05SN0197-May25.pdfMay 25, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0197
Kenneth W. Broadwater
Dale Magisterial District
Hopkins 'Elemental5', Falling C'mek Middle and
Meadowbrook High Schools Attendance Zones
Soud~ line of I.,?~tle Creek [.ane
REOUES"t": R.ezoning from Agricultural (A) 1o Residential (R.-I2).
PROPOSED LAND LiSE:
A single family residential subdivision with a maximum of twcnty4wo (22)lots is
planned, ~Selding a density of approximately 2.47 dwelling units per acre.
(Proffered Condition 5)
P[,A.~G COMMISSION RECOMMENDATION
t(ECOMMEND APPROVAl, AND ACCEPTANCE OF THE PROFFER.ED CONDITI.ON S ON
PAC, ES :2 AND ~.
STAFF RECOMMENDATION
Recommend approval I~br the following reasons:
The proposed zoning and land uses conform to tim Ccntral Area Plan which
suggests the property is appropriate for residential use of 2.51 .-. 4.0 dwelling units
pc.r: acre.
Thc proposed zonir, g and land use is representative of existing and amicipatcd
area development.
FIRST CI..J/OICE community throu.[[h exccl]cr~cc m public service
Comprehensive Plan. Specifically, the needs for roads, schools, parks, libraries
and fire stations is identified in the Public Facilities Plan, the ~omuv. hthre Plan
and the Capital. l~provement Progn-m'n, and the impact of this development is
discussed hereto. Thc proffered conditions mitigate the impact on capital
facilities, thereby insm-ing adequate service ]even are maintai,~ed and thereby
protecting the health, safety and welfare of Count, citizcms.
(NOTE: CONDITIONS MAY BE IMPOSED OR TIlE PROPERTY OWWER MAY PROFFER
CONDITION'S. THE CONDITI'ONS 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 wastewater systems shall be used. (U)
(STAFF/CPC) 2.
The applicant, subdivider, or assignee(s) shall pay the following,
fro- infTastructure/mprovements within the stow-ice distric~ for thc
property, to the County of Chesterfield prior to the issuance of
building permit:
$11,500.00 per dwelling unit, if paid prior t.o July t, 2005:
or
The amount approved by the Board of Supervisors not to
exceed S11,500.0(1 per dwelling unit adjusted upward by
any increase in the Marshall. and Swift Bull.ding Index
between July I, 2004 and July 1 of thc fiscal year in which
the pasrnent is n'tade if paid after June 30, 2005.
In the event the cash proffer is not used/'or thc purpose tbr
which proffered within 15 years of receipt, the cash shall be
returned in full to the payer. (B&M)
(STAFF/CPC) 3.
The minimum gross floor area for one story dwelling units shall be
1600 square feet and dwelling units with more than one story shall
have a minimu.m gross floor area of 2000 square feet. (P)
(STAFF/CPC)
4. Lots shall have a mirfimmn of 12,000 sqvare feet. (P)
(STAFF/CPC)
5. The maximn:m number of lots shall be m,'en.tydwo (22). (P)
(STAFF/CPC)
6. Mmmfacmred homes shall [~ot be permitted. (.P)
(STAFF/CPC)
All exposed portions of the fom~da.tion, of each new dwelling taz/t
and all exposed piers supporting front porches shall be heed with
brick or smae veneer. (P&B. ' I)
2 05SN0t 97-1X..L~\Y25..BOS
(Si'AJ?I~'/CPC)
(STAFF/CPC)
(S"[AFFKYPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
All exposed portions of the ~bundafion of each new dwclimg unit
and ail. exposed piers supporting f?ont porches shall be faced with
brick or stone veneer. (P&B[)
Other than a single private drive to serve the existing dwelling unit
located on Tax ID 779-682-5326, tt~cre shall bc no access [rom thc
property m Watchlight Road. (T)
tn conjm~ction with recordation of the init/al subdivision pia,
thirty (~)) li~ct of right-of-way on the south side o±' Little ('..reck
Lane, measured fi'om the centerline of that part of Little (;reek
Lane immediately adjacem to the property, shall he dedicated, 'fl'ce
m~d unrestricted, to and lbr the beneiit o£Chesterfield Coumy. (T)
to.
