06SN0196
~farch 21, 2006 CPC
~fay 16, 2006 CPC
June 28, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
06SNO 196
Princeton Properties, Inc.
Bermuda Magisterial District
EcoffElementary, Carver Middle and Bird High Schools Attendance Zones
South line of Iron Bridge Road
REQUEST: Rezoning from Agricultural (A) and Residential (R-15) to Residential Townhouse
(R- TH) with Conditional Use Planned Development of 38.0 acres; Agricultural
(A) to Corporate Office (0-2) of 2.2 acres; Corporate Office (0-2) to Community
Business (C-3) of 6.4 acres; and Corporate Office (0-2) to Multifamily
Residential (R-MF) of 1.0 acre.
PROPOSED LAND USE:
Residential, office and commercial uses are proposed. A maximum of 8.0
dwelling units per acre is permitted within a Residential Townhouse (R- TH)
District, yielding approximately 264 dwelling units. Multifamily Residential (R-
MF) zoning is requested for the purpose of reestablishing a zoning line consistent
with the alignment of a proposed right of way that will separate the existing
multifamily development to the south from the proposed commercial
development to the north.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 8.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
Providing a FIRST CHOICE community through excellence in public service
A. While the proposed zoning and land uses conform to the Central Area Plan which
suggests the eastern portion of the property is appropriate for community scale
commercial uses while the western portion is appropriate for mixed use corridor
uses which includes office uses and residential developments of various densities,
the application fails to address the traffic impact in regards to construction of the
Thoroughfare Plan road, as discussed herein.
B. The proffered conditions do not adequately address the impacts of this
development on necessary capital facilities, as outlined in the Zoning Ordinance
and Comprehensive Plan. Specifically, the need for schools 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 do not mitigate the impact on school facilities, thereby insuring
adequate service levels are maintained and protecting the health, safety and
welfare of County citizens.
c. The requested exception to the provision of off-street townhouse parking may
result in deficiencies in parking.
D. Proffered conditions do not address the provision of a focal point to meet the
typical standard for similar projects.
(NOTE: CONDITIONS MAYBE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER 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 and the Developer, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as
amended) and the Zoning Ordinance of Chesterfield County (the "Zoning Ordinance"), for
themselves and their successors or assigns, proffer that the development of the property
designated as Chesterfield County Tax IDs 776-652-2477, 776-652-3293, 776-652-7829, 777-
653-3211, 776-652-1462, 776-652-0051 and 777-652-3981 and a portion of 777-652-6715
containing a total of 47.6 acres (the "Property") under consideration will be developed according
to the following proffered conditions if, and only if, the request for rezoning of the Property for
C-3, 0-2, R-MF and RTH with CUPD is granted. In the event the request is denied or approved
with conditions not agreed to by the Developer, the proffered conditions shall be immediately
null and void and of no further force or effect. If the zoning is granted, these proffered
conditions will supersede all proffers and conditions now applicable to the Property.
For the purposes of this Statement of Proffered Conditions, "Use Exception Property" shall mean
the 5.0 acre portion of the Property lying on the south line of Ironbridge Road for which an R-
TH with CUPD rezoning is requested and which is further defined in the Textual Statement
2
06SN0196-]UNE28-BOS
referenced below, "Townhouse Property" shall mean the 38.0 acre portion of the Property for
which an R- TH with CUPD rezoning is requested, less the Use Exception Property, and
"Commercial Property" shall mean the 8.6 acre portion of the Property for which C-3 and 0-2
rezoning is requested.
THE FOLLOWING PROFFERS ARE APPLICABLE TO THE ENTIRETY OF THE
PROPERTY:
(CPC)
1.
Utilities. The public water and wastewater systems shall be used. (U)
(epc)
2.
Timbering. Except for Timbering approved by the Virginia 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)
THE FOLLOWING PROFFERS ARE APPLICABLE TO THE ENTIRETY OF THE
PROPERTY UNLESS OTHERWISE SPECIFICALLY NOTED:
(CPC)
3.
Transportation.
a. In connection with recordation of the initial subdivision
plat for the Property, prior to any site plan approval or
within sixty (60) days from the date of a written request by
the Transportation Department, whichever occurs first, the
following rights of way shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County:
1. One hundred (100) feet of right-of-way on the south
side of Ironbridge Road, measured from the
centerline of that part of Ironbridge Road,
immediately adjacent to the Property; and
2. Any additional right of way required to widen the
existing right of way for Carver Heights Drive to a
total width of ninety (90) feet along the southern
boundary line of the Townhouse Property or in such
other location and of such width as otherwise
agreed to by the developer and the Transportation
Department.
b. To provide for an adequate roadway system, the developer
shall be responsible for the following:
1. Construction of an additional lane of pavement
along the eastbound lanes of Ironbridge Road at the
3
06SN0196-]lJNE28-BOS
Site Access (as defined below) and at the Edenshire
Road intersection to provide separate right turn
lanes.
