94SN0202
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1:1ay 17, 1994 CPC
JURe 21, 1994 CPC
Jul)' 27, 1994 BS
August 24, 1994 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
94SN0202
O.H. Harriss
Dale Magisterial District
4912 Newbys Bridge Road
REOUEST: 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.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROV AL AND ACCEPTANCE OF THE PROFFERED CONDmONS
ON PAGES 2, 3 AND 4. (NOTE: SINCE THE PLANNING COMMISSION'S PUBLIC
HEARING AND THE BOARD'S JULy PUBLIC HEARING, THE APPLICANT HAS
MODIFIED PROFFERED CONDITIONS 9 AND 12 TO REQUIRE THAT THE COUNTy
ENFORCE THESE CONDITIONS VERSUS ENFORCEMENT THROUGH
RESTRICTIVE COVENANTS.)
(NOTE: IT SHOULD BE NOTED THAT THE REVISIONS TO PROFFERED
CONDITIONS 9 AND 12 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 THESE
PROFFERS, IT WILL BE NECESSARY FOR THE BOARD TO AMEND THEIR RULES
OF PROCEDURE.)
STAFF RECOMMENDATION
Recommend approval 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 11, restricting
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C.
Dedication to and for the benefit of Chesterfield County, free and
unrestricted, any additional right of way (or easements) required
for the improvements identified above.
4.
Prior to road and drainage plan approval, a phasing plan for the
required road improvements identified in Proffered Condition 3,
shall be submitted to and approved by the Transportation
Department.
5.
With the exception of the front width (i.e., lots may have a 75'
front width), any lot having sole access to Jacobs Glenn or Cabin
Creek West subdivisions an9 any lot adjacent to Tax Parcel # 50-
11 (1) 1 and 50-12 (1) 3 shall conform to Residential (R-12)
requirements.
6.
The applicant, subdivider, or assignee(s) shall pay the following to
the County of Chesterfield prior to the time of building permit
application for infrastructure improvements within the service
district for the property:
a. $5,043 per lot, if paid on or prior to June 30, 1994; or
b. The amount approved by the Board of Supervisors not to
exceed $5,043 per lot adjusted upward by any increase in
the Marshall and Swift Building Cost Index between July
1, 1993, and July 1 of the fiscal year in which the payment
is made if paid after June 30, 1994.
7. Public water and sewer shall be used.
8. 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.
9. 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.
10. Stub roads will be provided as approved by the Chesterfield
County Transportation Department.
11. The maximum number of lots shall be ninety-five (95).
3
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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 7).
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 8). This will insure that
proper erosion control measures are in place prior to any timbering and related land
disturbance.
Fire Service:
Manchester Fire Station, Company Number 2. Provide County water and fire hydrant
placement for fire protection purposes in compliance with nationally recognized standards
(i.e. National Fire Protection Association and Insurance Services Office).
The proposed zoning and land uses will generate additional need for fire protection
services. Proffers have been received to address this need. (proffered Condition 6)
Schools:
Approximately fifty-five (55) school age children will be generated by this development.
The site lies in the Jacobs Road Elementary School attendance zone: capacity - 775,
enrollment - 896; Providence Middle School zone: capacity 1,260, enrollment - 991; and
Manchester High School zone: capacity - 2,000, enrollment -2,082. Some relief will
be provided for Manchester High School when James River High School opens. The
major impact of this development will occur at the elementary level where a new school
5
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Commissions stub road policy. Extension of the stub road through the subject property
to Newbys Bridge Road would provide a potential II cut through II 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 10). It should be noted that this
requirement is covered in the Subdivision Ordinance and is typically addressed during
review of tentative subdivision submittal. At time of tentative subdivision review,
specific recommendations will be provided regarding access, and stub road rights-of-way
to adjacent properties.
