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04SN0269-Dec15.pdf STAFF'S REQUEST ANALYSIS AND RECOMMENDATION December 15, 2004 BS 04SN0269 Star LLC Clover Hill Magisterial District. .-- Crenshaw Elementary, Bailey Bridge-Middle and Manchester High Schools Attendance Zones East line of Claypoint R°ad REQUEST: Rezoning from Agricultural (A) and Residenti~.(Rr7) to Residential (R-12) of 28.4 acres and fro~Agrieultural (A) to Residentiat.i(R~l.5) Of 52.1 acres. ~'- PROPOSED LAND USE: A single family subdiVision with a maximum Of tT0~!0tsis planned, Yielding.a density of approximately 2d milts per.acre.. ' '~ ~ ~ PLANNING COMMISSION RECOMMENDATION RECOMMEND. APPROVAL ON PAGES 2' THROUGH 4. AND-ACCEPTANCE oF T~;pRoFFEREE STAFF:RECOMMENDATION' Recommend approval for the following:reasons: . CONDITIONS 'C. The proposed zoning and.: land Use conform to. the Central Area Plan-which suggests the property is'appropriate for residential use of 1.0:to 2.5'units per'acre. The proposed zoning and land. use are represelitatiVe.of, exiSting andantiCipated deVelopment. The proffered conditions '~dequately address theimpact of this development on necessary capital facilities, aS outlined'in· the. Zoning Ordinate and 'Providing a FIRST CHOICE' community' through excellence in pUblic service 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. Public water Shall be Used. (U) (STAFF/CPC) 2. (STAFF/CPC) 3. (STAFF/CPC) 4. Public wastewater shall be used. In the event that gravity sewer cannot be achieved on a portion of-this property, septic systems shall be permitted and shall comply with Ordinance standards for. reSidential- lOts with septic, systems. The maximum number 'of septie 10ts shall not exceed twelve (12)!ors. (U & H) The applicant, ~subdivider, or. assignee(s)shall pay the-followingi for infrastructure improvements within the SerVice district for the property, to the coUnty of cheSterfield prior to the_ issuance of bUilding permit: A. 1 !;500.00 per dwelling unit, :ifpaidprior tO July. 1~ 2005; or B. : The amoUnt approved bY)ithe_.B°ard of SuperVisors not to exceed $11,500'.00 per itWellitig::~t-adj~ted UPward -by any increase in the Marshall- and :Swirl building cost .index e tWeen July 1, 2004, andJu!y !: of the fiScal year in.whifh payment is made ifpaidarler~!June 30, 20052 C. 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 Pay0r:.;(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 2 '04SN0269-DEC15-BOS (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) o 10. permit .has been obtained from the Environmental-Engineering Department and the approved devices inStalled. (EE) All dwelling units shall have a minimum-gross floor area of 2000 square feet. (P) 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) A maximum, of one hundred seventy (170) lots shall be permitted onthe property. (P) Direct access from the property to ClaYPoint Road 'shall be limited to one (t).public road. The exact location ofthis access shall be approved by the Transportation Department: (T) In conjunction with recordation.~of the initial sUbdivision plat, forty five '(45) feet of right-of-way on the east side of Claypoint Road, measured from the centerline of that part of Claypoint Road immediateiy adjacent to the property, shall be. dediCaied, free and unrestricteci;to and for the benefit: 0t~ chesterfield cOunty.: (T) To -provide an adequate roadway .system at. the time of complete deVeloPm~nt, the owner/developer--shall, be. respOnsible for the following:: a. C0nStmction of additional Pavement along Claypoint Road ~ at the approved acceSs to pr0vid¢ aright and left'tum!anes, ~ if.-:Warrantedg based On: .TranspOrtation Department standards; - bo Widening/improving itheeast side of ClayPoint Road roan eleven (11) foot Wide tiavel lane, meaSured from .the eXisting centerline of the~road, with an additiOnal One(l) fo0t,-:wide paved shoUlder plus a seven (7) ~foot'wide unpaved shoulder, and oveiiiatying.the full width of the road " with.one and one. half (1;:5)'inch:i6f compacted bituminous ' ' asphalt concrete, with imoditlcations, apprOved bY.the TranSportatiOn Department' for thC.entire propertY froiltage; and ' Dedication to Chesterfield .County, -free and: unrestricted, any additional right,of-waY :(or :easements) required for the improvements identified above. (T) 3 04SN0269-DEC15-BOS (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) 11. 12. 13. Prior to' any construction Plan .approval, a phasing plan for the required.rOad improvementS, as _~dentified in Proffered Condition 10 abOve, shall be submitted to and .apProved by the TranspOrtation Department.: (T) There shali~be no street connection, from Claypoint Road, cross the creek, to Alberta Road. (T) The subdiviSion development(s) ~lOcated'on the property: shall not incorporate the names "Parrish~Bi~anch'', "StanWick" ~or "Swirl Creek-CroSsing'' in their recorded~ Subdivisionname(s). (P) GENE~ INFORMATION Location: . .