05SN0214-July27.pdfT .... '~ '~0n5 CPC
July 27, 2005 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0214
Bracken LLC
Matoaca Magisterial District
Matoaca Elementary, Matoaca Middle and
Matoaca High Schools Attendance Zones
North line of Graves Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-88).
PROPOSED LAND USE:
A single family residential development with a maximum of fifty-five (55) lots
yielding a density of approximately 0.51 dwelling units per acre is planned.
(Proffered Condition 2)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 8.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
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The proposed zoning and land uses conform to the Southern and Western Area
Plan which suggests the property is appropriate for residential use of 1-5 acre lots,
suited to R-88 zoning.
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 need for roads, schools, parks, libraries
and fire stations is identified in the Public Facilities Plan, the Thoroughfare Plan
Providing a FIRST CHOICE community through excellence in public service
and the Capital Improvement Program, and the impact of this development is
discussed herein. The proffered conditions mitigate the impact on capital
facilities, thereby ensuring 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 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 NOTE: THE FOLLOWING PROFFERED CONDITION HAS BEEN
AMENDED SINCE THE PLANNING COMMISSION'S CONSIDERATION OF THIS
REQUEST FOR THE REASONS OUTLINED IN THE "FINANCIAL IMPACT ON
CAPITAL FACILITIES" SECTION OF THIS "REQUEST ANALYSIS".)
(CPC) 1.
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) 1.
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
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(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
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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.
C°
Cash proffer payments shall be spent for the purposes
proffered or as otherwise permitted by law. (B&M)
The maximum density of this development shall not exceed fifty
five (55) lots. (P)
Manufactured homes shall not be permitted. (P)
The minimum gross floor area for one story dwelling units shall be
1800 square feet and dwelling units with more than one story shall
have a minimum gross floor area of 2000 square feet. (P)
The developer shall be responsible for notifying by registered,
certified or first class mail, any immediate adjacent owners of the
submission of any tentative subdivision plans ~'or 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)
All exposed portions of the foundation of each new dwelling unit
shall be faced with brick or stone veneer. Exposed piers supporting
front porches shall be faced with brick or stone veneer. (BI & P)
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)
To minimize the effect by the development on the small offsite
pond (TAX ID 758-620-3286), all impervious areas shall drain (to
the maximum extent practical) away from the pond, as approved
by the Department of Environmental Engineering. (EE)
Direct access from the property to River Road and to Graves Road
shall be limited to one (1) public road onto each roadway. The
exact location of these accesses shall be approved by the
Transportation Department. (T)
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(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
11.
12.
The existing driveway that serves Tax ID #755-622-9225 shall be
permitted to remain. This shall not preclude the ability for any
improvements to or the relocation of said driveway. (T)
In conjunction with recordation of the initial subdivision plat,
forty-five (45) feet of right-of-way along the east side of River
Road and thirty-five (35) feet of right-of-way along the north side
of Graves Road, measured from the centerlines of that part of the
roadways immediately adjacent to the property, shall be dedicated,
free and unrestricted, to and for the benefit of Chesterfield County.
(T)
To provide an adequate roadway system, the developer shall be
responsible for the following improvements:
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Construction of additional pavement along River Road at
the approved access to provide a right and left turn lanes, if
warranted, based on Transportation Department standards.
Construction of additional pavement along Graves Road at
the approved access to provide right and left turn lanes, if
warranted, based on Transportation Department standards;
Widening/improving the east side of River Road and the
north side of Graves Road to an eleven (11) foot wide
travel lane, measured from the existing 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.
Clearing/grading in the southwestern comer of the property
to provide adequate sight distance for drivers traveling
northbound on River Road, as determined by the
Transportation Department at time of construction plan
review.
