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February 27, 2002 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0159
ASC Land Corporation (Brian Bowe)
Matoaca Magisterial District
North line of Powhite Parkway
REQUEST:
Rezoning from Agricultural (A) to Residential (R-12) plus relief to street access
requirements for more than fifty (50) lots.
PROPOSED LAND USE:
A single family subdivision with a maximum of seventy (70) lots is planned, yielding
a maximum density of approximately 1.9 dwelling units per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
While the proposed density of 1.9 dwelling units per acre conforms to the
Powhite~oute 288 Development Area Plan which suggests the property is
appropriate for residential use of 1.5 to 4.0 units per acre and to the densities which
exist in the subdivisions to the north through which this development would access
the proposal fails to insure that the average lot size conforms to the average lot sizes
of those subdivisions through which this development would access.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Bo
The requested relief to the provision of a second public road access could affect
accessibility to and from the development in an emergency situation, should the one
(1) access be blocked, thereby adversely affecting the health, safety and welfare of
citizens in the development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER 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
1. The public water and wastewater systems shall be used. (U)
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 Environmental Engineering
and the approved devices installed. (EE)
The minimum gross floor area for all dwelling units shall be as follows:
1 story: 1,600 square feet
More than 1 story 1,800 square feet (P)
4. A maximum of seventy (70) lots shall be developed on the property. (P)
The applicant, subdivider, or assignee(s) shall pay the following to the County of
Chesterfield prior to the issuance of building permit for infrastructure improvements
within the service district for the property:
ao
$7,800 per dwelling unit, if paid prior to July 1, 2002; or
The amount approved by the Board of Supervisors not to exceed $7,800 per
dwelling unit adjusted upward by any increase in the Marshall and Swift
Building Cost Index between July 1, 2001, and July 1 of the Fiscal year in
which the payment is made if paid after June 30, 2002.
In the event the cash payment is not used for the purpose for which proffered
within fifteen (15) years of receipt, the cash shall be returned in full to the
payor. (B&M)
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GENERAL INFORMATION
Location:
North line of Powhite Parkway, east of Upperbury Drive. Tax ID 739-693-8991 (Sheet 10).
Existing Zoning:
A
Size:
37.4 acres
Existing LandUse:
Vacant
Adjacent Zoning and Land Use:
North -
South -
East
West -
R-9 and R-12; Single family residential or vacant (Tentative Subdivision approval
for additional sections of St. James Woods Subdivision)
R-9 and A; Powhite Parkway, single family residential or vacant
R-9 and R-12; Vacant or single family residential
R-9; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along Lucks Lane, approximately
3300 feet north of the request site. In addition, there is an existing eight (8) inch water line
along Westbury BluffDrive, in Westbury Subdivision, approximately 600 feet north of this
site. Use of the public water system is intended and has been proffered. (Proffered
Condition 1)
Public Wastewater System:
There is an existing twelve (12) inch wastewater trunk line extending along the western
boundary of this site. In addition, there is an existing eight (8) inch wastewater collector
adjacent to the northeast boundary of the request site. Use of the public wastewater system is
intended and has been proffered. (Proffered Condition 1)
3 02SN0159-FEB27-BOS
ENVIRONMENTAL
Drainage and Erosion:
The site drains in several directions to intermittent streams prior to entering Falling Creek.
Currently, there are no existing on- or off-site drainage or erosion problems and none are
anticipated with development. It is not currently known if any off-site drainage easements
will be required. The property is wooded and, as such, should not be timbered until the
issuance of a land disturbance permit. This will insure that adequate erosion control
measures are in place prior to any timbering. (Proffered Condition 2)
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the FY 2002-2007 Capital Improvement Program. This
development will have an impact on these facilities.
Fire Service:
The Public Facilities Plan indicates that emergency services calls are expected to increase
forty-five (45) percent by 2015. Eight (8) new fire/rescue stations are recommended for
construction by 2015 in the Public Facilities Plan. Based on seventy (70) dwelling units, this
request will generate approximately eleven (11) calls for fire and rescue services each year.
The impact on fire service has been addressed. (Proffered Condition 5)
The property is currently served by the Wagstaff Fire Station, Company Number 10,
Manchester Volunteer Rescue Squad and Clover Hill Fire Station Number 7. When the
property is developed, the number of hydrants and quantity of water needed for fire
protection and access requirements will be evaluated during the plans review process.
To satisfy the requirements of the Subdivision Ordinance, when the cumulative total of lots
served by a local street in a subdivision exceeds fifty (50) and/or when the number of lots
accessing a no-lot frontage collector street exceeds 100, a second public access road to all
lots must be provided to the development or a no-lot frontage collector must be provided
through the property. This requirement is to provide emergency vehicles access.
According to the approved tentative subdivision plan for the adjacent development of St.
