05SN0230-June22.pdfMa;,' ! 7, 2005 CPC
June 22, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0230
Douglas R. Sowers
Matoaca Magisterial District
Spring Run Elementary, Bailey Bridge Middle
and Manchester High School Attendance Zones
East line of North Spring Run Road
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 density of 2.2 dwelling units per acre is proposed,
yielding approximately forty-five (45) lots.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 5.
AYES: MESSRS. LITTON, WILSON AND GECKER
NAY: MESSRS. BASS AND GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
mo
The proposed zoning and land uses conform to the Upper Swift Creek Plan which
suggests the property is appropriate for single family residential use of 2.2 units
per acre or less.
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
Providing a FIRST CHOICE community through excellence in public service
and fire stations is identified in the Public Facilities Plan, the Thoroughfare Plan
and the Capital Improvement Program, and the impact of this development is
discussed herein. The proffered conditions 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 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
The Owners-Applicants in this zoning case, pursuant to Section 15.2-2298 of the Code of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves
and their successors or assigns, proffer that the development of the property known as
Chesterfield County Tax ID 726-667-8796, 727-667-4736, 727-667-5892 and 727-667-2663 (the
"Property") under consideration will be developed according to the following conditions if, and
only if, the rezoning request for R-12 as set forth in the application filed herewith is granted. In
the event the request is denied or approved with conditions not agreed to by the Owners-
Applicants, these proffers and conditions shall be immediately null and void and of no further
force or effect.
(STAFF/CPC)
1. Utilities. Public water and wastewater systems shall be used. (U)
(STAFF/CPC) 2.
Impacts on Capital Facilities. The applicant, subdivider, or
assignee(s) shall pay the following to the County of Chesterfield,
for infrastructure improvements within the service district for the
property:
ao
Prior to the issuance of a building permit for each dwelling
unit, the applicant, subdivider, or assignee(s) shall pay to
the County of Chesterfield the following amounts for
infrastructure improvement within the service district for
the property:
If payment is made prior to July 1, 2005,
$11,500.00 per dwelling unit;
ii.
If payment is made after June 30, 2005, 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.
2 05SN0230-JUNE22-BOS
(STAFF/CPC)
o
At the option of the Transportation Department exercised
pursuant to Proffered Condition 3 below, and in lieu of the
amounts set forth in Proffered Condition 2a above, the
applicant, subdivider, or assignee(s) shall pay to the County
of Chesterfield prior to the time of issuance of a building
permit for each dwelling unit, the following amounts for
infrastructure improvements (excluding the road
component) within the service district for the property:
If payment is made prior to July 1, 2005, $7,120.00
per dwelling unit. At time of payment $7,120.00
will be allocated pro-rata among the facility costs as
follows: $786.00 for parks and recreation, $402.00
for library facilities, $5,509.00 for schools, and
$423.00 for fire stations; or
ii.
If payment is made after June 30, 2005, the
amount approved by the Board of Supervisors not
to exceed $7,120.00 per dwelling unit pro-rated as
set forth in Proffered Condition 2bi above and
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. (T)
Co
At the option of the Transportation Department the cash
proffer payment may be reduced for road improvements by
an amount not to exceed the amount that would be paid in
cash proffers for the road component as identified in
Proffered Condition 3 below, exclusive of those road
improvements identified in Proffered Condition 4
performed by the applicant, subdivider, or assignee(s), as
determined by the Transportation Department.
do
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.
Should any impact fees be imposed by the County of
Chesterfield at any time during the life of the development
that are applicable to the property, the amount paid in cash
proffers shall be in lieu of or credited toward, but not be in
addition to, any impact fees, in a manner determined by the
County. (B&M)
Transportation Contribution. At the option of the Transportation
Department, the applicant, his successor(s), or assignee(s) (the
3 05SN0230-JUNE22-BOS
"Applicant") shall comply with the obligations of Proffered
Condition 2b and, also shall pay to the County of Chesterfield,
prior to recordation of each subdivision section the amount of the
number of lots to be recorded for such section multiplied by
$4,380. The payment shall be used for road improvements within
Traffic Shed of which the Property is a part or for road
improvements that provide relief to that Traffic Shed, as
determined by the Transportation Department.