Dedication to Chesterfield County, free and unrestricted,
any additional right-of-way (or easements) required for the
improvements identified above. In the event the developer
is unable to acquire any "off-site" right-of-way that is
necessary for any improvement described in Proffered
Condition 12, the developer may request, in writing, that
the County acquire such right-of-way as a public road
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(STAFF/CPC)
13.
improvement. All costs associated with the acquisition of
the right-of-way shall be borne by the developer. In the
event the County chooses not to assist the developer in
acquisition of the "off-site" right-of-way, the developer
shall be relieved of the obligation to acquire the "off-site"
right-of-way and shall provide the road improvements
within available right-of-way, as determined by the
Transportation Department. (T)
At a minimum the following restrictive covenants shall be
recorded in conjunction with the recordation of any subdivision
plat:
No lots shall be used except for single-family residential
purposes. No building shall be erected, altered, placed or
permitted to remain on any lot other than one detached
single-family dwelling not to exceed three stories in height
and one private garage.
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Only one residence shall be erected or placed on a single
lot, and no lot shall, after its original conveyance, be
subdivided into smaller lots or parcels. No structure of a
temporary character, trailer, basement, tent, shack, garage,
barn, or other outbuilding shall be used on any lot at any
time as a residence either temporarily or permanently.
No noxious or offensive activity shall be carried on upon
any lot, nor shall anything be done thereof which may
become an annoyance or nuisance to the neighborhood.
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No lot shall be used or maintained as a dumping ground for
rubbish, trash, garbage or other waste. Nor shall any of the
above be kept on any lot except in sanitary containers.
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No animals, livestock, or poultry of any kind, shall be
raised, bred, or kept on any lot except that dogs, cats, or
other household pets may be kept therein if they are not
kept, bred, or maintained for any commercial purpose, and
in accordance with the applicable ordinances.
No sign of any kind shall be displayed to the public view
on any lot except one sign of not more than six square feet
advertising the property for sale or rent, unless approved by
the Architectural Control Committee in writing.
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All property shall be maintained free of tall grass,
undergrowth, dead trees, weeds and trash, and generally
free of any condition that would decrease the attractiveness
of the property.
No trailer having a height of five feet or more shall be
parked over 12 hours in any one week on any property or
driveway so as to be visible from the street. No motor
vehicle shall be parked over 12 hours in any one week on
any property without having a current Virginia State license
tag, unless such vehicle is parked in an enclosed garage.
The exterior of all houses and other structures must be
completed within one year after the construction of same
shall have commenced, except where such completion is
impossible or would result in great hardship to the owner or
builder due to strikes, fires, national emergency or natural
calamities. Houses may not be temporarily or permanently
occupied until the exteriors thereof have been completed.
During the continuance of construction, the owner of the
parcel shall require the contractor to maintain the lot in a
reasonably clean and uncluttered condition.
An Architectural Control Committee (herein called
"Committee") originally composed of Francis Beers and
Craig Lane is hereby established. The Committee together
with the written consent of the property owners may
amend, modify, or waive, in writing any of the restrictions.
The members of the Committee shall receive no
compensation. At any time, the then recorded owners of
eighty percent of the property shall have the power through
a duly recorded written instrument to change membership
of the Committee or to withdraw from the membership of
the Committee or to restore any of its powers and duties.
No improvement shall be erected, placed or altered on any
lot until the construction plan thereof, and a plan showing
the location of the said improvements shall be submitted to
and approved by the Architectural Control Committee. No
construction on said improvements shall commence until
the said plans and location of said improvements shall have
been approved by the Committee in writing. The
Committee reserves the right to request such information
and data; such as, quality of workmanship and materials,
type of construction, harmony, of exterior design with
existing structures and location with respect to topography
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and finished grade elevation, as may be necessary to make
said determination. Prior to the commencement of any
improvements, written approval may be withdrawn at any
time by the Committee by giving written notice to said
party of its withdrawal of said approval. The Committee
approval as required above shall be in writing and, in the
absence of such written approval, construction plans and
location plans shall be considered as disapproved. The
building location on all lots shall be within the applicable
county zoning ordinance, and at the discretion of the
Committee.
Approval by the Committee shall not constitute a basis for
liability of the member or members of the Committee, the
Committee or the owner for any reason including without
limitation; (i) failure of the plans to conform to any
applicable building code; or (ii) inadequacy or deficiency
in the plans resulting in defects in the improvements.
