05SN0187-Apr27.pdfApdt 27, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RIr;COMMENDATtON
05SN0187
Roadnmncr Enterprises, Inc.
Bermuda Magisterial District
Ha'rrowgatc E. lc~ncntary, Carver Middle and Thomas Dale High Schof)'s Attendance/ones
Nor'th linc of Tipton Street
g1iQ.g[_I..~._S_.7_.lT..: Rezoning from Agricultural (A) to Residential (R.-1
PR.OPOSI~!I) LAND U'SE:
A single family subdivision with a minimum lots size of 1.2,000 square lk~c,.t is
planned. A maximmn density of 3.63 dwelling units per acre is permitted within
the Residential (R-12) District rcsul.ting in a maximum of six (6) dwelling units
which may be developed, on the property. The average actual number of lots
recorded in Residential (R-12) Districts between 2(}00 and 2002 w;is 1.86
dwelling traits per acre,
PI'.,ANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF' T'[iE PROFFERED CONDIT'ION ON
PAGF; ~
STAFF RECOMMENDAT10'N
R.ecommend approval for the fiMtowmg reasons:
Thc request complies with thc Southern auld Western Area Plan which suggests
the property is approp'riate tbs' residen.tial usc of 2.51 to 4.0 d,.¥elling units per
ac.l'~..
Prr'Jvidiila. . ,.. :.~ FIRST Ci~"iC)iCI.! coiiiinuuit's>. [h.rot.~Th. excellei.tcc m public scm, icc
The proposed zoning m~d Im~d use are .represcntatiw~ of existing area residential
dcw~Iopment.
The proffered c,mditions adcqnatdy address the impac1 of this deveiopmenr o[~
necessary capital facilities, as ~utlined in the Zoning Ordinance and
Comprchcns:ive Plan. Specifically, the need fk~r transportation, schools, parks,
libraries and fire stations is identiiicd in ~he County's adopted Public Facilities
Pimp, Thorougtnfare Pla2 and Capital Improvement .Program and 'the impact of this
development is discussed h.erein~ The profi~bred conditions mitigate the impact on
capit~ hcilities, thereby ensuring that adequate service tevds are maintained as
ncccssm?' to protect the h.ca, l.th, sa£etv and wellhre o:£ Coun.b~ citizens.
(NOTE: THE ONI,Y CONDITION THAT MAY BE IMPOSE[) ]SA BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTI1ER CONDITIONS. THE
NOTED WITtt "STA_b'ia?CPC'' WERE AGREED UPON' BY BOTII STAFF :X_'ND THE
COMMISSION. CONDFFIONS WITH ONLY A "S'I"AFF" ARE RECOMMENDED SOLELY
BY STAFF. CONDITIONS WITH O~Y A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY TI IE PLANNING COMMI'SSlON.)
PROIZ'I?ERED CONDI:TION'
(STAFF/CPC) 1.
'lhe applicant, subdivider, or assignee(s) shall pay the followdng to
· [hc,. Comity of Chesterfield prior to thc issu~ace of building permit
· f~r in-fl-astr'nctnre improvements withi.~ thc set'vice district fbr thc
property:
a. $11,500 per dwelling unit, if paid prior to Jaly I, 2005; or
The amount approved by the Board of Supervisors nd 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 i~: which
the payment is made if paid a1~ler June 30, 2005.
la the event the cash payr,nenl: is not used :For thc purpose
for which prof£ered within 1.5 yearn of receipt, the c~]sh
shall be returned in full to the payor. (B & M)
(~:iE'N'ER. AI, INFO'RMATION
Location:
North tine of Tipton Street, east of Hill Street. Tax ID 799-635-Pa,A of 2783 (Sheet 341.
2 05 SN'0187-A PR2 ?*BOS
Size:
1.9 ac. ms
Existing. Land [..!se:
Single thmilv dwelling
Adjacent Zonim2 and t.~a:ncl Use:
North, East and West - R-7; Single family residential.
Soulh- iR.-9; Single family residential
UTII.,ITIES
Public \,Vatcr System:
There is an existing six (6) inch water line extending along the south side of Milhorn
Stree~ adjacent to this site. In addition, an eight (8) inch water line extends along thc
north side of Tipton Street, adjacent to the southwest corner of this site. Use of the
public water system is required by County Code.
Public \~/astewater S¥-stem:
An e~ght (8.) inch wmqtewater collector line extends a.lon.g a portion of 'l'ipton Street
terminating app.roximately eighty (801) feet south of this site. l...."se of the public
wastcwater system is required by Cotmty Code.
ENVJRONM.'[:?NTAt..,
.Drainag~ and Erosion:
The property &~ains southeast through Wendover tlil.ls Subdivision and then via storm
sewers and open channels to Timsberry Creek. There are currently no on.* or (~ff-site
drainage, or erosion problems with none amic.'~patcd after development.
PUBLIC FACILITiTES
'l.'h~ need far ' r ~, ,.
