07SN0188
.
Deeember 11, 2006 CPC
January 24, 2007 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
07SNOl88
Benj amin Benton
Bermuda Magisterial District
Harrowgate Elementary, Carver Middle and Thomas Dale High Schools Attendance Zones
West line South Street at Tipton Street
REQUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A single family residential subdivision is planned with a minimum lot size of
12,000 square feet. A maximum of twenty five (25) lots is proposed yielding a
density of 0.9 unit per acre (Proffered Condition 3).
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDA nON
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Southern and Western Area
Plan which suggests the property is appropriate for residential use of 2.51 to 4.0
units per acre.
B. The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated area development.
C. The proffered conditions adequately address the impacts of this development on
necessary capital facilities, as outlined in the Zoning Ordinance and
Providing a rIRST CHOICE community through excelJence ill public service
Comprehensive Plan. Specifically, the needs for roads, schools, parks, libraries
and fire stations 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 mitigate the impact on capital
facilities, thereby insuring adequate service levels are maintained and protecting
the health, safety and welfare of County citizens.
(NOTE: THE ONLY CONDITION THAT MAYBE 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
(STAFF/CPC) 1.
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. $15,600 per dwelling unit, if paid prior to July 1. 2007. At the time
of payment the $15,600 shall be allocated pro-rata among the
facility costs as calculated annually by the County Budget
Department as follows: $5,33 I for schools, $602 for parks, $348
for library facilities, $404 for fire stations, $8,915 for roads; or
b. Thc amount approved by the Board of Supervisors not to exceed
$15,600 per dwelling unit adjusted upward by any increase in the
Marshall and Swift Building Cost Index betwecn July 1, 2006, and
July I of the fiscal year in which the payment is made if paid after
June 30, 2007. The payment shall be allocated pro-rata as set forth
above.
c. Cash proffer payments shall be spent for the purposes proffered or
as otherwise permitted by law. (B&M)
(ST AFF/CPC) 2.
Except for timbering approved by the Virginia State Department of
Forestry tor 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 device has been installed. (EE)
(STAFF/CPC) 3.
The overall number of residential units shall not exceed twenty-five (25)
units. (P)
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07SN0188-pN24-BOS
(ST AFFICPC)
4.
Each dwelling unit shall have a minimum gross floor area of 1,600
square feet. (P)
(STAFF/CPC)
5.
All exposed portions of the foundations of each dwelling unit shall
be faced with brick or stone veneer. Exposed piers supporting front
porches shall be faced with brick or stone veneer. (P)
(S T AFF ICPC)
6.
The following shall be recorded as a restrictive covenant III
conjunction with the recordation of each subdivision plat:
Enclosed risers are required on steps to all entryways except at the
rear of the house. (P)
GENERAL INFORMATION
Location:
West line of South Street at Tipton Street and also north line of Milhorn Street at Hill
Street. Tax IDs 798-635-4396 and 4725.
Existing Zoning:
A
Size:
28.9 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North and West - R-9; Single family residential
South - A; Single family residential or vacant
East - R-7; Single family residential
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along South and Tipton Streets,
adjacent to this site. In addition, an eight (8) inch water line extends along Hill Street and
Milhorn Street and is adjacent to a portion of the eastern boundary of the site. Use of the
public water system is required by County Code.
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07SN0188-)AN14- BOS
Public Wastewater System:
There is an existing twenty-seven (27) inch wastewater trunk line extending along the
western boundary of this site. In addition, an eight (8) inch wastewater collector line
extends along South Street and Tipton Street, adjacent to a portion of the southern boundary
ofthis site. Use of the public wastewater system is required by County Code.
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the rear to Timsberry Creek. There are no current on- or
off-site drainage or erosion problems and none are anticipated after development. The
property is wooded and, as such, should not be timbered without obtaining a land
disturbance permit from the Department of Environmental Engineering. This will ensure
that adequate erosion control measures are in place prior to any land disturbance.
(Proffered Condition 2)
Water Quality:
The property is approximately sixty (60) percent inundated by the Timsberry Creek
floodplain and the associated Resource Protection Area (RP A) within which uses are very
limited.
PUBLIC F ACILlTIES
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.
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 twenty-five (25) dwelling units, this request will generate
approximately seven (7) calls for fire and emergency medical service each year. The
applicant has addressed the impact of this proposed development on fire and EMS.
(Proffered Condition I)
The Dutch Gap Fire Station, Company Number 14 and the Bensley Bermuda Volunteer
Rescue Squad currently provide fire protection and emergency medical service. When the
property is developed, the nwnber of hydrants, quantity of water needed for fire
protection and access requirements will be evaluated during the plans review process.
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D7SN0188-Jl\N24-HOS
Schools:
Approximately thirteen (13) (Elementary: 6, Middle: 3, and High: 4) students could be
generated by this development. Currently, this site lies in the Harrowgate Elementary
School attendance zone: capacity - 535, enrollment - 689; Carver Middle School zone:
capacity - 1,229, enrollment - 1,265; and Thomas Dale High School zone: capacity -
1,913, enrollment - 2,399. The enrollment is based on September 30, 2006 and the
capacity is as of 2005-2006. This request will have an impact at the elementary and
secondary levels. There are currently sixteen (16) trailers at Harrowgate Elementary:
nine (9) at Carver Middle; and eight (8) at Thomas Dale High.
A new elementary school is scheduled to open in 2007 and a new middle school is
scheduled to open in 2009. The new elementary school will provide relief for elementary
schools in the Chester area and the new middle school will provide relief for Chester and
Carver Middle Schools. This area of the county continues to experience growth and
these schools, will provide much needed space.
