05SN0198-May25.pdfMay 25, 20(t5 BS
STA, FF'S
REQUEST A'NALYSIS
AND
REC O MMENDATION
05SN0t 98
Finer IIomes, tnc,
Clover H/Il Magisterial District
Crenshaw Elementary, Bailey Bridge Middle
m~d Manchester High Schools Attendance Zones
470t North Bailey Bridge Road
.RJc£QLIEST: Rezoning Ir'rom Agricultm:al (A) to Residential (R-12).
PROPOSED LAND USE:
A single-family residential subdivision with a minimum lot size {~f 12,000 square
feet is planned. Bascd on proflbred densities, approximately lilly-seven (57) lots
arc proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMMEND APPROVAl., AND ACCEPTANCE OF Tt[E PROFFERED CONDi"I"IONS
ON PAGES 2 A'ND 3.
STAFF RECOMMENDATION
Staff recommends approval fbr ~.he following reason.,;:
The proposed zoning and land uses con~'brm to the Central Ax'ca Plan which
suggests the property is appropriate for residential use of' t.0 to 2.5 dwelling milts
per acre
The proft-bred conditions adequately address the impacts of this developmcn~ on
necessarY' capital lhcilities, as outlined in tlm Zoning Ordinance and
Comprehensive Plan. Specifically, the needs ibr roads, schools, pm'ks, libraries
and fire stations [~ identified in. the Public Facilities Plan. the 'l'horou~hfarc Plan
Providing a FJRS:f CHOiiC[:; commumt.¥ ~hmugh excellence in p~;blic ses.wice
and the ?.a~0ita.l hnerovement ProgrmB, and the Jmpac. t of this dcvelopment is
discussed hereim The .proffered conditions mitigal~c the impact on capital.
facilities, tt~ercb¥ insuring adequate service levcts are. maintained and protecting
the health, safety and welfare of County citizens.
(NO"t'E: T.H.E ONLY CONDITION THAT MAY BE iMPOSED 'IS A. BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NO'I'ED WITtI "STAFF/CPC'~ WERE AGRJZ;ED UPON BY BOTH STAFF AND 'TI4E
COMMISSION. CONDITIONS WITII ONLY A %TAFF" ARE RECOMMENDED SOLELY
BY STAFF. CONDITIONS WITH ONI, Y A "CPC" ARE ADDI'IIONAL CONDITIONS
RECOMMENDED B Y THE PLANN~G COMMISSION,)
PROFFERED £ ONDITiONS
(STAFF/CPC)
1. Public water and wastewater systems shall be used. (U)
(STAFF/CPC) 2.
Thc applicant, subdivider, or assignee(s) shall pa}' the fo[lowing,
lbr h~fi'astmcmrc improvements witbAn the service district R)r the
property', to the Comity of Ch.esterfielcI iprior 'to the issum~ce of
building per,nit:
$t 1,.500 00 pcr dwelling unit, if paid prior to July I, 2005:
or
The amount approved by the Board of Supervisors not to
exceed $1 t.500.00 per dwelling unit adjusted upward by
any increase in the Mamhalt and. Swi~'t Btdlding Cost Index
between July !, 2004 and July 1 of the fiscal year' in which
the payment is made if paid after .kmc 30, 2005.
In the event the ca.sh proffer is not. used fbr the purpose f%- which
proffered wiflfi[~ 15 years of receipt, the cash shall bc rcturned in
thll to 'the payer. (B and M)
S 1-A.FF, CPC) 3.
Thc m.inimtm~ gross floor m'ea for all dwelling units shall be i. 800
square feet. (P)
(S'rA : VOPC)
4. Manufactured homes shall not be permitted. (P)
iS t At~I4,CPC)
All exp~Jsed portions of thc ~btmdation oi" each ne',,,' dwelling unit
arid all exposed .piers supporting front porches shall be lhced wi.th
brick or stone veneer. (P)
There shall be no access to .Bailey' Bridge Road except for
driveway which is serv'i~ig existing dwelling. (T.'.I
['~SSN0'198 % · ""' ' '
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(STAFF/CPC) 7. There shall tlc no more than 2.5 lots pcr acre. (P)
(.SI. At~bCPC.I 8.
