05SN0192-May25.pdfA~I ~l "~f~/~ ~D(~
May 25, 2005 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0t92
SBF LLC
Clover Hill Magisterial District
Providence Elementary, Providence Middle and
Monacan High Schools Attendance Zones
Southeast quadrant of Reams Road and Arch Hill Drive
REOUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A single family residential subdivision with a minimum lot size of 12,000 squm'e feet
is planned. Proffered Condition 5 limits development to a maximum oftwenty-txvo
(22) dwelling units yielding a density of approximately 2.2 dwelling units per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval subject to the applicant adequately addressing the impact of this development
on. capital facilities. This recommendation is made for the following reasons:
The proposed zoning and lax~d use contbrm to the Northern Area Plan vvhich suggests
the property is appropriate for residential use of 1.51 to 4.0 units per acre.
The proposed zoning and land use are representative of existing and anticipated
development.
Pro¥iding a FIRST CHOICE community through excellence in public sen'ice
While the applicant has offered a contribution (Proffered Condition 8) to assist in
defraying the cost of this proposed development on road infrastructure with. the
Traffic Shed, the remaining proffered conditions do not adequately mitigate tl~e
impact of this development on other capital facilities, as outlined in the Zoning
Ordinance and the Comprehensive Plan. Therefore, the proffered conditions do not
adequately mitigate the impact on these capital facilities and thereby do not assure
that adequate service levels are mainlained as necessary to protect the health, sat'cry
and welfare of County citizens.
(NOTE: THE ONLY CONDH'ION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE
PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. TIlE 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)
Public water and wastewater shall be used. (U)
(STAFF/CPC) 2,
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 permit
has been obtained from the Environmental Engineering Department
and the approved devices instailed. (EE)
(STAFF/CPC) 3.
All dwelling units shall h.aYe a minimum gross floor area of 1800
square feet. (P)
(STAFF/CPC) 4.
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)
(STAFF/CPC) 5.
A maximum of twenty (20) additional dwelling units for a cumulative
total of twenty-two (22) dwelling units shall be permitted on the
property. (P)
(STAFF/CPC) 6.
No direct access, other than the two (2) existing driveways, shall be
provided from the property to Reams Road. (T)
(STAFF/CPC) 7,
In conjunction with the recordation of the initial subdivision plat, or
within thirty (30) days fi'om a written request by the Transportation
Department, whichever occurs first, forty five (45) feet of right*of-
way on the north side of Reams Road, measured from the cen.terline
of that part of Reams Road immediately adjacent to the property,
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shall be dedicated, free and unrestricted, to and fbr the benefit of
Chesterfield County. (T)
(STAFF/CPC)
At time of recordation of the initial subdivision section, the applicant,
his successor, or his assigns shall either: (i) pay' to Chesterfield
County the sum of $260,000.00; or (ii)provide Chesterfield County
with a bond or surety, in a form acceptable to the County Attorney, in
the amount of $260,000.00 that shall provide for payment of the
$260,000.00 to Chesterfield County within thirty (30) days of a
written request by the Transportation Department. The payment shall
be used for road improvemems within Traffic Shed 4 or i%r road
improvements that provide reliefto that Traffic Shed, as determined
by the Transportation Department. The payment could be used
towards road improvements to Reams P, oad. (T)
(STAFF/CPC)
Drainage from the impervious suN'aces of roofs and driveways on lots
abutting Tax ID 752-699-8989 shall outfall into a swale provided for
this purpose along the northern property line of Tax lid 752-699-
8989. (EE)
(STAFF/CPC)
10.
The developer shall be responsible for notif~dng by registered,
certified or first class mail the adjacent owners of the submission of
any tentative subdivision plans for the development. Such notification
shall occur as soon as practical, but in no event less than twenty-one
(21) days prior to the approval of such plans. The developer shall
provide the Planning Department with evidence that such notice was
sent. (P)
GENERAL INFORMATION
Location:
Southeast quadrant of Reams Road and Arch Hill Drive. Tax IDs 752-700-2512 and 6421
(Sheet 6).
