05SN0136-June22.pdf~,~., ,'; anne CPC
Juno 22, 2005 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0136
Patrick Construction
Dale Magisterial District
Hopkins Elementary, Falling Creek Middle and
Meadowbrook High Schools Attendance Zones
Western terminus of Koufax Drive
REQUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A single family residential subdivision with a minimum lot size of 12,000 square
feet is planned. A maximum of eighty (80) lots, yielding a density of
approximately 2.3 units per acre is proposed.
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 conform to the Central Area Plan which suggests the
property is appropriate for residential use of 1.0 to 2.5 units per acre.
The proffered conditions adequately address the impacts of this development on
necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Specifically, the needs for roads, schools, parks, libraries and fire stations is identified in
the Public Facilities Plan, the Thoroughfare Plan and the Capital Improvement Pro~ram,
and the impact of this development is discussed herein. The proffered conditions
Providing a FIRST CHOICE community through excellence in public service
mitigate the impact on capital facilities, thereby insuring adequate service levels are
maintained and protecting the health, safety and welfare of County citizens.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER CONDITIONS. THE 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)
1. Public water and wastewater shall be used. (U)
(STAFF/CPC) 2.
The applicant, subdivider, or assignee(s) shall pay the following,
for infrastructure improvements within the service district for the
property, to the county of Chesterfield prior to the issuance of
building permit:
$11,500.00 per dwelling unit, if paid prior to July 1, 2005;
or
The amount approved by the Board of Supervisors not to
exceed $11,500.00 per dwelling unit adjusted upward by
any increase in the Marshall and Swift building cost index
between July 1, 2004, and July 1 of the fiscal year in which
the payment is made if paid after June 30, 2005.
In the event the cash payment is not used for which
proffered within 15 years of receipt, the cash shall be
returned in full to the payor. (B&M)
(STAFF/CPC) 3.
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 installed. (EE)
(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 eighty (80) lots shall be permitted on the property.
(P)
(STAFF/CPC)
6. Manufactured homes shall not be permitted. (P)
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(STAFF/CPC)
o
The minimum lot size shall be twelve thousand (12,000) square
feet. (P)
(STAFF/CPC)
Any residential lots having sole access through Stonebridge
Subdivision shall have an average lot area of not less than 16,000
square feet. Such lots shall not exceed density of 2.7 units per
acre. (P)
(STAFF/CPC)
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 minimum gross floor area of 1800 square feet. (P)
(STAFF/CPC)
10.
Drainage from the impervious surfaces of roofs and driveways on
lots abutting Stonebridge Subdivision shall outfall into a swale
provided for this purpose along the eastern property line of Tax ID
774-678-9980. (EE)
GENERAL INFORMATION
Location:
Western terminus of Koufax Drive. Tax ID 774-678- Part of 9980 (Sheet 17).
Existing Zoning:
A
Size:
35.3 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North
South
East
West
- A; Vacant
- R-9; Single family residential
- R-9 and A; Single family residential or vacant
- A; Vacant
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UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along the north side of Koufax
Drive, in Stonebridge Subdivision Section 4, that terminates adjacent to the eastern
boundary. In addition, an eight (8) inch water line extends along a portion of Autumnleaf
Drive in Hilmar Subdivision Section B, and terminates approximately 220 feet south of
this site. Use of the public water system is intended. (Proffered Condition 1)
Preliminary investigations of the water pressure in this area indicate that to provide
adequate fire flow and residual pressure, connection will be required to the existing eight
(8) inch water lines at both Autumnleaf Drive and Koufax Drive, with internal looping of
water lines within the development.
Public Wastewater System:
A twenty-four (24) inch wastewater trunk line extends along Kingsland Creek adjacent to
the southern boundary. In addition, a fifteen (15) inch wastewater trunk line extends
from Kingsland Creek, across the southwestern portion on this site to serve both existing
and future development east of the request site and north of Iron Bridge Road. Use of the
public wastewater system is intended. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The majority of the property drains west to a tributary of Kingsland Creek. The northern
portion of the property is relatively flat and exhibits several areas that may contain
wetlands. There are currently no on- or off-site drainage or erosion control problems
with none anticipated after development.
The property is wooded and should not be timbered without first obtaining a land-
disturbance permit. This will ensure that adequate erosion control measures are in place
prior to any timbering (Proffered Condition 3). Proffered Condition 10 was submitted to
address drainage concerns of adjacent property owners in the Stonebridge Subdivision.
