Loading...
05SN0147-Apr27.pdfApril 27, 2005 BS STAFF'S REQUEST ANALYSIS AN.I) REC OMMEN[)A.TION 05SN0147 Bill DuVal Ma.toaca Magisterial D/strict Ettrick Elementary, Matoaca Middle. and Matoaca High. Schools Attendance Zones t,¥est line of River Road JEST: Rezoning from Agricultural ('A.) to Residential (.R-88). PROPOSED LAND USE: A 100 tot single family resideniial subdivision, yicldi.ng a density ofapproximateiy 0.43 dwelling unit per acre, is planned. PLA'NN1NG C{_ ivlMISSION RECOMMENDATION RECOMMEND APPROVAL .&ND ACCEPTANCE OF THE PROFFERED CC' )NDITIONS' 2 THROUGH 8. STAFF RECOMMENDATION Rec. ommcnd approval lbr th.c tbllowing reasons: The request complies with the Southern and Western Area Plan which suggests the property is appropriate for residential use of t to 5 acre lots, suited tbr Rc. sidcntial (R-88) zo~lii~lg. The proposed zoning and land use are representative of existing an.d m~ticipated area residenti~ devei.opment. C. The proffered conditions adequalely address the impact of this development on Providi~.g n. Fq'RF;T CH(-)ICF. commu.mty r".'~rough excelie~xce m pubhc service necessary capita] facilities, as outlined in the Zoning Ordmm~cc and Comprc. hensi~.e Plan. Spccifically, the need for transportation, schooN; parks, libraries and fire stations is id.emified in thc County's adopted Public Facilities PI.am ~.i~.hproughfare .P..[.a.n.. and ...Qa.p..j.~...J.'..}3provement Program and. thc. impact o17 this de,,elopment is discussed herein. The proffered conditions mitigate tine impact on capital tacil/ties, thereby ensuring that adeq.uatc sc. rvice levels are maintained as necessary ta protect the health~ safety and welfare ofConnw citizens. (NOTE: THE ONLY CONDITION TI{AT MAY BE IMPOSED IS A BI;FFER CONDITJON. THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS, TI.tE CONDITIONS NOTED 'W'[TH "S:I'AFF/CPC' WERE AGREED 'LiPON BY BOTH STAFF AND THE COMMISSION'. CONDITIONS gl'TH ONLY A "STAFF" ARE RECOMMENDED SOLELY .BY STAFF. CONDITIONS WITIt ONLY A "CPC" ARE ADDITIONAl.., CONDITIONS KECOMMENDED BY THE PLANNING COMMISSION.) PROFFERED CONDtTt()NS SI'AFF/CPC'} 'l'hc applicm}t~ subdMdcr, or assignee(s) shall pay the Ibllowing, for i.nfrastrncmrc improvements wiflfin thc service district lbr thc property, to the cramD' of Cheste~qSeld pr/or ~o the issuance of building permit: A. SI 1 ~500.00 pc.r dwclling un/t, if.paid prior to Jul.',:' 1, ;00~: or B. The amoum approved by fl~e Bom'd of S'apervisors not to exceed $1 t,500,00 per dwelling unit adjusted upward by any increase in fl~e Marshall mid Swift building cost index hetween July 'I, 2004, and July t of the fiscal year in 'w~fich the pasm~ent is n'tade if paid after June 30, 2005. In thc event thc cash payment is not used !hr which proffered wifltin 15 years of receipt, thc cash sIzalt bcrc. turned in full to the payor. ('B&M) (STAFF/Ct)C) The maximum density ol.' this development shall not exceed one hundred ('100) [ets. (P) (STAFF/CPC) 3. Marmfhctured homes shall not bc permitted. (P') .iS · ; '. t..TAFF, CPC) A fifteen (t 5) fbot tree preservation strip slm.ll, be m.aintained around the. perimeter of the subdivision (this shall exclude the lmnd to be dedicated to th.e County per Prol:tbrc. d Condition 6). This preservntion strip shall be exclusive of setbacks. Utility casements and public roads shall be pemfitted to cross this strip in a pcr.pcndiculm: thshion. Any Nz~flthy trees that are six (6) inches in 05SN 0147-A'PR27-B(.)S caliper or greater shall be retained within this tree prc. scrvation strip except where removal is necessary to aecommoda~.e fl.~e improvements permitted herein. This condition shall not preclude the removal of vegetation l!rom thc trcc preservation strip tha~ is ,mhealfl~.y~ dying or diseased. (P) ('STAFF/CPC) Street t2'ees shalI be installed in the shaded areas generally ms shown on Exhibit A emd shall, bc suhicct to thc rcqtdrcments of the Zoning Ordinance Section t9-5t 8 (h). In addition, a.n evergreen tree stml.