05SN0120-Jan26.pdfJanuary 26, 2005 BOS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0t20
Shively LLC
Clover Hilt Magisterial District
Crenshaw Elementary, Bailey Bridge Middle and Manchester High
School Attendance Zones
North line of West Alberta Court
~UEST: Rezoning from Agricultural (A) to Residential (R-12)
PROPOSED LAND 'USE:
A single family subdivision having a maximum of eleven (1 I) lots, yielding a
density of approximately 2.3 dwelling units per acres, is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE PROFFERED CONDITIONS ON PAGES 2
AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The request complies with the Central Area Plan which suggests the property is
appropriate fbr residential use of t.0 to 2.5 dwelling tm/ts per acre.
The proposed zoning and land use are representative of existing area residential
development.
The proffered conditions adequately address the impact of this development on
necessary capital facilities, as outlined in the Zoning Ordinance and
Provkting a FIRST CHOICE community through excellence in pubhc sen-ice
Comprehensive Planx 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 Proeram 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 tS A BUFFER CONDITION.
THE PROPERTY Og,~ER(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 and wastevcater systems shall be used. (U)
(STAFF/CPC) 2.
The applicant, subdivider, or assignee(s) shall pay the following to
the County of Chesterfield prior to the issuance of a building
permit for infrastructure improvements within the service district
for the property:
$11,500 per dwelling unit, if paid prior to July 1~ 2005; or
The amount approved by the Board of Supervisors not to
exceed $11,500 per dwelling unit adjusted upward by an
increase in the Marshall and Swift building cost index
between July I, 2004, and July 1, of the fiscal year in which
the pas~nent is made if paid after June 30, 2005.
tn 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 payor. (B & M)
(STAFF/CPC) 3.
All dwelling units shall have a minimum gross floor area of 1,200
square feet except for dwelling units with more than one story
which shall have a minimum gross floor area of 1,600 square feet.
(P)
(STAFF/CPC)
4. The average lots size shall not be less than 13 ~609 square feet. (P)
(STAFF/CPC)
N'o more than eleven (11) residential lots shall be developed on the
subject property. (P)
2 05SN0121-JAN26-BOS
GENERAL iNFORMATION
Location:
North line of West Alberta Court, xvest of Alberta Road.
t6).
Existing Zoning:
A
Size:
4.7 acres
Existing Land Use:
Single family dwelling
Adjacent Zonin~ and Land Use:
North, East, South and West - R-9; Single family residential
UTILITIES
Public Water System:
Public
Tax ID 744-678-2312 (Sheet
There is an existing six (6) inch water line extending along the north side of West Alberta
Court, adjacent to this site. Use of the punic water system is intended. (Proflkred
Condition 1)
Waste~vater System:
An eight (8) inch wastewater collector line extends along West Alberta Court, adjacent to
this site. In addition, an eighteen (18) inch wastewater trunk line extends along a tributary'
of Swift Creek, approximately sixty (60) 'feet northwest of this site. Use of the public
wastewater system is intended, (Proffered Condition t)
Drainage and Erosion:
ENVIRONMENTAL
The property drains in several directions through several, existing older subdivisions to
a tributary of Swi~ Creek. There are currently no on- or off-site drainage or erosion
problems with none anticipated after development.
3 05SN0121 -JAN2 6-BOS
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan., the Thorou~hthre Plan and the Capital Improvement Program. This development
will have an impact on these facilities.
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 construction by 2022 in the Plan. In
addition to the six (6) new stations, the PI____~ also recommends the expansion of five (5)
existing stations. Based on eleven (1t) dwelling units, this request will generate
approximately one (1) call for fire a_nd emergency medical service each year. The
applicant has addressed the impact on fire and EMS. (Proffered Condition 2)
The Wagstaff Fire Station, Company Number 10, 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 five (51) 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 attendance zone: capacity - 1,562, enrollment -
1,553; and Manchester High School attendance zone: capacity - 1,94I, enrollment -
2,484.
This request will have an impact on elementary and high schools. There are currently
four (4) trailers at Crenshaw Elementary and seventeen (t7) trailers at Manchester High.
A new high school is under construction, and scheduled to open in 2006, that will provide
relief for Clover Hill and Manchester High Schools.
In May, the School Board approved a redistricting proposal that moved a portion of
Bailey Bridge Middle School to Matoaca Middle School. However, this development
along with continued growth in the area will push this school over capacity again. The
applicant has agreed to participate in the cost of providing for area school needs.
(Proffered Condition 2)
Libraries:
Consistent w/th the Board of Supervisors' policy, the impact of development on library
serv'ices is assessed count:ywvide. Based on projected population growth, the Public
Facilities Plan identifies a need for additional library space throughout the County.
