94SN0202
-
-
May 17, 1994 crc
June 21, 1994 CPC
July 27, 1994 BS
.^..ugust 24, 1994 BS
September 28, 1994 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
94SN0202
(Amended)
O.H. Harriss
Dale Magisterial District
4912 Newbys Bridge Road
REQUEST: (Amended) Rezoning from Agricultural (A) to Residential (R-12).
(NOTE: This request was amended following advertisement. Originally, this request was for
Residential (R-9).
PROPOSED LAND USE:
A single family residential subdivision with a minimum lot size of 12,000 square
feet is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL OF RESIDENTIAL (R-9) AND ACCEPTANCE OF THE
PROFFERED CONDmONS AS SHOWN ON THE ENCLOSED CHART.
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STAFF RECOMMENDATION
Recommend approval, subject to the applicant addressing the impact on capital facilities and the
transportation network, consistent with the Board's policy. This recommendation is-made for
the following reasons:
A. The proposed zoning and land use conforms with the Northern Area Land Use
and Transportation Plan, which designates the property for residential use of 1.51
to 4.0 units per acre. Specifically, based upon Proffered Condition 10, restricting
development to a maximum of eighty-one (81) lots, density will be approximately
2.7 dwelling units per acre.
B. The proposed zoning and land use conforms to existing and anticipated area
development.
C. Proffered Condition 5 fails to adequately address concerns relative to impacts on
the transportation network and capital facilities.
(NOTES:
A.
THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER
CONDITION. THE PROPERTY OWNER 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.
B. IT SHOULD BE NOTED THAT THE AMENDMENT AND REVISED
PROFFERED CONDITIONS, WERE NOT SUBMI'ITED IN
CONFORMANCE WITH THE BOARD'S POLICY RELATIVE TO
TIMING OF SUBMISSION PRIOR TO THE PUBLIC HEARING.
THEREFORE, IF THE BOARD WISHES TO CONSIDER THE
AMENDED APPLICATION AND REVISED PROFFERS, IT WILL BE
NECESSARY FOR THE BOARD TO AMEND THEIR RULES OF
PROCEDURE.)
C. THE COUNTY WILL NOT BE RESPONSIBLE FOR ENFORCING
THE RESTRICTIVE COVENANTS IN PROFFERED CONDITION 11,
ONLY THAT THEY BE RECORDED. ONCE THE COVENANTS
ARE RECORDED, THEY MAYBE AMENDED AS PROVIDED FOR
IN THE COVENANTS.)
10
94SN0202/WP/SEPT28G
D8U&IS/ dM/ZOZONSP6
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pdd~xa 01 10U SlOSlAladns ]0 p.reog aq1 Aq paAOldd~ 1unow~ aqJ..
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onqnd (1) auo 01 pd1!Wn aq I~qs p~o~ a:i5PllH sAqMaN 01 ssaoov
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. A1unOJ Pla!Jla1saqJ
JO l!Jauaq aq1loJ pue 01 'pdpp1salUn pue ~lj 'pdlEo!pap aq I~qs
Alladold aq1 01 luao~rp~ AlalElpdWwl p~o~ a:i5PPH sAqMaN JO lIEd
1~q1 JO au!pa1UaO pdslAal pdAOldd~ aql W01] pdlnSEdW P~o~ a:i5PPH
sAqMaN JO ap!s lsaM aq1 uo A~h\ JO lq:i5ll JO l~j (~p) aAY-AllOj
'l~Id UOls!A!pqns lSlY aq1 JO UO!lEplOOal jO awn 1'1 'luawlIEdao
UOnEllOdsue1J.. aql Aq pd^Oldd~ pue 01 pan!wqns aq I~qs 'p~o~
a:i5PllH sAqh\aN 10J (HdW O~) sp.repums fEpallV 10U!W S ,J..OOA
UO pdSEq 'au!Ila1uao paS!Aal ~ '~AOldd~ l~Id ){Oal.jO reuy 01 lOPd
'1
(JdJ/ddVLS)
(Jd;)/ddV J..S)
(Jd;)/ddVLS)
(Jd;)/ddVLS)
SNOI..LIGNOJ a'E:rnHddO~d
(STAFF/CPC)
(STAFF/CPC)
(STAFF)
(STAFF/CPC)
(STAFF)
(STAFF)
-
-
of the fiscal year in which the payment is made if paid after June
30, 1995.