Ali accesses, including driveways, onto Little Creek Lane shall be
located to minimize lights ±'rom vehicles exiting the property fi-om
shining directly into dwelling units located across iLittle Creek
Lane existing at time of tentative subd:~vision review. At time of
tentative subdivision review, the exact locations of these accesses
shall bc approved by the Transportation Department, and the
access restriction shall be identified and noted on ~hc record plat.
(i')
1I-
In con}nnction with the initial development on the property, the
diich along the south side or' Little Cr~ek Lane shall bc relocated to
provide a six (6) fbot wide shoulder, with modifications approved
by the Transportation Department. The developer shall dcdicatc.~
fl:¢.e and unresthcte& to and for the benefit of Chesterfield County
any addilional right-of-way (or easement) rcq'uired fbr this road
improvement. ("I.')
'l'he developer shall provide a ten (10) year post development
storm water retention basin with a release .rate of a two (2') year
predevelopment storm on the site or improve the existing culverts
at the end of Watchrun .Drive to mcel current drainage standards.
13.
Where buffers are required by Subdivision Ordinance on Little
Creek Lane, Watchlight Road am'l Watehmn drive, the required
landscaping shall be supplemented with two f2) staggered rows o.f~
Leland cypress having an initial minimum height of four (14) feet
m~d planted ten (10) feet on center. (P)
3 05 SN019'7.. ~..:[A'Y25-..B C)S
GENERAL i'NFORMAI'tON
Location:
Soufl~ line of Little Crce. k Lane, west ot" bleadwood Circle m~d also north line of
Wal. chrun Drive across fi'om Watchrun Court, 'Fax l'Ds 779-682-5326. 6825 and 7162
(Sheets 1'~ and 18).
Size:
8.9 acres
Existing. L _a..._n...d......[.:!..$~:
v ac an.t
~.~lj...'4.~;..e_._BL.Z....~gg m~d Land Use:
North and East- R-7; Single lhmily residing'rial or vacant
Souflx aud West- A mad R-7; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing eight (8') inch wa'te.r line extending along the north side of Little Creek
Lane that terminates approximatdy 10O feet mst of this site, In addition, there is an existing
ei.ght (8) inch water line extending along Watchrun Drive, adjacent to the request site. Use
of the public water system is intended and been proffered, (Proffered Condition 1 ).
Extension of the existing public w~ter line wi. Il be .t~eces~ary across the entire Little Creek
/.,a~e frontage.
Per Chested'field C:ountx"s Water and Sewer Speciiications and Proccdttrcs, subdivisions
with more 'than twenty-five (25) lots must provide two (21) supply points to the public water
system.
Public W~stewater Sy~....m...!~:
A fifteen (i~) inch wastewatcr trunk tine extends along Watch Rnn 'l')r:ive app,-oximately
700 feet so.thwes't of this site. In addition, an eight (18) inch wastewater collector line
4 05SNO197-MAY'25-B(.)S
extends along Watchrun DrN'e, adjacent to the request site, lJse of t]~e pnNic wastewater
system ~o serve this deve.iopmcn~ has been pm~l'~red. (P~ofl~rcd Condition 1')
ENVI RONM EN T A L.
Except tbr one (1) eslablished home-site, the property is mostly fields and drains
southeast via sheet flow to a creek approximately 600 feet downsrrem~. T-laere are
currently no om or olltsite erosion and drainage problems with. ne.ne anti.cipated a-tie~-
de'vdopment. ".l'here are also no known onsile drainage problems; however, tI~ere are ibur
(4) existing dwellings downst'rean~ that were conStructed m 'I 975. Tile private road
access to ali four (4) properties at the end of Watch Run Drive appears to be inadequate.
With recent additions to Meadowbrook High School, the schools were reqnired to
pro¥ide basins to mitigale the runoff fl'om the school site.
Based on the ct,rrcnt downstremn, drainage problems, Proffered Condition 12 requires the
developer to analyze the area upstream of the crossing and install an adequam creek
crossing or retain wat:r on.site az a ten (10) year post-development rate and release a~ a
two (2) year pre-development rate. Although the storage scenario may not negaie the
flooding of thc creek: crossing, tl:e rates are. more restrictive th~m normal and will ~mgate
additional water through the ten (10) year storm, event.