2. Construction of additional pavement along
Edenshire Road to provide a three-lane typical
section (i.e., one (1) southbound lane and two (2)
northbound lanes) at its intersection with Ironbridge
Road. The exact length of this improvement shall
be approved by the Transportation Department.
3. Full cost of traffic signalization at the Edenshire
Road/Ironbridge Road intersection (the "Traffic
Signal"), if warranted by development of the
Townhouse Property or the Commercial Property,
as determined by the Transportation Department.
4. Dedication to Chesterfield County, free and
unrestricted, of any additional right of way (or
easements) required for the improvements identified
above. In the event any additional right of way is
required for the design approved by the
Transportation Department for the improvement
described in Proffered Condition 3.b.2., the
developer may request, in writing, the County to
acquire such right of way as a public road
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 additional
right of way, the developer shall be relieved of the
obligation to acquire the additional right of way and
shall be obligated to construct the improvements
only within available public right of way, as
determined by the Transportation Department.
Prior to any site plan or road construction plan
approval, whichever occurs first, a phasing plan for
the required road improvements, as identified
above, shall be submitted to and approved by the
Transportation Department.
c. Except for a private driveway that serves only one (1)
single-family dwelling on the Use Exception Property,
direct vehicular access from the Property to Ironbridge
Road shall be limited to one (1) entrance/exit (the "Site
4
06SN0196-]UNE28-BOS
Access"), generally located along the common boundary
line of the parcel identified as Tax ID 777-653-3211 (the
"C-3 Parcel") and the parcel adjacent to and west of the C-
3 Parcel and identified as Tax ID 776-653-9843 (the
"Adjacent Parcel"), or as otherwise approved by the
Transportation Department. The Site Access shall be
designed and constructed to provide shared use with the
Adjacent Parcel. The design of the Site Access shall be
approved by the Transportation Department. Prior to any
site plan approval which includes the Site Access, an access
easement, acceptable to the Transportation Department,
shall be recorded across the C-3 Parcel and/or the Adjacent
Parcel to ensure shared use of the Site Access.
d. All roads that accommodate general traffic circulation
through the Townhouse Property (the "Circulation Roads"),
as determined by the Transportation Department, shall be
designed and constructed to VDOT standards and taken
into the State System. Setbacks from the Circulation Roads
shall be as identified for special access streets pursuant to
Section 19-505(b) of the Zoning Ordinance but will be
sufficient to accommodate the sidewalks and street trees
proffered herein.
e. Prior to the recordation of the initial subdivision plat
establishing lots within the Townhouse Property, the
developer shall pay $170,000 to the County to be applied to
the cost to construct an extension of or improvements to
Carver Heights Drive, or for other road improvements
within the Property's traffic shed as defined in the County's
cash proffer policy. (T)
THE FOLLOWING PROFFER IS APPLICABLE ONLY TO THE TOWNHOUSE
PROPERTY AND THE USE EXCEPTION PROPERTY:
(cpe)
4.
Textual Statement. In conjunction with the approval of this request, the
Textual Statement dated May 16, 2006, shall be approved. (P)
THE FOLLOWING PROFFERS ARE APPLICABLE ONLY TO THE COMMERCIAL
PROPERTY:
(CPC)
5.
Architectural Compatibility. For the purposes of architectural treatment,
the C-3 and 0-2 tracts shall be considered as part of a project consisting of
these tracts plus Tax ID 777-653-9412. (P)
Sidewalk. A sidewalk shall be provided along the south side of Ironbridge
Road for the entire frontage of the Commercial Property. The exact
(epc)
6.
5
06SN0196-]UNE28-BOS
design and location of the sidewalk shall. be approved by the
Transportation Department. To the extent allowed by VDOT, the
sidewalk may be located within the public right of way. (P)
THE FOLLOWING PROFFERS ARE APPLICABLE ONLY TO THE TOWNHOUSE
PROPERTY:
(epe)
7.
(epc)
(epc)
(CPC)
( CPC)
Dwelling Size and Building Materials.
a. Each dwelling unit shall have a minimum gross floor area of one
thousand three hundred fifty (1,350) square feet.
b. Not less than forty (40) percent of the exposed portions of the front
of each grouping of dwelling units shall be constructed of brick
veneer. All other exposed exterior portions of each dwelling unit
shall be constructed of vinyl siding or cement board siding or other
materials of similar quality, durability, and appearance as approved
by the Planning Commission in connection with tentative
subdivision plan review. Roofs on dwelling units shall be of
asphalt shingles or other materials with a minimum life of 20
years. (P)
8.
Drivewavs. All private driveways shall be hardscaped with asphalt,
concrete or aggregate. (P)
9.
Age Restriction. Except as otherwise prohibited by the Virginia Fair
Housing Law, the Federal Fair Housing Act, and such other applicable
federal, state or local legal requirements, any dwelling units designated by
the developer as age-restricted ("Age-Restricted Units") shall be restricted
to "housing for older persons" in accordance with the Virginia Fair
Housing Law and no persons under nineteen (19) years of age shall reside
therein. (B&M)
10.