[ be planted within these areas ~enerally eyed~ fifteen (15) feet and sha[l be a minimum ot.' five (5) l.;2et in height at time of planting. (P) (STAFF..,'Ct~C) Prior ~o. or in conjm~ction w/th, recordation of the first subdi.vis:[on plat, a minimum of a 100 foot wide strip of land along the western property boundary,- immediately adjacent to Tax ID 754-625-5188 shall be dedicated i:?ce and 'unrestricted to thc County of Chesterlicld~ In conjunction wifl~ this dedicatimL drainage easements sha.lt be granted to accommodate deveiopment of the dedicated land. (FD&EE) (STAFF!CPC) Thc minmmm gross floor area 'lbr one story dwelling 'units sh. at! be 1800 sqnare f~t and dwelling units with more than one story shall have a minimum gross floor area oi"2000 square i;:e.t. ,,.P~ (STAFF/CPC) All exposc~d portions of the tbtmdation of each new clwelling milt shall be faced with brick or stone veneer. Exposed piers supporting front porches shall be. faced with brick or stone veneer. (BI&P) (STAFF/CPC) 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 !and di sturbanc, e permit has been obtained Ii'om the Environmcnt'A Engineering Depm'uncnt and the approved devices installed. (.S'J'At)'I:'/C P(7.'.) The lake on the property known as GPIN 760-628-2105 shall rcmai.n and the darn shall be retrofitted as approved by the department k'.nviro.mnental Engineering. (EE) (STAFF/CPC) ll. No direct access shall be provided l!rom tim property to HickoD' Road. Direct access from thc property to River Road and to Rowlett 'Road shall be limited to one (I) public, road onto each roadway. The exact location of these accesses shall be approved by thc Tremsportation Department. At timc of teutahve subdivision review, the :lransportatJ. on Departme,~t may modify this condition to permit one ('I) private driveway from. the property to River Road, (T.') 3 05SN (! 1..I '? .. ,k PR?-?.. ~"~(")8 (S".I"AFI;'/C PC) Forty-five (45) :feet o:f right-ot:.way along the north side of lqickory Road and the cast side o£ River Road, mad thirty~five (35) feet of right-of-way along the west side of Row'lctt Road, moas;trod ii'om the centerlines of that pm-t of the roadways immediately adjacent to the property, shall be dedicated, fi'ce mad unrestricted, to and fbr the benefit of Chcsterlield County. Prior to any tentative subdivision3 approval, a phasing plan fo:r this r/g}~t-o£;-way dedication shall be submitted to and approved by the Transpon. ation Dcpartmcm. Tl:.is right~of-way shall be dedicated in accordance with the al,proved phasing plan or 'within sixty (60) days fi'om a written request by the County, whichever ocm~rs fi.rs~. (T) (STAFF/CPC) 13. To provide an adequate roadway' system, the developer shall be responsible lbr thc ibllowmg improvements: Construction of additional pavement along River Road and Rowlett Road at each approved access to provide left and right tttr.n lanes, il' warranted, based on ]*r;msportation Department sm.n. dards. Widening/improving the east side of' River Road, the nor~'h side o£tlickory Road and the west side of Rowlett Road to ;n~ eleven (I 1) tbot wide travcI lane, measured ti'om the existing cct~tert~ne of the road, with an additional one (t.) [hot wide paved, shonlder plus a seven (7) toot wide tmpaved shotllder? and overlaying the full width of the road with one and a hail (1.5) inch ot.'compacted bituminous asphalt concrete, with any' modifications approved by the ']."ransportation Dcpartmcnt~ 'l~br the entire property fi-ontage. Dedication to mid for the bm~efit of ChestelYield Cmmty, free and unresn'icted, of any additional fight-of-way (or easements) required for ate improvements identified, above, in the event the developer is unable to acquire any "oD:site" right-of-way that is necessaD~ for any improvement described i.n Proffered Condition 13. a., the developer may request, in writing, that thc County acqu.ire such right-of-w'ay as a public road improvement. Ail costs &ssoc.iated with the acquisition of the r/ght-ot;way shall be borne bv the developer. I'n the event the Co'tmty chooses not 1o assist thc developer ia acquisition of'the "oftksite" right-of-way, the develope~.' shall be relieved of the obligation to acquire the "off-site" right-of- way' and shall provide the road im'provcmcnts within available right-of-way a.s determined by tt~e q-'mnspo~tation Department ("r) 4 05S NO'147~A PR I,S IAI;E, CPC,) (STAFF/C:PC 14. 15. Prior to any construction plm~ approval, a. pb. asmg plan lbr the required road improvements, as identified in Proffered Condition. 