05SN0192-June22.pdfA~;1 ")1 O/'IFI~ {-~D/~
June 22, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0192
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
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. 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.
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:
mo
The proposed zoning and land use conform to the Northem Area Plan which 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.
Providing a FIRST CHOICE community through excellence in public service
Co
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 the
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 maintained as necessary to protect the health, safety
and welfare of County citizens.
(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.
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.
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) 3.
All dwelling units shall have 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 from 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 centerline
of that part of Reams Road immediately adjacent to the property,
2 05SN0192-JUNE22-BOS
shall be dedicated, free and unrestricted, to and for 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 improvements within Traffic Shed 4 or for road
improvements that provide relief to that Traffic Shed, as determined
by the Transportation Department. The payment could be used
towards road improvements to Reams Road. (T)
(STAFF/CPC)
Drainage from the impervious surfaces 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 ID 752-699-
8989. (EE)
(STAFF/CPC)
10.
The developer shall be responsible for notifying 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 Zoning:
A
Size:
10.0 acres
Existing Land Use:
Single family residential and vacant
3 05SN0192-JUNE22-BOS
Adjacent Zoning and Land Use:
North, East and West- R-9; Single family residential or vacant
South - A; Single family residential or vacant
UTILITIES
Public Water System:
There are three (3) existing public water lines available to serve this site. A sixteen (16) 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 Lane,
adjacent to the eastem boundary of the request site. Use of public water is intended and has
been proffered. (Proffered 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 proffered.
(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 mn-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 "Request Analysis". This
development will have an impact on these facilities.
4 05SN0192-JUNE22-BOS
Fire Service:
The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls are
expected to increase forty-four (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 stations, the Plan 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 proffered by the applicant is to be used for 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 Number 20, 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 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- 1,101, 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 developments 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 future. The applicant 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 for additional library space throughout the County.
Development of the request property would most likely affect 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 for area library needs.
5 05SN0192-JUNE22-BOS
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 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, for a cumulative total
of twenty-three (23) dwelling units, will be on the property. Based on single-family 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 proffered to dedicate forty-five (45) feet
of right-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,
will 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 "cut-through" 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,
predominately at the intersections with Wadsworth Drive, Rosegill Road, Arch Hill 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
6 05SN0192-JUNE22-BOS
project, which will involve construction of a left tum lane on Reams Road at Adkins 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 (1) foot wide
shoulders, and substandard vertical and horizontal alignments. This road is at capacity
(Level of Service E) for the volume of traffic it currently carries (12,555 VPD).
The applicant has proffered to contribute $260,000 towards improvements to area roads
(Proffered 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 will 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 Six-Year Improvement Plan.
Financial Impact on Capital Facilities: PER UNIT
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
High 3.20 0.16
TOTAL 10.24 0.51
Net Cost for Schools 110,640 5,532
Net Cost for Parks 15,780 789
Net Cost for Libraries 8,080 404
Net Cost for Fire Stations 8,500 425
Average Net Cost for Roads 87,980 4,399
TOTAL NET COST 230,980 11,549
7 05SN0192-JUNE22-BOS
* Based on a proffered maximum yield of twenty (20) 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. Staffhas 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. 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 facilities 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 vacant. 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.
8 05SN0192-JUNE22-BOS
House Sizes and Treatment:
Proffered conditions address minimum house sizes and foundation treatment. (Proffered
Conditions 3 and 4)
Adiacent Property Owner Notification:
Proffered Condition 10 requires the developer to notify adjacent property owners of the
submission of any tentative subdivision plans to the County.
CONCLUSIONS
While the request complies with 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, the proffered conditions do
not adequately mitigate the impact of this development on capital facilities, as outlined in the Zoning
Ordinance and the Comprehensive Plan. Specifically, the need for schools, parks, libraries, fire
stations and transportation facilities is identified in the County's adopted Public Facilities Plan, 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 an 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 facilities
and thereby do not assure 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, 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 staff's recommendation, but did
Commission's recommendation. There was no opposition present.
accept the Planning
9 05SN0192-JUNE22-BOS
Mr. Gulley stated it is appropriate to accept the transportation contribution versus the
standard cash proffer 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
Board of Supervisors Meeting (5/25/05):
On their own motion, the Board deferred this case to June 22, 2005.
Staff (5/26/05):
The applicant was advised in writing that any significant, new or revised information should
be submitted no later than May 31, 2005, for consideration at the Board's June public
hearing.
Staff (5/31/05):
To date, no new information has been submitted.
The Board of Supervisors, on Wednesday, June 22, 2005, beginning at 7:00 p.m., will take under
consideration this request.
10 05SN0192-JUNE22-BOS
/
/