Existing:
A
Size:
I 0.0 acres
Existing Land Use:
Single family residential and vacant
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Adjacent Zoning and Land Use:
North, East and West- R-9; Single famiIy residential or vacant
South - A; Single f~ily residential or vacant
UTILITIES
Public Water System:
There are three (3) existing public water lines available to serve this site, A sixteen (1. 6) inch
water line extends along Reams Road, adjacent to this site. A twelve (12) inch water line
extends along Arch Hill Drive and an eight (8) inch water line extends along Laureate ][Jane,
adjacent to the eastern boundary- of the request site. Use of public water is intended and has
been proffered. (Proffbred Condition 1)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector line extending along Laureate Lane that
terminates at the intersection of Laureate Lane and Wadsworth Drive, approximately 120 feet
east of this site. Use of the public wastewater system is intended and has been proffcred.
(Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The property drains east through Archbrooke Subdivision, Section 2, which was recorded in
the mid 1970s. There are no current on- or off-site'drainage or erosion problems with none
anticipated after development. The property is partially wooded and should not be timbered
without first obtaining a land-disturbance permit from the Environmental Engineering
Department and the appropriate devices installed. (Proffered Condition 2)
To address concerns of an adjacent property owner relative to possible increased run-off,
Proffered Condition 9 requires drainage from any impervious areas on lots adjacent to that
property' to outfall into a swale along the northern property' line of such adjacent parcel.
PUBLIC FACILITIES
The need for schools, parks, libraries, fire stations and transportation facilities is identified in the
Public Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program and further
detailed by specific departments in the applicable section of this "Recluest Analysis". This
development will have an impact on these facilities.
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Fire Service:
The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls are
expected to increase fort?fbur (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 station.s~ the Clan also recommends the expansion of five (5) existing stations.
Based on. twenty (20) additional dwelling units, this request will generate approximately five
(5) calls for fire and emergency medical service each year.
The applicant has not addressed the impact on fire and EMS. Proffered Condition 8
designates that all cash profTfk~red by the applicant is to be used fbr improvements to Reams
Road. The Fire Department does not support this proffer. Based on twenty (20) lots, the Fire
Department's share of cash proffers should be $8,500.
The Courthouse Road Fire Station, Company Nmnber 20, currently provides fire protection
and emergency medical service. V~2qen the property is developed, the number of hydrants,
quantity of water needed ibr fire protection, and access requirements will be evaluated during
the plans review process.
Schools:
Approximately ten (10) new students will be generated by this development. The site
currently lies in the Providence Elementary School attendance zone: capacity - 720,
enrollment- 604; Providence Middle School zone: capacity- 1,10I, enrollment- 1,008;
and Monacan High School zone: capacity - 1,692, enrollment - 1,672. There are currently
eight (8) trailers at Providence Middle School used for various programs and one (1) trailer at
Monacan High School.
This case combined with other tentative residential developmems and zoning cases in the
school zones will continue to push these schools to capacity, especially at the secondary
level, and may necessitate some form of relief in the thture. The applicanI has not agreed to
fully participate in the cost of providing for area school needs.
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 a need fbr additional library space throughout the County.
Development of the request property would most likely afflict the existing La Prade Library
or a proposed new library in the Reams/Gordon area. The applicant has not agreed to fully
participate in the cost of providing fbr area library needs.
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Parks and Recreation:
The Public Facilities Plan identifies the need for three (3) new regional parks, seven (7)
community parks, twent?nine (29) neighborhood parks and five (5) community centers by
2020. In addition, the Public Facilities Plan identifies the need for ten (I 0) new or expanded
special purpose parks to provide water access or preserve and interpret unique recreational,
cultural or environmental resources. The })lan identifies shortfalls in trails and recreational
historic sites.