Senior Housing. Any Age-Restricted Units shall be noted on the
subdivision plat for the Townhouse Property and shall be grouped together
within the same development section or sections. (P)
11.
Cash Proffer. The applicant, subdivider, or assignee(s) shall pay the
amounts set forth below to the County of Chesterfield, prior to the
issuance of a building permit for each new dwelling unit for infrastructure
improvements within the service district for the Townhouse Property:
A. For all dwelling units initially constructed with more than two (2)
bedrooms and which are not Age-Restricted Units:
6
06SN0196-]UNE28-BOS
( CPC)
1. $15,600.00 per dwelling unit, if paid prior to July 1, 2006;
or
2. The amount approved by the Board of Supervisors not to
exceed $15,600.00 per dwelling unit adjusted upward by
any increase in the Marshall and Swift Building Cost Index
between July 1, 2005 and July 1 of the fiscal year in which
the payment is made if paid after June 30, 2006.
B. For all dwelling units initially constructed with two (2) or fewer
bedrooms or which are Age-Restricted Units:
1. $10,269.00 per dwelling unit, if paid prior to July 1, 2006;
or
2. The amount approved by the Board of Supervisors not to
exceed $10,269.00 per dwelling unit adjusted upward by
any increase in the Marshall and Swift Building Cost Index
between July 1, 2005 and July 1 of the fiscal year in which
the payment is made if paid after June 30, 2006.
3. At the time of payment, the $10,269.00 will be allocated
pro-rata among the facility costs as follows: $602.00 for
parks and recreation, $348.00 for library facilities,
$8,915.00 for roads, and $404.00 for fire stations.
Payments in excess of $10,269.00 shall be prorated based
on the allocation set forth above.
c. Building plans submitted for building permits shall designate the
number of bedrooms in each dwelling unit.
D. Cash proffer payments shall be spent for the purposes proffered or
as otherwise permitted by law. Should Chesterfield County
impose impact fees at any time during the life of the development
that are applicable to the Townhouse 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 as determined by the
County. (B&M)
12.
Recreation. Pursuant to Section 19-1 05( 0) of the Zoning Ordinance, the
following recreational areas and facilities shall be provided with a total
acreage equal to or greater than the acreage required by the Zoning
Ordinance:
a. An outdoor fitness system for active recreation to include (i)
jogging or walking trails hardscaped with asphalt or other
7
06SN0196-]UNE28-BOS
(CPC)
(CPC)
(CPC)
(cpe)
(epe)
(CPC)
16.
materials approved by the Planning Department and (ii) fitness
stations or fitness clusters adjacent to the trails constructed
primarily of wood or other materials of a natural appearance.
b. Park-like areas for passive recreation, hardscaped with features
such as benches, gazebos or similar structures.
c. A playground area designed for use by small children with
playground equipment constructed primarily of wood or other
materials of a natural appearance, provided any playground areas
shall be located a minimum of forty (40) feet from the property
lines of lots within the Townhouse Property and a minimum of
thirty-five (35) feet from any public roads.
d. A clubhouse building of a minimum size of 1,600 gross square
feet. (P)
13.
Garages. A minimum of fifty-one (51) percent of the total dwelling units
shall initially be constructed with either a one (1) car garage or a two (2)
car garage. The front of each front-loaded garage shall be located no
closer to the Circulation Roads than the front fac;ade of the dwelling unit it
serves. (P)
14.
Sidewalks. Sidewalks shall be provided on both sides of all rights of way
for the Circulation Roads and along the southern line of the right of way
for any roadway which extends Rivington Drive to connect Edenshire
Road and Branders Creek Drive (the "Connector Road"). To the extent
allowed by VDOT, such sidewalks may be located within the public rights
of way. (P)
15.
Street Trees. Street trees shall be installed along each side of the
Circulation Roads and along the southern line of the right of way for the
Connector Road. (P)
Proiect Identification Signs. Any Residential Community Identification
signs shall be a monument design and shall not exceed a height of six (6)
feet. (P)
17.
Light Poles. Light poles shall have maximum height of fifteen (15) feet.
(P)
18.
Access. No lots shall have direct vehicular access from Edenshire Road or
sole access to Ironbridge Road via Edenshire Road. (P)
8
06SN0196-]UNE28-BOS
GENERAL INFORMATION
Location:
South line of Iron Bridge Road; and the southeast quadrant of Edenshire Road and
Rivington Drive. Tax IDs 776-652-0051, 1462, 2477, 3293 and 7829; 777-652-3981 and
Partof6715; and 777-653-3211.
Existing Zoning:
A, R-15 and 0-2
Size:
47.6 acres
Existing Land Use:
Single family residential or vacant
Adiacent Zoning and Land Use:
North - C-2, 0-2 and A; Office or vacant
South - R-MF and A; Multifamily residential or single family residential
East - C-5; Vacant
West - R-15 and A; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the south side of Iron
Bridge Road within an easement across the request site. In addition, a twelve (12) inch
water line extends south from Iron Bridge Road along the east side of Branders Creek
Drive adjacent to the eastern boundary of this site and an eight (8) inch water line
extends along Rivington Drive in Edenshire Subdivision and terminates adjacent to the
western boundary of this site. Use of the public water system has been proffered
(Proffered Condition 1). Internal looping of water lines including connecting to the
existing water lines along Branders Creek Drive and Rivington Drive will be required
with this development.