PUBIAC FACILI'TIES
'i'hc need for fire. sclmol, libraD', park ~tnd transportation facilities is identified in the PuN.ig.
[~gj,.I,.ifi_._e.s_'. Plan, the. Thorouehfare Plan and the Capi~ta.! I~pmvement Pro,ram. This request will
have an impact on these facilities.
Fire Service:
The Public Foci.ii'ties Plan indicates that fire and emergency medical service (EMS) calls
arc. expected to increase forty-Ibur (44) to seventy-eight (78) percent by 2022, Six (6)
new fire/rescue stations arc recmmnended 'for consn'uction by 2022 in the
addition to the. six (6) ~.~.ew stations, the _.P_.[~ also recommends thc expansion, of five (5)
existing stations. Based on fifty-set'ch (57) dwelling milts, this request will generate
approximately twenty-three (23) calls for fire and. emergency medical service each year.
'l."he applicant has addressed the impact on fire and EMS. (ProFfered Condition 2).
The Date Fire Station, Company Number 11, cun-ently provides fire protection and
emergency medical, service. When the property' is developed, the nnmber of hydrants,
quantity of water needed P[o, fire protection, and access req_uiremcnts will bc evaluated
d.t~ri~.g the plans review process.
5 0.SSN .',t 9, -1',._~ ,-\5 =.'~- B O~
Schools:
Approximately m'entymine (29) students will be generated by fl~is request. The site lies
in the Hopkins Elementary School attendance zone: capacity - 502, enrollment - 489;
Falling C, reek Middle School. zone: c~tpacity .... 1,036, enrollment - 1,198; and
Meadowbrook I-Iigh School zone: capac/ty - 1,520, enrollment - 1,721. The enrollment
is based on September 3(t, 2004 and the capacity is as of 2004-2005.
There are cm'rentty four (4) u'ailers at Hopkins Elementary and seventeen (17) trailers at
Failing Creek Middle School. In the current Capital Improvement Program (CIP), an
addition to Falling Creek Middle is scheduled for completion in thc blt of2010.
']'his case combined with other zoning cases in the school zones will continue to push
these schools over capacity and will necessitate some form of relief in the futtu-e.
Projections i. ndicarc tlmt membership growth in Hopkins is leveling off. However, it is
anticipated that both Falling Creek and Mcadowbrook will continue to experience
mem.bership growth over the next several years. The applicant has agreed to part/c/pate
in the cost of providing for area school needs. (Proft~red Condition 2)
Libra...n.'es.:
Consistent with the Board of Supervisors' Policy, the impact of development on library
setw'ices is assessed countywide. Based on projected population growth, the Public
Fac/lilies Plan identifies a need fbr additional library' space throughout the County,
Development would most tikcly affect thc existing Meadowdale Library. The Plan
identifies a need to expand the Meadowdale Library. The appticant has agreed to
participate in tim cost of providing '1hr area library needs. (Proffered Condition 2)
Parks and Recreation:
The 'Public Facilities 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. 'ln addition, the Plan identifies the need for ten (t 0) nma, or expanded special
purpose parks to provide water access or preserve and interpret unique recreational,
cultural or environmental 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 the Parks and Recreation faci. lities~ ('Proffered Condit/on 2)
Trans!xortation:
The property (22.9 aero. s) is currently zoned Agrimfltuml (A), and. the applicant is
requesting re, zoning to Residential (R-12). The applicant has proffered a maximum
density of twenD,-two (22) lots (Proffered Condition 5). Based on singte-family tr/p rates,
development could generate approximately 260 average daily thps. These vehicles will
6 05SN0197-N~'\X~.5-BOS
be initially dis-Idbutcd along Little Creek Lane to Hopkins Road and Cogbill Road~ whic..h
had 2005 traffi.c counts of t 9,031 and 5,371 vehicles per day (VPD), respectively.