If, upon the mutual agreement of the Transportation Department
and the Applicant, the Applicant provides road improvements (the
"Improvements"), other than those road improvements identified in
Proffered Condition 4 to Spring Run Road, then the cash proffer
payment(s) for the road component as set forth in Proffered
Condition 3 shall be reduced so long as the cost to construct the
Improvements is of equal or greater value than that which would
have been collected through the payment(s) of the road component
of the cash proffer. Once the sum total amount of the cash proffer
credit exceeds the cost of the Improvements, as determined by the
Transportation Department, thereafter the Applicant shall
commence paying the cash proffer as determined by Chesterfield
County's Budget and Management Department. For the purposes
of this proffer, the costs, as approved by the Transportation
Department, shall include, but not be limited to, the cost of right-
of-way acquisition, engineering costs, costs of relocating utilities
and actual costs of construction (including labor, materials, and
overhead) ("Work"). Before any Work is performed, the Applicant
shall receive prior written approval by the Transportation
Department for any credit amount. (T)
(STAFF/CPC)
4. Transportation.
In conjunction with the recordation of the initial
subdivision plat or within sixty (60) days of a written
request by the County, whichever occurs first, forty-five
(45) feet of right-of-way on the east side of Spring Run
Road, measured from the centerline of that part of Spring
Run Road immediately adjacent to the Property, shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County.
Direct access from the Property to Spring Run Road shall
be limited to one (1) public road. The exact location of this
public road shall be approved by the Transportation
Department.
4 05SN0230-JUNE22-BOS
Co
In conjunction with development of the initial section, the
developer shall be responsible for the following
improvements:
Construction of additional pavement along Spring
Run Road at the public road intersection to provide
left and right turn lanes;
ii.
Widening/improving the east side of Spring Run
Road to an eleven (11) foot wide travel lane,
measured from the centerline of the road, with an
additional one (1) foot wide paved shoulder plus a
seven (7) foot wide unpaved shoulder, and
overlaying the full width of the road with one and a
half (1.5) inch of compacted bituminous asphalt
concrete, with any modifications approved by the
Transportation Department, for the entire property
frontage; and,
111.
Dedication, free and unrestricted, to and for the
benefit of Chesterfield County, of any additional
right-of-way (or easements) required for these
improvements. (T)
(STAFF/CPC)
Home Size. All dwelling units shall have a minimum gross floor
area of 2,300 square feet. (P)
(STAFF/CPC)
Density. There shall be no more than two and two-tenths (2.2)
units per acre developed on the Property. (P)
(STAFF/CPC)
7. Phasing. No lots shall be recorded prior to January 1, 2007. (P)
(STAFF/CPC)
o
Timbering. Except for the 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 have been
installed. (EE)
(STAFF/CPC)
9. Access. No lots shall have Ratling Drive as their sole access. (P)
GENERAL INFORMATION
Location:
East line of North Spring Run Road, south of Buck Rub Drive. Tax IDs 726-667-8796
and 9968; and 727-667-2663, 4736 and 5892 (Sheet 15).
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Existing Zoning:
A
Size:
20.5 acres
Existing Land Use:
Single family residential and vacant
Adjacent Zoning and Land Use:
North, South and East- R-12; Single family residential
West - A; Single family residential or vacant
UTILITIES
Public Water System:
A twenty-four (24) inch public water line extends along the east side of North Spring Run
Road within an easement on this site. In addition, an eight (8) inch water line extends
along Railing Drive in Antler Ridge Subdivision and terminates adjacent to the northern
boundary of the request site. The use of the public water system is recommended by the
Upper Swift Creek Plan and has been proffered (Proffered Condition 1). Per Utilities
Department Design Specifications (DS-21), wherever possible, two (2) supply points
should be provided for subdivisions containing more than twenty-five (25) lots.
Public Wastewater System:
There is an eight (8) inch wastewater collector line in Spotted Coat Lane and Ratling
Drive, Antler Ridge Subdivision Section 3, approximately 100 feet from the northern
boundary of this site. The use of the public wastewater system is recommended by the
Upper Swift Creek Plan and has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The property drains in two (2) directions, through Antler Ridge and Triple Crown
Subdivisions and then via storm sewer and natural streams to Swift Creek. There are
currently no on- or off-site drainage or erosion problems with none anticipated after
development.
The property is heavily wooded and should not be timbered without first obtaining a
land-disturbance permit. This will insure that adequate erosion control measures are in
place prior to any timbering. (Proffered Condition 8)
6 05SN0230-JUNE22-BOS
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. 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 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 forty-five (45) dwelling units, this request will generate
approximately five (5) calls for fire and emergency medical service each year. The
applicant has addressed the impact on fire and EMS. (Proffered Condition 2)
The Clover Hill Fire Station, Company Number 7, 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 twenty-three (23) students will be generated by this development.
