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05SN0148-Mar9.pdfFeSruary 15, 2005 rJPG March 9, 2005 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 05 SN'0148 Michael Bart Bermuda Magisterial District Curtis Elementary, Chester Middle and Thomas Dale High Schools Attendance Zones South line ofHamlin Creek Pm'kway R'EO'U.EST: Rezoning fi'om General Business (C-5), Light Industrial (l'-l) and .Residential (R- 12I) to Residential (R- 12). PROPOSE.D LAND [)SE: A single filmily residential subdivision with a maximum of 20 lots is pi. armed, yielding a density of approximately 1.29 dwelling units per acre. (ProFt:iered Condition 7) PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE O.F THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend denial fbr the :Ibltowing reasons: While the Chester Village Plan suggests the eastern portion of the request property is appropriate tbr residential use of 2.51 to 4.0 units per acre, 'the proposed zoning and land use on the remainder of the property thit to conform to the Chester Viltaae Plan ~hich suggests community commercial use to include community-scale commercial development, oflSce and higher density residential uses. (See Attached Land Use Map) Providing ;.t I::;'IRST C;.t..[(')ICI~ comm~,n/ty through excellence in pt, btic service The proposed zoning and land use ihit to provide lbr appropriate transitions between commercial and single ihmily residential uses. (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 (CPC) 1. Public water and wastewater shall be used. (U) (CPC) 2. The applicant, subdivider, or assignee(s) shall pay the fbltowing to the County of Chesterfield .prior to the issuance of any building permit(s) for int?astrucmre improvements within the service district tbr the property: A. $tl,500,00 per dwelling milt, 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 Swif~ building cost index between July 1, 2004, and July I of the fiscal year in which the payment is made if paid after June 30, 2005. In the event the cash payment i.s not used l:br which proffered within 15 years o:f receipt, the cash shall be returned in full to the payor. (B&M) (cPc) Except for timbering approved by the Virginia State Department of Forestry ~br the purpose of removing dead or diseased trees, there shall be no timbering on the Property until a land disturb~tnce permit has been obtained from the Environmental Engineering Department and the approved devices installed, (EE) (CPC) 4. All dwelling units shall have a minimum gross floor area o:f 1800 square feet. (P) (cPC) 5. Alt exposed portions of the fbundation of each dwelling unit sh. all be faced with brick or stone veneer. Exposed piers su.pporting Ikont porches shall be/:aced with brick or stone veneer. (P) 2 05SN0148...MAR9~ B(..)S (cPC) (CPC) Location: The development of that part of the property located on the south side of tlamlin Creek Parkway shalt be designed to minimize the number of tots fronting Hamlin Creek Parkway and to minimize the impact of the commercial development to the north. Such design shall include, but not necessarily be limited to, the orientation of the lots, landscapin, g 'or other design features. However, under no circumstances shall there be more than two (2) lots fronting the south line of }'tamlin Creek Parkway, The exact design shall be approved at the time of tentative subdivision review. (P) Th.e maximum density of this development shall not exceed 20 lots. (.P) ENkRAL INFORMATION South line of Hamtin Creek Parkway, east of Chester Road and northeast of the terminus of Hamlin Creek Parkway. Tax IDs 788-665-Part of 9224 and 789~664-Part of 3463 (Sheet 26). Existing Zoning: C-5, l-t and .R-I2 Size: 15.5 acres Existing Land Use: Vacant Adjacent Zoning and Land Use: North - C-3 and C-5; Commercial or vacant South- R-9 and R-12; Single thrnily residential or vacant East ~ R~9 and R-I 2; Single family residential or vacant West - C-3 and C-5; Commercial or vacant UTILITIES Public Water System: There is an existing eight (8) inch water line extending along the north side of Itamlin Creek Parkway adjacent to a portion of this site. Use of the public water system to serve this site is in.tended and has been proffered by the applicant. (Proftkred Condition 1 ) 3 05S N01.48~ M. \..1,1_9 =B( )S Public Wastewater System A ibrty-two (42) inch wastewater trunk line extends along Proctors Creek adjacent to the southern boundary of Route 288. In addition., a thirty (30) inch was'tewater trunk line extends along the eastern boundary of Chester Road adjacent to this site. Use of.public wastewater in intended and has been proffered by the applicant. (Proffered Condition 1) ENVI.RONMENTAL Drainage and Erosion.: The pro.perry drains north under Route 288 to Proctors Creek. This pon'ion of thc property is also encumbered by a large floodplain from Proctors Creek. There are currently no on- or off-site drainage or erosion problems with none anticipated after development. The property is wooded mid should not be timbered without :first obtai~ing a land disturbance permit fi'om the Envi.ron.mental Engineering Department (Profl:'ered Condifioa 3). This will insure that adequate erosion control measures are in place prior to any timbering. ~ Water Quality: Proctors Creek is a perennial stream and is therelbre subject to a t00 l~,ot conservation area, inside of which uses are limited. PUBLIC ,ACILITIES The need tbr fire, school, library, park and transportation f~tcilities is identi.fied in the _Public Facilities Plan. the ~J~ihorought~hre plain and t'he ~apita[ lm.provement .Pro,ram. 