James Woods, sole access to the subject property will be provided via proposed Bantry Drive
in the St. James Woods Subdivision. South of the intersection of Bantry Drive and the
proposed extension of Westbury Knoll Lane from Westbury Subdivision, ten (10) lots are
proposed within the tentatively approved St. James Woods Subdivision development. In
accordance with the Subdivision Ordinance, an additional forty (40) lots could be developed
beyond this point, yielding fifty (50) lots from one (1) point of access. The applicant is
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proposing an additional seventy (70) lots, yielding a total of eighty (80) lots from one (1)
point of access. The Fire Department opposes granting relief from street access requirements
which would limit development of this property to forty (40) lots until a second public access
is provided. Given area development, the opportunity to provide a collector to address
emergency access has been preempted.
Schools:
Approximately thirty-seven (37) school age children could will be generated by this
development. This site lies in the Gordon Elementary School attendance zone: capacity -
725, enrollment - 653; Midlothian Middle School zone: capacity- 1,260, enrollment- 1,318;
and Monacan High School zone: capacity - 1,600, enrollment - 1,594.
This development will have an impact on the middle school. Currently, there are four (4)
trailers at Midlothian Middle School.
This development will have impact on area schools. The applicant has agreed to address the
cost of providing for area school needs. (Proffered Condition 5)
Libraries:
Consistent with the Board of Supervisors' policy, the impact of development on library
services is assessed County-wide. Based on projected population growth, the Public
Facilities Plan identifies a need for additional library space throughout the County. Taking
into account the additional space provided by the new La Prade and Chester Libraries, there
is still a projected need for approximately 55,000 additional square feet of library space
County-wide by 2015.
Development of this property would likely impact library services in the service areas of the
La Prade and Midlothian Libraries and the proposed new branch in the Reams/Gordon area
on or near Lucks Lane. The Plan indicates a need for additional library space in this area of
the County. The applicant has offered measures to address the impact of this development
on these facilities. (Proffered Condition 5)
Parks and Recreation:
The Public Facilities Plan identifies the need for four (4) new regional parks. In addition,
there is currently a shortage of community park acreage in the County. The Plan identifies a
need for 625 acres of regional park space and 116 acres of community park space by 2015.
The Plan also identifies the need for neighborhood parks and special purpose parks and
makes suggestions for their locations.
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The applicant has offered measures to assist in addressing the impact of this proposed
development on these parks and recreation facilities. (Proffered Condition 5)
Transportation:
The applicant has proffered a maximum density of seventy (70) lots (Proffered Condition 4).
Based on single family trip rates, development could generate approximately 750 average
daily trips. These vehicles will be distributed through the adjacent subdivision to the north
(St. James Woods Subdivision) via Explorer Drive to Lucks Lane, which had a 2000 traffic
count of 8,085 vehicles per day.
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,
should be designed as "no-lot frontage" collector roads. Explorer Drive in St. James Woods
Subdivision was designed in accordance with the Policy, and is being constructed as a
collector road. Traffic generated by this development traveling along other streets within St.
James Woods Subdivision is not anticipated to cause those streets to exceed acceptable
subdivision street volumes as defined by the Stub Road Policy.
Powhite Parkway, a limited access facility, extends along the southern boundary of the
property. The Subdivision Ordinance requires a 200 foot setback, exclusive of require yards,
from Powhite Parkway, unless a noise study demonstrates that a lesser distance is acceptable.
Natural vegetation must be retained within the setback area.
Mitigating road improvements must be provided to address the traffic impact of this
development. The Thoroughfare Plan identifies the need to improve existing roads, as well as
construct new roads to accommodate growth. 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 towards addressing this traffic impact. (Proffered Condition
5)
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Financial Impact on Capital Facilities:
Per
Dwelling Unit
Potential Number of New Dwelling Units 70* 1.00
Population Increase 191.10 2.73
Number of New Students
Elementary 17.08 0.24
Middle 9.10 0.13
High 11.20 0.16
TOTAL 37.38 0.53
Net Cost for Schools 251,720 3,596
Net Cost for Parks 56,840 812
Net Cost for Libraries 19,740 282
Net Cost for Fire Stations 22,050 315
Average Net Cost for Roads 200,410 2,863
TOTAL NET COST 550,760 7,868
*Based on a proffered maximum number of lots. (Proffered Condition 4)
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 $7,868 per unit. The applicant has been advised that a maximum proffer of
$7,800 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.
Note that circumstances relevant to this case, as presented by the applicant, have been
reviewed and it has been determined that it would be appropriate to accept the maximum
cash proffer in this case.
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LAND USE
Comprehensive Plan:
Lies within the boundaries of the Powhite/Route 288 Development Area Plan which suggests
the property is appropriate for residential development of 1.5 to 4.0 dwelling units per acre.
Area Development Trends:
Area properties are zoned residentially and agriculturally and are characterized by single
family residential subdivision development or vacant land. It is anticipated that residential
zoning and land use patterns will continue in this area.
Site Design:
Access to the subject property could be provided through several adjoining subdivision
developments to the north, which eventually tie into Lucks Lane. There is no direct access
from this property to Lucks Lane. Based upon tentative approval for the proposed section of
St. James Woods to the north and already recorded subdivisions in the area, the only direct
access to the subject is via a proposed stub road in the newest section of St. James Woods
and the potential extension of Courthouse Acres Drive in Courthouse Acres Subdivision. As
staff understands it, the potential for extension of Courthouse Acres Drive is restricted due to
the existence of an open space easement and therefore, it is likely that the only available
access will be via the stub road from St. James Woods. Vehicular movements would then be
potentially distributed through other sections of St. James Woods to the north, Exbury and
Westbury.
