94SN0202July 27, 1994 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
94SN0202
O.H. Harriss
Dale Magisterial District
4912 Newbys Bridge Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-9).
PROPOSED LAND USE:
A single family residential subdivision with a minimum lot size of 9,000 square
feet is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
mo
The proposed zoning and land use conforms with the Northern Area Land Use .
and Transportation Plan, which designates the property for residential use of 1.51
to 4.0 units per acre. Specifically, based upon Proffered Condition 11, restricting
development to a maximum density of ninety-five (95) lots, density will be
approximately 3.2 dwelling units per acre.
The proposed zoning and land use conforms to existing and anticipated area
development.
Co
The development standards of the Zoning Ordinance and proffered conditions
further ensure land use compatibility and address concerns relative to impacts on
transportation, capital facilities, utilities and drainage, as outlined herein.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CQNDITIONS 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.
Prior to final check plat approval, a revised centefline, based on
VDOT's Minor Arterial Standards (50 MPH) for Newbys Bridge
Road, shall be submitted to and approved by the Transportation~'
Department. At time of recordation of the first subdivision plat,
forty-five (45) feet of right of way on the west side of Newbys
Briage Road measured from the approved revised centerline of that
part of Newbys Bridge Road immediately adjacent to the property
shall be dedicated, free and unrestricr'xl, to and for the benefit of
Chesterfield County.
(STAFF/CPC) 2.
Access to Newbys Bridge Road shall be limited to one (1) public
road. The exact location of the access shall be approved by the
Transportation Depm tment.
(STAFF/CPC) 3.
To provide for an adequate roadway system at time of complete
development, the developer shall be responsible for the following:
Ao
Construction of additional pavement along Newbys Bridge Road
at the approved access to provide left and right turn lanes if
warranted at the time of tentative approval.
Bo
Relocation of the ditch to provide an adequate shoulder along the
west side of Newbys Bridge Road for the entire property frontage.
Co
Dedication to and for the benefit of Chesterfield County, free and
unrestricted, any additional right of way (or easements) required
for the improvements identified above.
(STAFF/CPC) 4.
Prior to road and drainage plan approval, a phasing plan for the
required road improvements identified in Proffered Condition 3,
shall be submitted to and approved by the Transportation
Department.
(STAFF/CPC) 5.
With the exception of the front width (i.e., lots may have a 75'
front width), any lot having sole access to Jacobs Glenn or Cabin
94SN0202/WP/JULY27H
Creek West subdivisions and any lot adjacent to Tax Parcel # 50-
11 (1) 1 and 50-12 (1) 3 shall conform to Residential (R-12)
requirements.
(STAFF/CPC)
o
The applicant, subdivider, or assignee(s) shall pay the following to
the County of Chesterfield prior to the time of building permit
application for infrastructure improvements within the service
district for the property:
a. $5,043 per lot, if paid on or prior to June 30, 1994; or
The amount approved by the Board of Supervisors not to
exceed $5,043 per lot adjusted upward by any increase in
the Marshall and Swift Building Cost Index between July
1, I993, and July 1 of the fiscal year in which the payment
is made if paid after June 30, 1994.
(STAFF/CPC)
7. Public water and sewer shall be used.
(STAFF/CPC)
With the exception of timbering to remove dead or diseased trees
which has been approved by the Virginia State Department of
Fores.try, there shall be no timbering until a land disturbance
permit has been obtained from the Environmental Engineering
Department.
(STAFF/CPC)
o
Deed restrictions shall be recorded which include the following
provision: a twenty-five (25) foot tree preservation strip shall be
provided adjacent to Tax Parcel # 50-11 (1) 1 and 50-12 (1) 3 and
along the Newbys Bridge Road frontage.
(STAFF/CPC)
10.
Stub roads will be provided as approved by the Chesterfield
County Transportation Department. .
(STAFF/CPC)
11. The maximum number of lots shall be ninety-five (95).
(STAFF/CPC)
12.
Deed restrictions shall be recorded which include the following
provision: all dwelling units on any lot having sole access to
Jacobs Glenn or Cabin Creek West subdivisions and any lot
adjacent to Tax Parcel # 50-12 (1) 3, //50-11 (1) 1 shall have a
minimum area of 1,600 gross square feet.
3 94SN0202/WP/JULY27H
GENERAL INFORMATION
Location:
Fronts the west line of Newbys Bridge Road, south of Valencia Road, and is known as
4912 Newbys Bridge Road. Tax Map 50-11 (1) Parcel 2. (Sheet 14)
Existing Zoning:
A
Size:
30.0 acres
Existing Land Use:
Single family residential
Adjacent Zoning & Land Use:
North - A; Single family residential
South - A; Vacant
East - A and R-9; Single family residential
West - A and R-12; Vacant
Utilities:
Public Water System
PUBLIC FACILITIES
There is an existing sixteen (16) inch water line located along the east line of Newbys
Bridge Road. The applicant has proffered to use the public water system (Proffered
Condition 7). The results of a computer-simulated fire flow test indicate that sufficient
flow and pressure should be available to meet the domestic and fire flow needs of the
proposed use. Fire flow requirements are established and coordinated through Fire
Administration.