1 3, shall be submitted to and a'p'p'rot%d by the Transportation Department. (T) At a minimum the Ibtlowing restrictive covenants shall be recordect m c.o~.}'unction wi.th thc rec. ordalion of any subdivision plal: No lots sh.all 1.,.e used except fl0r single-f~mily residential purposes. No building shall be erected, ahered, placed or permitted to remain on any lot other than one detached single- family dwelling not to exceed three stories in height and one private garage. Only one residcne, e shall be erected or placed on a single lot, m~d no lot shall, aPr, er its ori~na[ conveyan.cc, be subdivided into smaller lots or parcels. No structure of a temporary character, trailer, basement, tent, shack, garage, barn, or other outbuilding shall, be used on any tot at mV time as a residence either temporarily or permanently No noxious or offensive activity' shall bc carried on upon ~tny ]eL nor shall an.$~.hing be done thereof which may become an annoyance or nuisance to the neighborhood. No lot shall be used or maintained as a dura.ping ground rubbish, trash, garbage or other waste. Nor shall any oJ't~hc above be kept on any lot except in sanitaO' contai~ers_ No m~imals, lives'took, or poultry' of'any kind, shall be raised. bred., or kept on a:av lot except thai dogs, cats, or other household pets may be kept therein i'l' tlney are not kept, bred, or maintained for any commercial purpose, and in accordance with thc applicable ordinances. No sign of any kind shall be displayed to the public view on any lot except one sign. of not more than six squm'e feet advertising thc property lbr salc or rent? 'tmless approved by fl~e Architectural Control Committee in wTiting. All property shall be maimaSned fi'ce of tall grass, up. dergrox~¢h, dead trees, weeds a~d. trash, and generally free of any condition that would decrease the attractiveness of the property. 5 05S N 0'1..4'7. A 1-'R27. BC)S N'o ecailer having a heigh~ of five feet or more shall, be parked over 12 hours in any one week on m~y property or driveway so as to be visible ~-kom thc street. 'No motor veiaicle shall be parked over t2 hours in. any one week on any property without having a current Virginia. State ticensc tag, tmless such vchiclc is parked in an. enclosed gm-age. The exterior of all h.ouses and other structures must be completed within one year after tl,,e c~msmmtio.n of mmic shai.i have commm~ced~ except where such completion is impossible or would result in grc. at hardship to the owner or buiJtder due to strikes, fires, nation,al emergency or rmt'uraI calamities. Houses may' not be temporarily or perman.ently occupied 'until thc exteriors thereof have been completed. [hmng the contimmnce of construction, the owner of the pm'cel, shall require the contractor l'o maintain tim lot' in a reasonably clean, and [mcluttered condition. Ap, Archit.ec~ura.[ Control Committee (herein called "ConunJttee") originally c. omposed of William B. DuVal, Rene' D. McKinney and Gene DuVat is hereby established. Any two members of thc Committee m.'-ty act on behalfo~'the Committee without holding a meeting of thc i'hl.1 Committee or giving notice to the other members. The Comn,Attcc together with the written consent of the property ow]~ers may amend, modil'~', or waive, in writing any of the resthctions. The members of the Committee shall receive no compensation. A.t any time, the then recorded ow'net's of eig~'ty percent of the property shall have the power through a duly recorded written instrtm~ent to change membership of the Committee or to wid~dra.w i?om the membership ol' the Committee or to restore m~v of its powers and duties. No improvement shall be erected, placed or altered on. m~v lot until tim ~zonstruction plan thereof, and a plm~ shov,4ng the location of' the said imlwovements s}¢;~l.t be submitted to and approved by the Architectural Control Committee. No construction on sa/d improvements shall commence until the said. plans and location of said improvements shall have been approved by tI~e Committee in writing. The Comnfiltee reserves the right to request such in~brmation and data: such as~ quality of workmanship and materials, type construction., harmony, of exterior design with existing structures and location w4th 'respect to topography and finished grade elevation, as may be necessary to make said 6 05SN O 147-.A PR27-B()$ itl. n. determination. Prior to ~he cm~:raenccmc~.