4-~...=, scl.'..oo}, library, park and transportation I~cilitics is identilied in the Public
[!.0~.j.!j:~,.i_e_,5__~!.~, the ~i,..h,.p~0.~gl,.~f~.¢..~Pj.,.a,.,.n.. m~.d the ..(.'._apitaI t. mprovement Proeram. This development
will have an impact on these facilities.
3 05-SN0187-APR2%BOS
Fire Sel-~.rice:
The Publ)c Facilities Plmn_ indicates that fire and emergency medical service (.EMS) calls
are expected to .mcrca~, 44 to 78 percent by 2022. Six ('6) new fire/rescue stations are
recommended for consn-uction by 2022 in the .Plan. in addition to the six new stations, the
Plan als() recommends the expamsion of five (5) existing statim~s_ Based on 7 dwelling
units, ibis request ~¥il.i generate approximately' I call ~.%r fire and emergency medical
service each year. The apl-I.i.cant l'm~ addressed the impact on lire a~d EMS. iProffered
Condition)
Thc Dutch Gap Fire Station, Company Number 1.4, and Bensley Bermuda Vohm1.eer
Rescue Squad cm'rently provide fire protection and emergency medical service. When the
property i.s developed, ~he number of hydrants, quantity of water needed lbr fire
protection, and access requirements will be evaluated during the plans review process.
Schools:
Approximately two (2) students will be generated by this devel(~pment. This site Ii.es in
the Hancowgate Elementary School attendance zone: capacity - 535, enrollment ... 676;
Carver Middle School attendance zone: capacity- 1,229~ enrollment- 1,276~ and Thomas
Dale High Schvml attendance zone: capacity 1,851 enroflmcnt ~:~I4_. There are
currently seventeen (I 7I) tr~iers m Harrowgate Elementary and nine (9) al Carver .Middle.
'lifts request will have an impact on a.il schools involved. Ail o:f the schools listed are
cu.rren~.ly over capacity, h: reviewit]g projections, i.t is a.t~Iicipatcd that membership
growth wi. Il continue in these schools for the next several yem's as eximing developments
and out parcels in tt~e area build out. The applicant has agreed to participate in the cost of
providing lbr area school needs. (Prot"fcrcd Condition)
I',ibraries:
Consi.slcnl with thc Board of Supcrv'isors' lx~.licy, thc impact of development on library
se.rvic~s is assessed Coumywide. Based on. projected population growth, the Public
.F_a_ciji_lj.e._5.._~.!_~'!3 identifies a need Gt- addition.al libra~' space throughly, hi the
Development of thc property noted in this ease would most likely impact thc either the
Chester Librm-y, the En(m [.ibrar-y or the F;ttrick*Matoaca Librm'y. A need 'for additional
library space in these service areas is identified in the .P!~. The applicant has offered
measures to assist in addressing the impact of this development on these facilities.
(Proffe.red Condition)
Pm'ks and Recreation:
T'he Public Fac'ilities Plan identifies the need fbr three (3) new regi.omt.l parks, seven (7)
community parks, twenty-nine (29) neighborhood parks a~n.d :five (5) c. oinmm~ity centers
4 f}SSN0187-APR27-BOS
by 2020. In addition, lhe PuNic Facit.ities Plan klcntitics the n~d t~r ten (I0't new or
expar, ded special purpose parks to provide water access or preserve and interpret unique
.."ccreational, cultural or enviromnental resources. The Plan also identifies shorttklls in
~.mils m-~d recreational historic sites.
The applicani has offered measures t.o assist in addressing the imprint of this proposed
development on these facilities. (Proffered Condition)
-Fransl~(~rtation:
The property (1.9 acres) is currently zoned Agricultural (A), and tl~e applicant is
requesting rezoning to Residential (R-1.2). Based on single-family trip rates, developm, en.t
could generate approximately ninety (90) average daily trips. These vehicles v,:iIl be
distributed through streets i.a sevem.t subdivisions, including Milhorn, Searcy and Ivey
Tract Subdivisions. to Jefferson Davis Highway [Ronle 1..~ 01)
which had 2003 traflTic counts of 20,987 and 10.699 vehicles per day (VP1-))~ respecti.vely.
Thc capacity of the four-lm~e section et" Route 1/301 between llarrowgate Road and
Woods 'Edge 'Road is acceptable ([.evel of Service B) :[br the volmnc oflrafiic it currently
causes. The twoqane section of Hm'rowgate Road between Roule t/3(}1 and Happy .Hill
Road is at capacity (Level of Service E) lbr the volume of traffic it currently cra'ties.
Included in the Subdivisicm Ordinance is tlhe Planning Commission's Stub Road Policy.
The Policy suggests that. subdivision streets anticipated to ca.rrv l..5(1t0 VPD o.r more
should be designed as ~'noqot fi'outage" collector roads. As previously noted, the traffic
generated by this dcvclopmcnt will travel along streets in several subdivisions, including
Milhorn, Searcy and Ivey Tract Subdivisions. '.['hose slreets ,.,,,ere developed prior to the
adoption of the Stub Road Policy. Mithorn Street (2003 traffic count of 2,800 VPD.) and
Somh Street (2003 tmftic count of 2,600 VPD) are some of the subdivision sn'eets that
could be used in travcli~'~g 'to and from this proposed development. Traffic volttmes on
these slreets cm're~¢tly exceed, the acceptabfe subdivision street vol're'ne as defined by the
Stub Road Policy.