Bordering the southern part of the prope~t,y is a subdivision street (Wa'tchrun Drive) that
setwes the Watchrun Subdivision. Located along the eastern boundary ell. he property and
extendi.ng from. Little Creek Lane to Watchmn Drive~ is a variable width dedicated ri~zh.t~
of-way (Watchlight Road), but tmimproYed (i.e., not in the State System). An existing
dwelling unit on the property has access via Watchlight Road. Thc applicant has
proffe,'cd that no direct access, other than a single driveway, will be provided from the
proper~y to Watch.light Road. (Proffered Condition 8)
In order m also address the concerns of residents that live across Little Crock L~¢ t.~-om
the property; thc applicm}t has proll'ered that all ~cesses, including dri.veways~ onto
Little Creek Lane will be located to minimize headligh.ts .from. vehicles exiting th.c
property from shining dircctty into the existing dwellings located on those adjacent
parcels (Proffered Condition 10). Based on the location of the residential homes along
Little Creek Lanc, it 'vdtl bc difficult to locate the accesses without shining headlights
into those adjacent homes. In addition, it v,511 be difficult to monitor the location of any
driveways onto .Little Creek Lane once occupancy permits have been issued.
The tmttic impact ot' this development must be addressed. The applicant has profi'ered
some t33~ica[ read improvements that are required at time the of tentative subdivision
process, such as dedication oi.' right'-ol.:-way and shoulder improvements along Little
Creek Lane. (Proffered Conditions 9 and i l)
Area roads need to be improved to address safety and accommodate the increase m traffic
gcneratcd by this dcvclopmcnt. Hopkins Road and Cogbill Road will be directly
impacted by development of this property. The section of Hopkins Road from
Meadowdale Boulevard to Little Crock. Lane is a five-lane undivided roadw'ay. The
capacity' of that section of Hopkins Road is acceptable (Level of Se~wice Bi) for the
volmne of trafli.c it currently carries (19,031 VPD). Sections of CogbiI1 Road have
twenty-one (2 1) to twenty'-two (22) foot wide pavement with one ('1) foot wide shotlIders.
Thc capacity of that section of' Cogbill Road is acceptable (Level ot' Service D) lbr the
volume eltra'fflc it cm~ently carries (5,37t VPD).
The applicm~t has proffered to comfibute cash, in an amount consi~ent with the Board of
S'upcrvisors' Policy, towards mitigating the trot-tic m~pact of this development (P:rotl'k~rcd
Condition 2). As development continues in this part of the county, ~raffic volumes on. area
roads will substantially i.ncrcase. Cash proffers alone will not cover the cost of thc
improvements needed to accommodate the traffic increases. N'o road improvement
prqiects in this part of0~e cm.m. ty are included in the Six-Year tmf~rovement Plan.
At time of tentative subdivision review, specific recommendations w51t be provided
regarding access, the internal street network, and providing stub road rights-of-way to
adjacent properties.
7 05SNOt 97-MAY25. BOS
Financial Impact on CaN~al Facilities:
Population I.,icrcas~:
PER UNIT
Net Cost tbr Schools
22* ! ,00
59.84
Elementary 4,97 j.
Middle 2.77 O. t 3
High 3.52, 0. ! 6
TOTAL 11.26 ~ ~') q I
121,704 5.55'~-"
Nel Cost for Parks 17,358 789
Net Cost fbr Libraries 8,888 404
Net Cost for Fire Stations 9350 425
Average Net Cost for Roads ~ 96,778 ,
TOTAL NET COST 254,078
*Base. d on a Pr°0'ei:ed maximum of twenty-two (22) lots (Proffered Condition 5'~.
number of lots and corresponding impact may
4,399
I. 1,549
The actual
The need for schools, parks, libraries, fire stations, and transportation facilities in this arco is
identified in the County's adopted Public Facili. ties Plan. Thoroughfare Plm~ and Adopted Capital
lml~roven~ent Proe~ram and further detailed by specific departments in the applicable sections of
this request analysis~
As noted, tiffs proposed, development v~q[l have an impact on capital facilities. Staff has
calculated the fiscal impact of every new dwclling 'unit on schools, roads, parks, libraries, a,.d
fire. stations at $1 t.549 per unit. The applicant has been advised that a maxim.tun proffer of
$t 1,500 per trait would deft:ay thc cost of the capital, facilities necessitated by ~.his proposed
developmem. Consistent with the Boa.rd of Supervisors' policy, m~d proffers acco.pled ii-om other
applicants, the applicant has offered cast~ to assist in defraying the cost of this proposed zm~ing
on stlch capital, facilities. (Proffered Condition 2)
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed
and it has ber. a determined that it is appropriate to accept the maximum cash proffer in this case.
