97SN0269
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July 15, 1997 CPC
July 23, 1997 BS
=
REQUEST ANALYSIS
AND
RECOMMENDATION
97SN0269
John Ted Patrick
and
Thomas P. Loughran
Dale Magisterial District
Southeast quadrant of Salem Church Road and Timbercreek Drive
REQUEST: Rezoning from Agricultural (A) to Residential (R-9)
PROPOSED LAND USE:
A single family residential subdivision with a minimum lot size of 9,000 square
feet is planned. The applicants have agreed to limit development to a maximum
of 150 lots, yielding a density of approximately 2.0 units per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPRO V AL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 9.
AYES: MESSRS. SHEWMAKE AND MILLER.
NAY: MR. CUNNINGHAM.
ABSTENTIONS: MESSRS. GULLEY AND MARSH.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing the impacts on capital facilities,
consistent with the Board of Supervisors' policy. This recommendation is made for the following
reasons:
A. The proposed zoning and land use conform with the Central Area Land Use Plan
which suggests the property is appropriate for residential use of 1.0 to 2.5 dwelling
units per acre. As proposed, this development would yield approximately 2.0
dwelling units per acre.
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3.
The public water and wastewater systems shall be used.
4"
At time of recerdation of a subdivision plat, thirty-five (35) feet of
right-of-way on the east side of Salem Church Road, measured from
the centerline of that part of Salem Church Road immediately
adjacent to the property shall be dedicated, free and unrestricted, to
and for the benefit of Chesterfield County.
5.
Access to Salem Church Road shall be limited to one (1) public
road located north of the Sara Kay Drive/Salem Church Road
intersection. There shall be no access to the property from
Chipping Drive or Plum Street.
6.
To provide for an adequate roadway system at the time of the
complete development, the developer shall be responsible for the
following:
A. Construction of additional pavement along Salem Church
Road at the approved access to provide left- and right-turn
lanes, if warranted based on Transportation Department
standards; and
B. Dedication to and for the benefit of Chesterfield County,
free and unrestricted, any additional right-of-way (or
easement(s)) required for the improvements identified
above.
7.
Prior to any road and drainage plan approval, a phasing plan for
required road improvements, as identified in Proffered Condition 6
shall be submitted to, and approved by, the Transportation
Department.
8.
The overall average lot size shall be a minimum of 12,000 square
feet.
9"
All lots adjacent to the northern, southern and eastern boundaries
of the property shall have a minimum area of 12,000 square feet.
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One of the following shall be accomplished:
Stormwater shall be retained on site based upon the post
development 2, 10 and 100 year storm and the release rate shall be
no greater than the pre-development 2, 10 and 100 year storms for
each of the Proctor's Creek and Great Branch Creek drainage areas
upstream and downstream of the confluence of Proctor's Creek and
Great Branch Creek; or
A storm sewer system shall be installed to an off-site point of
release that is downstream of Timbercreek Court. The system shall
be designed to achieve a release rate no greater than the pre-
development 2, 10 and 100 year storms, provided that drainage
easements are adequate to accommodate such installation, or the
County, at its expense, obtains such easements.
17"
The following Declaration of Restrictions shall be recorded in
conjunction with the recordation of any subdivision plat:
THE OWNERS do hereby declare that said property is to be held,
owned, conveyed, used and occupied subject to the following
restrictive covenants.
(1) No lot shall be used except for residential and related
purposes. No residence shall be erected, altered, placed or
permitted to remain on any lot other than one detached
single-family dwelling not to exceed two and one-half
stories in height and a private garage for no more than two
cars. No fence or wall, except approved fences, approved
by the Architectural Control Committee, shall be erected,
placed or altered on any lot. Nothing contained herein shall
be deemed to prohibit the use of a lot or lots for the
purposes of providing residential utility services to and for
other lots.
