05SN0266-Aug24.pdf
July 19,2005 CPC
August 24, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA nON
05SN0266
Greenbriar Development LLC
Bermuda Magisterial District
Harrowgate Elementary, Carver Middle and Matoaca High School Attendance Zones
North line of Heritage 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 8 limits development to a density of 1.85 dwelling
units per acre, yielding approximately twenty-seven (27) lots.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPRO V AL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use conform to the Southern and Western Area Plan
which suggests the property is appropriate for residential use of2.51 to 4.0 units per
acre and is representative of existing and anticipated area development.
B. The proffered conditions adequately address the impacts of this proposed
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,
the Thoroughfare Plan and Capital Improvement Program and the impact of this
Providing a FIRST CHOICE community through excellence in public service
development is discussed herein. The proffered conditions adequately mitigate the
impact on capital facilities, thereby insuring that adequate service levels are
maintained as necessary to protect the health, safety and welfare of County citizens.
(NOTE: THE ONLY CONDITION THAT MAYBE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MA Y 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)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
1.
The public water and wastewater systems shall be used. (U)
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)
3.
All exposed portions of the foundation of each dwelling unit shall be
faced with brick or stone veneer. (BI & P)
4.
The minimum gross floor area for one (1) story dwelling units shall
be 1,600 square feet and dwelling units with more than one story shall
have a minimum gross floor area of 1,800 square feet. (BI & P)
5.
The applicant, subdivider or assignee(s) shall pay the following to the
County of Chesterfield prior to the issuance of building permit for
infrastructure improvements within the service district for the
property:
a. $11,500 per dwelling unit, if paid prior to July 1,2005; or
b. The amount approved by the Board of Supervisors not to
exceed $11,500 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.
6.
Other than a private drive(s) to serve one (1) dwelling unit located on
Tax ID 792-639-3943, there shall be no access from the property to
Heritage Drive. (T & P)
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05SN0266-AUG24-BOS
(STAFF/CPC)
7.
The overall average lot size of the development shall be a minimum
of 20, 150 square feet. (P)
(STAFF/CPC)
8.
The development shall not exceed a density of 1.85 dwelling units per
acre. (P)
GENERAL INFORMATION
Location:
North line of Heritage Drive, west of Harrowgate Road. Tax ID 792-639-3943 (Sheet 34).
Existing Zoning:
A
Size:
14.3 acres
Existing Land Use:
Residential use
Adiacent Zoning and Land Use:
North and West - R-12; Single family residential or vacant
South and East - A; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the west side of Harrow gate
Road approximately 1,250 feet east of this site. In addition, six (6) inch water lines extend
along Horseshoe Bend Drive and Whitebirch Drive approximately 600 feet southwest of this
site. Use of the public water system is intended and has been proffered by the applicant
(Proffered Condition 1). Preliminary investigation of the water pressure available in this area
indicates that an off-site extension of a twelve (12) inch water line from Harrowgate Road,
coupled with an on-site water line connecting to the existing line in Horseshoe Bend Drive,
will be necessary to provide adequate fire flow in this development.
Public Wastewater System:
A twenty-one (21) inch wastewater trunk line extends along Timsberry Creek approximately
600 feet northeast of the site. Use of the public wastewater system is intended and has been
proffered by the applicant. (Proffered Condition 1)
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ENVIRONMENTAL
Drainage and Erosion:
The property drains north to Timsberry Creek. 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 (Proffered Condition 2). This will insure that
adequate erosion control measures are in place prior to any land disturbance permit.
Water Quality:
The two (2) outfalls that drain to Timsberry Creek may be perennial streams. Prior to
tentative subdivision approval, a perenniality determination will need to be performed and
approved by the Office of Water Quality.
PUBLIC FACILITIES
The need for roads, 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.
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-six (26) 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 5)
The Chester Fire Station, Company Number 1, and Bensley Bermuda Volunteer Rescue
Squad currently provide 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.
The applicant has proffered not to connect to Heritage Drive (Proffered Condition 6). This is
consistent with a previous zoning case on the adjoining property where this proffer was
accepted.
Schools:
Approximately thirteen (13) students will be generated by this development. This site lies in
the Harrowgate Elementary School attendance zone: capacity - 535 enrollment - 676;
Carver Middle School zone: capacity-l,229, enrollment-l,276; and MatoacaHigh School
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05SN0266-AUG24-BOS
zone: capacity - 1,594, enrollment - 1,467. Enrollment figures are as of September 30,
2004 and the capacity if as of 2004-2005.
This will have an impact on the elementary and middle school involved. There are currently
seventeen (17) trailers at Harrowgate Elementary and nine (9) trailers at Carver Middle. A
new middle school is in the current CIP that is proposed to open in the fall of2009 that will
provide relief for schools in this area ofthe county.
As a result of recent redistricting which took effect in September 2004, a number of students
have been moved from Carver Middle to Chester Middle. The anticipated growth with this
case, coupled with the existing zoning cases and tentative developments in this area, will
significantly impact both elementary and secondary schools.
The applicant has offered measures to assist in mitigating the impact on schools. (Proffered
Condition 5)
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
this property could affect either the Chester Library or the Ettrick-Matoaca Library. The Plan
indicates a need for additional library space in these service areas. The applicant has offered
measures to assist in mitigating the impact on libraries. (Proffered Condition 5)
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 Plan identifies a 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 tails and recreational historic
sites.