Public Wastewater System:
This site is within the service area of the Piney Branch Wastewater Pump Station, which
is located adjacent to Carver Heights Drive, approximately 1,000 feet east of this site. A
twelve (12) inch wastewater trunk line was constructed in conjunction with the River
9
06SN0196-]UNE28-BOS
Forest Apartments from the Piney Branch Wastewater Pump Station to a point on the
northern section of Quite Pine Circle, approximately 260 feet southeast of this site. Only
the northern portion of the request site could possibly be served from this twelve (12)
inch wastewater line. The majority of the request site, as well as any future upstream
development within the pump station service area, will require extending a wastewater
line from the Piney Branch Wastewater Pump Station, west along Carver Heights Drive,
and within an easement across the southern portion of the River Forest Apartments, to the
eastern boundary of this site. Use of the public wastewater system has been proffered
(Proffered Condition 1). All wastewater lines constructed in conjunction with
development of the request site must be of adequate size, and installed at adequate depth,
to serve up-stream development.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the south to a tributary of Swift Creek. There are currently
no known 00- or off-site drainage or erosion problems and none are anticipated after
development.
The property is currently wooded and, as such, should not be timbered without obtaining
a land disturbance permit from the Department of Environmental Engineering (Proffered
Condition 2). This will ensure that adequate erosion control devices are installed prior to
timbering.
Wate! Quality:
The tributary to the rear of the property is a perennial stream and, as such, is subject to a
100 foot conservation area within which uses are very limited.
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Caoital Improvement Program. The residential
portion of 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 155 dwelling units, this request will generate approximately
forty-three (43) calls for fire and emergency medical service each year. The applicant
has addressed the impact of this request on fire and EMS. (Proffered Condition 11)
10
06SN0196-]UNE28-BOS
The Chester Fire Station, 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.
Schools:
Approximately eighty-two (82) students will be generated by this development.
Currently this site lies in the Ecoff Elementary School attendance zone: capacity - 782,
enrollment - 773; Carver Middle School zone: capacity - 1,229, enrollment - 1,287; and
Bird High School zone: capacity - 1,722, enrollment - 1,835. The enrollment is based on
September 30, 2005 and the capacity is as of 2005-2006. This request will have an
impact at the elementary and secondary levels. There are currently four (4) trailers at
EcoffElementary; nine (9) at Carver Middle and five (5) at Bird High School.
A new middle school is scheduled to open in 2009. The new middle school will provide
relief for Chester and Carver Middle Schools. This area of the county continues to
experience growth and this school 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 not fully addressed the impact of this
development on schools facilities. (Proffered Condition 11)
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 would most likely affect the Central Library or the Chester Library. The
Plan identifies a need to expand the Chester Library. The applicant has addressed the
impact of this development on library facilities. (Proffered Condition 11)
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 these parks and recreation
facilities. (Proffered Condition 11)
11
06SN0196-]UNE28- BOS
Transportation:
The applicant is requesting rezoning of the property (47.6 acres) to Residential
Townhouse (R- TH) on 38.0 acres, Corporate Office (0-2) on 2.2 acres, Community
Business (C-3) on 6.4 acres, and Multifamily Residential (R-MF) on 1.0 acre. Staff does
not support this request because the applicant is unwilling to provide for the construction
of a proposed Thoroughfare Plan road.
The request will restrict the use on five (5) acres of the R- TH tract to a single-family
dwelling. Development of the 0-2 and C-3 tracts must adhere to the Development
Standards Manual in the Zoning Ordinance, relative to access and internal circulation
(Division 5). This request will not limit development of those commercial tracts to a
specific land use; therefore, it is difficult to anticipate traffic generation. Based on
townhouse, general office and shopping center trip rates, development could generate
6,370 average daily trips. Vehicles generated by this development will be initially
distributed along Edenshire Road and along Branders Creek Drive to Iron Bridge Road
(Route 10), which had a 2005 traffic count of 22,126 vehicles per day. The capacity of
the four-lane section of Route 10 between Branders Bridge Road and Lewis Road is
acceptable (Level of Service B) for the volume of traffic it carries.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right
of way width of 120 to 200 feet. The applicant has proffered to dedicate one hundred
(100) feet of right of way measured from the centerline of Route 10, in accordance with
that Plan. (Proffered Conditions 3 .a.1)
The Thoroughfare Plan also identifies a proposed east/west major arterial ("Carver
Heights Extended") with a recommended right of way width of ninety (90) feet, running
parallel to Route 10 and extending from Branders Bridge Road to west of Lewis Road.