(2) The minimum square footage of dwellings shall be as
follows:
(a) Two-story - 1,496 gross square feet
(b) Cape Cod - 1,414 gross square feet
(c) One-story located on lots adjacent to the northern,
southern and eastern boundary lines of the property -
1,300 gross square feet
5
97SN0269/WP/JUL Y23V
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placed or altered on any lot nearer to any street than the
minimum building setback line unless similarly approved.
ChaiIDink fencing shall be prohibited in front yards.
Window or through-the-wall air conditioners shall be
prohibited.
(7) On the same side of any street, there shall be no more than
two (2) one-story dwellings located adjacent to each other.
(8) The Architectural Control Committee is composed of the
following three persons: The Developer, an Architect or
Engineer, and a third member appointed by the Developer,
who shall be a lot owner (other than the Developer) in the
development.
The committee shall designate a representative to act for it.
In the event of the death or resignation of one of the
members of the Committee, the remaining members shall
have full authority to designate a successor, provided said
successor is the owner of a lot in the subdivision. Neither
the members of the committee nor its designated
representative shall be entitled to any compensation for
services performed pursuant to this covenant; provided,
however, the Committee may employ an architect to assist
in its work, in which event, a charge not in excess of $50.00
may be made for services of said architect, such amount to
be paid by any lot owner, the consideration of whose plans,
in the opinion of said Committee require the services of said
architect.
(9) The committee's approval or disapproval as required in
these covenants shall be in writing.
(10) Easements for utilities and drainage are reserved as shown
on the recorded plat. The right is reserved to the developer,
their successors and assigns, to establish and grant any
additional easements along, over, upon and across any lots
owned by it, (located when possible along lot lines) and
along, over, upon and across any streets, alleys, avenues or
drives for the purpose of furnishing utilities and! or drainage
in or through said subdivision.
7
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UO pasn aq II1nIs aU!PTInqlno lalpO 'umq 'aa-emg '~p-eqs 'lU~
'lU:;)W:;)S-eq 'lan'tlll 'lal:)-eJ-eq:J AlB10dw:;)1 B )0 alnl:Jn.llS 0 N (11)
(STAFF/CPC)
(STAFF/CPC)
-
~.
plat. After that time, the Architectural Review Committee
their successors and assigns, expressly reserve the right to
waive,:amend or change, by unanimous consent, any or all
of said conditions and restrictions as to any lots owned by
them; and, with the consent of the owner thereof, as to any
lots therein, heretofore or hereafter sold or conveyed by
them. The sole right of the Committee to amend these
restrictions shall terminate when all of the above described
lots shall have been sold or conveyed by them, and
thereafter, these conditions and restrictions may be waived,
amended or changed by the owners of a majority of the
above described homeowners.
Except that no such waiver, amendment or change shall be
made which will permit any lots in the subdivision to be
used for any purpose other than for a single family dwelling
site or for providing residential utility services to the
subdivision.
18. In conjunction with development of the first fifty (50) lots of this
development, a sidewalk shall be designed and constructed in
accordance with VDOT standards along the east side of Salem
Church Road from the approved public road access, as identified in
Proffered Condition 5, to the existing crosswalk which serves Salem
Church Elementary School provided sufficient right of way or
easements exist, or can be made available by others, for such
construction and provided that the sidewalks will be maintained by
either VDOT or Chesterfield County
19. At time of tentative subdivision plan submission, a minimum of
12,000 square feet shall be designated for public use, which land
shall be appropriately useable for recreational purposes. The
general location of this area shall be at the northeast intersection of
the access road and Salem Church Road. The approved land shall
be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County, if accepted by the Board of Supervisors.
Further, in conjunction with such dedication, the developer shall
pay the County $500" 00 for infrastructure improvements to such
land infrastructure improvements to such land having a value of
$500.00, the nature of which shall be agreed upon between the
Developer and the Department of Parks and Recreation.