The applicant has offered measures to assist in mitigating the impact of this proposed
development on these Parks and Recreation facilities. (Proffered Condition 5)
Transportation:
The property (14.3 acres) is currently zoned Agricultural (A). The applicant is requesting
rezoning to Residential (R-12). The applicant has proffered a maximum density of 1.85 units
per acre (Proffered Condition 6). Based on single-family trip rates, development could
generate approximately 300 average daily trips. These vehicles will be initially distributed
through streets in Greenbriar Subdivision to Treely Road, which had a 2004 traffic count
between Windward Drive and Carmel Drive of 509 vehicles per day.
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05SN0266-AUG24-BOS
The property has frontage along Heritage Drive. Heritage Drive is a narrow road with no
shoulders. If access were provided to Heritage Drive, it would need to be improved to
facilitate traffic generated by this development. There is an existing home on the property
with access to Heritage Drive. In order to address neighborhood concerns, the applicant has
proffered that, other than driveways that serve one (1) dwelling unit, no direct access will be
provided from the property to Heritage Drive. (Proffered Condition 6)
Included in the Subdivision Ordinance is the Planning Commission's Stub Road Policy. The
Policy suggests that subdivision streets anticipated to carry 1,500 vehicles per day or more
should be designed as "no-lot frontage" collector roads. Most of the streets in Greenbriar
Subdivision were developed prior to the adoption of the Stub Road Policy. A new section of
Greenbriar Subdivision, consisting of fifty-four (54) lots, is currently being developed. The
applicant intends to develop the subject property in conjunction with the adjacent property to
the west. The applicant prepared a preliminary plan for development ofthe adjacent property
and the subject property, which shows subdividing the properties into eighty-three (83) lots.
The fifty-four (54) lots in the new section of Greenbriar Subdivision and these eighty-three
(83) lots are anticipated to generate 1,390 average daily trips. Without access to Heritage
Drive, traffic generated by the new Greenbriar section and by this development will travel
along streets in Greenbriar Subdivision. Overidge Drive, Carmel Drive and Greenbriar Drive
are the subdivision streets that are anticipated to be used in traveling from Treely Road to
these two (2) new developments. The 2004 traffic counts on these streets are: Overidge Drive
- 467 vehicles per day; Carmel Drive - 40 vehicles per day; and Greenbriar Drive - 894
vehicles per day. Traffic generated by the two (2) new developments traveling along the
subdivision streets within Greenbriar Subdivision will approach, but is not anticipated to
exceed, the acceptable subdivision street volume as defined by the Stub Road Policy.
The applicant has proffered to contribute cash, in an amount consistent with the Board of
Supervisors' Policy, towards mitigating the traffic impact of the residential development
(Proffered Condition 5). As development continues in this part of the county, traffic volumes
on area roads will substantially increase. Cash proffers alone will not cover the cost of the
improvements needed to accommodate the traffic increases. No road improvement projects
in this part of the county are included in the Six-Year Improvement Plan, other than an
intersection improvement project at the Treely Road/Harrowgate Road intersection,
scheduled for construction in Summer 2006.
At time of tentative subdivision review, specific recommendations will be provided
regarding the internal street network.
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Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 26* 1.00
Population Increase 70.72 2.72
Number of New Students
Elementary 5.88 0.23
Middle 3.28 0.13
High 4.16 0.16
TOTAL 13.31 0.51
Net Cost for Schools 143,832 5,532
Net Cost for Parks 20,514 789
Net Cost for Libraries 10,504 404
Net Cost for Fire Stations 11,050 425
Average Net Cost for Roads 114,374 4,399
TOTAL NET COST 300,274 11,549
*Based on a proffered maximum density of 1.85 lots per acre (Proffered Condition 8). The actual
number of lots developed 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.
(Proffered Condition 5)
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:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
property is appropriate for residential use of 2.51 to 4.0 units per acre.
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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
will continue in the area as suggested by the Plan.
Comparison of Area Density:
Lots within this development will have sole access through Greenbriar Subdivision to the
east which has developed with a density of approximately 1.85 units per acre. Proffered
Condition 8 provides this development will have a maximum density of 1.85 dwelling units
per acre.
Comparison Lot Size:
As previously noted, lots within this development will have sole access through Greenbriar
Subdivision. Greeenbriar Subdivision has an average lot size of 20,150 square feet.
Proffered Condition 7 provides the average lot size of this development will be a minimum
of 20, 150 square feet.
House Sizes and Treatment:
Proffered conditions address minimum house sizes and foundation treatment. (Proffered
Conditions 3 and 4)
CONCLUSIONS
The proposed zoning and land use conform to the Southern and Western Area Plan which suggests
the property is appropriate for residential use of 2.51 to 4.0 units per acre and is representative of
existing and anticipated area development. A proffered condition limits development to a maximum
density of 1.85 dwelling units per acre. (Proffered Condition 8)
The proffered conditions address the impacts of this proposed 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, the Thoroughfare Plan and Capital Improvement Program and the impact of this
development is discussed herein. The proffered conditions adequately mitigate the impact on capital
facilities in compliance with the Board of Supervisors' policy thereby insuring 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.
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CASE HISTORY
Planning Commission Meeting (7/19/05):
The applicant accepted the recommendation. There was no opposition present.
On motion ofMr. Wilson, 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, August 24,2005, beginning at 7:00 p.m., will take under
consideration this request.
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05SN0266-AUG24-BOS
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