Public Wastewater System
There is an existing eight (8) inch wastewater line located approximately seventy (70)
feet north of the northeast comer of the request site along Newbys Bridge Road. The
applicant has proffered to use the public wastewater system (Proffered Condition 7).
94SN0202/WP/JULY27H
4
Results of a hydraulic analysis indicate that sufficient capacity should be available to
accommodate the domestic flows for the proposed use.
Environmental:
Drainage and Erosion
The majority of the property appears to drain to the north through some undeveloped
land and then through a subdivision before entering Falling Creek. A small portion
drains to the south. There are no existing or anticipated drainage or erosion problems.
However, the culvert under Newbys Bridge Road to the south appears to be inadequate.
It may be necessary to obtain off-site easements to control run-off.
The Department of Forestry has advised the applicant of a large infestation of pine bore
beatles. In light of this, the applicant has indicated that he may be timbering the site in
the near future. The applicant has proffered that, with the exception of timbering to
remove dead or diseased trees which has been approved by the Department of Forestry,
there will be no timbering until a land disturbance permit has been obtained from the
Environmental Engineering Department. (Proffered Condition 8). This will insure that
proper erosion control measures are in place prior to any timbering and related land
disturbance.
Fire Service:
Manchester Fire Station, Company Number 2. Provide County water and fire hydrant
placement for fire protection purposes in compliance with nationally recognized standards
(i.e. National Fire Protection Association and Insurance Services Office).
The proposed zoning and land uses will generate additional need for fire protection
services. Proffers have been received to address this need. (Proffered Condition 6)
Schools:
Approximately fifty-five (55) school age children will be generated by this development.
The site lies in the Jacobs Road' Elementary School attendance zone: capacity - 775,
enrollment - 896; Providence Middle School zone: capacity 1,260, enrollment - 991; and
Manchester~tigh School zone: capacity - 2,000, enrollment -2,082. Some relief will
be provided for Manchester High School when James River High School opens. The
major impact of this development will occur at the elementary level where a new school
is needed to relieve Jacobs Road Elementary. The Capital Improvements Program (CIP)
has scheduled a new elementary school in this area for 1998. Neither the site nor
funding have been obtained.
5 94SN0202/WP/JULY27H
This development will have an impact on area schools. The applicant has agreed to
participate in the cost of providing for area school needs. (Proffered Condition 6)
Transportation:
Development is anticipated to generate approximately 980 average dally trips. These
vehicles will be distributed along Newbys Bridge Road which had a 1992 traffic count
of 4,904 vehicles per day. Traffic generated from development of the subject property
could also access through the Jacobs Glenn and Fembrook Subdivisions.
The Thoroughfare Plan identifies Newbys Bridge Road as a major arterial with a
recommended right-of-way width of ninety (90) feet. The section of existing Newbys
Bridge Road towards the northern part of the subject property has a very sharp
substandard curve. The applicant has proffered to dedicate fnrty-five (45) feet of right -
of-way measured from an approved revised centerline for Newbys Bridge Road in
accordance with the Plan. (Proffered Condition 1)
Access to major arterials such as Newbys Bridge Road should be controlled. The
applicant has proffered to limit access to Newbys Bridge Road to one (1) public road
(Proffered Condition 2). Due to the existing alignment of Newbys Bridge Road, sight
distance is limited. Newbys Bridge Road may need to be reconstructed in order to
provide adequate sight distance.