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 tbrty-four (44) to seventy-eight (78) percent by 2022. Six (6) new fire/resct~e stations are recommended fbr construction by 2022 in the Plan. In addition to the six (6) new stations, the Plan also recommends ti~e expansion of five (5) existing station.s. Based on twenty (20) dwelling traits, this request will generate approximately five (5) calls tbr fire and emergency medical services each year. The applicant has addressed the impact on fire and EMS. (Proffered Condition 2) The Date Fire Station, Company Number 15, currently provides fire protection and emergency medical service. Wheu the property is developed, the n.umber o't' hydrants, 4 05SN0148-MAR9~.B()S quantity of water needed tbr fire protection, and access requirements wilt be evaluated during the plans review process. Schools: Approximately ten (10) students will be generated by this development. This site lies in the Curtis Elementary School attendance zone: capacity - 855, enrollment - 720; Chester Middle Sch.ooi attendance zone: capacity - 846, enrollment ~ 941; and Thomas Dale t'l.igh School attendance zone: capacity - 1,851, enrollment - 2,144. This request wi/1 h. ave an impact on the schools involved. The applicant has agreed, to participate in the cost of providing tbr area school needs. (Proffered Condition 2) Libraries: ,ons~stent 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 a need for additional library space throughout the County'. ~' Development of the property would most likely affect the Chester Library. The Plm_~_2 identities a need for additional library space in the Chester area, The applicant has oflbred measures to assist in. addressing the impact of this development on these facili, tJes. (Proffered Condition 2) Parks and. Recreation: The Public Facilities Plan identifies the need ibr lhree (3) new regional parks, seven (7) community parks, twenty-nine (29) neighborhood parks and five (5) community centers by 2020. In addition, the Plaq identifies the need for ten (10) new or expanded special purpose parks to provide water access or preserve ired interpret unique recreational, cultural or environmental resources. The Plan also identifies shortfhlls in trails and recreational historic sites. The applicant has offbred measures to assist in addressing the impact of this .proposed development o.n these Parks and Recreation lgacilities, (Proffered Condition 2) Transportatim!: The property (15.5 acres) is currently zoned Residential (R-12), General Business (C-5), and Light Industrial (l-t). The. applicm~t is requesting rezoning to Residential (R-t2). The applicant has prot]bred a maximum density of 20 lots (Proflbred Condition 7). Based on single-:thmily trip rates, development could generate approximately 240 average daily ~rips. These vehicles will be initially distributed along Hamlin Creek Parkway to Chester Road, which had a 2005 traffic count of 19,661 vehicles per day (VPD). The capacity of the four-lm~e section of Chester Road between Centralia Road and Route 288 is acceptable (Level of Service B) for the volume of traffic it currently cmTies. 5 05SNf~i48-MAR9-BC)S 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-lot t~ontage" collector roads. The property l?on. ts Hamlin Creek Parkway. Based on. the an. ticipated tra'tlic generated by the number of lots fi'om the proposed subdivision to the southwest (Brooks Chapel Subdivision) and the number of lots that could be developed on the subject proper~y, traffic volumes oa Hamlin Creek Parkway are anticipated to approach but not exceed the acceptable subdivision street volume as defined by the Stub Road Policy. Area roads need to be improved, to address safbtv and accommodate the increase in traffic generated by this development. The appiicant~has proffered to contribute cash~ in an amount consistent with the Board of Supervisors' Policy. towards mitigating the' traffic impact of this development (Proffered Condition 2). A~ development continues in this part of the County, traffic volumes on area roads wilt substantially increase. Cash proffers alone will not cover the cost of the improvements needed to ~tccommodate the traffic increases. No ~ad improvements in this part of the County are included in the Six-Year {mprovement Plap, except ibr a project, currently underway, at the intersection of Chester Road and Kingsdale Road to provide turn lanes and a traffic signal. Financial Impact on Capital Facilities: Potential Num. ber of'.New Dwelling Units Population increase Nmnber of New Students Elementary 20* 54~40 PER UNIT ~.00 4.~2 0.23 Middle 2.52 0.13 t Iigh TOTAL Net Sch';o'ls ....... Net Cost for Parks 3.20 0.24 O, Net Cost for Libraries 'Net Cost tbr Fire Stations 15,780 8,080 8,500 2. '72 Average Net Cost ~br Roads .......... 