Except for titnbering approved by tho Virginia State Deparhncm
Forestry for the purposc of removing dead or diseased 'trees, there
sim.l! be no timbering on the property until a land t~.qe disturbance
permit has been obtained from the Environ.memal Engineering
Department anti approved devices have been installed.
(S I.A.I~}';Cf C,) 9.
In conju.nction with recordation of the initial subdivision 1, lot,
:forty-five (45) feet of r/ght of wa.>.' along the eastern tree of:' B~;iley
Bridge Road, measured from the centerlinc of that part of the road
immediately adjacent to the property, shall be dedicated, i?ce and
un'restricled, to and for the benefit of C.hestcrficld County. (T)
GEN EPo\ L. INFORMATION
Location:
East line of Bailey Bridge Road, sonth of Glen Tara Drive and know as 4701 North
Bailey Bridge Road. 'I."ax ID 741-678-5255 (Sheet
Existing Zoning:
Size:
22.9 acres
~,..x.'j~!i_n. g Land Use:
Single-family residemia].
~5.d. iacent Zoning and Land Usc:
Nortl~ - 'R-9 ~d A; Single-family residential aa~d public/semi-public (church)
South - R-9; Single-fmniiy residemial
East - R.-9; Singlc-fkmily residential
West - R-9 and A; Single-family resideutial
I.~TILH'IES
'P~b[ic Water S¥'sicm.:
A ~velve (12) inch water tine extends along the west side oi'.' North Bailey Bridge Road,
adjacent to this site. In addition, eight (8) inch water lines extend along bofl~ Blackbird
3 05S N0 i 98+'MA 5'25
Drive and Parrish Branch R.oad, aud terminate adjacent to the southern boundary' of this
site. Usc of thc public water system is intendcd and has been proffered. (Pro~I.brcd
Condition 1)
.Public Wastewater System'
There is an eight (8) loch. was~ewater collector line extending along Clear Ridge D'~Sve,
approxinmtcly 260 .feet south of the request site. A. sewer and drainage easement was
dedicated with the recordation of Clay Point Subdivision, Sectdon A~ fb~.' the .~'mure
extension of the public wastcwater system to ser~'e fl~is site. List of the public wastewater
system is intended m~d has been proffered. (Prot'£~zred Condition I)
E.N\"I.RONMENTAL
and Erosion:
The majority of the property drains to the adjacent Clay Pointe Subdivision and then via
storm-sewer systems to 'tributaries of Swill Creek. There are no existing or anticipated,
on- or off-site, drainage or erosion problems. There are pockets of wet[ands in the
ad. iaccnt Clay Pointe Subdivision co'ntiguous to this property, which may extend onto the
subject property. A small pottio:~ of the property adjacent to Clay Pointe Subdivision is
wooded and should not be timbered without first obtaining a lined-disturbance permit
from ihe Environmental F. ngineering Department. (Proffer Condition 8)
PUB L[C' FACILITIES
The need for fire, school, library, park and trausportafion facilities is identified in the Public
Facilities Plan the Thorou-'~hthre Plan and the ..C?...a,.p~.LaJ. J__mprovement Prmzram. This dtwelopme, nt
will have an impact on these facilities.
Fire Service:
The ..P,,.u...b.J.i.%l~._a__cijities Plan indicates that fire and e~ncrgency medical service (EMS) cai
are expected to increase lbrty-lbur (44) to seventy-eight (78).percent by 2022. Six (6)
new fire/rescue stations are rec. ommm~ded for coustruction by 2022 in the Plan.
addition to ih.e new stations, the Plan also recommends the expansion of five (5) existing
stations. This request will generate approximately seven (71) calls t.br fire and emergency
medical service each year Thc applicant has addressed the impact on fi.re and EMS.
(Proit;ered Condition 2)
The Clover Hill Fire Statiom Company Number 7~ currently provides fire protection and
emergency medical service. Whct~ thc property is developed, the number of hydrants,
quantity of water needed for fire protection, m~d access requirements wilt be evaluated
during the plans review' process,
4 05SN(I 198-5.L.'[Y25~
SchooLs:
Approximat¢Iy twenty-nine (29) students will be generated by this development.