8 I.ISSN019?-MA 5'25-B() S
.LAND USE
Co~n'~)rehensivc ?lan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for residential use of 2.51 .... 4.0 dwelling units per acre.
Surrounding properties are zoned Agricultural ('A) and Residential (.R-7) and are
occupied by single fmnity residential uses or are vacant. It is anticipated that residential
development will continue in the area as recommended by the Central Area Plan.
Lot Sizes m~d Densitw:
Proffered Condition 5 provides that a maximmn of twenty-two (22) tots will be permitted
yielding a density ot.'approximatcly 2.47 dwclling units per acre..
Profl:sred Conditio:n 4 re. qtfircs lots to have a rain/mum area o£ 12,000 square l'eet. The
Zoning Ordinance also requires lots within a 'Residential (R-t2) zoning districl, to have a
mittimum area o~' 12,000 sqt'tarc feet. Thc prof~red condition has been off, red a't the
request of the Dale District Commissioner in anticipation of a potential Stale l,aw c'hm~ge
which may require iocalitics to allow l'tmhc:r division of lots within existing subdivisions
to provide f~r affbrdable housing. I'f the State law is amended, depending upon the
adopted lang'uagc, this profi[k}red condition may not be enforceable in thc l'mure.
House Size and Architectural Treatment:
Protl~.~red Conditions 3 and 7 address rain/mum dwelling sizes a~d [b'undation treatments.
Buff'ers and Supplemental Landscaping:
To address conccms o'1:' areas citizcns~ Prot~fcred Condition 13 rcquircs lm~dscaping within
required buffers to be supplemented with Leyland c51)ress.
Use Limitations:
Proffered Condition 6 precludes manufactured homes. The Ordinance also precludes
manulb, cturcd t~omes in residential zoning districts. The proffered conditio~ has been
offered at the request of the Dale District Commissioner in anticipation of a potential
State Law change which may ~:equire localities to allow nm.nufacrt~red homes in
residential districts. If the State taw is amended, depending upon ti~e adopted language,
this proffered condition may not be entbrceable m fl~e future.
9 (}SSN'{'D 97-M.&.¥25-'B IDS
CONCLUSIONS
The proposed zoning and land uses conform to the Central Area Plan which suggests tlqe
property is a.pproplSate fo,' resi.demial use of 2,51 - 4.0 dwelling units per acre. The proposed
zoning and land uses arc representative of existing and anticipated area. develom'nent. In
addition, lhe proffered conditions adequately address the impacts of ~his de,,'efopmm,t on
necessary capital l:acilitics, as o'ntlined in th.e Zooming Ordiaance and Comprehensive '?lan..
Specifically, the needs t~br roads, schools, parks, libraries and, lire stations is identified i.n tl.'~¢
P_u_!2.lj..,~,.,,E.~.,c...j.!_i..t_i,~._s Plum. tt~c. 'i'hor(mahfare Plan and l. he Capital improvement Prourmn, m~d ~e
impact of t-his development is discussed herein. The proffered conditiorm mitigate the impact on
capital facilities, fl~ereby instaSng adcqualc sen'ice levels are maintai~ed and thereby prolecting
the health, sa'[~3ry and welfare of County citizens.
Given these cm~sidcratio~.~s, approval of this request is recommt~ndcd.
CASE HISTORY
Planning Commission Meeting (4/21/05):
The applicant accepled the recommendation.. There was ~o opposition
On. motion ol' Mr. Litton. seconded by Mr. Bass, 'the Commission rccommeadcd a pp,-ovaI
and acceptance of the proil~:.rcd conditions on. pages 2 and 3.
AYES: Unanimous
The Board of Supervisors, ou Wednesday, May 25, 2005, begirming at 7:00 p.m., will take m~der
consideration this request.
t 0 ~)5S NI)'i 97&,.fAY25-B(_3S
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