Currently, this site lies in the Spring Run Elementary School attendance zone: capacity -
943, enrollment - 1,279; Bailey Bridge Middle School attendance zone: capacity - 1,562,
enrollment - 1,556; and Manchester High School attendance zone: capacity - 1,941,
enrollment - 2,483. The enrollment is based on September 30, 2004 and the capacity is
as of 2004-2005.
This request will have an impact on elementary and high schools. There are currently
eight (8) trailers at Spring Run Elementary and seventeen (17) trailers at Manchester
High. A new high school is under construction and scheduled to open in 2006 that will
provide relief for Clover Hill High and Manchester High Schools.
In May of 2004, the School Board approved a redistricting proposal that moved a portion
of Bailey Bridge Middle to Matoaca Middle. However, this development along with
continued growth in the area will push this school over capacity again. The applicant has
agreed to participate in the cost of providing for area school needs. (Proffered Condition
2)
Libraries:
Consistent with the Board of Supervisors' Policy, the impact of development on library
services is assessed County-wide. Based on projected population growth, the Public
Facilities Plan identified a need for additional library space throughout the County. Even
if the facility improvements that have been made since the Plan was published are taken
7 05SN0230-JUNE22-BOS
into account, there is still an unmet need for additional library space throughout the
County.
Development of the property noted in this case would most likely affect the existing
Clover Hill Library or a proposed new facility in the vicinity of Beach and Winterpock
Roads. The Plan indicates a need for additional library space in this area by 2015. The
applicant has agreed to participate in the cost of providing for 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. 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 development
on these Parks and Recreation facilities. (Proffered Condition 2).
Transportation:
The property (20.5 acres) is currently zoned Agricultural (A), and is located just north of
the Spring Run Road/Triple Crown Drive intersection. The applicant is requesting
rezoning from Agricultural (A) to Residential (R-12) and has proffered a maximum
density of 2.2 lots per acre (Proffered Condition 6). Based on single-family trip rates,
development could generate approximately 500 average daily trips. These vehicles will
initially be distributed along streets within the Antler Ridge Subdivision and Spring Run
Road, which had a 2005 traffic count of 7,083 vehicles per day. Based on the current
volume of traffic it carries during peak hours, Spring Run Road is at capacity (Level of
Service E).
The Thoroughfare Plan identifies Spring Run Road as a 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 on the east side of Spring Run Road,
measured from the centerline, in accordance with that Plan. (Proffered Condition 4.a)
Access to major arterials, such as Spring Run Road, should be controlled. The applicant
has proffered that direct access from the property to Spring Run Road will be limited to
one (1) public road. (Proffered Condition 4.b)
When the Antler Ridge Subdivision was developed, a stub road right of way (Ratling
Drive) was provided to the property. Ratling Drive connects to Buck Rub Drive, which
provides access to Spring Run Road. Buck Rub Drive had a 2005 traffic count of 1,292
vehicles per day near its intersection with Spring Run Road. This section of Buck Rub
Drive, between Spring Run Road and Deer Run Drive, was constructed as a no-lot
frontage road.
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The traffic impact of this development must be addressed. The applicant has proffered
to: 1) construct additional pavement along Spring Run Road at the public road
intersection to provide right and left turn lanes; 2) reconstruct Spring Run Road for the
entire property frontage to provide an eleven (11) foot wide travel lane, a one (1) foot
paved shoulder and a seven (7) foot unpaved shoulder; 3) overlay the full width of the
road for the entire property frontage; and 4) dedicate any additional right of way required
for these improvements. (Proffered Condition 4.c)
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. Traffic generated by this development will travel along
Spring Run Road. Sections of Spring Run Road have little or no shoulders, fixed objects
adjacent to the edge of pavement, and poor vertical and horizontal alignments. 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 2a). The applicant has also proffered that, at the option of the Transportation
Department and in lieu of the cash proffer payment described in Proffered Condition 2a,
lump sum contributions will be provided for area road improvements (Proffered
Condition 3). The Transportation Department plans to exercise this payment option.
Proffered Condition 3 requires the applicant to pay, prior to recordation of each
subdivision section, the amount of the road component of the cash proffer (currently
$4,380) multiplied by the total number of lots or dwelling units shown on each approved
final check plat. Proffered Condition 3 would also allow, upon mutual agreement of the
Transportation Department and the applicant, the applicant to provide road improvements
equal to the cost of such payment(s). This option will be considered at time of tentative
subdivision plat review.