The alignment of Carver Heights Extended goes through the southern part of the
property. Based on available information, there is a forty (40) foot wide unimproved right
of way along the southern boundary of the property. The applicant has proffered to
dedicate up to a ninety (90) foot wide right of way for Carver Heights Extended through
the property. (Proffered Conditions 3.a.2)
Access to major arterials, such as Route 10, should be controlled. The applicant has
proffered that, except for a private driveway that will serve only the single-family
dwelling, direct access from the property to Route 10 will be limited to one (1)
entrance/exit (Proffered Condition 3.c). This access will be located at the western
boundary of the C-3 tract, and will be limited to right-turns-in and right-turns-out only.
Proffered Condition 3.c requires that an access easement be recorded across the property
to provide shared use of this access with the adjacent parcel to the west.
The property has frontage on Edenshire Road and on Branders Creek Drive. The
applicant intends to construct an east/west street connecting these roads. 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
12
06SN0196-]UNE28-BOS
should be designed as "no-lot frontage" collector roads. The proposed east/west street
should be designed and constructed as a collector road. The right of way for Edenshire
Road was recorded with Edenshire Subdivision. Edenshire Subdivision was recorded
prior to the adoption of the Stub Road Policy. The Central Area Plan suggests that all the
lots within Edenshire Subdivision would be appropriate for office/residential mixed use.
Traffic generated by this development and adjacent developments traveling along that
street is anticipated to exceed the acceptable subdivision street volume as defined by the
Stub Road Policy.
Part of the property will be developed for residential townhouses. Staff recommends that
all of the main streets in these types of development be accepted into the State Highway
System. Having these streets accepted into the State Highway System will insure their
long-term maintenance. The applicant has proffered that all of the streets that will
accommodate general traffic circulation in the R- TH tract, will be designed and
constructed to State (i.e., the Virginia Department of Transportation) standards and taken
into the State System. (Proffered Condition 3.d)
The traffic impact of this development must be addressed. The applicant has proffered the
customary road improvements such as construction of a right turn lane along Route 10 at
the approved access and at Edenshire Road; construction of a sidewalk along the Route
10 frontage of the C- 3 tract; widening of Edenshire Road at Route 10; and traffic
signalization at the Edenshire Road/Route 10 intersection, if warranted. (Proffered
Condition 3 . b)
Acquisition of "off-site" right-of-way is not anticipated to be necessary to construct the
proffered road improvements along Edenshire Road. According to Proffered Condition
3.b.4, if the developer needs off-site right-of-way for any of the improvements to
Edenshire Road and is unable to acquire it, 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-
of-way, and will only be obligated to construct road improvements within available right-
of-way. (Proffered Condition 3.b.4)
As noted, the applicant has proffered to provide the right of way for Carver Heights
Extended. The applicant is unwilling to provide for the total cost to construct this road.
The applicant's engineer submitted an estimate of $340,000 to construct Carver Heights
Extended through the southern part of the property. Staff agrees with the estimate to
construct this road, based solely on current construction costs from other projects. The
actual cost of this construction cannot be determined until the work is completed and may
be more or less than this estimated amount. The applicant has proffered to contribute half,
$170,000, of the construction estimate (Proffered Condition 3.e). According to the
proffer, the contribution could be applied towards the construction of Carver Heights
Extended or other road improvements within this cash proffer traffic shed. Staff
recommends that the developer provide the full cost to construct this road through the
property.
13
06SN0196-]UNE28-BOS
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this proposed residential development. 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 11). 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 public road improvements in this part of
the county are currently included in the Six- Year Improvement Plan. There is a county
bond-funded project to widen Route 10 from Frith Lane to Greenyard Road with turn
lanes at Beach Road, schedule to begin in Spring 2010.
As previously stated, the applicant is unwilling to provide for the full cost to construct
Carver Heights Extended through the property. Without this commitment, the
Transportation Department cannot support this request.
Financial Imoact on Caoital Facilities:
PER UNIT
Potential Number of New Dwelling Units 155* 1.00
Population Increase 421.60 2.72
Number of New Students
Elementary 36.12 0.23
Middle 20.15 0.13
High 26.20 0.17
TOTAL 82.46 0.53
Net Cost for Schools $828,940 $5,348
Net Cost for Parks 93,620 604
Net Cost for Libraries 54,095 349
Net Cost for Fire Stations 62,775 405
Average Net Cost for Roads 1,386,010 8,942
TOTAL NET COST $2,425,440 $15,648
*Based on an average actual yield of 4.7 units per acre. The actual number of units 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. The applicant has been further advised that a maximum proffer of $10,269 per
14
06SN0196-]UNE28-BOS
unit would defray the cost of capital facilities necessitated by development of the age-restricted
portion of the proposed development, as it will not have an increased impact on school facilities.
(Proffered Condition 9)
The applicant has offered cash in the amount of $15,600 per unit for units with more than two
bedrooms and which are not age restricted.(Proffered Condition II.A) Furthermore, the
applicant has offered $1 0,269 for units that are designated as age-restricted or for units with two
or less bedrooms. (Proffered Condition 11.B) The reduced amount proffered for non-age
restricted units with two or less bedrooms does not adequately address the impact of this
development on school facilities. Consequently, the cormty's ability to provide adequate school
capital facilities will be adversely affected.