6. Public water and sewer shall be used.
7. With the exception of timbering to remove dead or diseased trees
which has been approved by the Virginia State Department of
Forestry, there shall be no timbering until a land disturbance
permit has been obtained from the Environmental Engineering
Department.
8. A twenty-five (25) foot tree preservation strip shall be provided
adjacent to Tax Parcel # 50-11 (1) 1 and 50-12 (1) 3 and along the
Newbys Bridge Road frontage.
9. Stub roads will be provided as approved by the Chesterfield
County Transportation Department.
10. The maximum number of lots shall be eighty-one (81).
11. 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, which covenants may be added to by the
Owners but not reduced in requirements by the Owners:
1. All dwelling units on any lot within the subdivision shall
have a minimum area of 1,600 gross square feet.
2. No nuisance shall be permitted to exist or operate upon any
of the Properties so as to jeopardize property values.
3. No lot shall be further subdivided or separated into smaller
Lots by any Owner, and no portion less than all of any
such Lot, nor any easement or other interest therein, shall
be conveyed or transferred by an Owner, provided that this
shall not prohibit deeds of correction, deeds to resolve
boundary line disputes and similar corrective instruments,
easements to public agencies or authorities, or for utilities.
4. An Architectural Review Board comprised of three (3)
individuals shall be appointed by the Developer, his
12
94SN0202/WP ISEPT28G
D8UdtIS/ dM./ZOZONSP6
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ap-ew aq lfEt{S 'uOn-e.reI:)da S!ql olloafqns lSlY S-eM AlJadold
t{ons ~)l-ep aql UO ~unSIxa 'alBls IJdAOldw! 10 re10l-eu Sl~ W01J
uOO1atp ~l-eoOI SlUawaAOldw! dq110 101: Au-e JO 10!-ldlxa dt{l
SlalfE A"BM. Au-e U! qO~t{M. ){10M. lat{lO 10 'ap-el~ U! sa~u-eqo
'SUO!l"BA-eoxa 'Slreddl 'suOn-ela1fe 'sludwaAOldUl! ON .~
'l~J d.renbs SSOl~ 009'1
u-et{1 ssal JO lr.;}.re wmu!u!w -e ~U!A"Bt{ ~UmaM.p Au-e aA01dd'B
p.reog Ma~AdlI fe1npd1!t{OlV dt{l lfet{s saomnswnolIo ou
1apufl 'Slu-euaAOO aApoIl1sd1 asat{l 01 IJdt{O'Bl1"B pu-e lIM.a!AalI
fe1n1:)d1!t{OlV" IJdlreo aq Ifet{s t{UO] os pu-e SaUIPP!n~
at{-1 'luaWlU!odd"B sl1 lalJ'B p.reog t{ons Aq pdU!Wlalap
aq 01 SUO!l'BO!H:)dds 01 ~U!plO:>O-e Su-eld reln10alIqO.re
10J sauHapIn~ reldua~ pu-e SfeAOldd'B feln1:)dl!t{O.re 10}
aln~oold aq1 01 ~U!l'Bla1 suo!l'BIn~a1 pU1~ salnJ alqEuOS'Bal
t{snqmsa lfEqs PU'B 101 pue aouapIsa1 t{Olr.;} dlEUIP1000
lfet{S p.reog M.dIAalI I'B1nlOal!t{OlV at{~ 'SlUEuaAOO dSdl{l
t{1~M. IJdp1ooa1 dq IE'^ saunm t{OIt{M 'SU~ISS'B 10 SlOSS:;);jOOS
-
_",i;:,-",
Adjacent Zoning & Land Use:
North - A; Single family residential
South - A; Vacant
East - A and R-9; Single family residential
West - A and R-12; Vacant
PUBLIC FACILITIES
Utilities:
Public Water System
There is an existing sixteen (16) inch water line located along the east line of Newbys
Bridge Road. The applicant has proffered to use the public water system (proffered
Condition 6). The results of a computer-simulated fire flow test indicate that sufficient
flow and pressure should be available to meet the domestic and fire flow needs of the
proposed use. Fire flow requirements are established and coordinated through Fire
Administration.
