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05SN0110-Dec15.pdf
Alberta Smith Decemberl 5, 2004 BS STAFF'S .REQ~ST ANALYSIS Glenn M.' Hill [sterial'District ~, 05SN0110 REQUEST: Rezoning from- to sidenti : PROPOSED. LAND USE: ~ -.' . .._.: -. ASingle feet and a PLANNIN }er acre. PAGES 2 AND. 3: Recommend approval for the fOH6~g,regsons: A. Although suggests the Residential existing a FIRST-C~omE'! thr6ugh ex~elle~:{inpublic service The proposed zoning and land use are representative of existing area residential development. Co 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 itrmi,'sportation, schools, parks, libraries and fire .stations:iS identified in the ct~unty' s: adoPted ~Fadilitie~ Plan, Thoroughfare mm.and capital Impi~0Vem~nt P/0gram-and imPact_of Ss development is-discusSedherein. The prOffered Conditions mitigate the imPacton 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 S. ~ RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH-ONLY A "cpC" ARE--:ADDmONAL cONDiTiONS RECOMMENDED BY THE PLANNING~COMMISSlON.) PROFFERED CONDITIONS (STAFF/CPC) 1. (STAFF/CPC) 2. (STAFF/CPC) 3. Public Water and wastewatersystems shall beused.i (U) With:thc exception of timbering which, has been approved by-the Vkginia state Department:ofFores~ forthe purpose of removing dead:dis~eaSed trees, there shail,;be nofimbering on ihe prOperty until .a"Eand Dismrbance pe~t¢'haS, been obtained from the Envir0nm6htal Enginee~g D~p~ent-land the approved deVkes have beenimtalled: (EE) The.appliCant, 'subdivider, or' asSignee(s) ~shall pay' the: follOwing; for. i~astmCmre improvements'(~thin :the serVice 'district for the ProPerty,,:t° the Cot~nty of CheS[erfi~id priOr to-the issUance:of bUildingpermit: · A.. $1ii500 per dwellinguniti:ifpaid prior to July 1, 2005; or B. ' The amount:appr0vedb~:~theB6ard of SUpervisors not:to - exceed $11,500 Per dwelling unit. adjusted uPward :by an increase in the Marsha!}ii~and SMft building'cOst:indeX. b-~een JulY)l, 2004 an&~fily:l;.of'the fi~c~'~ear in which the payment is madeifpaidafterJune 30, 2005.. 2 05SN0110-DEC15-BOS (STAFF/CPC) (STAFF/CPC) (ST_AFF/CPC) ~: (STAFF/CPC) Location:~ o o C. In the event the caSh payment, is not used for which proffered within 15 years of receipt, the cash shall be ~ }Pined in.fi~l to thepaY°rl· No more than 21 residential lotsShallbe developed' on the subject property..iP:) ' . · All dwelling units shall have a ~um gross floor area of 1,700' square, feet except for dwelling;.?units: Mth more.than one ·story which ~hall :haVe a minimUm: gr~osS fl°°r.area 'of 2,000 square~fee~: (P)- ~ · shall nOt beless than 17}'855 squa/e:feet: (P) The-developer shall dedicate to andfor:the benefit of Chesterfield C0unty;-fre~:and unrestricted; a~'(30) foot. wide ingress/egre~s_ easement al'Ong the length:,,of- S:Mft:::Creek from the .easte~nlt° westem parcel boundaries; ? T~s!'¢asement, to:be located within:~e limits °f'the,R.e.A of swift-creek'and:to be uSed by the:parks and: Recreation Department 740-671-1~072 (Sheet 16). - , - . Existing zoning: Size: 10.7 acres Existing -Land Use: Vacant~ 05SN0110-DEC15-BOS : Adjacent Zoning and Land Use: North - R-9; Public/semi-public(schools) - SoUth and East - A; single family residential or vacant West- R-12; Single family residential or vacant UTILITIES Public Water System: There is an existing eight'(8) inchwater line that eXtends along Hillcreek Drive and alOng Point Landing Court approximately 250 feet southwest, of the request.site. Use of the public Water system is intended. (Proffered Condition 1).. public Wastewater System: A twenty (20) inch wasteWater trunk line eXtends along SWift Creek adjacent .to the request side. In addition, a twenty~four (24) inch wastewater trunk line ·eXtends along-the.