- Fronts the east line of Claypoint Road across from Misty Spring Drive, the west line:of Alberta Road south of CarOl AnneROad and the southemter~nin~s of earrish CreekLane. Tax IDS 742-675-9499, 743-675, I820 and 744-676~3373 (sheet'16). Existing Zoning: AandR-7 Size: 80i5 acres Existing Land Use: Vacant Adjacent· Zi)ningand Land Use: Nerth"z.R-9; Single family, residential or vacant South,~A; Single family residential ~' ,i ' ' East- R-7; Single fam~iy residential or vacant _.' : - West i R-15 and A; Single familY:residential °rpublic/Semi,public (churCh) 04SN0269-DEC15-BOS .UTILITIES Public Water System: There is an existing twelve (12) inch water line extending along a portion of Claypoint Road adjacent to this site. Use of the public water system is -' intended. (Proffered Condition 1) ~ ' Public Wastewater System: There is an existing eight (8)inch wastewater collector line extending along a portion-of Pardsh Creek Lane and terminates approximately 500 feet nOrth east of this site. Useof the public wastewater system is intended (Proffered Condition 2), Due to the topography of this site, the installation of the proposed one-site wastewater collector 'line will leave a portion unable to be served by the public wastewater system. The applicant has proffered that a maximum of twelVe (12) lots would be on private.septic-systems. Private Septic System: The Health Department must approve any new septic systems. ENVIRONMENTAL Drainage and Erosion: The parcels drain in two directions. The majority drains to the rear into a tribUtary of Swift Creek. The southernmost comer of one parcel drains to Claypoint Road and then via manmade channels and tributaries to Swift Creek. There fare.currently no°n,i or off- site drainage or erosionpmblems with none anticipated after development. The Parcels are partially wooded.and should not:be timbered without first obtaining a land,disturbance permit fro,rn)~the Efivkonmental Engineering?Department'(prOffered condition 4). This will insure'.that iadequate erosion contr61-measUres are in place.Prior't° any timbering. Water Quality: There is a perennial stream across the rear of the parcels that is subject to aconservation area inside of which uses .are limited. pUBLIC FACILITIES The need for fire, school, library, park and transportation facilities is identified' ~inthe Public Facilities-Plan, the Thoroughfare PI~ and the Capital tmPmvement prOgram. This devel°~ will have animpact on these facilities. - ~ 5 04SN0269-DEC15-BOS 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 constmcti0n 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 170 dx~ellin~--u~ts, this requeSt Will generate approximatel~ twenty-five (25) calls for fire and emergency medical services each year. The applicant has addressed the impact on fire and EMS. (Proffered COndition 3) The Clover Hill Fire Station, Company Number 7, and Manchester 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 eighty, seven (87) students will be generated bY this development. Currently, this site lies in the Crenshaw Elementary School attendance zone: capacity - 733, enrollment - 750; Bailey Bridge Middle School zone: capacity 7 1,562, 'enrollment - 1,553;. and Manchester High School zone: capacity z.1;941,.:enrollment _ 2,484. This request will have an impact on all-schools involved. There are currently four (4) trailers at Crenshaw Elementary and seVenteen (17) trailers at Manchester. High. A- new high school is under construction and scheduled to:open 'in 2006 which will provide relief for CloVer Hili and:Manchester High Scho°Is.~.r~ May, the School Board approved a redistricting proposal that moved .a porti~n':oi!.iSBail'e~ Bridge' Middle to l~l~ttoaca Middle. How~ve}, ~his development alor~g with_ cOntinUefi growth in the area Will push this school Over ~apaci~'agaih. The apPlicant-~has agreed to participate in the cost of providing for area school needs. (Proffered Condition 3) 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 aneed fOr additional library space thr0ughOut the County. Development of the property would most likely affect the exiSting Clover Hill Library~or a proposed new branch in the Winterpock and BeaCh.: Road area. The applicant has offered measures to assist in addressing the impact of this development on these facilities. (Proffered Condition 3) 6 04SN0269-DEC15-BOS Parks and Recreation: The Public Facilities P1an identifies the need for three (3) new regional parks,-seven (7) community parks, twenty-nine:.