The applicant is currently working on a private agreement with an adjacent lot owner in
the Hilmar Subdivision (Tax ID 775-677-0215) to relocate the driveway entrance to this
lot outside of the dedicated stub road right of way (Autumnleaf Drive).
Water Quality:
Kingsland Creek is located along the rear of the property and is a perennial stream and is
subject to a 100 foot conservation area, inside of which uses are limited. Further, the
intermittent stream along the western side of this property exhibits signs of perenniallity
and may also be subject to a 100 foot conservation area.
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PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program. The residential
portion of this development will have an impact on these facilities.
Fire Service:
The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls
are expected to increase forty-four (44) to eighty (80) 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 stations, the Plan also recommends the expansion of five (5) existing
stations. Based on eighty (80) dwelling units, this request will generate approximately
twenty-two (22) calls for fire and emergency medical service each year. The applicant
has addressed the impact on fire and EMS. (Proffered Condition 2)
The Dale Fire Station, Company Number 15, currently provides fire protection and
emergency medical service. When the property is developed, the number of hydrants,
quantity of water needed for fire protection, and access requirements will be evaluated
during the plans review process.
Schools:
Approximately forty-one (41) students will be generated by this request.
This site lies in the Hopkins Elementary School attendance zone: capacity - 502,
enrollment - 489; Falling Creek Middle School attendance zone: capacity - 1,036,
enrollment - 1,198; and Meadowbrook High School attendance zone: capacity - 1,520,
enrollment - 1,721.
This request will have an impact on elementary and secondary schools. There are
currently four (4) trailers at Hopkins Elementary and seventeen (17) trailers at Falling
Creek Middle. In the current Capital Improvement Program (CIP), an addition to Falling
Creek Middle is scheduled for completion in the fall of 2010.
This case combine 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 future. Projections
indicate that membership growth in Hopkins is leveling off. However, it is anticipated
that both Falling Creek and Meadowbrook will continue to experience membership
growth over the next several years. The applicant has agreed to participate in the cost of
providing for area school needs. (Proffered Condition 2)
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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 for additional library space throughout the County.
Development would most likely affect either the Meadowdale or Central libraries. The
Plan identifies a need to expand the Meadowdale Library. The applicant has offered
measures to assist in addressing the impact of this development on these facilities.
(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. In addition, the Public Facilities Plan identifies the need for 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 shortfalls in
trails and recreational historic sites.
The applicant has offered measures to assist in addressing the impact of this proposed
development on these Parks and Recreation facilities. (Proffered Condition 2)
Transportation:
The property (44.4 acres) is currently zoned Agricultural (A), and is located just west of
the Stonebridge Subdivision. The applicant is requesting rezoning from Agricultural (A)
to Residential (R-12) and has proffered a maximum density of eighty (80) lots (Proffered
Condition 5). Based on single-family trip rates, development could generate
approximately 850 average daily trips. These vehicles will be distributed along streets
within Stonebridge Subdivision to Irongate Drive, which had a 2004 traffic count of
3,600 vehicles per day.
When Stonebridge Subdivision was developed, a stub road (Koufax Drive) was provided
to the property. From Irongate Drive, two (2) existing roads in the subdivision may be
used to access Koufax Drive: Gatebridge Road, and Bridgeside Drive. Due to the
alignment of these roads it is anticipated that most of the vehicles accessing the property
will use Bridgeside Drive. Gatebridge Road and Bridgeside Drive had 2004 traffic
counts of 381 and 900 vehicles per day, respectively. The Subdivision Ordinance
requires that subdivision streets conform to the Planning Commission's Stub Road
Policy, which suggests that traffic volumes on those streets should not exceed an
acceptable level of 1,500 vehicles per day. The additional traffic generated by this
development may cause the volume on Bridgeside Drive to exceed this acceptable level.
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The traffic impact of this development must be addressed. Traffic generated by this
development will travel along Irongate Drive to Route 10 and Beulah Road. Sections of
Beulah Road have little or no shoulders, fixed objects adjacent to the edge of pavement,
and poor vertical and horizontal alignments. Beulah Road needs to be improved to
address safety and accommodate the increase in traffic generated by this development.
The applicant has proffered to contribute cash, in an amount consistent with the Board of
Supervisors' Policy, towards mitigating the traffic impact of this development (Proffered
Condition 2). Cash proffers alone will not cover the cost of the road improvements
needed in this area. There are no public road improvement projects in this area, which
includes Beulah Road, currently included in the Six-Year Improvement Plan.