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.
Staff recommends that the applicant fully address the impact of this request on capital facilities
in the case of those units with two or less bedrooms. The Planning Commission and the Board
of Supervisors, through their consideration of this request, may determine that there are unique
circumstances relative to this case that may justify acceptance of proffers as offered.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the eastern portion of
the property is appropriate for community scale commercial uses while the western
portion is appropriate for mixed use corridor uses which includes office uses and
residential developments of various densities.
Area Develooment Trends:
Properties to the north are zoned Neighborhood Business (C-2), Corporate Office (0-2)
and Agricultural (A) and are developed as an office use or are currently vacant.
Properties to the south are zoned Multifamily Residential (R-MF) or Agricultural (A) and
are developed as the River Forest Apartments or occupied by a single family use.
Property to the east is zoned General Business (C-5) and are vacant outparcels associated
with the Ironbridge Plaza Shopping Center. Properties to the west are zoned R-15 as part
of the Edenshire Subdivision or Agricultural and are occupied by single family dwellings
or are currently vacant. It is anticipated that development bordering Branders Creek
Drive between Iron Bridge Road and Carver Heights Drive will continue for commercial
and high density residential development, transitioning to office and residential
development of various densities moving west from this intersection.
Zoning: History:
On July 26, 1989, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved the rezoning of a 113 acre tract to Multifamily
15
06SN0196-]UNE28- BOS
Residential (R-MF), General Business (B-3), Light Industrial (M-I) and Office Business
(0) for a mixed use development located on the south line of Iron Bridge road across
from Chalkley Road (89SN0110). This project included the 0-2 portion of the current
request.
Site Design: Commercial and Office:
The request property lies within an Emerging Growth Area. Unless specifically
addressed by proffered conditions, development of the site must conform to the
requirements of the Zoning Ordinance for the Emerging Growth District Area. These
standards address access, parking, landscaping, architectural treatment, pedestrian access,
signs, buffers, utilities, and screening of dumpsters, loading areas and setbacks.
Architectural Treatment and Sidewalks (Commercial and Office):
At the request of the Bermuda District Commissioner, Proffered Condition 5 addresses
architectural compatibility between this project and a parcel located on the east line of
Branders Creek Drive.
In addition, at the request of the Bermuda District Commissioner in promoting pedestrian
connectivity along Iron Bridge Road, Proffered Condition 6 requires the provision of a
sidewalk along Route 10.
Uses and Site Design: Residential Townhouse:
Currently, a single family dwelling is located on the northern portion of the proposed R-
TH property, identified as the "Area for Use Exception" on the attached Zoning Map. An
exception is requested to permit continued use of this property for a single family
dwelling, exclusively (Textual Statement Use Exception 1). This condition would
require that any future redevelopment obtain a zoning amendment or rezoning of the
property.
Development of the remaining thirty-three (33) acres of the proposed R- TH zoning will
comply with the requirements of the Ordinance for Residential Townhouse (R-TH)
Districts with the exception of lot coverage, common areas between unit groups and
parking, as discussed herein. Any age-restricted dwelling units would be grouped
together and noted on the recorded subdivision plat. (Proffered Condition 10)
Lot Coverage (R-TH):
The Ordinance limits the coverage of buildings on any R-TH lot to no more than fifty
(50) percent of the lot area. An exception is requested to increase this coverage to sixty
(60) percent to provide development flexibility. Exceeding the lot coverage requirements
by ten (10) percent is not problematic.
16
06SN0196-]UNE28-BOS
Parking (R-TH):
The Ordinance requires the provision of two (2) off-street parking spaces for each
dwelling unit. An exception is requested to permit parking within garages to be credited
towards this minimum requirement (Textual Statement Bulk Exceptions 3). This
exception generates two concerns. Given that garages are often used for purposes other
than the parking of residents' vehicles, there may be a lack of on-site parking not only for
residents but also for visitors. Further, should garages later be converted to storage or
living spaces, off-street parking areas would be eliminated. Therefore, off-street parking
should be provided outside of private structures, whether in individual driveways or in
common parking areas within the development. Staff recommends that Textual
Statement Bulk Exceptions 3 not be accepted.
It should be noted that the proffers require that fifty-one (51) percent of the units initially
have a garage. Staff will track this provision section by section unless an overall plan is
submitted.
Cluster Standards (R- TH):
As previously noted, the request incorporates exceptions to Ordinance requirements
(Proffered Condition 4 - Textual Statement). As such, standard conditions are typically
offered to address the quality of these smaller lot developments through the use of design
and the provision of appropriate amenities. With the exception of a focal point, the
requirements offered for this project are consistent with those typically required by the
Commission and Board on similar projects. These include provision of sidewalks, street
trees, paved driveway and garage orientation. (Proffered Conditions 8, 13, 14 and 15)
Dwelling Size~ Building Materials~ Lighting and Signage (R- TH):
Proffered Condition 7 address minimum dwelling size and building materials.
