06SN0309
September 27, 2006 BS
ADDENDUM
06SN0309
Allen L. Kidd
Clover Hill Magisterial District
Reams Elementary; Providence Middle; and Monacan High School Attendance Zones
Southwest quadrant of Knightsbridge and North Arch Roads
REQUEST: Rezoning from Neighborhood Office (0-1) to Residential (R-12).
PROPOSED LAND USE:
One (1) single family residence is planned.
On September 20, 2006, the applicant submitted a revision to Proffered Condition 3 affecting the
cash proffer. The proposed change will revise the cash proffer so this case will only be subject
to future escalation. The proffered condition previously stated that in addition to future escalation
increases, the case would be subject to the recently approved 7.3 percent increase as well. Staff
recommends that this case not be subject to the 7.3 percent escalation increase adopted last
month, but instead only be subject to future approved changes in escalation.
Staff continues to recommend denial of this request for reasons noted in the "Request Analysis".
(NOTE: THIS PROFFERED CONDITION WAS AMENDED SUBSEQUENT TO THE
ADVERTISEMENT OF THE CASE. THEREFORE, THE BOARD WOULD NEED TO
SUSPEND THE PROCEDURES TO CONSIDER THIS CHANGE.)
PROFFERED CONDITION
3. The applicant, subdivider, or assignee(s) shall pay the following to the County of
Chesterfield, prior to the issuance of a building permit, for infrastructure
improvements within the service district for the property:
a. $10,269 per dwelling unit if paid prior to July 1, 2007; or
b. The amount approved by the Board of Supervisors, not to exceed $10,269
per dwelling unit as adjusted upward by any increase in the Marshall and
(OVER)
Providing a FIRST CHOICE community through excellence in public service
Swift Building Cost Index between July 1, 2006 and July 1 of the fiscal
year in which the payment is made if paid after June 30, 2007. At the time
of payment, the $10,269 will be allocated prb-rata among the facility costs
as follows: $602 for parks and recreation, $348 for library facilities,
$8,915 for roads, and $404 for fire stations. Payments in excess of
$10,269 shall be prorated as set forth above.
c. Cash proffer payments shall be spent for the purposes proffered or as
otherwise permitted by law. (B&M)
2 06SN0309-ADDENDUM-SEPT27-BOS
.t^..ugust 15, 2006 CPC
September 27, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
06SN0309
Allen L. Kidd
Clover Hill Magisterial District
Reams Elementary; Providence Middle; and Monacan High School Attendance Zones
Southwest quadrant of Knightsbridge and North Arch Roads
REQUEST: Rezoning from Neighborhood Office (0-1) to Residential (R-12).
PROPOSED LAND USE:
One (1) single family residence is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. While the Northern Area Plan designates the property for residential use, the
proposed single family dwelling would not provide an appropriate transition
between the Archway Sixty office park to the north, the Arboretum office
development to the east and the Corporate Office (0-2) zoning to the south.
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 and the Capital Improvement Proflram, and the impact of
this development is discussed herein. The proffered conditions do not mitigate
Providing a FIRST CHOICE community through excellence in public service
the impact on school facilities, thereby not insuring adequate service levels are
maintained and protecting the health, safety and welfare of County citizens.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(CPC) 1. Prior to the issuance of a building permit, forty-five (45) feet of right-of-
way on the west side of North Arch Road, measured from the centerline of
that part of North Arch Road immediately adjacent to the property, shall
be dedicated, free and unrestricted, to and for the benefit of Chesterfield
County. (T)
(epC) 2. No direct vehicular access shall be provided from the property to North
Arch Road. (T)
(epC) 3. The applicant, subdivider, or assignee(s) shall pay the following to the
County of Chesterfield, prior to the issuance of a building permit, for
infrastructure improvements within the service district for the property:
a. $10,269 per dwelling unit; or
b. The amount approved by the Board of Supervisors, not to exceed
$10,269 per dwelling unit as 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. At the time of payment, the $10,269 will be
allocated pro-rata among the facility costs as follows: $602 for
parks and recreation, $348 for library facilities, $8,915 for roads,
and $404 for fire stationse Payments in excess of $10,269 shall be
prorated as set forth above.
c. Cash proffer payments shall be spent for the purposes proffered or
as otherwise permitted by law. (B & M)
(epe) 4. Only one (1) single family dwelling shall be constructed on the property.