Public Wastewater System
There is an existing eight (8) inch wastewater line located approximately seventy (70)
feet north of the northeast corner of the request site along Newbys Bridge Road. The
applicant has proffered to use the public wastewater system (Proffered Condition 6).
Results of a hydraulic analysis indicate that sufficient capacity should be available to
accommodate the domestic flows for the proposed use.
Environmental:
Drainage and Erosion
The majority of the property appears to drain to the north through some undeveloped
land and then through a subdivision before entering Falling Creek. A small portion
drains to the south. There are no existing or anticipated drainage or erosion problems.
However, the culvert under Newbys Bridge Road to the south appears to be inadequate.
It may be necessary to obtain off-site easements to control run-off.
The Department of Forestry has advised the applicant of a large infestation of pine bore
beatles. In light of this, the applicant has indicated that he may be timbering the site in
the near future. The applicant has 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 7). This will insure that
14
94SN0202/WP/SEPT28G
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........
Access to major arterials such as Newbys Bridge Road should be controlled. The
applicant has proffered to limit access to Newbys Bridge Road to one (1) public road
(proffered Condition 2). Due to the existing alignment of Newbys Bridge Road, sight
distance is limited. Newbys Bridge Road may need to be reconstructed in order to
provide adequate sight distance.
Mitigating road improvements must be provided. The applicant has proffered to
construct additional pavement along Newbys Bridge Road at the approved access to
provide left and right turn lanes and relocate the ditch to provide an adequate shoulder
along the west side of Newbys Bridge Road for the entire property frontage. (Proffered
Conditions 3 and 4)
The tentative plan for Jacobs Glenn subdivision provides a stub road right-of-way (Jacobs
Bend Drive) to the subject property. Developing the subject property with access via
this stub road will increase the traffic volume not only along Jacobs Bend Drive, but also
along Jacobs Glenn Drive in the Jacobs Glenn Subdivision, and along South Boone's
Trail Road in the Fernbrook Subdivision. Traffic generated from development of the
subject property must not increase traffic volumes along these subdivision streets in
excess of the acceptable level (1,500 vehicles per day) established by the Planning
Commissions stub road policy. Extension of the stub road through the subject property
to Newbys Bridge Road would provide a potential "cut through" route from Newbys
Bridge Road to Fordham Road. Traffic generated from development of the subject
property plus anticipated cut through traffic would increase traffic volumes on the
adjacent subdivision streets beyond the acceptable level. Therefore, this stub road
should not extend to Newbys Bridge Road. In an effort to address citizens' concerns,
the applicant has proffered that stub roads will be provided as approved by the
Transportation Department (Proffered Condition 9). It should be noted that this
requirement is covered in the Subdivision Ordinance and is typically addressed during
review of tentative subdivision submittal.
Area roads need to be improved to accommodate an increase in traffic generated by this
development. The applicant has not proffered to contribute the total cash amount
towards "off-site" road improvements in accordance with the Board's policy (Proffered
Condition 5). Without this commitment, the Transportation Department cannot support
this request.
16
94SN0202/WP/SEPT28G
D8Ud3:S1 dA\/ZOZONSt6
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.......
LAND USE
General Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan,
which designates the area for residential use of 1.51 to 4.0 units per acre.
Area Development Trends:
The area is characterized by Agricultural (A) and Residential (R-9 and R-12) zoning and
has been developed for single family residential uses or remains vacant.
Site Design:
The request property abuts Jacobs Glenn and Cabin Creek West Subdivisions to the west.
These subdivisions are zoned Residential (R-12) and must comply with the R-12
development standards. The applicant proposes to develop a portion of the site with
access through Jacobs Glenn and Cabin Creek West Subdivisions. The applicant has also
proffered a maximum of eighty-one (81) lots (Proffered Condition 10). This equates to
a density of approximately 2.7 lots per acre which is within the range recommended by
the Northern Area Land Use and Transportation Plan.