9
97SN0269IWP/JUL Y23V
A€ZA'lI1f/dAV69Z0NSL6
01
wat[llou alp guore palB:Jol S! ){lInll lalBA\.;;)ls-eh\ q:)U! (S I) U:;la:y:y -e pUl? al!S lS:;lnba1
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OSIV "aAPG ){aa1:Jl:;)q'W!.L pu-e p-eo~ q:Jlnq;) wal-eS JO llre1p-enb ls-e:;)lpnos dt[l U! pal-e:)O'l
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-
-
boundary. In addition, an eight (8) inch wastewater collector is located in the stub of
Chipping Drive in Salem Woods Subdivision at the southern boundary of the request site.
The applicants have proffered the- use of the public wastewater system (Proffered
Condition 3). The results of a computer-simulated hydraulic analysis indicate that
sufficient capacity should be available to support this development.
ENVIRONMENTAL
Draina~e and Erosion:
Property drains to Proctors Creek and Great Branch and then to the James River. Proctors
Creek and Great Branch generally form the northern and eastern boundaries of the request
site, respectively. There are no major existing or anticipated on- or off-site drainage or
erosion problems; however, there are some very wide, wet, flat areas adjacent to the
creeks. It may be necessary to obtain off-site easements for runoff.
The applicants have proffered that, with the exception of timbering to remove dead or
diseased trees which has been approved by the Department of Forestry, there will be no
timbering until a land disturbance permit has been obtained from the Environmental
Engineering Department (Proffered Condition 2)" This will insure that proper erosion
control measures are in place prior to any timbering and related land disturbance.
To address concerns which have been expressed by area residents relative to drainage
problems, the applicants have proffered a condition relative to on-site retention or storm
sewer improvements (proffered Condition 16). Further, to insure that all wetlands outside
the Resource Protection Area (RP A) are delineated prior to any land disturbance, Corps
of Engineer approvals will be submitted to Environmental Engineering. (Proffered
Condition 14)
PUBLIC FACILITIES
The need for fIre, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thorouihfare Plan and the FY1997-2oo1 Capital Improvement Program and
further detailed by specific departments in the applicable sections of this "Request Analysis."
Fire Service:
The Public Facilities Plan indicates that Emergency Services calls are expected to increase
forty-five (45) percent by the year 2015. Eight (8) new fire/rescue stations are
recommended for construction by the year 2015 in the Public Facilities Plan. This
property is currently served by the Airport Fire/Rescue Station, Company Number 15.
11
97SN0269/WP/JUL Y23V
AEZA'lI1f/d.M./69Z0NSL6
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(61 UO!l!PUO:J p~1:;)Jj01,cI) 'sanss! ~l-eJlah\
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(OE) ~ Alal-eW!X01dd-e alB1~uaa IHh\ lsanbal s!1ll 'SlOT 11e!luap!S;;)1 0~1 uo pas-es:
"~Id pauopuawaloJB alp
JO A\.:;)!Aa1 ~lp ~U!lnp paU!Wlal:;)p aq lUA\. lu:;)wd!nba A:Juag1awa 10J ssa~:;)/ssalaU! 10J p:;)au
alp 'osIV "ss:;):)old A\.a!Aa1 ~Id alp aU!mp pal-enI-eAa aq IHA\. UO!l:J~lO.Id all] 10J pap:;):;)u
1:;)l-eA\. JO Al!l~nb p1m Sl1mlpAq JO laqwnu alp 'padoIaAap S! Allad01d alp uallA\ "Ca:)!J.JO
S~!Alas a:)ll-emSUI p~ Uop-epossy UO!l':J:;)lOld al!d lrooP-eN '.a.O spmpums p:;)Z!U1jO:J:;)l
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'.......
-
Transportation:
The applicants have proffered a maximum density of 150 residential lots (Proffered
Condition 11). Development is anticipated to generate approximately 1,500 average daily
trips. These vehicles will be distributed along Salem Church Road which had a 1997
traffic count of 7,177 vehicles per day.