~t of improvements, 'written approval may be withdra'~a~ m any time by 'the Cammi.ttee by' g~ving writlcr~ notice to said party of its wi'thdrawal of said approval. The Committee approval as required above shall be in writing and, in the absence such written approvak censtmction pkms mad tecati.on ptm~s shall be considered as disapprox.~cd~ Thc building location on. 'all lots shall be within the applicable county zoning ordinance, and at the discretion of the Commit'tee. Approval by the Committee shall ~ot constitute a basis for liability of the member or members o~-' ~he Committee, [lie Committee or the owner for any rem;on including wsthout limitation; (i) i.ki]ure eft eh plans to confom~ to any applicable bu.ilding code; or (ii) irmdequacy or deficiency in the plans resulting in detects in the improvements. Thc ground iloor area of any single-family residence erected on m~y of the lots stroll not be less ttmn 1,800 square feet for a single-story residence, not [ess ihan 2,000 square i.k:.ct .ibr amy one and one-half story or two stm¢' residence. A.ti'acl.~ed covered portieres, covered stoops, breezeways, and garages shall ~.~ot be included in computi.ng said square ibotage. The/:bundation of all single-family ':'esidences m~. any .lot be. l.hced with brick or stone veneer. Exposed piers supporting front porches shall bc :t'accd v~-ith brick or stone veneer. All single-family residences shall conferee, to a Colonial or Traditional ArchitectttraI style. No prefabricated single- family residences shall be erected on any lot. No fences shall be permitted belween the smgte-thmily residences m~d thc street line. Split-rail fences or other va:~ode:u fe, nces may be Nfilt between thc rear of the house and the rear lot l.ine. The split-rail fence may be backed with wire to provide animal retention. Easements for installation and ma.iute~mnce of t,tilitics drainage are reserved as shown on. the said subdivision plat_ ExceN as oflaerwise provided by applicable la'w and unless aplproved by the Committee. no antenna, aerial, o'l' device shall bc erected or placed on any property, house, or garage, or ot her outbui.[ding other than the normal antennas, aerial or 7 05SN (;, t .'f.7--APR27-BOS de¥icc nec. cssary to facilitate the reception of tcicvision signals, and/or radio signals, normally incident to tl.~.e radi.o and television receivers normally used in the home. Satellite dish type television antemaas are specifically prohibited tu~ess specifically approved in writing by the Committee and as otherwise provided l.~y appli.cablc law. (P) Each and every covenant, condition, m~d easement hcrci~ · imposed ~tmy be en.llbrced by the undersigned or by the owner of anv tot by appropriate proceedings at law or in. equity against any party violating or attempting or threatening to violate the same. Manufactured Hem.es shall not be pcrmitted. (P) GENERAL INFORMATION Location: Northeast qua&ant of the River and Ili.ckory Roads and also fronts west line of Row~clt R.oad. no.rth of Hickory Road. 'fax IDs 756-626-7462; 758-628~6726; mad 760-628-2'105 ('Sheet 40}. 'Existip..~ Z. omn ',: A acre s 'Ex:istina/..:and Lise: Residential and vacant Ad_}acenl Zoni.na mid l_..and Usc: North, East and West - A; Single family residelatiat or vacant South - A and R-15; Single lhmily rcsidemial or vacant 8 {}5SN['I'! 4 7_.,:\ PRZ?..B OS UTILITIES Public Water System: There is an existing sixiccn { 16)'inch water line extc. nding along the east side. of River Road a~jacent to tt~is s;.. ,t ...... '~ [ I'se of the public water system is required 'ov~ Count5; Code, Public ¥&stewater System: The public wastew-ater .system is rim available to serve this site. The site is within the area designated by the Southern and Western Area Plan of anticipated R-88 zoning where the use of private septic systems is permitted. Private Septic System: Private septic systems m'e intended to serve indi.vidttal dwelling units. Prior to snl)division recordation, soils analv'sis for each lol must bc st~bmitted to Ge I'lealth Department review and approval. ENVIRONMENTAL F)ra.inage and Erosion: 'l-he iprolperty drains cast and is the headwaters of Frank's Branch which drains io SwiR (;reck. Thc large lake .