Buffers and Screening:
In an effort to address concerns of adjacent property owners, the applicant has proffered
a twenty-five (25) foot preservation strip along the northern property boundary and along
Newbys Bridge Road (proffered Condition 8). It should be noted that through the
subdivision process, staff will recommend that a fifty (50) foot buffer be provided along
Newbys Bridge Road and that the buffer be exclusive of setbacks. Also, staff, at the
time of tentative subdivision review, will recommend that the twenty-five (25) foot tree
preservation strip along the northern property line be recorded as a buffer and be
exclusive of setbacks.
Conclusions:
The proposed zoning and land use conforms to the Northern Area Land Use and
Transportation Plan, which designates the request property for residential use of 1.51 to
4.0 units per acre. In addition, the proposed zoning and land use conforms to existing
and anticipated area residential development patterns. However, the proffered
conditions fail to address impacts on transportation and capital facilities.
18
94SN0202/WP/SEPT28G
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-
-
Board of Supervisors Meeting (7/27/94):
A concerned citizen from the Ashley Grove Subdivision was present and requested that
the case be deferred to allow them to study the proposal further.
The Board deferred this case for thirty (30) days to allow staff and the applicant to meet
with concerned citizens
Applicant, Staff and Area Citizens (8/11/94):
A meeting was held to discuss the proposed project. Concerns were expressed relative
to house size, traffic and the impact on schools.
Applicant (8/18/94):
Revisions were submitted to Proffered Conditions 9 and 12 to require enforcement by the
County versus through the restrictive covenants.
Applicant, Staff and Area Citizens (8/23/94):
A meeting was held to discuss area citizens' concerns. Concerns were expressed relative
to density, house size, traffic and impacts on schools.
Board of Supervisors' Meeting (8/24/94):
Mr. Daniel requested that staff, the applicant and an area representative meet to discuss
a compromise agreement for a trade of either part of the cash proffer or some proffer to
make a legitimate step towards R-12 zoning with minimum 1,600- square foot houses.
Mr. Daniel also suggested that the Cross Creek zoning case on Lucks Lane be used as
a basis to formulate a revised proposal.
The Board deferred this request for thirty (30) days to allow the applicant, staff and area
residents an opportunity to discuss a revised proposal.
Area Citizens, Staff and Applicant (9/7/94):
A meeting was held to discuss the proposal. Concerns were expressed relative to lot
size, density and house size.
20
94SN0202/WP/SEPT28G
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-94SN0202 (AMENDED)
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-
September 28, 1994 BS
ADDENDUM
94SN0202
(Amended)
O.H. Harriss
Dale Magisterial District
4912 Newbys Bridge Road
REOUEST: (Amended) Rezoning from Agricultural (A) to Residential (R-12).
(NOTE: This request was amended following advertisement. Originally, this request was for
Residential (R-9).
On September 23, 1994, the applicant submitted revised Proffered Conditions 11 and 12,
attached hereto. Previous Proffer 11.1. required the area of dwelling units to be a part of the
restrictive covenants for the subdivision. As such, it would not be enforceable by the County.
The revision offers this requirement as a proffer (Proffered Condition 11), to be enforced by
County staff. With this revision, previous Proffer 11.2, 3, 4 and 5 become Proffer 12.1,2, 3
and 4.
/'
Staff continues to recommend approval of this request subject to the applicant addressing the
impact on capital facilities and the transportation network, consistent with the Boards policy.
(NOTE: IT SHOULD BE NOTED THAT THE REVISED PROFFERED CONDITIONS
WERE NOT SUBMITTED IN CONFORMANCE WITH THE BOARD'S POLICY RELATIVE
TO TIMING OF SUBMISSION PRIOR TO THE PUBLIC HEARING. THEREFORE, IF THE
BOARD WISHES TO CONSIDER THE AMENDED APPLICATION AND REVISED
PROFFERS, IT WILL BE NECESSARY FOR THE BOARD TO AMEND THEIR RULES OF
PROCEDURE.)
