06SN0158-Feb22}
February 22, 2006 B S
STAFFS
REQUEST ANALYSIS
AND
RECOMMENDATION
06SNO158
D. K. Walters Builders, Inc.
Bermuda Magisterial District
Curtis Elementary; Chester Middle; and Thomas Dale High Schools Attendance zones
East line of Osborne 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. The applicant has agreed to limit development to no more than
three (3) lots, yielding a density of approximately 1.5 dwelling units per acre.
(Proffered Condition 6)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3 .
STAFF RECOMMENDATION
Recommends approval for the following reasons:
A. The proposed zoning and land uses conform to the Chester Plan which suggests
the property is appropriate for residential use of 2.5 units per acre or less.
B. The proffered conditions adequately address the impacts of this development on
necessary capital facilities, as outlined in the Zoning ordinance and
Comprehensive Plan. Specifically, the needs for roads, schools, parks, libraries
and fire stations is identified in the Public Facilities Plan, the Thorou hfare Plan
and the Ca ital Im rovement Pro ram, and the impact of this development is
Providing a FIRST CHOICE community through excellence in public service
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(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/CPC) 1. Except for timbering approved by the Virginia Division 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 Department of Environmental. Engineering
and the approved devices have been installed. (EE)
(STAFF/CPC) 2. In conjunction with recordation of the initial subdivision plat or
within sixty (60) days from a written request by the Transportation
Department, whichever occurs first, thirty-five (35) feet of right-
of-way on the south side of Osborne Road, measured from the
centerline of that part of Osborne Road immediately adjacent to the
Property, shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County. (T)
(STAFF/CPC) 3. In conjunction with development of the initial subdivision section,
the ditch on the south side of Osborne Road shall be relocated to
provide an adequate shoulder, as determined by the Transportation
' Department, for the entire property frontage. The developer shall
dedicate to Chesterfield County, free and unrestricted, any
additional right-of-way (or easements) required for this
improvement. (T) .
(STAFF/CPC) 4. The public water and wastewater systems shall be used. (U)
(STAFF/CPC) 5. The applicant, subdivider or assignee(s) shall pay the following to
the County of Chesterfield prior to the issuance of a building
permit for infrastructure improvements within the service district
for the property:
a. $15,6 oo per dwelling unit, if paid prior to July 1, 2OOf ; or
b. The amount approved by the Board of Supervisors not to
exceed $15,600 per dwelling unit adjusted upward by any
2 06SNO158--FEB22-BOS
increase in the Marshall Swift Building Cost Index between
July 1, 2005 and July 1 of the fiscal year in which the
payment is made after June 30, 2006.
C. Cash proffers shall be spent for the purposes proffered or as
otherwise permitted by law. (B&M)
(STAFF/CPC) 6. A maximum of three (3) residential lots shall be created within the
area of this request. (P)
GENERAL INFORMATION
Location:
East line of Osborne Road, south of Weld Estates Drive. Tax ID 794-657-8017
(Sheet 26).
Existing Zoning:
A
Size:
2.0 acres
ExistinR Land Use:
Vacant
Adjacent Zonin and Land Use:
North - R-15; Single-family residential
South - R--7;' Single-family residential
East - R-15; Single --family residential
West - A; Single-family residential
Public Water System:
There is a six (6) inch water line extending along Osborne Road, adjacent to this site. Use
of the public water system is intended. (Proffered Condition 4)
3 06SNO158-FEB22-BOS
Public Wastewater System:
There is an eight (8) inch wastewater collector line extending along a portion of Osbourne
Road, adjacent to this site. In addition, an eight (8) inch wastewater collector line extends
along Warfield Estates Drive, approximately 140 feet southeast of this site. The existing
wastewater line in Osbourne Road may not be deep enough to serve this site. Therefore, an
extension from the wastewater collector line in Warfield Estates Drive may be necessary.
Use of the public wastewater system is intended. (Proffered Condition 4)
ENVIRONMENTAL
Draina e and Erosion:
The property drains to the south through Warfield Estates, Section E and then via open
channels and storm sewers to a tributary of Proctors Creek. There are no existing or
anticipated on- or off -site drainage or erosion problems. There is an existing swale to the
rear of the lots in Warfield Estates that the developer might have to modify that was
originally designed to intercept the water draining from this property.
The property is wooded and should not be timbered without obtaining a land disturbance
permit from the Department of Environmental Engineering (Proffered Condition 1). This
will ensure adequate erosion control measures are in place prior to any land disturbance.
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Ca ital 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 three (3) dwelling units, this request will generate
approximately one (1) call for fire and emergency medical service each year. The
applicant has addressed the impact on fire and EMS. (Proffered Condition 5)
The Dutch Crap Fire Station, Company Number 14, 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.