Cash proffers alone will not cover the cost of the road improvements needed in this area.
Currently included in the Six-Year Improvement Plan is a project that involves
reconstructing two substandard curves on Spring Run Road between McEnnally Road
and Bailey Bridge Road. Preliminary plans have been developed but the project has been
placed on hold due to reduced VDOT funding.
At time of tentative subdivision review, specific recommendations will be provided
regarding connectivity and the proposed internal street network, which should be
designed to preclude traffic from using the neighborhood as a "cut-through" from Spring
Run Road to Buck Rub Drive.
9 05SN0230-JUNE22-BOS
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 45' 1.00
Population Increase 122.40 2.72
Number of New Students
Elementary 10.17 0.23
Middle 5.67 0.13
High 7.20 0.16
TOTAL 23.04 0.51
Net Cost for Schools $248,940 $5,532
Net Cost for Parks 35,505 789
Net Cost for Libraries 18,180 404
Net Cost for Fire Stations 19,125 425
Average Net Cost for Roads 197,955 4,399
TOTAL NET COST $519,705 $11,549
*Based on a proffered maximum number 2.2 lots (Proffered Condition 6). 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 other applicants,
the applicant has offered cash to assist in defraying the cost of this proposed zoning on such
capital facilities. In addition to addressing the impact on schools, parks, libraries and fire
stations, the proffered conditions provide the County with options for addressing the impact of
this development on road facilities. The proffered conditions address the transportation impact
in accordance with any of the following scenarios: 1) payments shall be made on a per dwelling
unit basis prior to the release of building permits, 2) lump-sum payments shall be made prior to
recordation of subdivision plans, and 3) road improvements shall be made in lieu of the road
cash proffer payment or in conjunction with a reduced road cash proffer payment.
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 proffered conditions as offered in
this case.
10 05SN0230-JUNE22-BOS
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for single family residential use of 2.2 units per acre or less for property that
drains away from the Swift Creek Reservoir. An amendment to the Upper Swift Creek
Plan is pending.
Area Development Trends:
Properties to the north, south and east are zoned Residential (R-12) and are developed as
part of the Antler Ridge and Triple Crown Subdivisions. Properties to the west are zoned
Agricultural (A) and are occupied by single family residences on large acreage parcels or
are currently vacant. It is anticipated that residential development within this portion of
the North Spring Run Road corridor will continue at densities recommended by the Plan.
Density:
A density of 2.2 dwelling units per acre has been proffered, yielding approximately forty-
five (45) units. (Proffered Condition 6)
Dwelling Size:
To address concerns of area property owners, proffered conditions address minimum
house size. (Proffered Condition 5)
Phasing:
In response to concerns of the Matoaca District Commissioner, proffered conditions
address the phasing of the development (Proffered Condition 7). This proffer prohibits
the recordation of any lots prior to January 1, 2007.
Access to Ratling Drive:
Ratling Drive, which serves Antler Ridge Subdivision, is recorded to the northern limits
of the subject property. Should this right of way be extended to provide sole access to a
portion of the proposed development, lot size and density compatibility with lots in this
portion of Antler Ridge Subdivision would need to be addressed. The applicant has
proffered that no lots within the proposed development will have their sole access from
Ratling Drive thereby eliminating the need to address this compatibility issue. (Proffered
Condition 9)
CONCLUSIONS
The proposed zoning and land uses conform to the Upper Swift Creek Plan which suggests the
property is appropriate for single family residential use of 2.2 units per acre or less.
11 05SN0230-JUNE22-BOS
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
Applicant (5/13/05):
Revised proffered conditions were submitted.
Planning Commission Meeting (5/17/05):
The applicant accepted the recommendation. There was opposition present indicating
concern of increased traffic in the area and the connection to Ratling Drive.
Mr. Bass made a motion to deny the case. His motion was seconded by Mr. Gulley. A
vote on the motion was as follows:
AYES: Messrs. Bass and Gulley
NAYS: Messrs. Litton, Wilson and Gecker
Therefore, the motion failed.
On motion of Mr. Gecker, seconded by Mr. Wilson, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 through 5.
AYES: Messrs. Litton, Wilson and Gecker
NAYS: Messrs. Bass and Gulley
The Board of Supervisors, on Wednesday, June 22, 2005, beginning at 7:00 p.m., will take under
consideration this request.
12 05SN0230-JUNE22-BOS