~(29) neighborhood parks and five (5) community cemers by 2020. In addition, the ~P1an identifies the need for-ten (10) new or expanded special purpose parks to provide water access or preserve and interpret umque 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 3) TransportatiOn: The property (80.5 acres) is .currently zoned Agricultural (A), and the applicant :.is requesting rezoning to Residential (R- 15) on 52.1.acres and Residential (R- 12) on 28.4 acres. The applicant has Proffereda maXimin density-of 170-lots (Proffered ConditiOn 7). Based on single-family trip rates, development could generate approximately 1,690 average daily trips. Some of these vehicles will be- distribUted through streets in Sunnybrook and Great Oaks.Subdivisions to Genito Road and Qualla Road, which had 2003 traffic counts of 8,908 andS,451 vehicles per day ~pD), reSpectively.-Most of these vehicles will be initiallydistributed to ClaYPoint Road, which hada 2004 traffic count of 3,521 VPD. The Thoroughfare Plan identifies Claypoint Road as a major:arterial with.a recommended right-of-way width of ninety 'O0): feet.. The 'applicant hg.s.:iP[0ffercd to dedicate forty-five (45) feet of right-of-Wayi measured from:the centeriinei'!bfi':Ci~oint Road; inaccordance with that Plan. (Proffered ConditiOn 9) ~ Access to major arterials, such aS: Claypoint ROad, shouldbe:controlled. The applicant has proffered that direct accesS.from the property will~be.:!imi{ed to' one (1.)public road (ero~fered Condition 8-)i. The~pmPerty eXtends fr;m Clayp°intl R°ad t° Alberta ROad`in ~he sunnybrook SubdiVisiOn. De~eloping a street netwOi&.:0niihe;pr°pertythat Provides a direct conne,c, tion between?ClaYP0int Road-and Alberta~-Road?would create an attractive cut-through route for traffic ' betWeen Claypoint and-Q~all~ti:Roads. The applicant has prOffered that there will' !be no street connection be~e~n Clh~Ypoint Road and Alberta Road (Proffered COndition' 12)~B~ed on this proffer; it--:iS anticipated that apprOximately fifty (50) lots could be developed with access to AlbertaiRoad, and the remaining part of this proposed development-would accessClaypointRoad~:andthe existing stub road right- of-way (Parrish Creek Lane) in:Panfish Branch-SubdiVision. Included in the SubdivisiOn Ordin~ce is the PlanningCo. mmiSsion's Stub Road Policy. The policy suggests that sUbdiviSion streets anticipated to c~trry' 1,500-:VPD or m°~e should be designed as "noAot frontage" collector 'roads ;'As -Previously noted~ some:of the ~ traffic generated by ~this deVeiopment will 'traVel.along Streets in SuunYbrOok and- 7 04SN0269-DEC15-BOS Great Oaks Subdivisions.. Those streets were developed prior to the adoptiOn of the Stub ROad Policy. Family: .Lane (2004 traffic coUnt ,of .1,219~:VPD), Ridgerun Road (2004-traffic count of 11031 VPD) and RollingWay ROad (2004 traffic count of 3,867 vPD) are some of the subdivision streets that could be used in traveling, to and from this part of the proposeddevelopment. Traffic-volumes onRollingway Road currently eXceed the acceptable subdivision street volume as defined-by.' the S~Ub R°ad P°liC~: AlSo. as previously noted, .'the remaining part'of this prop?ed development Co~ld- access', in addition to ClaYpoiht Road, Parrish Creek Lane~.P~ish CreekLane, :Spring Bluff Road and Clear Ridge. Drive (2004 traffic COUnt of are ~the. subdivision streets that could be-used in traveling to and S6d development. Based on development of the subject-Pr0perty~ traffic vOlumes: on Ridge Drive are not anticipated to exceed the acCeptable subdivision.street Volume as · defined by the Stub Road Policy. The traffic impact of this development must be addressed. The applicant has proffered tO: 1) construct additional pavement along Claypoint Road at the approved access to provide- left .and right mm lanes, based on TransportatiOn Department standards; and :2)'~' Widen/improve the east side of ClayPoint Road to :an eleven (11)foot Wide traVel.lane With an additional one (1) foot wide Paved shoulder-plus a SeVen (7) foot.wide unpaved l' shoulder, and overlay with asphalt the full Width. ~f'-the road for the entire Prt}pe!ety ~ frontage. (Proffered Condition ~ 0) ~ ~ ~ Arearoads need to be improved t0address safety and accommodate the increase in traffib generated.by this development: C!aypoint ClayPoint: Road have 'approXimately twenty-one (21)' foot:~ wide shoulders: The capacity of thiS;rOad is acceptable '(Level-of SerVice ~) for 'the volUme!of traffic (3;521 VPD) it cUrrently~e~es. The appliC ,ant ha~Pr6ffered to cOntribUte easll;;:in an amount consistent with the B0ard of SuperVisors:' PoliCy, towards mitigating the. traffic: impact.6f the residential devel°Pment (Proffered COndition 3): As .development.continiies in this part of the county, traffic:volumes on area roads will substantially increase., Cash. pr°ffe~S alone will not cOVer-the Cost of the imPr°venimSneeded to accommodate the traffic increases. No roadimpr0vement projects iin ;this -:part oftheCounty are included in the Six-Year ImprovementPlan~ eXcePt for a project'to::imp~ove Bailey Bridge:R0ad a~a two4ane rOad from clayP6intiR°ad to' Mancheslier High S~hoo}, curr;ntly:'scheduled construction in Spring 2008. ' At time of tentative subdivisi6n;~review, specifie-.rego~endations will be provided regarding access, the internal Stre6f network and providirig a'StUb rOad ~right-of-waYto the adjacent property to the sOuth. 