The Thorou~hfare Plan identifies Salem Church Road as a collector with a recommended
right-of-way width of seventy (70) feet. The applicants have proffered to dedicate thirty-
five (35) feet of right-of-way, measured from the centerline of Salem Church Road, in
accordance with that Ban. (proffered Condition 4)
Access to collectors, such as Salem Church Road, should be controlled. The applicants
have proffered to limit access to Salem Church Road to one (1) public road, located north
of the Sara Kay Drive/Salem Church Road intersection (Proffered Condition 5). This
access to Salem Church Road should be located approximately midway between the
Timbercreek Drive intersection and the Sara Kay Drive intersection.
Mitigating road improvements should be provided to address the traffic impact of this
development. The applicants have proffered to construct additional pavement along Salem
Church Road at the one approved public road access to provide left and right turn lanes
based on Transportation Department standards (Proffered Conditions 6 and 7). Based on
the proposed density, both left and right turn lanes will be required along Salem Church
Road to serve this development.
The applicants have also proffered to construct a sidewalk along the east side of Salem
Church Road, from the approved public road access to the existing crosswalk that serves
Salem Church Elementary School, provided sufficient right-of-way is available for such
construction (proffered Condition 18). If sufficient right of way is not available for the
sidewalk construction, the County can secure any additional right-of-way required for the
developer to construct the sidewalk. If sufficient right of way is not available for the
entire length, the developer will not be required to construct any of the sidewalk.
The Planning Commission's Stub Road Policy requires that subdivision streets projected
to carry 1,500 vehicles per day or more, should be designed and constructed as "no lot
frontage" roads. The right of way for Chipping Drive in Salem Woods Subdivision and
the right of way for Plum Street in Chesswood and Sunbury Two Subdivisions are stubbed
to the subject property. In accordance with the Planning Commission's Stub Road Policy,
these stub road rights of way should not be extended into the subject property if traffic
generated by this development, plus the potential cut-through traffic, causes traffic
volumes on those adjacent residential streets to exceed 1,500 vehicles per day. Based on
this policy, neither Chipping Drive nor Plum Street should be used for access to the
subject property" The applicants have proffered that no access will be provided to the
subject property from Chipping Drive or Plum Street" (Proffered Condition 5)
13
97SN0269/WP/JUL Y23V
AEZA'lI1I/d.M./69Z0NSL6
171
Im!d~:J :;)Ill JO lSO:J :;)ql AElJap 01 p:;)lda:J:JB aq- PlnOA\. l!lln lad SL I' S$ JO 1aJJ01d mnW!xBw
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"lsanba1 s!lfJ uoddns lOUUB::I1Uawu-edaa UOptnlOd~l.L :;)lp
'lUaWl!WWo:J s!lplnolp!Al "l:J~dW! :)YJ-ell s!1ll ssa1ppe Alal-enbapB 10U s:;)op l:;)JJOld S!1l.L
"( 1 uOP!pUO;) p~laJJ01d) l:J-edW! s!1ll iiU!l-ea!l1W spmA\.Oll{Sl1:J awos alnqPluo:J 01 palaJjOld
aARq Slll-e:JHddB aq.L "luawdolaAap S!1ll Aq pal~l~uaa :JYJ-ell tI! aSl1:;)l:JU! alp al-epoWWO~B
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-
.....
facilities necessitated by this proposed development. The applicants have proffered cash
in the amount of $3,083 per unit on 148 of 150 units to assist in defraying the cost of this
proposed zoning on such capital facilities. If this amount is accepted, it will be pro-rated
among schools, parks, libraries and transportation facilities by the Budget and
Management Department.
Note that circumstances relevant to this case, as presented by the applicants, have been
reviewed and it has been determined that it would be appropriate to accept the maximum
cash proffer in this case. The Planning Commission and Board of Supervisors, through
their consideration of this request, may determine that there are unique circumstances
relative to this development which may justify acceptance of a cash proffer below the
maximum amount.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Land Use Plan which suggests the property
is appropriate for residential use of 1.0 to 2.5 units per acre.