'The applicant has not offered measures to assist in addressing the impact of this proposed.
development on the Parks and Recreation facilities.
Transportation:
The property (10.0 acres) is currently zoned Agricultural (A), and the applicant is requesting
rezoning to Residential (R- 12). There are two (2) existing dwelling units on the property. The
applicant intends to incorporate those units into this proposed development. The applicant
has proffered that a maximum of twenty (20) additional dwelling units, Ibr a cumulative total
of twemy-three (23) dwelling units, will be on the property. Based on single-fa~mily trip rates,
development could generate approximately 270 average daily trips. These vehicles will be
initially distributed along Arch Hill Drive and/or along Wadsworth Drive to Reams Road.
Reams Road had a 2005 traffic count of 12,555 vehicles per day (VPD).
The Thoroughfare Plan identifies Reams Road as major arterial with a recommended right-
of-way width of ninety (90) .feet. The applicant has profl'ered to dedicate lbrty-five (45) fbet
ofri. ght-of-way, measured from the centerline of Reams Road, in accordance with that Plan.
(Proffered Condition 7)
Access to major arterials, such as Reams Road, should be controlled. There are two (2)
driveways from the property to Reams Road that serve the two (2) existing dwelling units.
The applicant has proffered that no direct access, other than the two (2) existing driveways,
xvill be provided from the property to Reams Road. (Proffered Condition 6)
As previously noted, this proposed development has potential access to both Arch. Hill Drive
and Wadsworth Drive. The layout of the internal streets for this proposed development
should not be designed to create an attractive "cut4hrough' route for vehicles traveling
between Wadsworth Drive and Reams Road. At time of tentative subdivision, specific
recommendations will be provided regarding the internal street network.
A high number of traffic accidents are occurring along this section of Reams Road,
predominateIy at the intersections with Wadsworth Drive, Rosegill Road, Arch Hilt Road
and Adkins Road. Construction of turn lanes along Reams Road at these intersections would
help address the accident problem. The Six-Year Improvement Plan. includes a Phase i of this
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project, which wilt involve construction of a left turn lane on Reams Road at Adkms Road.
Construction is anticipated to begin in Spring 2006.
The traffic impact of this development must be addressed. Most area roads in this part of the
County have little or no shoulders with poor vertical and horizontal alignments. The roads
need to be improved to address safety and accommodate the increase in traffic generated by
this development. Reams Road will be directly impacted, by this development. Sections of
Reams Road have approximately twenty-two (22) feet wide pavement with one (I) fbot wide
shoulders, and substandard vertical and horizontal alignments. This road is at capacity
(Level of Service E) for the volume of traffic it currently can'ies (12,555 VPD).
The applicant has proffered to contribute $260,000 towards improvements to area roads
(Proffbred Condition 8). The road improvements will be provided within Traffic Shed 4 or
for road improvements that provide relief to that Traffic Shed. The money could be used
towards road improvements along Reams Road.
As development continues in this part of the County, traffic volumes on area roads will
substantially increase. Additional funds wilt need to be identified to cover the cost of the
improvements needed to accommodate the traffic increases, Other than the Reams Road turn
lane project, no public road improvements in this part of the county are currently included in
the SixrYear Improvement Plan.
Financial impact on Capital Facilities:
PER U~'qlT
High
Potential Number of New' Dwelling Units 20* 1.00
Population Increase 54.40 2.72
Number of New Students
Elementary 4.52 0.23
Middle 2.52 0.13
3.20
0. I6
0.51
TOTAL 1.0.24
Net Cost for Schools t 10,640 5,532
Net Cost for Parks 15,780 789
Net Cost fbr Libraries ! 8,080 404
iNet Cost ~br Fire Stations ~ 8,500 425
] Average Net Cost ~br Roads i 87,980 4,399
I ~
i TOTAL NET COST 230,980 1 t,549
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* Based on a proffered maximum yield of twenty (20) lots (Profl'ered Condition 5). The actual
number of lots and corresponding impact may vary.