0,16 0.51 $5,>_~2 789 404 425 87,980 j 4,399 :"230,98~ ...... .11,549 *Based on a proffered maximum of twenty (20) lots (Proffered C( ndmon 7). The actual number of lots and corresponding impact may vary. 6 05SN0148-NLkR9-BOS As noted, this proposed development wilI have an impact on capital l'kcilities. Staff has caiculated the fiscal impact to every new dwelling unit on schools, roads, parks, Iibraries, and fire stations at $11.,549 per unit. The applicant has been advised that a maximum prof!fbr of $1I ,500 .per unit would deikay the cost o£ the capital fhcilities necessitated by this proposed devdopment. Consistent with the Board o:f Supervisors' policy, and profibr accepted ikom. other applicants, the applicant has offbred cash to assist in defraying the cost of this proposed zoning facilities. (Proffered .ondmon 2) on such capital 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 profii2r this case. LAND USE ColB.preh._ensive Pla___!: While the Chester Village P!O~1 suggests the eastern portion of the request property is appropriate tbr residential use of 2.51 to 4.0 units .per acre, the Pla~ suggests the majority of the request property is appropriate for com.munity commercial use which includes commun/twscale co:mmercial development, office use and higher d-~ ' ~ ' , enslt) residential use ranging l}:om seven (7) to tburteen (t. 4) units per acre. (See Attached Land Use Map) ()ne (1) of the goals of the Plal~ is to protect the vitality of existing and proposed residential land uses by providing adequate transitions between conllicting land uses. The proposed residential develo.pment lies adjacent to, and south and east ot~ Community Business (C-3) and General Business (C~5) property developed for sh. opping center and wm'ehouse (self-storage) uses. As such, this proposal htils to provide an appropriate transition not only between the existing commercial and light industrial development and this proposed residential project, but also between the shopping center and warehouse uses and the established Hilltop Fa'ms and proposed Brooks Chapel neighborhoods. Area De_~vetopm~ent T.rends: Surrounding properties to the north and west' of the request property are zoned C ' · omnmmty Business (C-3) and General Bus/ness (C-5) m~.d are occupied by commercial uses or are v - ' acmm Properties to the south and west and zoned Residential ('R-9) and Residential (R-12) and are occupied by single t~m~ily residential use or are vacant. It is anticipated that property wilt continue to devetop lbr commercial uses to the north a~d west as suggested by the PIm.__A and wilt develop lbr single l~tmily reside~.~tial uses to th.e south and east as suggested by the Pla~. Density: The applicant has profIbred a maximum of 20 lots, yielding a maximum drowsily of approximately 1,29 dwellh~g units per acre, consistent with the densities recommended by the 'Plan. (Proflbred Condition 7) - T 05SN 0 t 48~ MA_R 9- B Dwellin. gLSize and Architectural Treatment: Proffered conditions address minimum dwelling size and the exterior treatment of dwelling fottndations and exposed piers of fi'out porches. (Proft'ered Conditions 4 and 5) Development Desig~ To address concerns of the Bermuda District Commissioner relative to the traffic and commercial impacts on the portion of the proposed development located on the south side of }-tamlin Creek, Profti:red Condition 6 requires the development in this area to be designed to minimize the number of lots tkonting Ham. lin Creek Parkway and to minimize the impact of the com.mercial uses to the north. Pro:ffered Condition 6 provides that the design will include, although n.ot exclusively, the orientation of lots. landscaping or other design features, tn addition, the proftbred condition provides that no more than two (2) lots wilt be permitted to t¥ont the south line of }tamlin Creek Parkway. (Proflbred Condition 6) CONCLUSIONS While the Chester Village Plan suggests the eastern portion of the request property is appropriate :t'br residential use of 2.51 to 4.0 units per acre, the proposed zoning and land use fait to contbrm to the Chester Village Plm! which suggests the majority of the request .property is appropriate for commm~ity commercial use which includes communit?scale commercial development, offi. ce and higher density residential uses ranging from seven (7) to iburteen (14) units per acre. (See Attached Land Use Map) · One (I) of the goals of the Plm! is to protect the vitality of existing and proposed residential land uses by providing adequate transitions between conflicting land uses. The proposed residential development lies adjacent to and south and east of Communitv Bt~siness (C~3) and General Business (C-5) property developed fbr shopping center and war~'house (self;-storage) uses. As such, this proposal fails to provide m~ appropriate transition not o~ly between the existing comn~ercial and light industrial development and this proposed residemial pro. iect? but also between the shopping center and warehouse uses and the established Ititltop .Farms and proposed Brooks Chapel neighborhoods. ' Given these considerations, denial of this request is recommended. CASE HISTORY Planning Commission Meeting (2/i 5/05): The applicant did not accept staff's recommendation, but' did accept the I)lam~ing C( mmmsmn s recommendation. There was no opposition present. ili!5S N0 t 48-.M~f~I(9=B (..)S Mr. Wilson indicated that. the proffers address concerns relative to the compatibility. On motion of Mr. Wilson, seconded by .Mr. Gu.ttey, the Commission recommended approval and acceptance of the proffered conditions on pages 2 and 3. AYES: Unanimous. The Board of Supervisors, on Wednesday, March 9, 2005. beginnina at 7:00 p.m., will. take under consideration, this request. '~ ~ ' 9 05SN 0148.,. MAR 9,B(')S I ! ! I ..< r ............... o o :<<?i:iSi:!:! ': ';-;.;C,~;;;;: '" ? 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