Area Development Trends:
The surrounding properties are characterized by single family residential uses and vacant
parcels zoned Agricultural (A) and Residential (R-7 and R-9)" The developed adjacent
residential property consists of Ashton Woods South Subdivision with a density of 2.47
lots per acre; Chesswood Subdivision with a density of 3.48 lots per acre; Salem Woods
Subdivision with a density of 2.59 lots per acre; Afton Subdivision with a density of 3.38
lots per acre; and Sunbury Two Subdivision with a density of 3.25 lots per acre.
Zonin~ History:
On July 26, 1995, the Board of Supervisors, denied a request for rezoning to Residential
(R-9) on the request property. At that time there were health, safety and welfare concerns
related to density; lot sizes; house sizes; the number of ranch-style homes; drainage
impacts; transportation impacts; and impacts on other County facilities. This original
proposal differs from the one currently under consideration as follows:
15
97SN0269/WP/JUL Y23V
ASZA'lflf/dA\./69Z0NSL6
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,-
-
Case 95SN0212 Case 97SN0269
"
Roof pitch No requirement Minimum 7:12 with
minimum main
overhang twelve (12)
inches
Chainlink fences in front Permitted Prohibited
yards
Through-wall or window Permitted Prohibited
air conditioning units
Membership of Three (3) persons - Three (3) persons -
Architectural Control Developer, architect or Developer, architect or
Committee engineer and a person engineer and a lot
appointed by developer owner other than the
developer
Waiver, modification or At any time by None for a period of ten
amendments Architectural Review (10) years from
Committee recordation of fIrst
section of subdivision
Nwnber of adjacent one- No limit No more than two (2)
story dwellings on same side of street
Tree preservation No requirement Use best efforts to
retain as many 15-foot
plus high trees as
possible
Sidewalks along Salem Church Not required Required if adequate
Road right of way or
easements
Land dedication None Minimum of 12,000
square feet to the
County if accepted by
Parks and Recreation
with $500 donation for
improvements or $500
of improvements by
developer
17
97SN0269nNP/~Y23V
AEZA'lI1f/dA\/69Z0NSL6
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as outlined in the Zoning Ordinance and the Comprehensive Plan. Specifically, the need
for transportation, schools, parks, libraries and fire stations is identified in the County's
adopted Public Facilities Plan, FY~ 1997-2001 Capital Improvement Pro~ram and the
Thorou~hfare Plan and the impact of this development is discussed herein. The proffered
conditions do not adequately 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 subject to the
applicants addressing the impacts on capital facilities.
CASE HISTORY
Planning Commission Meeting (7/15/97):
The applicant accepted the Planning Commission's recommendation.
There were several concerned citizens present. They were not opposed to the rezoning;
rather they had concerns regarding the responsibility for maintenance of any BMP facility;
the possibility of access to Timbercreek Drive; and the possibility that sufficient right of
way is not available along Salem Church Road to accommodate construction of the
sidewalk.
The applicants' representative indicated that he was not in a position to proffer additional
conditions to address these concerns.
Mr. Marsh expressed concern that the responsibility of maintenance of any required BMP
facility may fall upon individual lot owners, versus a homeowners' association and that
the future lot owners would not be aware of their responsibility until after the purchase of
the lot. He indicated that if the BMP maintenance and access to Timbercreek Drive could
be addressed, he would be in a better position to support the request, not taking into
consideration the impact on capital facilities.
Mr. Cunningham expressed concerns relative to the future maintenance responsibility for
any BMP facility and the potential that if sufficient right of way does not exist along Salem
Church Road, a sidewalk may not be constructed.
Mr. Gulley indicated that he agreed with Messrs. Marsh and Cunningham's concerns.
19
97SN0269/WP/JUL Y23V
A€ZA'lI1I/d.M./69Z0NSL6
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