The gross floor area of any single-family residence erected
on any of the lots shall not be less than 1,800 square feet
for a single-story residence, not less than 2,000 square feet
for any one and one-half story or two story residence.
Attached covered porches, covered stoops, breezeways, and
garages shall not be included in computing said square
footage.
The foundation of all single-family residences on any lot
shall be faced with brick or stone veneer. Exposed piers
supporting front porches shall be faced with brick or stone
veneer and openings shall be covered with lattice.
All single-family residences shall conform to a Colonial or
Traditional Architectural style. No prefabricated single-
family residences shall be erected on any lot.
No fences shall be permitted between the single-family
residences and the street line. Split-rail fences or other
wooden fences may be built between the rear of the house
and the rear lot line. The split-rail fence may be backed
with wire to provide animal retention.
Easements for installation and maintenance of utilities and
drainage are reserved as shown on the said subdivision plat.
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Except as otherwise provided by applicable law and unless
approved by the Committee, no antenna, aerial, or device
shall be erected or placed on any property, house, or
garage, or other outbuilding other than the normal antennas,
aerial or device necessary to facilitate the reception of
television signals, and/or radio signals, normally incident to
the radio and television receivers normally used in the
home. Satellite dish type television antennas are
specifically prohibited unless specifically approved in
writing by the Committee or unless permitted by applicable
law.
Location:
Each and every covenant, condition, and easement herein
imposed may be enforced by the undersigned or by the
owner of any lot by appropriate proceedings at law or in
equity against any party violating or attempting or
threatening to violate the same.
Manufactured Homes shall not be permitted. (P)
GENERAL INFORMATION
North line of Graves Road, east of River Road, and also east line of River Road, north of
Graves Road. Tax IDs 755-622-8744 and 9225; and 756-620-2777 (Sheet 40).
Existing Zoning:
A
Size:
107.5 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - R-15; Single family residential or vacant
South and East - A; Single family residential or vacant
West - A and R-15; Single family residential or vacant
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UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along River Road, adjacent to
this site. In addition, a small portion of a sixteen (16) inch water line extends along the
north side of Graves Road from River Road to the Graves Road Water Tank which is
adjacent to the southern boundary of this site. Use of the public water system is required
by County Code.
Public Wastewater System:
The public wastewater system is not available to serve this site. The request site is within
that portion of the Southern and Western Area Plan suitable for R-88 zoning which
permits the use of private septic systems.
Health Department:
Private septic systems are intended to serve individual dwelling units. Prior to
subdivision recordation, soils analysis for each lot must be submitted to the Health
Department for approval.
ENVIRONMENTAl,
Drainage and Erosion:
Eighty (80) percent of the property drains northeast into a one-half acre pond located on
adjacent property and then via tributaries to Swift Creek. The remainder of the property
drains northeast, bypassing the pond. The developer has proffered to direct as much
impervious drainage away from the pond to minimize impact to the pond (Proffered
Condition 8). Even without any development draining to the pond, the very old and
isolated pond shows signs of siltation.
There are currently no on- or off-site drainage or erosion problems with none anticipated
after development. The property is wooded and should not be timbered without first
obtaining a land-disturbance permit from the Environmental Engineering Department and
the appropriate devices are installed. (Proffered Condition 7)
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.
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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 fifty-five (55) dwelling units, this request will generate
approximately four (4) calls for fire and emergency medical service each year. The
applicant has addressed the impact on fire and EMS. (Proffered Condition 1)
The Phillips Volunteer Fire Station, Company Number 13, currently provides fire
protection and emergency medical service. This is an all-volunteer fire company.
Continued development in this area may strain volunteer resources.
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-eight (28) students will be generated by this request. This site lies
in the Matoaca Elementary School attendance zone: capacity - 474, enrollment - 529;
Matoaca Middle School zone: capacity - 1,415, enrollment - 882; and Matoaca High
School zone: capacity - 1,594, enrollment - 1,467. The enrollment is based on September
30, 2004 and the capacity is as of 2004-2005.