- northwest boundary 0f :this- site/: Use~, Of the public' wasteWater system is intended.. (Proffered Condition 1) ENVIRONMENTAL Drainage and Erosion: The 'property drains e,ast and.'directly into SWift-creek. :!-Floodplains and ReSOUrce protection Areas (RPA s) are l~ated onthe north and east sides ~of the'Property. Theire are cUrrently no on- or off-site'-~ainage or` eroSionproblems.with~n°ne: anticipated' after development. The property is wooded and~ as SUch, should not be-timbered::un~til..the issUance of a land disturbance permit. This Will . inSUre that adeqUateerosion c0ntrol measUres7are in place prior to .any timbering. (Proffered Condition 2) PUBLIC FACILITIES The need for fire, school, library, park and transportation facilities is. identified in the:Public Facilities Plan,-the Thoroughfare~Planand~:the Capital.improv~nienti~ero.gram. This deUelopment will have an impact on these f/iciiiti:e~ ?-- Fire Service: The Public Facilities.P1-ag- indicates that fire and emergency medical-service-(EMS)calls are e~ ~o increase forty~f6u~ (44) to Sev~iity;ei~ht (78~ percent'by 2022. '. S'ix i(6} new fire/rescue stations are recommended for constructiOn 4 05 SN011 O-DEC 15-B©S addition to the six (6) new statiOns, the Plan alsO recommends the expansion of five (5) existing stations. Based on twenty-one (21) dwelling,Units, this request will generate approximately three (3) calls for_ fire and emergencY,.medical service each-year. The applicant has addressed the impact of this development on fire and EMS. (Proffered Condition 3) The Clover Hill Fire Station, Company Number 7 currently.proVides fire protectiOn and emergency medical service. When.' the property is deceloped,.the number of hy&ants} quantity of water needed fOr fireiprotectiOn, 'and 'access requirements will be evalUated during the plans reviewprocess. Schools: Approximately eleven (11) stUdents will be generated'by thins' development. ~ Current!y~ this site lies in the Alberta_ S~ith( Elementary SchoOl-after/dance zOne:~ capacity .2.674} enrollment - 791; Bailey. Brid~e~ilMiddle 'Sch°ol-zone:~: caPacitY - -! ;621, i ~nro[huent'~- 1,557; and Manchester mgh' sci~6~1 Z°ne: CapaCity" i,9~2i:~hr0llment - 2,440. ThiS request will have animpact:_on ~1 schools involvedi There :are currently eight (8) trailers at. Alberta Smith Elemen~ and seventeen. (17)~i!trai!ers atuancheSter Higt~ o~i~ new high sChool is underconstmctiOn that will PrOv'ideireii~f f0rCloVer Hill~High Sob°bi and 'MmaChester High in.':~thel-fa~l of 2006. In MaY~i?~the Sch061 B'oard.approved;a redistricting proposal that re°red ~a portion of Bailey Bridge'Middle to Mat°a~a'Middie: HOwever, ~l'ds development along With continued gr~wtli~;~i the ~eawilll push.this :sCh6-°I oVer'capacity again. ' '' : ' ' · This. development will have:imPact on area schoolS~.. The~applicant_has agreed-to participate in the cost o~pr°~iding.for area schoolneeds? (Profl~ere~l Condition 3) Libraries: ' Consistent with the Board_of;Supervisors' policy, :the :impact. of deVelopment on library- se/Vices is assessed c0un~d~;:. Based on projecte~: P0Pdafi0n growth, the. Public Facilities Plan identifies a needi~6i~ additiOnal library sPace throughout the County. ' This deVelopment would moSt~likely affect the existing.Clover Hill Library or a propoSed neW-branch in the winterpock :~d Beach Road area. The appi~cant has offered.meaSures to assiSt in addressing tl~e impacl of this devel°pment-10~i,.these facilities... (Proffered' ' Condition 3) Parks andRecreation: The Public Facilities Plan identifies the need for. three (3):neW regional, parks, .seven'(7)' cOmmunity parks, twenty~(29) neighborhOt)d:Parks~, ~d.i fi~e.