Comparison of Area Lot Sizes and Density:
In an effort to address compatibility with adjacent developments through which traffic from
this development would access prior to reaching Lucks Lane, a major arterial, average lot
sizes and densities of these surrounding subdivisions were evaluated.
With respect to densities, Westbury, Section 1, lying adjacent to and north of the request
property, has a density of 2.62 dwelling units per acre. Sections 1 through 3 of Exbury,
located adjacent to and north of Westbury, Section 1, have densities that range from 2.75 to
2.95 dwelling units per acre. Sections G, H and I of St. James Woods, located adjacent to
and east of Exbury, have densities that range from 2.11 to 2.71 dwelling units per acre. This
proposal is for a maximum of seventy (70) lots, yielding a maximum density of
approximately 1.9 dwelling units per acre, which is comparable to that of the surrounding
developments. (Proffered Condition 4)
With respect to average lot sizes, Westbury, Section 1, contains an average lot size of 14,273
square feet. Sections 1 through 3 of Exbury contain average lot sizes ranging from 11,161 to
13,117 square feet and those of St. James Woods, Sections G, H and I, range from 13,313 to
8 02SN0159-FEB27-BOS
18,454 square feet. The average lot size for all of these development sections combined is
13,135 square feet. It should be noted that there are sections of St. James Woods still to be
recorded which could result in higher average lot sizes. The applicant has not proffered a
minimum lot size; therefore, with the approval of R-12 zoning, the minimum lot size for any
subdivision developed on the property could be 12,000 square feet.
Dwelling Size:
Consistent with restrictions proffered for the adjacent St. James Woods Subdivision
development (Case 97SN0149), a proffered condition has been submitted which requires a
minimum gross floor area of 1,600 square feet for all dwelling units except two (2) story
units, which will have a minimum of 1,800 square feet. (Proffered Condition 3)
Restrictive Covenants:
It should be noted that at the time of zoning for the newest sections of St. James Woods, a
proffered condition was accepted requiring recordation of restrictive covenants. This
proposal does not address restrictive covenants.
CONCLUSIONS
The Powhite/Route 288 Development Area Plan suggests the property is appropriate for residential
use 1.5 to 4.0 units per acre. As noted herein, the applicant has proffered to restrict the maximum
number of lots that can be developed on the property to seventy (70) which would generate an
overall density of approximately 1.9 units per acre consistent with the recommendations of the Plan
and that of adjacent subdivisions to the north. However, as previously noted vehicular access will be
provided through adjacent subdivisions and not directly to a collector or arterial road. As such,
typically, similar average lot sizes have been required for developments having access through other
subdivisions and not directly to a collector or arterial road. The subdivisions, through which access
wilt be provided, have developed with average lot sizes ranging between approximately 11,161 to
18,454 square feet with an overall average of 13,135 square feet. The potential exists for the request
property to develop with an average lot size of 12,000 square feet which is less than the average of
the subdivisions through which this development would access. The applicant has failed to address
average lot sizes to ensure compatibility.
The requested relief to the provision of a second public road access does not insure accessibility to
and from the development in an emergency situation, should access be blocked, thereby adversely
affecting the health, safety and welfare of citizens in the development.
Given these considerations, denial of this request is recommended.
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CASE HISTORY
Applicant (1 / 14/02):
An amendment to Proffered Condition 3 and an additional proffered condition, Proffered
Condition 5, was submitted.
Planning Commission Meeting (1/15/02):
The applicant did not accept the recommendation. There was no opposition present.
Mr. Gulley noted that several encumbrances to developing the property, such as the lack of
stub roads, the location of Powhite Parkway and the Virginia Power easement, were known
to the applicant prior to contracting to purchase the property. Further, such issues were
discussed when the Commission considered the rezoning request for the adjacent tract to the
north. Mr. Marsh indicated that although he could support some flexibility in the number of
lots, he was unable to support the requested exception to permit seventy (70) lots with one
(1) access in addition to the ten (10) lots tentatively approved on one (1) access. Mr. Marsh
noted that he had discussed options with the applicant, but the applicant wanted to move
forward with this request.
Mr. Gecker indicated his concerns relative to fire/safety access and that he would support
denial of the request.
Mr. Cunningham noted that the second access requirement continued to be an issue and has
resulted in the Commission's examination of the appropriate number of lots to be served by
one (1) access.
On motion of Mr. Marsh, seconded by Mr. Oecker, the Commission recommended denial of
this request.
AYES: Unanimous
The Board of Supervisors, on Wednesday, February 27, 2002, beginning at 7:00 p.m., will take under
consideration of this request.
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COMPARISON OF AREA LOT SIZES AND DENSITIES
WITH PROPOSED ROAD ACCESS TO PROPERTY
LUCKS LN
Proposed Road Access
02SN0159-