This case will have an impact on the schools involved. There are currently four (4)
trailers at Matoaca Elementary and three (3) trailers at Matoaca Middle. The applicant
has offered measures to assist with the impact of this development on schools. (Proffered
Condition 1)
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 identifies a need for additional library space throughout the County.
Development would most likely affect the existing Ettrick-Matoaca Library or the
Central Library. The Plan indicates a need for additional library space in the Ettrick-
Matoaca area. The applicant has agreed to participate in the cost of providing for area
library needs. (Proffered Condition 1)
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
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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 1)
Transportation:
The property (107.5 acres) is currently zoned Agricultural (A), and is located at the
northeast comer of the River Road/Graves Road intersection. The applicant is requesting
rezoning from A to Residential (R-88) and has proffered a maximum density of fifty-five
(55) lots (Proffered Condition 2). Based on single-family trip rates, development could
generate approximately 600 average daily trips (ADT). These vehicles will initially be
distributed along River Road and Graves Road, which had 2005 traffic counts of 2,459
ADT and 738 ADT, respectively. Based on the current volumes of traffic they carry
during peak hours, River Road and Graves Road are functioning at acceptable levels
(Level of Service C and B, respectively).
The Thoroughfare Plan identifies River Road as a major arterial and Graves Road as a
collector, with recommended right of way widths of ninety (90) feet and seventy (70)
feet, respectively. The applicant has proffered to dedicate forty-five (45) feet of right of
way on the east side of River Road and thirty-five (35) feet of right of way on the north
side of Graves Road in accordance with that Plan. (Proffered Condition 11)
Access to major arterials and collectors, such as River Road and Graves Road, should be
controlled. The applicant has proffered that direct access from the property to River
Road and Graves Road will be limited to one (1) public road onto each roadway
(Proffered Condition 9). The driveway serving Tax ID 755-622-9225 will be permitted
to remain. (Proffered Condition 10)
The traffic impact of this development must be addressed. The applicant has proffered
to: 1) construct additional pavement along River Road and Graves Road at each approved
public road intersection to provide right and left turn lanes based on Transportation
Department standards; 2) reconstruct River Road and Graves 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 River Road and
Graves Road for the entire property frontage; and 4) dedicate any additional right of way
required for these improvements (Proffered Condition 12). The developer may need to
acquire "off-site" right of way to provide the turn lane improvements along River Road
and Graves Road. According to Proffered Condition 12, if the developer is unable to
acquire the right of way for these improvements, the developer may request the County to
acquire the right of way as a public road improvement. All costs associated with the
acquisition will be borne by the developer. If the County chooses not to assist with the
right of way acquisition, the developer will not be obligated to acquire the "off-site" right
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of way, and will only be obligated to construct road improvements within available right
of way.
Sight distance is limited at the River Road/Graves Road intersection. Traffic on Graves
Road that is stopped at this intersection has difficulty seeing north along River Road.
The applicant has proffered to clear and grade the southwest comer of the property to
improve sight distance in this location. (Proffered Condition 12d)
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 initially travel
along River Road and Graves Road. Sections of both of these roads 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 1). Cash proffers alone will not cover the cost of
the road improvements needed in this area. There are no projects in this area currently
included in the Six-Year Improvement Plan.
At time of tentative subdivision review, specific recommendations will be provided
regarding stub road rights of way and the proposed internal street network.
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 55* 1.00
Population Increase 146.88 2.72
Number of New Students
Elementary 12.20 0.23
Middle 6.80 0.13
High 8.64 0.16
TOTAL 27.65 0.51
Net Cost for Schools 298,728 5,532
Net Cost for Parks 42,606 789
Net Cost for Libraries 21,816 404
Net Cost for Fire Stations 22,950 425
Average Net Cost for Roads 237,546 4,399
TOTAL NET COST 623,646 11,549
t maximum number of lots. (Proffered Condition 2)
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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. (Proffered Condition 1)
New legislation specifying time limitations in which collected cash proffers must be used was
approved during the 2005 General Assembly Session. For cases approved on or after July 1,
2005, localities must begin or cause to begin the project for which the payments were proffered
within seven (7) years of receiving full payment of all cash proffered. Chesterfield's cash proffer
policy established a fifteen (15) year time limit from the time of collection of the payment. Such
a limitation would be contrary to State Code for this case. Since this case was heard by the
Planning Commission, the applicant has revised Proffered Condition 1 to comply with the State
Statute. Staff finds this revision acceptable.