(P)
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06SN 0309-SEPT27 - BOS
GENERAL INFORMATION
Location:
South line of Knightsbridge Road and the west line of North Arch Road and located in
the southwest quadrant of the intersection of these roads. Tax ID 752-705-4058.
Existing Zoning:
0-1
Size:
0.6 acre
Existing Land Use:
Vacant
Adlacent Zoning and Land Use:
North - 0-2; Office
South - 0-2; Office
East - R-7 and 0-2; Multifamily residential and office
West :.. R-7; Single family residential
UTILITIES
Public Water System:
The public water system is available to serve this site. A sixteen (16) inch water line
extends along the west side of North Arch Road within an easement across this site. In
addition, a six (6) inch water line extends along the north side of Knightsbridge Road
opposite this site. Use of the public water system to serve this site will be required by
County Code.
Public Wastewater System:
There is an existing ten (10) inch wastewater collector line extending along North Arch
Road, adjacent to this site. Connection to the county wastewater collector system will be
required by County Code. It appears that there may not be a lateral available for tying into
the public wastewater system. The developer will be required to install a lateral as part of
connecting the proposed residence to the public sewer line.
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06SN0309-SEPT27 -BOS
1 .
ENVIRONMENT AL
Drainage and Erosion:
This request will have a minimal impact upon environmental facilities.
PUBLIC FACILITIES
The need for tire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program. This development
will have an impact on these facilities.
Fire Service:
The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls
are expected to increase forty-four (44) to seventy-eight (78) percent by 2022. Six (6)
new fire/rescue stations are recommended for construction by 2022 in the Plan. In
addition to the six new stations, the Plan also recommends the expansion of five (5)
existing stations. Based on one (1) dwelling unit, this request will generate less than one
(1) call for fire and emergency medical service each year. The applicant has addressed
the impact on fire and EMS. (Proffered Condition 3)
The Buford Road Fire Station, Company Number 9, and Forest View 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 one (1) student will be generated by this development. Currently, this site
lies in the Reams Elementary School attendance zone: capacity - 661, enrollment - 560;
Providence Middle School zone: capacity - 1,089, enrollment - 993; and Monacan High
School zone: capacity - 1,692, enrollment - 1,642. The enrollment is based on September
30, 2005 and the capacity is as of 2005-2006. There are currently eight (8) trailers at
Providence Middle that are used for various programs.
This case, combined with other tentative residential developments and zoning cases in the
zones, would continue to push these schools to capacity. The applicant has not addressed
the impact of this development on school facilities. (Proffered Condition 3)
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.
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06SN 0309-SEPT27 - BOS
While use of this property for a single dwelling would have a negligible impact on
Library services, continued development in this area of the county would most likely
affect the existing La Prade Library, the Bon Air Library or a proposed new facility in the
vicinity of Reams Road and Lucks Lane as identified in the Plan. The applicant has
addressed the impact of this development on library facilities. (Proffered Condition 3)
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 park facilities. (Proffered
Condition 3)
Transportation:
The property (0.6 acre) is currently zoned neighborhood office (0-1), and the applicant is
requesting rezoning to residential (R-12). This request will have a minimal impact on the
anticipated traffic generated by development of the property.