Currently, this site lies in the Crenshaw Elementary School attendance zone: capacity -
733, ettrolhncnt - 736; Bailey Bridge Middle School attendance zone: capaci~' -
1,562, em'ollmcnt - 1,556; and Manchester High School atte~gtanc, e zone: capacity -
1,94t, enrollment ~ 2,483. The enrollment is based on September 30, 2004 figures and
the capacity is as of 2004-2005.
This request '~51t have a~ impact on clcme, ntary and high schools. There arc c~'~rrcntly
J~o't,r (4) trailers at Crenshaw Elem.e~tary m~d seventeen (I 7) trailers m Manchester High.
A new high school is undcr construction, and scheduled to open in 2006. ]"his new
i'hcitity will provide, relief for Clover Iq'ill High and Manchester ]['l:igh Schools.
In May of 2t)04~ the School Board approved a redis'tricfi~g proposal that moved a portion.
of the population from Bailey Bridge Mid.die School to Matoaca Middle School.
However, this development, along with continued growth in the area, will push this
school over capacity again. The applicant has agreed to fully participate in ~e cost of
providing for area school needs. (Proflk'red Condition 2)
I.ibraries:
Coll$~stent with thc Board of Supervisors' policy, the impact of development on tibrao'
sea, ices is assessed county.~M, de. Based on pm'icctcd population growth, the ._P...._u:b_..h'c
Faci.litics PIm~ identities a need tbr addilional library space throngl~out the Comity.
Develop.merit would most likely impact the existing Clover Hill Library, the existit~g La
Prade Library or a proposed new branch in the Reams-Gordon area. A need for
additional library space in this area of thc cottnty is identified in the Public 'Facilities
Plan. The applicant has offered measures to assim in addressing thc impact of this
proposed devetopmenl' on. these library ~t'acilities. (Proll~red Condition 21t
Parks and Recreations:
The Public Facilities Plem idcntilics the need for 'three O) new regional pm'ks, seven (7)
communi.ty parks, txventv-nine (29) neighborhood parks, and five (5) commtLrzity centers
b.y 2020. In addition, thc Public Facilities Plan identiiies the need for ten (I0) new or
expanded special purpose parks to provide water access or preserYe and intc. rprct tmiquc
recreational, cultm'at or environmental resources. The J?!.4n also identifies shortfalls in
trails and rccrcational historic sites. The applicant has offered measures ~o assist in
addressing the impact of this proposed development on fl~esc Parks and Recreation
facilities. (Proffcrcd C'o~dition 2)
"[mnsportatiot~:
The prope~y ('8.6 acres) is currently zoned Agricultural (A), and is located )nst ~orth of
the Claypoint Road"Bailey Bridge Road intersection. The applicator is requesting
5 r)SSN 0198-M,;k¥25-t3OS
rezoning from A to Rcsidcntial (R-12)and h,qs ~_ro~fcrcd a maximum density o,5 2.5 Iots
per acre (ProffEred Condition 7). Based on single-family n'ip talcs, development could
generate approximately 260 average daily trips. 'i"hcse vehicles w/Ii initially be
distriN~lcd along streets within Clay Pointc Subdivision to Bailey Bridge Road~
had a 2005 traffic count of 13,987 vehicles per day. Based on the curre~x volume
traffic during peak hours. Bailey Bridge .Road is at capacity (Level of Service E),
Thc Thoroug!.,t.,.f.o.r,.e...._.'Plan identifies Bailey Bridge Road as a m~ior arterial with a
recommended right of way width of ninety (9(t) feet. The applicant ha~q proffered to
dedicate fbrty*five (45) feet of right o:1~ 'way on thc east side of Baitcy Bridge Road,
measured from thc ccnterline, in accordance with that Plan. (Proffered Condition 9)
Access to major arterials, su.c'h as Bailey Bridge Roa& should be controlled. The
applicant has proffered no access to Bailey B~Sdge Road, c×cept ]~br ti~e driveway that