Fiscal Impacts:
PER UNIT
Potential # of New Dwelling Units 95 * 1.00
Population Increase 266 2.8
Number New Students
Elementary 28 0.29
Middle 13 0.13
High 15 0.15
Total 55 0.58
Net Cost for Schools 212,895 2,241
Net Cost for Parks 40,090 422
Net Cost for Libraries 13,680 144
Net Cost for Fire Stations 19,570 206
Average Net Cost Roads 203,585 2,143
I Total Net Cost II 489,820 II 5,156 1
*Based on proffered density. (proffered Condition 11)
The proposed zoning and land use will have a fiscal impact on capital facilities. Consistent with
the Board of Supervisors' policy, the applicant has offered cash proffers to address the impact
of this proposed zoning on such capital facilities. (Proffered Condition 6)
7
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impacts on transportation, capital facilities, utilities and drainage. Therefore, approval
of this request is recommended.
CASE HISTORY
Applicant (5/11/94):
Additional proffered conditions were submitted.
.:
Planning Commission Meeting (5/17/94):
At the request of the applicant, the Commission deferred this case for sixty (60) days.
Staff (5/18/94):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than May 23, 1994, for consideration at the June public
hearing. The applicant was also advised that a $50 deferral fee was due.
Applicant, Staff and Dale District Commissioner (5/25/94):
A meeting was held to discuss the proposed development. The $50 deferral fee was
paid.
Applicant (6/6/94):
Revised proffered conditions were submitted.
Planning Commission Meeting (6/21/94):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Miller, seconded by Mr. Cunningham, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
9
94SN0202/WP/ AUG24G
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ADDENDUM
94SN0202
O.H. Harriss
Dale Magisterial District
4912 Newbys Bridge Road
REOUEST: Rezoning from Agricultural (A) to Residential (R-9).
On August 24, 1994, following a meeting on August 23, 1994, with area residents, the applicant
submitted an additional proffered condition relative to the average square footage of homes to
be developed on that portion of the property which does not have its sole access to Jacobs Glenn
or Cabin Creek West Subdivision. Staff has reviewed the additional proffer and would not
recommend acceptance due to the difficulty in enforcement and tracking to insure compliance.
Should the applicant wish to address house size for that portion of the property, staff would
suggest that a proffered condition be submitted addressing a minimum square footage, rather
than an average square footage, similar to Proffered Condition 12.
It should be noted, like revised Proffered Conditions 9 and 12, outlined in the "Request
Analysis," Proffered Condition 13 was 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 Proffered Conditions 9, 12 and 13, it will be necessary for the Board to amend their
rules of procedure.
PROFFERED CONDITION
13. All dwelling units on those lots not described in Proffer #12 shall have an average
gross square footage of 1350 square feet.
94SN0202/WPI AUG24GG
-.
...
Points To Consider
In Opposition To Case 94SN0202
D.H. Harris - Rezoning From Agricultural (A) to Residential (R-9)
1. Proper procedure was not followed as required by Chesterfield County Code Sec.
21.1-18. (P2196 County Code)
INITIALL Y - in June?
a. Initially, sign was never posted on THIS property
b. Multiple signs were not posted. "Reasonable intervals" were not adhered
to.
c. ADJACENTPROPERTY OWNERS were not notified.
IN JUL Y
a. ONE white sign was posted about one week before the 7/27/94 Board of
Supervisors Meeting.
b. Blue sign came a day or two later.
2. Dwelling Density (PI)
a. Dwelling density is incorrectly stated in the proposal.
b. Using data from builders plate
. 97 units = 3.6 density
95 units = 3.5 density
86 units = 3.2 density
3. Drainage (P5)
a. Culvert under Newby's Bridge Road not adequate
b " d" if. 't t"
. ...nee 0 -Sl e easemen s....
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....
4. Schools (P5)
a. Impact in County Planning Commision report does not represent what will
actually happen.
b. Jacobs Glen Elementary already over enrolled
c. Providence Middle Schools is not the school for this area!
d. High School information is suspect
5. Roads (P6)
a. Will increase traffic by 20% on Newby's Bridge Road, Fordham Road,
Valencia Road, and for MILES in all directions.
b. Will have a major impact on Jacobs Glen subdivision
6. Site (P8)
a. There are as many R-12 and R-15 lots/homesites as there is R-9
b. Looking around this property and especially south, lots/homesites are large