Proffered Condition 1 7 addresses the maximum height of light poles.
Currently, the Ordinance permits residential community identification signs at a
maximum height of fifteen (15) feet. Proffered Condition 16 limits sign height to six (6)
feet with a monument style.
Recreational and Open Space:
Within the R-TH District, a minimum often (10) percent of the gross acreage must be
provided for recreational uses, including active and passive recreation and community
buildings. Proffered Condition 12 addresses amenities to be included within these
recreational areas.
Within the R-TH District, a minimum of twenty (20) percent of the gross acreage must be
provided within common open areas, exclusive of driveways, parking areas and
17
06SN0196-]UNE28- BOS
recreation areas. Within smaller lot developments, focal points are encouraged in a
central location to visually provide green space at the entrance of a development.
Generally, focal points should be a minimum of .75 acres to provide usable open spaces
to accommodate hardscaping and facilitate the gathering of residents. The application
fails to provide for a focal point.
Access to Edenshire Road:
The proposed R- TH portion of the request fronts on Edenshire Road which serves
Edenshire Subdivision. Should Edenshire Road serve as a sole access to a portion of the
proposed development, lot size and density compatibility with lots in Edenshire
Subdivision would need to be addressed. The applicant has proffered that no lots within
the proposed R-TH development will have direct access or sole access from Edenshire
Road thereby eliminating the need to address this compatibility issue. (Proffered
Condition 18)
CONCLUSIONS
While the proposed zoning and land uses conform to the Central Area Plan which suggests the
eastern portion of the property is appropriate for community scale commercial uses while the
western portion is appropriate for mixed use corridor uses which includes office uses and
residential developments of various densities, the application fails to address the traffic impact in
regards to construction of the Thoroughfare Plan road, as discussed herein.
The proffered conditions do not adequately address the impacts of this development on necessary
capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the
need for schools 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 do not mitigate the impact on school facilities, thereby insuring adequate service
levels are maintained and protecting the health, safety and welfare of County citizens.
The requested exception to the provision of off-street townhouse parking exclusive of individual
garages may result in long-term deficiencies in parking. Proffered conditions do not address the
provision of a focal point to meet the typical standard for similar projects.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (3/21/06):
At the request of the applicant, the Commission deferred this case to May 16, 2006.
18
06SN 0 196-JUNE28- BOS
Staff (3/22/06):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than March 27, 2006, for consideration at the Commission's
May 16, 2006, public hearing. Further, the applicant was advised that a $250.00 deferral
must be paid prior to the Commission's public hearing.
Applicant (4/6/06):
The deferral fee was paid.
Applicant (5/5/06):
Revised proffered conditions and textual statement were submitted.
Applicant (5/16/06):
Revised proffered conditions relative to clubhouse size were submitted.
A revised Textual Statement was also submitted addressing common area between rows
of townhomes.
Planning Commission Meeting (5/16/06):
The applicant did not accept staff s recommendation, but did accept the Planning
Commission's recommendation. There was no opposition present.
Mr. Wilson indicated that he was not convinced that this applicant should bear the full
cost of construction of Carver Heights Drive Extended; that the school cash proffer is
consistent with that accepted for similar cases limiting the number of bedrooms; that
since the only exception requested to the R- TH standards is parking, imposition of the
typical focal point requirements may not be appropriate; and that he was not convinced
that parking in garages should not be counted toward the required number of parking
spaces.
There was general discussion among the Commission as to whether a reduced cash
proffer for school impacts is appropriate where the project is not age restricted. They
noted that the previous case on the same agenda had offered full cash proffer except for
those units which are specifically age restricted. The Commission requested that staff
notify the Board of the differences in the two cases and suggested that the issues should
be addressed by the Commission and Board.
19
06SN0196-]UNE28-BOS
On motion of Mr. Wilson, seconded by Mr. Bass, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 through 8.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, June 28, 2006, beginning at 7:00 p.m., will take under
consideration this request.
20
06SN 0 196-JUNE28- BOS
Textual Statement
for Princeton Properties, Inc.
May 16, 2006
Overall Descriotion
Approval for rezoning of a total of 4 7.~ acres is sought by application from Princeton
Properties dated November 15, 2005, as amended February 17, 2006 (the "Application").