At time of tentative subdivision review, specific recommendations will be provided
regarding the proposed internal street network.
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 80* 1.00
Population Increase 217.60 2.72
Number of New Students
Elementary 18.08 0.23
Middle 10.08 0.13
High 12.80 0.16
TOTAL 40.96 0.51
Net Cost for Schools $442,560 $5,532
Net Cost for Parks 63,120 789
Net Cost for Libraries 32,320 404
Net Cost for Fire Stations 34,000 425
Average Net Cost for Roads 351,920 4,399
TOTAL NET COST $923,920 $11,549
*Based on a proffered maximum number of lots (Proffered Condition 5). The actual number of
lots and corresponding impact may vary.
As noted, this proposed development 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
$11,500 per unit would defray the cost of the capital facilities necessitated by this proposed
development. Consistent with the Board of Supervisors' policy, and proffers accepted from
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other applicants, the applicant has offered cash to assist in defraying the cost of this proposed
zoning on such capital facilities (Proffered Condition 2).
Note that circumstance 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.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for residential use of 1.0 to 2.5 units per acre.
Area Development Trends:
Properties to the north and west are zoned Agricultural (A) and are currently vacant.
Properties to the east and south are zoned Residential (R-9) and are developed as part of
the Stonebridge and Hilmar subdivisions or are zoned Agricultural and occupied by a
single family residence or are vacant. It is anticipated that this property will represent
the northwestern edge of single family development, with agricultural tracts to the north
and west developing as part of a larger mixed use development with access oriented
towards Iron Bridge Road and away from existing neighborhoods, as suggested by the
Plan.
Lot Sizes:
Proffered Condition 7 requires lots to have a minimum of 12,000 square feet, consistent
with Ordinance requirements for the Residential (R-12) District. The proffer has been
offered at the request of the Dale District Commissioner in anticipation of a potential
State law change which may require localities to allow further division of lots within
existing subdivisions to provide for affordable housing. If the State law is amended,
depending upon the adopted language, this proffered condition may not be enforceable in
the future.
Comparison of Area Lot Sizes and Densities:
Kofax Drive, which serves portions of the Stonebridge and Irongate Subdivisions to the
east, and Autumnleaf Drive, which serves a portion of the Hilmar Subdivision to the
south, are built or recorded to the limits of the subject property. One or both of these
rights of way may be extended to provide sole access to a portion of the proposed lots
developed on the subject property. In an effort to address compatibility with the
adjacent development to the east, for lots that have sole access from Kofax Drive, the
applicant has proffered conditions relative to overall average lot sizes and densities
comparable to those that exist in the Stonebridge and Irongate Subdivisions.
Specifically, the overall average lot size and density for those lots will be a minimum of
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16,000 square feet and a maximum of 2.7 dwelling units per acre (Proffered Condition
8). Average lot sizes and densities were not proffered for any lots with sole access
from Autumnleaf Drive through the Hilmar Subdivision, given that the average lot size
for that development was below 12,000 square feet and the densities were greater than
what could be developed under R-12 zoning.
Architectural Treatment and Minimum Dwelling Sizes:
To address concerns of adjacent property owners, proffered conditions address
foundation treatment and minimum dwelling sizes. (Proffered Conditions 4 and 9)
Prohibition on Manufactured Homes:
Proffered Condition 6 prohibits the location of manufactured homes on the subject
property. The Zoning Ordinance would not allow manufactured homes; however,
should State legislation ever be adopted that would mandate localities to allow
manufactured homes in those districts that allow single family dwellings, depending
upon the final language, Proffered Condition 6 may, or many not, have the effect of
prohibiting manufactured homes.
CONCLUSIONS
The proposed zoning and land uses conform to the Central Area Plan which suggests the
property is appropriate for community mixed use and for residential use of 1.0 to 2.5 units per
acre.
The proffered conditions adequately address the impact of this development on necessary capital
facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the need
for transportation, schools, parks, libraries and fire stations is identified in the County's adopted
Public Facilities Plan, Thoroughfare Plan and Capital Improvement Program and the impact of
this development is discussed herein. The proffered conditions fully mitigate the impact on
capital facilities, thereby ensuring that adequate service levels are maintained as necessary to
protect the health, safety and welfare of County citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/17/05):
The applicant accepted the recommendation. There was no opposition present.
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On motion of Mr. Litton, seconded by Mr. Gecker, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous
The Board of Supervisors, on Wednesday, June 22, 2005, beginning at 7:00 p.m., will take under
consideration this request.
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