This case combined with other residential developments and zoning cases in the area will
continue to push these schools over capacity, especially at the secondary leveL
necessitating some form of relief in the future. The applicant has addressed the impact of
this proposed development on schools. (Proffered Condition 1)
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 of the property noted in this case could affect the Chester Library, the Enon
Library, the Ettrick-Matoaca Library, or a potential new library in the southeastern area
of the county. The Plan identifies a need for additional library space in this area of the
county. The applicant has addressed the impact of this proposed development on
1 i braries. (Proffered C ondi tion I)
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 offered measures to assist in addressing the impact of this proposed
development on these parks and recreational facilities. (Proffered Condition 1)
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07SN 0 188-J AN 24- BOS
Transportation:
The property (28.9 acres) is currently zoned Agricultural (A), and the applicant is
requesting rezoning to Residential (R-12). Based on single-family trip rates, development
could generate approximately 290 average daily trips. These vehicles will be distributed
through streets in several subdivisions, including Milhorn, Searcy and Ivey Tract
Subdivisions, to Jefferson Davis Highway (Route 1/301) and to Harrowgate Road, which
had 2005 traffic counts of 17,990 and 12,310 vehicles per day (VPD), respectively. The
capacity of the four-lane section of Route 1/30 I between Harrowgate Road and Woods
Edge Road is acceptable (Level of Service A) for the volume of traffic it currently
carries. The two-lane section of Harrowgate Road between Route l/30 I and Happy Hill
Road is at capacity (Level of Service E) for the volume of traftlc it currently carries.
Included in the Subdivision Ordinance is the Planning Commission's Stub Road Policy.
The Policy suggests that subdivision streets anticipated to carry 1,500 VPD or more
should be designed as "no-lot frontage" collector roads. As previously noted, the traffic
generated by this development will travel along streets in several subdivisions, including
Milhorn, Searcy and Ivey Tract Subdivisions. Those streets were developed prior to the
adoption of the Stub Road Policy. Milhorn Street (VDOT 2005 traffic count of 3,1 00
VPD) and South Street (VDOT 2005 traffic count of 2,900 VPD) are some of the
subdivision streets that could be used in traveling to and from this proposed development.
Traffic volumes on these streets currently exceed the acceptable subdivision street
volume as defined by the Stub Road Policy.
The traffic impact of this development must be addressed. Area roads need to be
improved to address safety and accommodate the increase in traffic generated by this
development. The applicant has proffered to contribute cash, in an amount consistent
with the Board of Supervisors' Policy. towards mitigating the traffic impact of this
residential development (Proffered Condition 1). 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 road improvement projects in this part of the county are included in the Six-Year
Imorovement Plan.
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07SNU188-JAN24-HOS
Financial Impact on Capital Facilities:
PER UN IT
Potential Number of New Dwelling Units 25* 1.00
Population Increase 68.00 2.72
Number of New Students
Elementary 5.83 0.23
Middle 3.25 0.13
High 4.23 0.17
TOTAL 13.30 0.53
Net Cost for Schools $133,700 $5,348
Net Cost for Parks I 5,1 00 604
Net Cost for Libraries 8,725 349
Net Cost for Fire Stations 10,125 405
A verage Net Cost for Roads 223,550 8,942
TOTAL NET COST $391,200 $15,648
* Based on a proffer maximum of 25 lots. (Proffered Condition 3) The actual number of lots 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. Consistent with the Board of Supervisors' policy, and proffers accepted from other
applicants, the applicant has offered cash to assist in defraying the cost of this proposed zoning
on such capital facilities. (Proffered Condition 1)
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.
LAND USE
Comorehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
property is appropriate for residential use of 2.51 to 4.0 units per acre.
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07SN0188-).-\N14-BOS
Development Design:
Proffers address maximum number of lots, minImum house size and foundation
treatment. (Proffered Conditions 3 through 5)
Restrictive Covenants:
Recordation of a restrictive covenant requlTlng enclosed risers or steps to certain
entryways has been proffered. It should be noted that the County will only ensure the
recordation of the covenant and will not be responsible for its enforcement. Once
recorded. the covenant may be changed.
Area Development Trends:
Surrounding properties are zoned Residential (R-7 and R-9) and are developed as part of
the Tinsberry Trace, Milhorn Tract and Millcreek Subdivisions or are zoned Agricultural
(A) and occupied by single family dwellings on acreage parcels or are currently vacant.
It is anticipated that any residential redevelopment of acreage properties in this general
area will be consistent with the recommended densities of the Plan.
CONCLUSIONS
The proposed zoning and land uses conform to the Southern and Western Area Plan which
suggests the property is appropriate for residential use of 2.51 to 4.0 units per acre. The
proposed zoning and land uses are representative of. and compatible with, existing and
anticipated area development.
The proffered conditions adequately address the impacts of this development on necessary
capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the
needs for roads, schools, parks, libraries and fire stations 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 mitigate the impact on capital
facilities, thereby insuring adequate service levels are maintained and protecting the health,
safety and welfare of County citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (12/4/06 and 12/14/06):
Additional proffered conditions were submitted.
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07SN0188-jAN24-ROS
Planning Commission Meeting (12/14/06):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Litton, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
A YES: Messrs. Wilson, Bass Gulley and Litton.
ABSENT: Mr. Gecker
The Board of Supervisors, on Wednesday, January 24, 2007, beginning at 6:30 p.m., will take
under consideration this request.
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07SN0188-]AN24-BOS
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