[ocaled on tim properlS,' should bc maintai.ucd as an amcni'ty and retrofitted to meet cra'rent dam criteria (Pmft'ered Condition 10). ]here are cm'rcntly no or off-site drainage or erosion control problems with none anticipated at'~er development. Thc property is wooded and should not be timbered without first obtaining a land disturbance permit from Environmental Engineering and the appropriate deviccs install.cd (Profl:ere. d Condition 9). This will insure that adequate erosion control measm'es m'e in place prior to any land distm:bancc. 5}(a....t__er Qua]itT: Although thc perennial stream designation ends at thc approximate cast~zm property line, the other c.r¢(,.k.~"s that continue o~.to the property may. be sub. iect to a 100 foot conservation area. PUBLIC FACILITIES "l'he need fur fire, school, library, pm'k and transportation facilities is kfe.:.~tified in the Public ..E4~}!.i._t.i_e_s_..:.P_la~n, the Thoromzhfare Plan and the Capifal t'mprovem=¢!!..t_.:._P..r_~g,l:.~!. This development wilt have an impact ou these ihcilitics 9 ,,'7~SS'N('I 1 F.irc Service: The Public t":'aci..[ities Plaa indicates that fire m~d emergency medical scr¥'ice (EMS) calls are expected to increase fi)rty-four (44) to seventy-eight (78) percent Dy 21022. Six (6) new fire/rescue stations are recommended for co'f~struction by 2¢22 in the ~}:.~!~!. I'n addifio'~3, to thc six (6) ,'~cw stations, tI~c Plan also recommends the expansion of~:~vc (5) existing stations. Basexl on 100 dwe[.ling milts, this re. quest will generate approximately eight (8) calls l"t>r fire and emergency medical smwices each year. Thc applicant has addressed the impact on fire. and EMS. (Proffered Condition [) T'he Philips Volunteer })'irc Statler.t, Company Ntm~ber 13, currently provides fire l_~rotcctiort and emergency medical service. ']'he statiox~ is located adjacent to the request property. Tl~is is an alI~volumeer fire company. Conti~ued developme~t in this area may strain votumeer resources, The applicm~t has proffered a land dedication arl.'iacent to Phillips Fire Station (Proffered Condition 6). The Fire Department supports this dedication. When the proper~y is dcvctoped, the ri'umber o£hydrants, quant:ity of water needed for fire protection and access requirements will be evaluated during thc plans review process. Schools: Approximately fitly-one (51) students wit[ be get.~erated bv this dc'velopment. This sile lies in the Ettrick Elementary School attendance zone: capacity - 66'1, en.m[hncnt - 495; Matoaca Middle School attendance zone: capacity ...... 1,415, enrollment- 882; m~d. Matoaca. Higl~ School altcndance zone: capacity - 1,594, enrollment - !,467. There are currently two (2) trailers at Ettrick '[~leme~l.'a,o' and ll~ree (3) trailers at Matoaca Middle. The trailers at the etementao' school are used for other programs. l.n thc ncx.t several years, .Ettrick will continue to experience moderate membership gro~vl.h. However, Mama.ca. Middle and..High will continue t'o see increased membership growth as existing and proposed developments coatinue to build ont in this area of the cotmty. Thc applicator has ol!t.i~.rcd recast[rcs lo addressed the impact o:l'this development on school facilities. (Proffered Condition 1) Librm'ies: Consislent wi~h lhe Board of Supervisors' policy, thc impact of development on librm5~ services is assessed countywide. Based on projected population growth, thc Public Facilitics Ptar~ identi.fics a need ibr additional library space throughout the County. Development ~'¥~' the request property w(mld most likely ii£fect thc Ettrick-Matoaca LibraU. The Plan 1 (;' i)5SNt"J'[ 47-..'