~(5):c6~ty:_-cent~r~ - by 2020, 'In addition, the pu~b_lie/:FaCilities p.lan ident~fies!:~th~, need f0ri:iten)(10) new'or - 5 05 SN011 O-DEC 15-BOS 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. Southem and Western Area.~Plan identifies linear :trails and a recreation area along ,S, wifi Creek through the'.16n~.i-of the subject parcel.., The. Plan stateS that:these ' designated greenways shOUld~be hnProved as devel°Pment:0ceurs and conVeYed tO:~e County to liffk existing.andPr°p°S~d special pUrPose phrk Sites With other aCtiOity Centers as part of a future County-wide ~trail system. · The applicant has offered measures to assist in addressing the impact of this proposed: development on these-parks, and: Recreation facilities,: (Proffered Condition 3). 'Th~ developer is also proving an easement for a recreational, trail .along SWift Creek. (Proffered:Condition 7) Transportation: ' ' ' The property (10.7 acreS).iScurrently zoned Agriculturaly(A), and .the appliCant.iS requesting rezoning to Residential (R- 12)." The :- appliCant.' has'~'pr0ffef~d a~ ~m~im~: de~asity Of twenty-one (21)::!0ts ¢~°ffered- COndition 4);_Based on'single'f~ly trip:-rat~S}_ ~ devel°pment could gen6r~eappr0~imatelY 250~aVerag~?dailytrips. TheSe~ehicl~ ~}1_~ be init]allY disfributed ~6u~7~streets in Bayhili: P0iii~6S~bdi:~)i~i6n t6Baii~Y?B~':I:'. Road, wbbch had a 2003.tr~c C°unt of'6,801 vehicles per-day~PD). ~', '--:-:i.:-'.-~i:~!::'' :' Included in the 'Subdivisi°nOrdinance is the Planning/~6mmiSsion~s. The Policy suggests thatq:siibdi~Sion stre, yts antiCip~t~ed :~°:c~ 1,500 yPD o~;mO;e shoUld be. designed as'.; no~10t :!frontage'_ collect0~ r0:ads.: 2~ra'ffic generated: bY :,thi~ devel6Pment will travei-:al0ng-Sltr~ts (Hill-Creek Drive~;~d'BaYKnolis Trail) in l~a~ii:/' . eointe' Subdivision to a e011ecto~i-~oad (Batttecreek Drive)i~iBas~d;i°n the.anticipated!t~ffid generated by the n umber;::°'fi:l~iS:- in Bayhill-eointei:Siibdivision that:.~lll Use;:.these subdivision streets and the.:.n~ber of l°ts that coUld;;.be,devei0Ped:°n:-the 'subj¢ct- property;"traffic volUmes °n'Hil[iCreek Drive and Bayi~ol!S Traii are n0t anti'cipate~t'~°.: exCeed, the acceptable sUbdiVis[6n:§treet volume as:defmedlby.thestub ROad policy. --. Area roads need to generated'by this development of this wide pavement with one (1)fogt shoUlders; curveS. Based on the current-:V6iume of traffic capacity (Level of Service E). :.... The applic~a~, t~ has profferedto contribute cash, in 'an am0Unt consistent with~theB0ardi::6f Supe~isorS Policy, towards-mitigating the traffic.impa6t of this..develOpnlen~.;¢r0ffe~6 Condition 3). As develOPment-continues in this part of the County~ area roads Will substantiallY: increase. Cash 6 05SN01:10~DECi.5~BOs improvements needed to accommodate the traffic increases. Road-improvements in this part of the County in the~ Six-Year Improvement Plan include'projects to: 1) improve Bailey Bridge Road as a ~°,lane:mad from Claypoint Road