As noted, this proposed develop~nent will have an impact on capital facilities. Staff has calculated
the fiscal impact of every new dwelling unit on schools, roads, parks, libraries, and fire stations at
$11,549 per unit. The applicant has been advised that a maximum proffer of$1 t ,500 per unit would
deft-ay the cost ofth.e capital facilities necessitated by this proposed development. The applicant has
offered a transportation contribution to help offset the impact of this request on roads, but has not
proffered to address the impact of this request on other capital facilities. The applicant has offered
cash in the amount of $260,000 to assist in defraying the cost of this proposed zoning on the road
infrastructure (Proffered Condition 8). While the transportation contribution is greater than what
would be appropriate to accept in this case had the applicant made a cash proffer under the County's
policy, the proffered conditions fail to address the impact of this request on schools, parks, libraries
and fire stations. Accordingly, the County's ability to provide adequate lhcilities to its citizens will
be adversely impacted.
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. Staff
recommends the applicant fully address their impact on. all categories of capital facilities.
The Planning Commission and the Board of Supervisors, through their consideration of this request,
may determine that there are unique circumstances relative to this request that may justify acceptance
of proffers as offered for this case.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Plan which suggests the property is
appropriate for medium density' residential use of 1.51 to 4.0 dwelling units per acre.
Area Development Trends:
Area properties are zoned residentially and agriculturally and are occupied by single family
residences or are vacan.t. It is anticipated that single family residential zoning and land use
patterns will continue in the area as suggested by the Plan.
Density:
Proffered Condition 5 limits development to a maximum of twenty-two (22) dwelling units
yielding a density of approximately 2.2 dwelling units per acre.
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House Sizes and Treatment:
Proffered conditions address minimum house sizes and foundation treatment. (Proffered
Conditions 3 and 4)
Ad}acent Property Owner Notification:
Proffered Condition 10 requires the developer to noti~' adjacent property owners of the
submission of any tentative subdivision plans to the County.
CONCLUSIONS
While the request complies with the Northern Area Plm~. which suggests the property is appropriate
for medium density residential use of 1.51 to 4.0 dwelling units per acre, the proffbred conditions do
not adequately mitigate the impact of this development on capital facilities, as outlined in the Zoning
Ordinance and the Com. prehensive Plan. Specifically, the need for schools, parks, libraries, fire
stations and transportation facilities is identified in the County's adopted Public Facilities iPlam the
Capital Improvement Program and the Thoroughfare Plan and the impact of this development is
discussed herein. Proffered Condition 8 varies from that which has consistently been accepted in
accordance with the Board of Supervisors~ Policy. While a cash contribution is offered to defray the
cost of road improvements in m~ amount which exceeds the dollar value that would be appropriate to
accept in this case had the applicant made a cash proffer under the County's policy, the proffered
conditions fail to address the impact of this request on schools, parks~ libraries and fire stations.
Therefore, the proffered conditions do not adequately mitigate the impact on these capital i~tcilities
and t'hereby do not assure that adequate service levels are maintained as necessary to protect the
health, safety and welfare of County citizens.
Given these consideratio~s, approval of this request is recommended, subject to the applicant
addressing the impacts of this development on capital facilities in accordance with the Board of
Supervisors' policy.
CASE HISTORY
Applicant (4/20/05):
Revised Proffered Conditions were submitted.
Planning Commission Meeting (4/21/05):
The applicant did not accept staffs recommendation, but did
Commission's recommendation. There was no opposition present.
accept the Planning
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Mr. G'ulley stated it is appropriate to accelpt the transportation contribution, versus the
standard cash proflkr because of the high accident rate on Reams Road providing that this
contribution will fund needed road improvements.
On motion of Mr. Gulley, seconded by Mr. Bass, the Commission recommended approval of
this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous
The Board of Supervisors, on Wednesday', May 25, 2005, beginning at 7:00 p.m, will take under
consideration this request.
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