\ PR identifies a need for a.dditionai library space, in the Ettriclc-Matoaca area. Thc appiicm-~.t has offered measures to assist in addressing t.hc impact cm Iibrao~ .thc. ilities. (Proft~2red {-'~,~,. ~admon' ' 1) Parks and Recreation: '.Fhc Pttblic Facilities Plan identifies the need for three (131) ,aew regional parks, seven (71.1 community parks, twenty-nine (2911 neighborhood parks m~d five (5) corn:inanity centers by 2020. In addition, the 'P lan identifies thc need ~'br ten (10)new or expanded special purpose parks to .provide water access or preserve and interpret unique recreational, cultural or environmental resources. The Plan also identifies sl~o'rtfat.ls in trails and recreational historic sites. The applicant has o'ffered meast~.rua-- to assist in addrcsqng. ~ the impact of this proposed development on these Parks and Recreation/hcilities. ('l:'ro£tk-.red Condition 1) T:ra,]s~)o.rtation The property (]232.4 acres) is curmntl.v zo~ed Agricultural (A), ar~.d tt.',e applicant ~s :.requesting rezoning to Residential (R-88). The applicant has proffered a maximum density ot-' one htmdrcd (100) lots (Proffered Condition 2), .Based on single-thrnily trip rates, development could generate approximalely 1~040 average daily trips. 'l't-~csc vehicles will be initially distributed to River Road and to Rowlett Road, which had 2004 t'raffJc counts of 3~260 and 3 t. 6 vehicles per da5' ('VPD), respectively, 'l'he Thoroughfare Plm.~. ide~tifies River Road and Hicko©~ Road as major arteri.~s with recommended right o:fway widths of ninety (90) feet, m~d Row[eit Road as a co.llcctor with a recommended ri.~.d&t of way width of seventy (70) feet. in accordance with that Plan.. the applicax~t has proffered to dedicate tbrty-fivc (45) ih. et o17' right of wa5', measured fi'om the centerlines of 'Kiver Road and Hickory Road, and thirty-five (35) ti:et of right of way', measured from the centerline of Rowlett Road. (Proffered Conditiou 12) Access to ma. ior arterials, stuch as River Ro'axl and Hickory Road, and to collectors, such as Rowlctt Road. should be controlled. 't"hc applicant has proffer:cd '[hat ao direct access will be provided groin the property to H'icko~5' Road, and that access to River and Rowletl Road will be limited to one (1) public road onto each roadway (Proffered Condition il ). The proffer allows thc Trar~sportation Department to modif}.' this coz~diti.on, m~d permit one (1) private driveway onlo River Road. '['he need tier this dri.veway w5 fl be evaluated at. time of tentative subdivision review. The traffic impact of this development m.ust be addressed. The applicant has proti'ered to: I ) construct additional pavement along River Road and Rowlett Road at each approved access · to provide left and right turn lanes, based on Transportation Department stand,ds; and 2) wide~z;i:mprove the east side of River Road, the lmrth side of Hickory Road and thc west side of Rowlett Road to an eleven (11)'foot wide travel lane with an additional one (1) tbot wide l I !".~.5 S N~(.) 147-.A PR2'7- pa.',%d shoulder pins a se¥cn (7) ibot wide unpaved shoulder, and overiay wd:~h a.sphalt the ihtl widtl~ of each road t:'or the entire property 't?ontagc. IiPrott.izred Condition 13) Thc :4pplicant intends to develop approximately fifty (5~-)) lots with access to River Road, and approximately fi'l~ty· (50) lols with access to Rowlett Road. Based on cnn'em tratSic volumes along these roads, mrn lanes are not warranted along Rowlett Road, and both left and right mm lanes are warranted along Ri.vet R.oad. Consmmting these mrn iancs m.'-t¥ require the dcvelopcr to acquire so~nc ~'olI'-site" righst of way. According to Proffered Condition 13, ii' the developer is 'unable to acq'uirc ol~l:-s:ite right of way tbr these road improveme~¥~s, the developer may request t.[~e comity Ire acq<tirc the right of'way as a public road improvement. Ali costs associated with tine acquisition, wi. Il be borne by thc developer. [I' the coumy chooses not to assist with the right of way acquisifiom the developer will. not bc obligated to acquire the "oil'--site" right et'way and will only be obligated to const.ruc~t road improvements within available right-of-way~ Area roads need to be improved to address safety m~d accommodate tl~e increase in t.rat¥ic gcncratcd by this dcvc].opmcnt..River Road and Rowlett Road will be directly impacted by developm.ent of this property. Sections of Rivcr .Road~ between Nash Road and I'lickou; Road, have twenty-two (22) foot wide pavemel~t with one (I) foot wide shoulders. Thc capacity of that section of River Road is acceptable (Level of Service C)for thc vohm~c o~' traffic it currently carries (3,260 VPD). Sections of Rowlett Road, north oi'HickoD. Road, imvc