DEC 15-BOS
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 P~°ffered conditions adequately mitigate the impact On
capital facilities, thereby insuring .-adeqUate service levels 'are maintained and prOtecting the
health, safety and .welfare of County citizens.
Given these considerations, appr0Val of.the request is recommended.
CASE HISTORY
Applicant (11/16/04): ~
In response to concerns of area. residents- and the desires of the applicant, revisions were
sUbmitted to. Proffered Conditions 3 and 9; as discussed herein.-
Planning Commission Meeting (11/16/04): ' ' '
The applicant accepted the :reco~endation. 'There wasno opposition_present.
On mOtion of Mr. Gulley, secOnded by Mr. Wilson, the ~COmmission recommended
apProval-and acceptance of the Pt0ffered conditions'on Pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesd~a~ December 15,'2004~;.b~gmg at 7:00 p.m., will take
considerati0 st ' ·
under n this reque -, '" ;: ~ ,
04SN0319-DEC15-BOS