The Thoroughfare Plan identifies North Arch Road as a major arterial with a recommended
right of way width of ninety (90) feet. The applicant has proffered to dedicate forty-five
(45) feet of right of way along North Arch Road for the entire property frontage, in
accordance with that Plan. (Proffered Condition 1)
Access to major arterials, such as North Arch Road, should be controlled. The applicant
has proffered that no direct vehicular access will be provided from the property to North
Arch Road. (Proffered Condition 2)
The applicant has also 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 3)
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06SN0309-SEPT27 -BOS
! '
Financial Imoact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 1* 1600
Population Increase 2672 2.72
Number of New Students
Elementary 0.23 0.23
Middle 0.13 0.13
High 0617 0.17
TOTAL 0.53 0.53
Net Cost for Schools 5,348 5,348
Net Cost for Parks 604 604
Net Cost for Libraries 349 349
Net Cost for Fire Stations 405 405
Average Net Cost for Roads 8,942 8,942
TOTAL NET COST 15,648 15,648
*Based on an average actual yield of 1.99 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 offered cash in the amount of $10,269 per unit (Proffered Condition 3). The
cash adequately addresses all categories of capital facilities except schools. Consequently, the
county'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.
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.
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06SN 0309-SEPT27 - BOS
l'
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Plan which suggests the property is
appropriate for medium density residential use of 1.51 to 4.0 units per acre.
One of the goals of the Plan is to provide for an appropriate transition from commercial
to residential areas through buffering and land use transition. Given the property's
location adjacent to existing Corporate Office (0-2) development to the north and east
and Corporate Office (0-2) zoning to the south, as well as its frontage on a major arterial
(North Arch Road), as designated on the Thoroughfare Plan, residential development
may no longer be an appropriate land use, as originally suggested by the Plan.
Area DeveloDment Trends:
Adjacent property to the north is occupied by the Archway Sixty office park
development. Adjacent properties to the south are zoned Corporate Office (0-2) and are
currently occupied by an office conversion of a single family residence and a residence
for the owner/operator of that business, or are currently vacant. Property to the east is
occupie.d by the Arboretum office development and the North Arch Village apartments
and properties to the west are occupied by single family dwellings. It is anticipated that
this immediate area along North Arch Road will provide transition from the existing
office development to the north and single family residential development to the south as
well as from North Arch Road and the neighboring Arboretum office development to the
east and existing single family residential development to the west.
Zoning History:
On October 24, 1990, the Board of Supervisors, upon a recommendation for denial by the
Commission, denied a rezoning from Residential (R-7) to Corporate Office (0-2) on the
request property (Case 90SN0256). The Board noted concerns with the proposed
densities, transportation and access issues and potential encroachment of intense
development upon the adjacent neighborhood.
On April 24, 1991, the Board of Supervisors, with a recommendation for denial by the
Commission, approved a rezoning from Residential (R-7) to Neighborhood Office (0-1)
on the request property (Case 91 SNO 131). Proffered conditions addressed use and height
limitations, access and roadway improvements. The Board noted that the proffered
conditions addressed previous concerns expressed with the original 0-2 request.
CONCLUSIONS
Although the Northern Area Plan designates the property for residential use of 1.51 to 4.0 units
per acre, the proposed single family dwelling does not provide an appropriate transition between
7
06SN0309-SEPT27 -BOS
1 .
the Archway Sixty office park to the north, the Arboretum office development to the east and the
Corporate Office (0-2) zoning to the south.
Further, 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 and the Capital
Improvement Program, and the impact of this development is discussed herein. The proffered
conditions do not mitigate the impact on schools, thereby not insuring adequate service levels are
maintained and protecting the health, safety and welfare of County citizens.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/15/06):
The applicant did not accept the recommendation, but did accept the Planning
Commission's recommendation. There was support present. Those in support indicated
that residential development would be preferable to office use provided the number of
lots is limited to avoid numerous access points to Knightsbridge Road.
The applicant agreed to proffer a condition limiting the number of lots to one (1).
On motion of Mr. Gulley, seconded by Mr. Bass, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Wilson, Gecker, Bass, Gulley and Litton.
The Board of Supervisors, on Wednesday, September 27,2006, beginning at 7:00 p.m., will take
under consideration this request.
8
06SN0309-SEPT27 -BOS
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