twc~l'y-{wo (22) ibo~ wide pavement with 12_mr (4) tbot wide shoulders. The capacity of that section of'Rowlet~ R.oa.d is acceptable (Level of Servicc C) lot t~c volamc of tratl~.c i~ currently carries [1316 VPD). The applicant has proffered to contribute cash, m an amo'mlt consistent witta the Board of Supervism's' Policy, towards mitigating the n:affic impact of tllJs development (.t~rot.'t.krcd Condition 1 ). As development continues in this part of the County, traffic volmnes on area roads will substantially increase. Cash prot'£i:rs alone will not cover the cost of the improvements needed to accommodate thc traftic increases. No road improvement projects in this part of the county are included in the Six-Yom' lmpro'~me~t At time of tentative regarding access, the adjacent properties. subdivision review, specitic recommendations will be provided i,~ternal stree't n.elT, x~ork, and providing stub road rights-o.l'-we~y to 12 {)SSN0.[. 47-:'\ PR 27- Financial Impact on Capital Facilities: }Potential Number of New Dwelling Units Population Increase [.N"umber of Now ' ..... Stuclcnts Elc. mcntary Middle 100' 272..00 22.60 12.60 PER UNIT l.,O0 { 2.72i 0:23 51.20 rt]ig{.~ 16.00 'i[O'I"AL Nut Cost l'br Sc)t~ools 553,200 'Net Cost tbr Parks 78,900 789 Net Cost for Libraries 404 40,400 42,500 439,900 0 1 0. t6 0.51 Net Cost fBr Fire Stations Average Net Cost tbr Roads ~ TOTA'[. NEq' COS'I" 1,154,900 5.53'2 425 4,35)9 1!,549 and corresponding impact may var>'. As noted, this proposed development will have m~ impact on capital t:hcilitics. Sro.ti'has calculated the fiscal impact of every new dwelling unit on schools, roads, parks, libraries, and fire stations at $11,549 per trait. The applicm~t has been advised that a maximum proffer of $11,500 per unit w'ould defray the cost of tl~e capital 'frtc'ilitics necessitated by this proposed development. Consistent ,Mth the Board of Supervisors' policy, m~d proffers accepted from other applictmls, the applicm~t has offered cash to assist in defraying the cost of this proposed zo~m~g on such capital l~tcilitics. (Prol'lbrcd Condition 1 ) Note that circumstances ri:levant to tills case. as prrz....unte, bY th.¢ applicant, have bce. n reviewed and it has been determined that it is appropriate to accept the mxximum cash .proffer iu this case. I'.,AND [!SE .[..~.c~ wid.~in the boundaries of the Southern and Western Area Plan which suggests the property is appropriate for residential use afl re 5 acre lots. suited for Residtmtial {'.R~88) zoning. 'i .3 ~.') 5SN 0 '14 '7...,..\ PR2?'. 1.~ The majority of the properties surrounding the request property are zoned Agrieulm.ral (A) and are occupied by residential uses on acreage p,arcels or are vacant. A. few properties to the south arc zoned Residcntial (R-15) and m'e occupic, d by single .['a~nity dwellings. [t is andcipaled ~'hat. target-lot residemial development wit[ co:mi hue in the area, as recommended by th.e ~.!_'.a._~!. Density and Lot ,~ ~zes: Proffered Condition 2 limits development to a maximum of 1.00 lots, yielding a densiw of approximately 0.43 dx,'c.lling milts per acre, The Residential (R-88) [)isn'ict requires fl~at each lot contain a mtn:[mum of 88.000 square feet, except thc. mtn/mum area for lots which do not fi'out on a major arterial may be reduced to 6>,;40 square fbet wheu eifl~cr public water or pt~blic sewer arc provided, Thc Residential (R-88) Distric~ standards provide a calculafinn to derive the number of reduced-size tots thai would be permitted. This calculation pem~its 0.5 unit to the acre for net developable acreage (excluding land areas constituting roads, limits o1' the base flood at'cas and resource protection areas), and includes a provision, ~br additional lots aud land ama permanently preserved as open space. The subdivision layout and design, including the minimum lot areas and any open space/bonus lot calculations, are reviewed during thc subdbdsion proc. ess. Use Limitaiions: Proffered Condition 3 precludes mam~Ihcturcd homes. The Ordinance also precludes manu'fhcmrcd honms in. residential zoning districts. Tt~e proffered condition bas been oJ?fbred in. anticipation of a potential State Law change which may require localities to allow manufactured homes in residential, dis~.cts, if the State Law is amended, depending upon the adopted language, this prol'i't~rcd condition may not bc cure:retable in tim futm-e. H.ouse Size and. Architectura[ Treatm. ent: Prottbred condifi.ons address minimmn house size a.