8 04SN0269-DEC15.BOS Financial Impact on Capital Facilities: - PER UNIT Potential Number of New Dwelling Units 170' ' 1.00 462~40 2.72 Population Increase Number of New Students Elementary ' 38.42 · 0.23 Middle ' ' ' 21!42 "0.13 High 2T20 0.16 , TOTAL · 87.04 · 0.5t Net Cost for Schools ' ' 940}440 -5,532. Net Cost for parks 134;130 789 · 68,680 ' · ' ~404 Net Cost for Libraries Net Cost for Fire Stations 72~250 ~ . 425 Average Net Cost for Roads 747;830 4,3·99 : I '963'33°:1 TOTAL NET COST 1 - 1'1';549 *Based on a proffered maximum number'of lots (Proffered C°ndifion7).' 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 ofevery new dwelling unit on schools, roadS; Parks, libraries and'fire stations at $1i,549 per unit. The aPpiicant has been adviSed thatiamaximum proffer of $.1i,500 per unit would defray the cost of the capi? facilities necessitated bY this proposed develOpmeitt:' Consistent with the Board of supervis°rs''~ policy, and-proffers;iaCceptedfrom the applicants, the applicant has Offered cash to assist in defraying the cost Of thiSProposed z°ning on-such caPital facilities. (Proffered Condition 3) . Note that circumstances relevant to this ease, as presented by the app!iCant3 have been reviewed and it has been determined that is apPrOpriate to accept the maximum cash proffer in.this ¢ase~:/ LAND USE Comprehensive Plan: Lies within the boundaries of the Central Area Plan which suggests the prope _rty is appropriate for residential development of 1.0 to 2.5' dwellingunits.:per acre. 04SN0269-DEC15-B©s Area DeVelopment Trends: SurroUnding properties are zoned residentially or agriculturally and are developed as single, family subdivisions, dwellings on acreage parcels; public/semi-public uses (church) or remain vacant.. It 'is anticipated that property will continue to develop for residential uses at densities sUggested by the Plan. Density: The applicant has proffered a maximum 'of 170 lots, yielding a maximum density of' approximately 2.1 lots per-acre, consistent with the densities recommended by the Plan. (Proffered Condition 7) Dwelling Size and Architectural Treatment: In an effort to address concerns of area residents relative .to compatibility with area residential development, proffered` conditions address' minimum dwelling size and the exterior treatment of dwelling,fOUndati6ns and eXposedPiers of front porches-. (Proffered Conditions 5 and 6) - Subdivision Name: In an effort to address commUnity:concerns regarding the proposed development having a unique identity, proffered-conditions preclude the incOrporation, of area SubdiVision names within this proposed develOpment's name. (Proffered Condition 13) ' CONCLUSIONS The proposed zoning and land use conf6rm to the Central Area. Plan WhiCh suggests the prOpe!~ is appropriate fOr residential use of l.0 to 2.5 units per acre. ThepropOsed zoning and land use are representative of existing and anticipated development: . -~ The proffered conditions adequatelY address the impact of this develoPment on necessary capital facilities, as outlined in the ZOning.Ordinance and ComprehenSive:man. Specifically_,, the need for transportation, schools, parks~tibraries and fire-stations is identified, inthe County s adopted Public Facilities Plan, ThoroUghfare:plan. and Capital Improvement'Program and theii~pact;..of this development is discussed herein..:The proffered conditi0nS mitigate the imPact on-~apital facilities; thereby ensuring that adequate.service levels are maintained as necessary to prOtect'the health, safety and welfare of CoUnty citizens. Given these considerations, approval -of this request is recommended. 10 04SN0269-DEC15-BOS CASE HISTORY Planning Commission Meeting 0 1/16/04):' The applicant accepted the recommendation. There wasno opposition present. On motion of Mr. Gulley, seconded by Mr~ Wilson, the Commission recommended approval and acceptance of the proffered conditions on pages 2 through 4. AYES: Unanimous. The Board of Supervisors, on Wednesday, December 15, 2004, beginning at 7:00 p.m., will take under consideration this request. ' 11 04SN0269-DEC15-BOS