to:-Manchesmr High School, currently scheduled for construction in Spring 2008; 2).improve a substandard vertical curve on Bailey Bridge Road west of Battlecreek Drive, currently scheduled for construction in Spring 2006; 3)imProve some section(s)ofthe shOuld, ers on Bailey Bridge Road between Deer Run Drive and Spring Run-Road, cUrrently scheduled for construction in Spring 2005; .and4) improve a substandard horizontal curve on Bailey Bridge Road west of HollyRidge:Parkway,~ currently scheduled'for construction in Spring 2006. The last three (3)projects li~ted will improve sectiOns of Bailey Bridge Road that have been identified as high accident locations. Financial. Impact on Capital Facilities: - PER UNIT : Potential~Number of New Dwelling Units-..'- 21' ." ' 1~00 Population Increase . . . . ' 70:72:- 2:72 Number of New, Students ' ' '/ ~ ' -. ':. i i. ~.;- .' . .. ~ Elementary .. :~83'- ' ' 0223 · ' 2.73 ".. 0.13 Middle: · ' . . . ~' High:- ' 3.36 ': 0ii6. :... ' '. )' - TOTAL · ' ' ii., ' ' 10.92 0.51 Net Cost· forSChools ~ - , 1 I6i172: --: · 5,532 Net Cost forparks '- -16;569 . ' 789 Net Cost for Libraries · : 85484. :, 404 Net Cost for Fire-Stations :5" -' . 85925 · "-425 AverageNet Cost for. Roads : : ._. ( .. ..".: 92;:379.. _ · : .... ~. : .. 4;399. *Based on a prOffered maximum-yieldOf.twenty-one (21) lOts {Proffered Condition 4): Actual - number oflots and correspond~gyieldmay vary. ' -:' ). :i . : ' .. As noted, .this proposed development:Will have an impact.on capital facilities. Staff:has calculated the-fiScal impact of every neTM dwelling unit on -schOOl, r0adS; parse-libraries and fiee stations .at $1 i,549 per unit. The aPPlicant has been advised tMta.maximum Proffer of $11,500 per unit-would defray the cost 0f_the.: ~apital facilities neceSsitat~d'~ythis proposed:'development (Proffered Condition 3). Consistent ~with the'Board of SUperviSors. Policy and Proffers acCeptOd 7 055N0110,DEC 15-BOS from other applicants, the applicant has offered cash to assist in defraying the cost of this proposed zoning on such capital facilities. 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 the' Case.. LAND USE Comprehensive Plan: Lies within the boundary of the Southem and Western Area Plan which suggests the property is appropriate for residem~al use of 1 - 5 acre lOts, suited for Residential (R-88') zoning. The land use designations established in the .Plan were based,~in part, upon the anticipated _: availability'of Public utilities':t6 :se~e properties.. The ,Subject proper~ WoUld-beS'~rVed by both p6blic water and:sewer;! Further, access, to the site %o~d be thr0ugh: the adjaceiit subdivision development tothe west (Bayhill eointe) Which is ZOned. Residential(k~12). Bound'by-the location of a.Re~o~ce PrOtection Area (RPA) to-both the north and east, this prOperty represents the eaSt¢im-most edge of the Bavhill'pOinte development..As such, the requested RzI2 zonihg.would be appropriate'in maintaining cOnsiStency wi~' existing land use patterns. Area Development Trends: ~ Property to the north is zoned: Residential (R-9) and is occupied by. the ~BaileY Bridge Micidle ;and Manchester'High:-S6hools. Pr°perties to the:SoUth and easii' are z0n~d Agricultural (A) and cont~iffsingl~ familydwellings on aCreage-parcelS 0r :arecurrent~ v~Canti-~ Property to the westis ~0ned Residential- (R- i2)- and is develoPed i~ part:Of BaYhill e~inte Subdivisi0n, :i'It i~hnticipated that reSidential:developmer~t ~il '~6nfinue:in the mediate area at densitieseonsistent with the 'Plan. ' i ~ · ':~: Zoning History: On November 22, 1989, the B0afd of Supervisors~ up6ha~£avorable'recommendatiOn~by the.commission, approved a rez~ning from AgficultUr~}:i(A).to Residential' (R,12). 