Mitigating road improvements must be provided. The applicant has proffered to
construct additibnal pavement along Newbys Bridge Road at the approved access to
provide left and right turn lanes and relocate the ditch to provide an adequate shoulder
along the west side of Newbys Bridge Road for the entire property frontage. (Proffered
Conditions 3 and 4)
Area roads need to be improved to accommodate an increase in traffic generated by this
development. The applicant has proffered to contribute cash towards "off-site" road
improvements in accordance with the Board's policy. (Proffered Condition 6)
The tentative plan for Jacobs Glenn subdivision provides a stub road right-of-way (Jacobs
Bend Drive) to the subject property. Developing the subject property with access via
this stub road will increase the traffic volume not only along Jacobs Bend Drive, but also
along Jacobs Glenn Drive in the Jacobs Glenn Subdivision, and along South Boone's
Trail Road in the Fernbrook Subdivision. Traffic generated from development of the
subject property must not increase traffic volumes along these subdivision streets in
excess of the acceptable level (1,500 vehicles per day) established by the Planning
Commissions stub road policy. Extension of the stub road through the subject property
to Newbys Bridge Road would provide a potential "cut through" route from Newbys
Bridge Road to Fordham Road. Traffic generated from development of the subject
property plus anticipated cut through traffic would increase traffic volumes on the
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94SN0202/WP/JULY27H
adjacent subdivision streets beyond the acceptable level. Therefore, this stub road
should not extend to Newbys Bridge Road. In an effort to address citizens' concerns,
the applicant has proffered that stub roads will be provided as approved by the
Transportation Department (Proffered Condition 10). It should be noted that this
requirement is covered in the Subdivision Ordinance and is typically addressed during
review of tentative subdivision submittal. At time of tentative subdivision review,
specific recommendations will be provided regarding access, and stub road rights-of-way
to adjacent properties.
Fiscal Impacts:
PER UNIT
Potential # of New Dwelling Units 95 * 1.00
Population Increase 266 2.8
Number New Students
Elementary 28 0.29
Middle 13 0.13
High 15 0.15
Total 55 0.58
Net Cost for Schools 212,895 2,241
Net Cost for Parks 40,090 422
Net Cost for Libraries 13,680 144
Net Cost for Fire Stations 19,570 206
Average Net Cost Roads 203,585 2,143
Total Net Cost'l 489,820 Ill 5,156
*Based on proffered density. (Proffered Condition I 1)
The proposed zoning and land use will have a fiscal impact on capital facilities. Consistent
with the Board of Supervisors' policy, the applicant has offered cash proffers to address the
impact of this proposed zoning on such capital facilities. (Proffered Condition 6)
7 94SN0202/WP/JULY27H
LAND USE
General Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan,
which designates the area for residential use of 1.51 to 4.0 units per acre.
Area Development Trends:
"The area is characterized by Agricultural (A) and Residential (R-9 and R-12) zoning and
has been developed for single family residential uses or remains vacant.
Site Design:
The request property abuts Jacobs Glenn and Cabin Creek West Subdivisions to the west.
These subdivisions are zoned Residential (R-12) and must comply with the R-12
development standards. The applicant proposes to develop a portion of the site with
access through Jacobs Glenn and Cabin Creek West Subdivisions. The applicant has
proffered that lots within this development that have their only access through Jacobs
Glenn or Cabin Creek West Subdivisions and any lot adjacent to the northern property
line will conform to the Residential (R-12) requirements, with the exception of front
width (Proffered Condition 5). The applicant has also proffered a maximum of ninety-
five (95) lots (Proffered Condition 11). This equates to a density of approximately 3.2
lots per acre which is within the range of Residential (R-12) density and within the 1.51
to 4.0 units per acre density, as recommended by the Northern Area Land Use and
Transportation Plan.
Buffers and Screening:
In an effort to address concerns of adjacent property owners, the applicant proffered the
recordation of deed restrictions which include the provision of a twenty-five (25) foot
preservation strip along the northern property boundary and along Newbys Bridge Road
(Proffered Condition 9). It should be noted that if Proffered Conditions 9 and 12 are
accepted, the only requirement is that the deed restrictions be recorded. The County will
not be responsible for enforcing the restrictions, only that the deed be recorded. Once
the deed restrictions are recorded as outlined, there is nothing to preclude them from
being amended or eliminated.
Conclusions:
The proposed zoning and land use conforms to the Northern Area Land Use and
Transportation Plan, which designates the request property for residential use of 1.51 to
4.0 units per acre. In addition, the proposed zoning and land use conforms to existing
and anticipated area residential development patterns. The proffered conditions address
94SN0202/WP/JULY27H
impacts on transportation, capital facilities, utilities and drainage. Therefore, approval
of this request is recommended.
CASE HISTORY
Applicant (5/11/94):
Additional proffered conditions were submitted.
Planning Commission Meeting (5/17/94):
At the request of the applicant, the Commission
deferred this case for sixty (60) days.
Staff (5/18/94):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than May 23, 1994, for consideration at the June public
hearing. The applicant was also advised that a $50 deferral fee was due.
Applicant, Staff and Dale District Commissioner (5/25/94):
A meeting was held to discuss the proposed development.
paid.
The $50 deferral fee was
Applicant (6/6/94):
Revised proffered conditions were~submitted.
Planning Commission Meeting (6/21/94):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Miller, seconded by Mr. Cunningham, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
9 94S N0202/WP/JULY27H
The Board of Supervisors on Wednesday, July 27, 1994, beginning at 7:00 p. m., will take
under consideration this request.
10
94SN0202/WP/JULY27H
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