serves the existing struc.lure oa the property. (Proffered Condition 6)
When Clay Pointe Subdivision was developed, three (3) stub road rights of way (Parrish
Branch Road north and south of the p~perty and Blackbird Drive) were provided to the
property. The Subdivision Ordi.~tance req'uires that subdivision s/teem con.form to the
Pla.~nh~g Commission's Stub Road Policy, which suggests that trattic volumes on those
streets should not exceed an acceptable level of 1,500 vehicles per day. Parrish Bnmch
Road north of thc property connects to Bailey Woods Drive, which provides access to
Bailey Bridge Road. Bailey Woods il)rive had a 2004 traffic count of '1,685 vehicles per
day near its intersection, with Bailey Bridge Road. The voimnc of traffic on Bailey
Woods Drive currently exceeds lhe volume set lbrth in the Planning Commissiot'fs Stub
Road Policy; however, the initial section of Bailey Woods Drive was recorded prior to
adoption of fl~e Policy, On the south side of the property; Parrisln Branch .Road ~md
Blackbird Drivc connect to Clear Ridge Drive, Which also provides access to Bailey
Bridge Road. Clem' Ridge Drive had a 2005 traffic count of 1,013 vehicles per day near
its intersection with Bailey Bridge Road. The traffic generated bv this development is
not anticipated to cause Clear Ridge Dri,,~ to exceed the volume set forth in the Planlfing
Commission's St't~b Road Policy,
The traffic impact of this development must be addressed. Area roads need to be
improved to address safety and accommodate the increase in iraffic gear.crated bb" this
development. Tral'lic generated by this developmen.t will travel along Bailey Bridge
Road. Sections oi* Bailey Bridge Road west of Claypoint Road ha.ye littl.c m no
shoulders, :fixed objects a4iacent to the edge of pavement, a~d poor vertical and
horizontal alig~:anents. The applicator has proffcrcd to contribute cash, in a,t~ amount
consistent wit'{, t[~e Boarcl of Supervisors' Policy, towards mitigating the tralli.c impact of
this development (Proffered Condition 2). Cash. proffers alm~_e will not cover the cost of
the road improvements needed in this area~ Currently included in. thc Six-Year
hnprovcmcnt Plan is a project to reconstruct Bailey Bridge Road as a twoqane road fi'om
Claypoint Road to Manchester }-iigh School. Preliminary plans have l~en dovcloped but
the prqicct is not anticipated to begin construction m~til 2010. Three spot sat'eD~
improvemenis are planned 'fb'r 'Bai.ley Bridge Road between Bayhitl Pointe Snbdivisi.on
and Sprh)g f.{tm Road. 'l"i~c first .project involves shoulder improvements bep~ve, en Deer
6 ().5SN0'198...MAY25-BOS
Run Drive and Spring Run Road and is expected m be underway in the summer of 2005.
The second project wilt improve l. he curve west of Spring '/'race Subdiv/sion. "D~e thi,-d
project will impro~ the curve west of Bayhi[i Poimc Subdivision. i71' is expected ~hat
these two projects will be constructed beginning in Spr/ng 2006.
At thnc of tentative subdivision review, specific recommendations will be pro¥idcd
regarding connectivity and the proposed internal street network.
Financial Impact on Capita_l....F..~..c...}.!i_ties:
Polcntial Number ofNe. w~ Dwelling hlnits
Population Increase
Nmnber of New Students
[ PE.R UNIT
57*[ t.00
155.04
2.72
Elementm-y 12,88 0.23
Middle 0. t 3
High
TOTA
cOSi t,r Sch.od
7,18
9.12
0.16
t 5,324
44,950'} ....
Net Cost for Parks
29.18 i t <
t ..... 1
~ 5 -~ ,.~
'789
Net Cost for Libraries ~.~.028 404
Net Cost for Fire Stations 24.225 425
Average Net Cost Ibr Roads
TOTAI~ NET COST
250,743
658,293
4,3!)9
*Based on a proffered ma.ximum of 2.5 lots per acre (Proffered C~ondition 2). Actual nmnber of
lots and c. orrcsponding impact may vary.