Thc traffic impact of fl~is development must be addressed. Area roads need to be
improved to address safety and accomm.odate the increase in tmfl'ic generated bv th}s
development. The applicant has proffered to contribute cash. in an amount consistent wi~l'~
the Board et.' SupeDSsors' Policy~ towm-ds mitigating the tr~d'fic impact of this residential
de¥'elopment (Proffered Condition). As d.cvelopme, nt coo.tinues in this part t~f fl~e County,
trafti.c volumes on area roads will substm~tiallv increase. Cash proffers alone will not
cover the cost of the improvemcn---'.s needed to accommodate the ira£fic increases. N'o road
improvement projects in this pan of the County m'c included in the Six-Year
Improvement Plan: except, a projec't to construct a right tm'n lane a.[ong Route 1/301 at
'[he Milhorn Street intersection, currently scheduled to begin in Spr/ng 2006.
5 05SN0187-APR2?-BO.N.'
Financial hnpact {m Capital Fadlities:
~[.~n~t._ .3*
Potential Number of New iDwelling ~: q
Population Increase
Number o'f New Students
8.1600
E.lementarv i 0.68
.... Middle ................................... ~ 0.38 '
High 0.48
TO'I"AL 1.54
Net Cost for Schools f6.596
PER I.;~TI'
I..00
2. '72
0.23
0.1. 3
O. 1. 6
Nct Cosl for Parks 2.367 789
Net Cost fb.r Libraries 1.212.
Net Cost for Fire Stations
1,275
404
425
Average Net Cost for Roads_ 13,197 4,_.)' "~ 9{'
TOTAI., NET COST 34,647 I 1.,549
*Based on an average, actual yield of 1.86 lots per acre. "17'he, actual nmnbcr of' lots
corresponding impact may vary.
As noted, this proposcd development' will have an impact on capital fbcilitics. Stall' has
calculated tile fiscal impact of every new dwelling unit on schools, roads, pm:ks, libraries, and
fire stations at $11549 per unit. The applicant has been advised ~hat a maximum proffbr of
$1.1,500 per unit would deft'ay the cost o£ the capital facilities necessitated by this proposed
dcv,:4opm~nt. Consistent with thc Board of Supervisors' policy, and proffers accepted l.k-o:m other
applicants, the applicant has offered cash to assist in defi'aying the cost of this propose, d zoning
on such capital facilities. (Proffered Condition)
Note that circmnstm'~ccs relevant to this case., as presented by th.e applicant, trove been rc¥icwcd
and :it has been determined that it is appropriate to accet?t the maxim'urn cash proffer in this case.
LAND USE
Con~prehensive Plan:
S Western iPlan which suggests tile
Lies within tile bounda,i~' of the ,_outhern and Area
p~'operty is appropriate R~'r residential use of=. ~' 51 to 4.0 dwelling units per acre.
6 05SN0 t .qT-A PI~.2'M'.K)S
Surrot'mdh~g prolx:rtics arc zoned Residential (.R-7) and Residential ('R-9) a.nd are
occupied by' single [.~mily residential nsc within Milhorn Tract m~d Wendover Il'ills
Snbdivi sions.
CONCLUSIONS
The request ties within fl~e ~i.U,.t,h..e,,t'!!.,.,/,~..,d_._.__k}'j.~S_'t.e.B~....._,:.'U;.~_a.._Plan which suggests ~he property is
appropriate ~tbr residential use of 2.51 to 4.0 dwelling units per acre. The proposed zoning and
land use arc representative ol:'cxisting residential dcvclopmcnt.
The proffered conditions adequately address the impact of this development on necessary capital
fa&lilies, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the need
for transportation, schools, parks, libraries and tire stations is identified in the County's adopted
.Pnblic Facilities Pla2~, Ti~oroughfare Plm~. and Capital Improvement Pro,ram and the impact of
this development is discussed herein. The proffbmd conditions miligme the impact on capital
facilities, thereby ens~ng that ~eq.uate service levels m'e maintained as necessaD' to protect tk~c
hcat~, salk. ty and 'wdlktm of Co'unty citizens.
Gi,/er~ these considerations, approval of this request is recommended.
(:AS E FII'STOR'Y
Planning Commission Meeting (3,/t. 5/05):
The applicanl' accepted the recommenda,ion. T.here was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Occkcr, thc Commiss[o[~ rccommc~ded
approval arid acccptan.c.e of the Proffered Condition on page 2.
A YES' '[.Tnanimous.
TT.:.ae Board of Supcr~,[sots, on. Wednesday, April 27; 2005, begim~ing a~: ?:00 p.m., will take
umte, r consideratSon this request.
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