PROFFERED CONDITIONS
11. All dwelling units on any lot within the subdivision shall have a minimum area of 1,600
gross square feet.
12. 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, which covenants
may be added to by the Owners but not reduced in requirements by the Owners:
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9,tf5/ll0dJtJ A
Mr. Chairman and the Board of Supervisors,
My name is Jane-Alexandra Krehbiel, and I reside off the Newby's Bridge Road
corridor, where I have resided for nine years. My husband and I are raising three children
there. I have reviewed the REQUEST ANALYSIS AND RECOMMENDATION to the
amended 94SN0202, in which the Planning Commission recommended approval of
Residential R9 and acceptance of the proffered conditions as enumerated and discussed
there.
Unless local residents attempt intervention, it appears that 81 new building lots
will appear.
Presently, there are a number of residential communities off Newby's Bridge Rd.
Three of them could best be characterized as "starter home communities". The
neighborhoods of Sussex Estates, Cabin Creek, and Glenwood provide citizens with a
more than ample opportunity to acquire inexpensive housing. Judging from ~~es in these
subdivisions, in the last several years, one might conclude that a glut of starter homes
already exists on the Newby's Bridge corridor. Abundant starter homes here, have in fact,
due to the simple laws of supply and demand, driven prices down.
Additionally, Newby's Bridge Rd. is a narrow, winding road, hilly in spots, with
a bridge that is frequently slippery in rainy or otherwise inclement weather. In the week of
September 19, 1994, a schoolbus driver failed to negotiate a curve on this road, and sailed
across the road, into a wooded area, injuring many children with whom I am personally
acquainted. In the past nine years, that I can personally attest to, Newby's Bridge Road
being the site of numerous serious motor vehicle accidents. It is often closed for a period
of time, as a result. This can make travelling this road, and accessing medical care, with
my diabetic daughter, difficult.
Adding this number of additional families will undoubtably result in increased
traffic, congestion, increased accident frequency and potentially more fatalities. The need
for radical improvement and straightening of Newby's Bridge Rd. would soon follow.
The net result would be, potential furthur erosion of area property values.
Furthur, this many lots would result in added burden to already overcrowded,
trailered Jacob's Road Elementary School. I refer you to the Planning Board's analysis, p.
15, which concedes that a new elementary school for this region is already needed and has
been scheduled for 1998, but neither the funding or site has been obtained.
Also from the Board's analysis, page 14, the Environmental Impact portion, the
board recognizes that off site easements may be necessary to control run-off On a plat
which I purchased recently from courthouse subdivision records, I note a proposed private
recreation area, adjacent to Glenwood subdivision. This recreation area never
materialized, presumably due to frequent post rain flooding occuring adjacent to Falling
Creek. The very same Falling Creek that will receive run o:fffrom the proposed
project.We do not need additional standing water, and mosquitoes in this area.
I have worked many years as a Registered Nurse, prior to returning to college, where I
will shortly receive a degree in Environmental Science. I am therefore limited in my
experience, to intelligently question the drainage and erosion ramifications of the present
.....
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plan, but I do know enough to respectfully ask that this aspect of the subdivision be
reassessed by someone with qualifications that exceed my own.
Members of the Board of Supervisors, I respectfully request that you consider
that the parcel in question, could easily be developed in a manner which balances both the
economic needs of developers, and the needs of present homeowners of the Newby's
corridor. Fewer homes, with larger square footage, on larger lots, could be economically
sustained, and therefore profitable, on a road which also is home to the former Hawthorne
estate, presently for sale for $500,000. Another home for sale, close to the proposed
subdivision is listed in the high three hundred thousands, and another estate whose value
most likely exceeds half a million dollars, rests on the next curve.
Unfortunately,in view of these considerations, the revised Harriss proposal,
does not constitute wise use of this property nor does it contribute favorably to the Master
Plan for this region of Chesterfield. I thank you for the opportunity to be heard.
Jane-Alexandra Krehbiel
P.O. Box 471,
Chesterfield, Va., 23832