4 06SNO158-FEB22--BOS
Schools:
Approximately two (2) students will be generated by this request. Currently, this site lies
in the Curtis Elementary School attendance zone: capacity - 809, enrollment - 748;
Chester Middle School: capacity - 846, enrollment - 991; and Thomas Dale High School:
capacity - 1,913, enrollment - 2,259. The enrollment is based on September 30, 2005 and
the capacity is as of 2005-2006. .
There are currently four (4) trailers at Chester Middle. Anew elementary school is
scheduled to open in the fall of 2007 that will provide relief for Curtis Elementary and
other schools in this area of the county. Anew middle school is scheduled to open in the
fall of 2009 that will provide relief for Chester and other schools. This area of the county
continues to experience growth and these schools will provide much needed space.
This case combined with other residential developments and zoning cases in the area, will
continue to push these schools to capacity, especially at the secondary level, necessitating
some form of relief in the future.
The applicant has addressed the impact of this development on school facilities.
(Proffered Condition 5)
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.
This development would most likely affect the Chester Library. The Public Facilities
Plan identifies a need for additional library space in the Chester area. The applicant has
addressed the impact of this development on library facilities. (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 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 addressed the impact of this
development on parks and recreation facilities. (Proffered Condition 5)
Transportation:
The property (2.0
requesting rezoning
density of three (3;
acres) is currently zoned Agricultural
to Residential (R-12). The applicant
lots (Proffered Condition 6). Based
(A), and the applicant is
has proffered a maximum
on single-family trip rates,
5 06SNO158-FEB22-BOS
development could generate approximately 40 average daily trips. These vehicles will be
initially distributed along Osborne Road which had a 2004 traffic count of 4,300 vehicles
per day (VPD).
The Thoroughfare Plan identifies Osborne Road as a collector with a recommended right-
of-way width of seventy (70) feet. The applicant has proffered to dedicate thirty-five
(35) feet of right of way, measured from the centerline of Osborne Road, in accordance
with that Plan. (Proffered Condition 2)
Access to collectors, such as Osborne Road, should be controlled. The applicant intends
to front lots along Osborne Road. In order to provide driveways onto Osborne Road for
these lots, the Transportation Department must grant an exception at time of tentative
subdivision review. Because of the number of existing residential lots that currently front
this section of Osborne Road, the Transportation Department will grant this exception.
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to relocate the ditch to provide an adequate
shoulder along the south side of Osborne Road for the entire property frontage. (Proffered
Condition 3)
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. Osborne Road will be directly impacted by this
development. Sections of Osborne Road have twenty (20) foot wide pavement with no
shoulders. The capacity of Osborne Road is acceptable (Level of Service D) for the
volume of traffic it carries (4,300 VPD).
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 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.
6 06SNO158-FEB22-BOS
Financial Im ---
act on Capital Facilities:
PER UNIT I
Potential Number of New Dwelling
3 *
1.00
Units
Population Increase'
8.16
2.72
Number of New Students
Elementary
0.70
0.23.
Middle
0.39
0.13
High
0.51
0.17
TOTAL
1.60
0.53
Net Cost for Schools
16,044
59348
Net Cost for Parks
1,812
604
Net Cost for Libraries
113047
349
Net Cost for Fire Stations
1,215
405
Average Net Cost for Roads
26,826
81942
TOTAL NET COST
46,944
151648
*Based on a proffered maximum of three (3) lots (Proffered Condition 6).
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 $15,648 per unit. The applicant has been advised that a maximum proffer of $15,600
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.
Comprehensive Plan:
Lies within the boundaries of the Chester Plan which suggests the property is appropriate
for residential use of 2.5 units per acre or less.
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Area Development Trends:
Area prop p y single-family
properties are occupied b sin le-famil residential uses in Chester ' Heights and
Pleasant Dale Subdivisions and on acreage parcels. Single-family residential -uses, at
densities of 2.5 dwelling units per acre or less, are expected to continue in this area, as
suggested by the Plan.
Buffers:
Staff notes the Subdivision Ordinance requires, a minimum thirty-five (35) foot buffer
adjacent to Osborne Road unless waived at the time of tentative subdivision review.
CONCLUSIONS
The zoning and land uses conform to the Chester Plan which suggests the property is
proposed
app p appropriate for residential use of 2.5 units per acre or less. In addition, the proffered conditions
adequately address the impacts of this development on necessary capital facilities, as outlined in
� Y
the Zoning Ordinance and Comprehensive Plan. Specifically, the needs for roads, schools,
parks, libraries and fire stations is identified in the Public Facilities Plan, the Thorou hfare Plan
and the Ca ital Improvement Pro ram, 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.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (1/ 17/06):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Litton, the Commission recommended
approval and acceptance of the proffered, conditions on pages 2 and 3.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, February 22, 2006, beginning at 7 : oo p.m., will take
under consideration this request.
8 06SNO158-FEB22-BOS
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