[~.d tbm~.datim~ treatment. (Proffered Ckmditions 7 aud 8) T~:~.9...P.r~.~.r?.7..a..t}..9...n....~.!kd_...¢ and s capin .~ Areas: 'i'o address concerns et'adjacent property owners relative to a vegetated separation between their properties and the dwellings within the proposed development, Profl"cred Condition 4 requires a tree preservation strip, exclusive of setbacks, m'ound the perimeter of thc subdivision. The tree preservation strip will not be required on the [and to be dedicated m the Coun.ty' which will not be part of the subdivision. This tree preservati(m strip wilt be 14 05SN[)! 47-....':5.P R27-BOS.' included within the limits of the proposed lots. It: has been staff's cxpcri.e,.ce that individual homeowners clear ~:hese areas resulting in a zoning violation on fl~at individ¥~.[ lot. Givca thc relegation of trees within, this strip will be dit2icutt, it.' not impossible, for the ConnD.' to enfbrce, staff rccomme~ds that Proffercd Condition 4 not be accepted, Proffered Condition 5 requires sa'eel trees to be installed at both entra.t~ces to developmem, at.,; generally shown on Exhibit A, ResrlYctive Covenants: Protlbred Condition 15 rcq aires rcstricti'vc covcnan.ts to be recorded in conj traction with the rc. corclatiot~ of any suhdivi sion plat. Inclnded in l'hese restrictive core, mats is a provision that prohibits manufactured homes. As previously noted, the Ordinance currently precludes manuf~_ctured homes in. residential zordng districts. The County' Yvill only insure, thc recordation of t'tle covc. na~'~ts and will not bc rc~sponsi'btc tbr their c~'~t:.brccmcnt. Otme the covenants are recorde& they can be changed. CONCLUSIONS The request complies with l.he Sourl~em and Western Area Plan which stiggests l'he properly is appropriate for residential use of t to 5 acre lots, suited for Residential (R~88) zoning, t~a addition, the proposed zoning and land use are representative of existing and a~ticipatcd area developnw.~t, Thc. proflk~rc.d conclitio,~s adequately address the impact of this deYelopment on .acc~=. ~a.r~ capital facilities, as outlined in. the Zoning Ordinance and Comprehensive Plan. Specifically, the need for trnnsporrarion, schools, pm'ks, libraries and fire. stations is identified in the County's adopted !~.~..b...li..c.': [!.~_i!i![i._e..a.._.__P.!a_n_, Thorouahfare Plan and ~api[al In'mrovcmcn.t Proaram and thc. ira.pact of this devc, loprncnt is discussed hereto. The proffered conditi.ons mitigate the impact on capital f}qciliti.es, th.creby ensuring that adequaie service revels are maintained as necessary to protect the health, safety and welfare of County citizens. Given these considerations, approval of tiffs request is recommended_ CASE HISTORY Planning Commission Meeting (2/I 5/05')' On. their own motion, the t...ommmsmn defen-ed this case to March 15.2005. ,.stuff (2/1 The applicant was advised in writing that any significant, new or revised information should be submitted ~o iater than Febraar) 21, 2¢05, for cunsidcration at thc Commission's March I5, 2005, pt, 101ic hearing. Applicant {13/!/05 and 3/3/05'): The applicant submitted revised and additional proffered conditions. Applicant (3/1. 5/:05): Revisions were submitted to Proffered Conditions 13.B. and 15.r. Planning Commissio.u Meeti~g (3/15/05): The applicant accepted the recommendation. Concerns were expressed re]a.five to file impact on roads, th-e./E:MS and schools. Mr. Bass indicated that several conu:nunitv meetings had been conducted, i-te indicated a ,~umber of road improvements arc planned lbr thc area and that tt~e ,'ecentf.¥ adopted bond referendum should address some mt:rastru.cmre needs. On inot.io,~, of'Mr. Bass, seconded by Mr. Wilson, 'the Commission recommended approval of this request and ac.ccplance of the prollk:rcd conditions on pages 2 thro'ugh 8. AYES: Unani,nous. The Board of St~pervisors, on Wednesday. April 27, 2005, beginning at 7:00 p.m., will take trader consideratio~q this request. t 6 [)5SN0t .'17. APR2 7. ,/ ///