As noted, this proposed development wilt ha.~ an impact on capital facilities. Stall-' has
calculated the fiscal impact of every new dwelling unit on schools, roads, parks, librt-uies, m~d
fire stations at $I 1,549 per unit. The applicant has bc~n advised that a maximum proffe;' of
$t 1,500 per unit would deft'ay the cost of the capital t;acilities necessitated by this proposed
deve!opment_ Consistent with the Board of Supervisors' policy, and proftbrs accepted fi'om other
applicams, the applicant has off'red cash to assist in dei?aying the cost of this proposed zoning
on. such capitol fhcilitics.
Note thru circm~,stanccs relevant to this case, as presented bY the applicant., have been reviewed
a~cl it has been. determined that it is appropriate to accepl the maximum cash proflbr ia this case.
'? 0.5S N 0198..MA Y25-B(.)S
LANI') USE
.Qo...!;~)prehensi ye Plan:
'Lies within thc boundaries of the Central Area Plan which suggests the pmpen.y is
appropriate tbs' residential use of 1.0 - 2.5 dwelling units per acre.
._.,~r..~..a....~.e...xEe I opm ent I-'rends:
The area is characterized by singlc4hrnily residemial developmenl within Bailey Ridge
Estates? Clay Pointe and Glen Tara Subdivisions as well as dwelling units located on
acreage parcels. In addition, a. church is located on a portion of the adjacent property to
thc north. Residential development as suggeaed by the Plan is cxpccted to conlinue in
this area for the foreseeable tim:re
DensiW m~d Lot Sizes:
Proffered Condition 7 limi:ts dcvelopmem to a densiB' of no more than 2.5 &,,veiling units
per acre yielding approximately fifty-seven (57) lots. The R.csidcntial (R.-12) District
requires that each lot conlrain a minimum ot: 12,000 square feet.
Use Limitations:
Proffered Condition 4 precludes manufactured hmncs. Thc Ordinance also precludes
manufactured hah'rcs by right in residential zorzing districts. The proffered coudi.tion has
been offered in anticipation ofa potential State Law change that may require localities to
allow manuthc'tured ..homes in residential disndcts. If O~e State Law is amended,
depending upon the adopted language, this proffered condition may not be enforceable m
the future,
House Size and Architectural Treatment:
Prof£crcd conditions address minimum house size (I800 square feet) and ~_bundat.ion
treatment (brick or stone veneer). (Proffbred Conditions 3 and 5)
CONCLUSIONS
'['he proposed zoning and land use conform to the Central Ama Plm~ which suggests the property
is appropriate tbr residential use of t.0 - 2.5 dwelling unim per acre.
"i 'h~ proffered conditions adcq'uatcly address the. impact of tbAs development on necessa.ry capital
lhcilifies~ as outlined in. the Zoning Ordinm~ce m~d Cmnprehensive Plan. Specifically, thc need
for trm~spartation, schools, parks~ libraries and fire stations is identified in the Cou.ntv's adapted
:~ublic Facilities Plan, Thoromzhfare Plan and G.a..p.i~!~...!.n_~provement Program and tim impact
this development is discussed herein. The proffered conditions fully mitigate the impact on
8 05SN0'I 9,q.-M.,\ Y'25 ~B() S
capital facilities., thereby ensuring that adequate service levels are maimained as necessary to
protect the health, safety and. wel.far¢ of County citize~as.
Given these considerations, approval of this request is recommended,
CASE HISTORY
Planning Commission Meeting (14/21/05):
The applicant accepted the recomnnendafion. There was tm opposition preseni.
On motion of Mr. Gutley, secm~ded by Mr. Bass, the Commission
approval and acceptance of thc profibred conditions on pages 2 and 3.
AYES: Unauimous
reconm~ended
Thc Board of Supervisors, on Wednesday, May 25, 2005, beginn/ng at 7:00 p.m., wi.It iakc ~mdcr
consideration this request,
9 05SN 0 t 98-MAY25.-BOS
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