6n 366 acre tract, adjacent to .an~d.lwest of the current Yeque~gt:-prope~ (case 89SN02817): Proffered conditions limited- 'the:}ideVelopment to 750:16~s.. With a minimum lot :siZ¢°f 1'5,000 square feet. This-pr0p~ was subseqUentlydevelopea as Bayhili.-e0ihte Subdivision. The' Southern and Western. Area.Plan, designating:area properties.for R~88 development,' was adopted in 1993. 05SN0110=DEC15~BOS Density and Lot-Size: ' ' Proffered-conditions limit the i: :niimber of lots withinthis proposed' development .to twenty:one (21), yielding a:densitY:of apPr0ximately 2.0ildWelling~aits Per acre2 Comparison of Lot Sizes and Density:' Currently~ the Ordinance requireS a minimumlot size of 1,2,000 "squ~e feet :in Residential (R-12) District. c6'nsistent with!.pr°ffere~lii~°i/ditio'ng f0r!.'t~e.neighb6ring Bayhill eointe Subdivision~deve!6~ment, the apP!ieant?.ha~ pr6ff~red a minimur~ lot size of 15;000 square feet. (Proffered Condition 6) Access tothe subject property is provided through'BaYhill Pointe Subdivision' via Pointe Landing Court, which eventuallY!~i, es into Bailey Bfidge.liRoad.. There is:no direct access- from-this property to ailey: hage Road; ~ an..ef~?°~ t°'address c0mi3atibility With adjacent;developments ~0iigh W~ch this property has sbie.access~ aVeiag~ lot si~.es and densities °f this adjacent: sUb~]iVisi0n Were evaiuatedi' .' ~- ': - With respect to densities~ BaYhilliP0inte,. SectiOns-1, 2;!5,.7~thr_ ~0ugh 10and 12, through.: which Occess to the subje~t. Prgperty would pass;-haVe al d6nSity0f2.0 dWelling units per' acre and an average lot SiZe of~1:7i8:55 sqUare, feet. The)gpplicantihas proffered an aVerage lo~ size:::and density conSistent,with thitt of the aforen~hti~ned:'lots in-BaYhill-p°inte Dwelling Size: TO -address concerns '0f.~arCa ;?prOperty owners, Proffered ?cOnditions provide for~:: a minimUm house size. (Profferedi¢~Ondition 5)' ~ -CONCLUSIONS Although the:request lies within the~S0uthern and property is appropriate for the prope~: ~11 be ~ public ~tilitieS. ~d is consistent- use are.representative of existing development. The proffered 'c°nditions adequateiyladdress the impactof~this?deVe!oPment on:necessary c~Pital facilitieS, as-outlined in the z0~g 6rdinance and comPrehen, siVePlanl :. SPecific~lY,, ithe' ~¢ed for transportation, schools, parkS~Aib?riO'~_ and fire stati°nsis :ildentifiedh the c0unt~'.s adopfed e~~ies:Plan, ThoroUghf~6'~!~ii.and Capital .Impr°~e~t;i!p~°'~am and'th; impa~t!:0f this deVelopmOiit' is discussed::h¢i~!g!.' The proffered.;eon~fi6~s~i~ ~mi'.~igate the. impact on.:caPi~ . facilities, thereby ensuring thatiOdequate~serVice levels are maifitainedas~necesSary:t0~ proteC[the: health, safety an'~dwelfare of C~ citizens. ' 05SN0110-DEC 15zBOS':; Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (11/16/04): The applicant acceptedthe recommendation. There was no opposition present. On motion of Mr. Bass, seconded by Mr. Litton, the Commission recommended approval and acceptance of the proffered conditions on pages 2 and 3. AYES: Unanimous. The Board of SUpervisors, on Wednesday, December 15, 2004, beginning at 7:00 p.m., will take under consideration this request. 10 05SN0110-DEC15-BOS . I I I / / / /