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.
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Southern and Western Area Plan
which suggests the property is appropriate for residential use of 1-5 acre lots, suited to R-
88 zoning.
Area Development Trends:
Surrounding properties to the south and east are zoned Agricultural (A) and are occupied
by single family residential uses on larger acreage parcels or are vacant. Properties to the
north are zoned Residential (R-15) and occupied by single family residential use within
Chesdin Park Subdivision or are vacant. Properties to the west are zoned Agricultural
(A) and Residential (R-15) and are occupied by single family residential use on larger
acreage parcels and within Chesdin Ridge Subdivision or are vacant. It is anticipated that
larger-lot residential development will continue in the area, as recommended by the Plan.
_Density and Lots Sizes:
Proffered Condition 2 limits development to a maximum of fifty-five (55) lots, yielding a
density of approximately 0.51 dwelling units per acre.
The Residential (R-88) District requires that each lot contain a minimum of 88,000
square feet, except the minimum area for lots which do not front on a major arterial may
be reduced to 65,340 square feet when either public water or public sewer are provided.
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The Residential (R-88) District standards provide a calculation to derive the number of
reduced-size lots that would be permitted. This calculation permits 0.5 unit to the acre
for net developable acreage (excluding land areas constituting roads, limits of the base
flood areas and resource protection areas), and includes a provision, for additional lots
and land area permanently preserved as open space.
The subdivision layout and design, including the minimum lot areas and any open
space/bonus lot calculations, are reviewed during the subdivision process.
Use Limitations:
Proffered Condition 3 precludes manufactured homes. The Ordinance also precludes
manufactured homes in residential zoning districts. The proffered condition has been
offered in anticipation of a potential State Law change which may require localities to
allow manufactured homes in residential districts. If the State Law is amended,
depending upon the adopted language, this proffered condition may not be enforceable in
the future.
House Size and Architectural Treatment:
Proffered conditions address minimum house size and foundation treatment. (Proffered
Conditions 4 and 6)
Restrictive Covenants:
Proffered Condition 13 requires restrictive covenants to be recorded in conjunction with
the recordation of any subdivision plat. Included in these restrictive covenants is a
provision that prohibits manufactured homes. As previously noted, the Ordinance
currently precludes manufactured homes in residential zoning districts.
The County will only insure the recordation of the covenants and will not be responsible
for their enforcement. Once the covenants are recorded, they can be changed.
Adjacent Property Owner Notification:
Proffered Condition 5 requires the developer to notify adjacent property owners of the
submission of any tentative subdivision plans to the County.
CONCLUSIONS
The request complies with the Southern and Western Area Plan which suggests the property is
appropriate for residential use of 1 to 5 acre lots, suited for Residential (R-88) zoning. In
addition, the proposed zoning and land use are representative of existing and anticipated area
development.
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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 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 (6/21/05):
The applicant accepted the recommendation. There was opposition present. Concerns
were expressed relative to the location of access from River Road and the need for
additional time to evaluate the proposal.
Mr. Litton indicated that the access issues would be evaluated as part of the tentative
subdivision review.
Mr. Bass noted the proposal complies with the Plan.
development would result in improvements to River Road.
He further noted that the
On motion of Mr. Bass, seconded by Mr. Wilson, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 through 8.
AYES: Unanimous
Applicant (6/30/05):
Proffered Condition 1 was amended for the reasons stated herein.
The Board of Supervisors, on Wednesday, July 27, 2005, beginning at 7:00 p.m., will take under
consideration this request.
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