Approval of a 38.0 acre portion of that property, located on the south line of Ironbridge
Road (Route 10), west of the Riv~ Forest Apartments and east of the Edenshire
subdivision designated as Chesterfield County Tax IDs 776-652-2477, 776-652-3293,
776-652-0051, 776-652-1462 and a portion of 776-652-7829 (the ''Townhouse Property")
is being requested from A and R-l.5 to R-TH with a'Condinonal Use Planned
Development to allow a modification of the development conditions of the R- TH District
and the continued use ofa 5.0 acre portion of the Townhouse Property for a single-family
residence, all as more particularly described in this Statement
Use Exceotion
1. The property shown in hatched lines and identified as "Area for Use Exception"
on that certain Zoning Map prepared 1?y Townes Site Engineering dated
November 3, 2005, last revised ~ebruary 13, 2006, a copy of which is submitted
with this application (the '~se Exception ProPertY'), shall be permitted for, and
restricted to, use as a single- family detached residential dwelling in accordance
with the regulations, restrictions and conditions of the A (Agricultural) zoning
district as set forth in the Zoning Orc;1inance of Chesteqield County. This
property shall not be used for the purPose .of c.alculating the density permitted on
the Townhouse Property. '
Bulk Exceotions
1. Percenta2e of lot coverage.' All buildings,' including accessory buildings, on any
lot shall not cover more th8n 60 percent of the lot's ar~
2. In satisfac~on of the requirement for parking spaces in Section 19-513(a)(I) of
the Zoning Ordinance, a one-car garage shall qualify as one off-street parking
space and a two-car garage shall qualify as two off-street parking spaces.
Doc#1415584vl1
~"
.<
.~
LO
I
o
::!:
--'
.. .- ,
..* >,
.",.
~~ .... ,
~ ~ "'" .
~.. ~
LO~ ~ ~ .- .", ~.
() I . .
o II .
~
',~ ~ .
~~ .
~ - - .
~.. .
o
c::(
~
::!:
~
z+
lit.
+-'
Q)
It) Q)
r::: LL
o
;:; 0
. =c 0
C 5<0
· U
OD.: LL "
I-~ :EM!
. ..:!
.."ONO:::O e
~........... D..
Q:~OOOBo
:::I: 0 I- I- c
~I-I-NN t
~c(Q:c(OO~
~~ ~II~[D
tnN
~~
o~ .'1\1.:11
I .
. .
. .
. .
. .
. ,
. '
,
. ..---.....---.
. ::!:
.
.
.
C\J
I
........
o
o
c.o
--'
.
I ,
I~ .
11~:4
4!Ill
-
.
l I ,
~I
"I
de,
lib.
lill ~
1
IIi 6
~i ~ if
i,~~~1
(;77./1 Denotes Area for Use Exception
ZONING MAP ~ (Reference Textual Statement)
Ob SNO/9~-1
,
}~l fj:z:J~~ ff~~ ;~~~ ~ ~ C
~ ygmfl ___~..w.- " j.# ...#'^ ,x'.J- I~ ~-.-: rs~~ ...
, t:ffi:FlH J ~ -' ~ v>--'\).X<\.<..Rr=1 0 .. ;?ol! A.
;(~"'~I/ Ir 'if:~ ~ \ ~ ~ ~ y -l!
J;.. <z ~~/ II / 1 =:I.....r:n:..; W
~ ~" ..' .... II M
~ ~ __ r-:i I.... 1 l =~ ~
~ C L- \-C IlIIIIIIiIII
".' -- - II.
\ ~f;:O ~ :z:
.. . ~ ra ~~ ~ c:J
O .... I - Ul Ji# ~ ! IIIIIIIl
._;;: 1 · ....' ~ ...- - ....1 ~
~" ...... , ~~i ~.. ~
'X-: .r<o. YA \ I _6 .. ,La ~ ~ ~ 0
Y?"" . ~ (\.. :z:
rDmfiYl7"; ~ \ r--~~~tJg nQ ...
L ~~'-X ~ L- f--I~ I
_ ----:'I 1.1 Hrt- 'll~ ,.,1"'\. .-----1
3~~ ~I/ -17 rrNJ~~~\ ~ ~
'= ~~~ .lfiJ //:I:roLJ ~ ~
fIlJ'i If? IT -, \ // ' ta u
ro'" ~~il. A ------ ~ ~ ~ '&
0~7 ~7 ~ ~ L::.i "i
:;~ ~: ~ ~ ,..___ -.. ,C! cD
~~~ '/ j~ -- - ..
\ tirf.~~~ I ~~~g ~ ~tnz U
-' "0-" ;z ;:< Y l..>. ~:\\ ~
A~! '- ~~ ~:? \\Il-
~~? ,,; ~ ~~\ ,;p = !2
\.. ? .HI [1i U ~
__- ~: ~ ~ ~ ~Ol. ~ ~
"-~1 1
"-::I I \'<
~ ~ ,.-,;, ".
~ 'Wi' ", ~~H
---
<
~
~
iiii
b
.
..
-~\I[
~
\.
..
.
4
~
~
J
-
III
..
o
Z
fI)
:D
~ \~-
..... I ~\\3
bt=W S,tIt~
~- -
1
~
I
\.
..
..
..
..
\~
~~
~..-l
\\ \ v
\\\ .I
"'r
,l~ ~
~~<
--
~ill
~
~
~
..i
z
I~
--~ '::.
r
r- [ Y
~ ;r \. ,
-..-- "1' \ _ \.
'2\~NOlq" _? -
~ <..'--
~
III
~
c
CJ
06SNolq~-3