4 05SN0121-JAN26-BOS
Parks
Development of the property noted in this case would most likely impact the existing
Clover Hill Library, the existing La Prade Library or a proposed new branch in the
Reams-Gordon area. A need for additional library space in this area of the County is
identified in the Plan. The applicant has offered measures to assist in addressing the
impact of this development on these facilities. (Proffered Condition 2)
and Recreation:
The Public iFacilities Plan identifies the need for three (3) new regional parks, seven (7)
community parks, twenty-nine (29) neighborhood parks and five (5) community centers
by 2020. In addition, the Public Facilities Plan identifies the need for ten (I0) new or
expanded special purpose parks to provide water access or preserve and interpret unique
recreational, cultural or enviromnental 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 facilities. (Proffered Condition 2)
Transportation:
The property (4.7 acres) is currently zoned Agricultural (A), and the applicant is
requesting rezoning to Residential (R-12). The applicant has proffered a maximum
density of eleven (I l) lots (Proffered Condition 5). Based on single-family trip rates,
development could generate approximately 140 average daily trips. 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 and 5,451 vehicles per day
(VPD), respectively.
included in the Subdivision Ordinance is the Planning Commission's Stub Road Policy.
The Policy suggests that subdivision streets anticipated to carry 1,500 VPD or more
should be designed as "no-Iot frontage" collector roads. The traffic generated by this
development will travel along streets in Sunnybrook and Great Oaks Subdivisions. Those
streets were developed prior to the adoption of the Stub Road Policy. iFamily Lane (2004
traffic cormt of 1,219 VPD), Ridgerun Road (2004 traffic count of 1,031 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 fi'om this part of the proposed development. Traffic
volumes on Rollingway Road currently exceed the acceptable subdivision street volume
as defined by the Stub Road Policy.
The traffic impact of this development must be addressed. Area roads need to be
improved to address sat~ty and accommodate the increase in traffic generated by this
development. The applicant has proffered to contribute cash, in an amount consistent with
the Board of Supervisors' Policy, towards mitigating the traffic impact of this residential
development (Proffered Condition 2). As development continues in this part of the
5 05SN012 I-JAN26-BOS
County, traffic volumes on area roads will substantially increase. Cash proffers alone will
not cover the cost of the improvements needed to accommodate the traffic increases. No
road improvement projects in this part of the County are included in the Six-Year
Improvement Plan.
Financial Impact on Ca.r~ital Facilities:
PER UNIT
POtential Number of New Dwelling ii; ~ ..... ii00
Units
2.72
Population Increase 29.92
Number of New Students
Elementary 2.5 0.23
Middle 1.4 0.13
High :: : 1.7 0.i6"
TOTAL ::: 5.6 0.51
Net Cost tbr Schools $60,852 $5,532
:Net CoSt for Parks : 8,679 789
Net Cost for Libraries 4,444 404
Net Cost for Fire Stations 4,675 425
Average Net Cost for Roads 48,389 4,399
~65X~ NET COST $127,039 [ $t 1,549
*Based on Proffered Condition 5.
As noted, this proposed development will have an impact on capital facilities. Staff has
calculated the fiscal impact of every new dwelling unit on schools, roads, parks, libraries and tim
stations at $I 1,549 per unit. The applicant has been advised that a maximum proffer of $11,500
per unit would defray the cost of the capital facilities necessitated by this proposed development.
Consistent with the Board of Supervisors' policy, and proffbrs accepted from other applicants,
the applicant has oflb.red cash. to assist in defraying the cost of this proposed zoning on such
capital facilities. (Profl.~red 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.
6 05SN0121-J AN 26-BOS
LAND USE
Comprehensive Plan:
Lies within the boundary of the Central Area Plan which suggests the property is
appropriate for residential use of 1.0 to 2.5 dweIling units per acre.
Area Development Trends:
Surrounding properties are zoned Residential (R-9) and are developed as part of the
Smmybrook Subdivision.
DensiW and Lot Size:
Proffered conditions limit the number of lots within this proposed development to eleven
(11), 3delding a density of approximately 2.3 dwelling milts per acre, (Proffered Condition
5)
Comparison of Lot Sizes and Density:
Currently, the Ordinance requires a minimum lot size of 12,000 square feet in a
Residential (R-12) District. Access to the subject property is provided through
Sunnybrook and Evergreen Hills Subdivisions via West Alberta Court and Carol Anne
Road, which eventually tie into Alberta Road. There is no direct access from this
property to Alberta Road, In an. effort to address compatibility with adjacent
developments through which this property has sole access, average lot sizes and densities
of this adjacent subdivision were evaluated.
With respect to densities, Sunnybrook, Sections 10, 11 and part of 7, and Evergreen Hills,
Sections I and 2, through which access to the subject property would pass, have a
combined density of 2.7 dwelling units per acre and an average lot size of 13,600 square
feet. The applicant has proffered an average lot size consistent with that of the
aforementioned lots in Sunnybrook and Evergreen Hills Subdivisions and a density lower
than these developments that is consistent with the Central Area Plan. (Proffered
Conditions 4 and 5)
Dwelling Size:
To address concerns of area property owners~ proffered conditions provide for a
minimum house size. (Proffered Condition 3)
7 05SN012 I-JAN26~BOS
CONCLUSIONS
The request lies within the Central Area Plan which suggests the property is appropriate
residential use of 1.0 to 215 dwelling units per acre. The proposed zoning and land use are
representative of existing residential development.
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 C~pitat trnprovement Pro~r..m.n 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.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (! 2/t3/04):
The applicant accepted the recommendationr There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Wilson, the Commission recommended
approval and acceptance of the proflbred conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, January 2& 2005, beginning at 7:00 p.m., will take
under consideration this request.
8 05SN012 I-JAN26-BOS
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