07SN0207
January 16, 2007 CPC
February 28, 2007 BOS
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STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
07SN0207
Michael Woody
Clover Hill Magisterial District
Providence Elementary, Providence Middle and Monacan High Schools Attendance Zones
South line of West Providence Road
REQUEST: Rezoning from Residential (R-15) to Residential (R-12).
PROPOSED LAND USE:
A single family residential subdivision contaInIng a maximum of four (4)
dwelling units each with a minimum lot size of 15,000 square feet, and yielding a
density of approximately 2.1 units per acre is planned. (Proffered Conditions 3
and 5)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommends approval for the following reasons:
A. The proposed zoning and land uses conform to the Northern Area Plan which
suggests the property is appropriate for medium density residential use of 1.51 to
4.0 units per acre.
B. The proposed zoning and land uses are representative of, and compatible with,
existing and anticipated area development.
Providing a FIRST CHOICE community through excellence in public service
C. 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.
(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
(STAFF/CPC)
(STAFF/CPC)
1.
The public wastewater system shall be used. (U)
2.
The applicant, subdivider, or assignee(s) shall pay the following,
for infrastructure improvements within the service district for the
property, to the county of Chesterfield prior to the issuance of
building permit:
A. $15,600.00 per dwelling unit, if paid prior to July 1, 2007;
or
B. The amount approved by the Board of Supervisors not to
exceed $15,600.00 per dwelling unit adjusted upward by
any increase in the Marshall and 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.
C. Cash proffer payments shall be spent for the purposes
proffered or as otherwise permitted by law. (B&M)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
3.
Development shall be limited to four (4) lots. (P)
4.
Manufactured homes shall not be permitted. (P)
5.
The minimum lot size shall be 15,000 square feet. (P)
6.
The minimum gross floor area for dwelling units shall be 2000
square feet. (P)
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07SN 0207 - FEB28- BO S
(STAFF/CPC)
(ST AFF /CPC)
(ST AFF /CPC)
(ST AFF /CPC)
(ST AFF/CPC)
7.
8.
9.
All exposed portions of the foundation of each new dwelling unit
shall be faced with brick, decorative masonry or stone veneer.
Exposed piers supporting front porches shall be faced with brick or
stone veneer. (BI & P)
Except for timbering approved by the Virginia State Department of
Forestry for 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 devices installed. (EE)
Other than one (1) private driveway, there shall be no direct
vehicular access from the property to West Providence Road. (T)
10.
In conjunction with recordation of the initial subdivision plat,
forty-five (45) feet of right-of-way along the south side of
Providence Road, measured from the centerline of that part of the
roadway immediately adjacent to the property, shall be dedicated,
free and unrestricted, to and for the benefit of Chesterfield County.
(T)
11.
To provide an adequate roadway system, the developer shall be
responsible for the following improvements to be completed in
conjunction with the initial development:
A. Widening/improving the north side of Providence Road to
an eleven (11) foot wide travel lane, measured from the
existing centerline of the road, with an additional one (1)
foot wide paved shoulder plus a seven (7) foot wide
unpaved shoulder, and overlaying the full width of the road
with one and one-half (1 'l2) inch of compacted bituminous
asphalt concrete, with any modifications approved by the
Transportation Department, for the entire property frontage.
B. Dedication to Chesterfield County, free and unrestricted,
any additional right-of-way (or easements) required for the
improvements identified above. In the event the developer
is unable to acquire any "off-site" right-of-way that is
necessary for any improvement described in proffer
condition 11, the developer may request, in writing, that the
County acquire such right-of-way as a public road
improvement. All costs associated with the acquisition of
the right-of-way shall be borne by the developer. In the
event the County chooses not to assist the developer in
acquisition of the "off-site" right-of-way, the developer
shall be relieved of the obligation to acquire the "off-site"
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07SN0207 - FEB28- BOS
right-of-way and shall provide the road improvements
within available right-of-way as determined by the
Transportation Department. (T)
(STAFF/CPC)
12.
A solid board on board fence, a minimum of six (6) feet in
height, shall be installed along the southern property line
and shall extend from the front line of the building located
on the lot adjacent to Tax ID 749-692-8363 to the rear
property corner of Tax ID 749-692-8363. The exact design
and treatment of the fence shall be consistent with the
existing fence located on Tax ID 749-692-8363 as
determined by the Planning Department at the time of
tentative subdivision plan review. (P)
GENERAL INFORMATION
Location:
South line of West Providence Road and the west line of Grey Oak Drive and located in
the southwest quadrant of the intersection of these roads. Tax ID 749-692-7580 .
Existing Zoning:
R-15
Size:
1.9 acres
Existing Land Use:
Residential
Adlacent Zoning and Land Use:
North - R-12 and A; Vacant (tentative subdivision plan approval pending) or single
family residential
South and West - R-15; Single family residential
East - A; Single family residential
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07SN 0207 - FEB 28- BOS
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the south side of West
Providence Road within an easement across the request site. In addition, an eight (8) inch
water line extends along the west side of Grey Oak Drive, adjacent to this site. Use of the
public water system is required by County Code.
Public Wastewater System:
There is an existing fifteen (15) inch wastewater trunk line extending along a tributary of
Falling Creek approximately 435 feet west of this site. Use of the public wastewater system
is intended. (Proffered Condition 1)
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the rear to a tributary of Falling Creek. The property is
partially wooded and, as such, should not be timbered without obtaining a land
disturbance permit from the Department of Environmental Engineering. This will insure
that adequate erosion control measures are in place prior to timbering. (Proffered
Condition 8)
There are currently no on- or off-site drainage or erosion problems and none are
anticipated after development. There is a culvert under Grey Oak Drive that drains
through this property and under a driveway immediately to the west that serves 10115
West Providence Road. At the time of tentative subdivision plan review, the Department
of Environmental Engineering will require that a set of construction plans for the
drainage be submitted and approved from the invert out of the culvert under Grey Oak
Drive down through, at a minimum, the culvert under the driveway at 10115 West
Providence Road and any easements dedicated.
PUBLIC FACILITIES
The need for fire, 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
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07SN0207 - FEB28- BOS
addition to the six new stations, the Plan also recommends the expansion of five (5)
existing stations. Based on four ( 4) dwelling units, this request will generate
approximately (1) call for fire and emergency medical service each year. The applicant
has addressed the impact on fire and EMS. (Proffered Condition 2)
The Wagstaff Fire Station, Company Number 10,and the Manchester 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 two (2) students will be generated by this development. Currently, this
site lies in the Providence Elementary School attendance zone: capacity - 694.,
enrollment - 574; Providence Middle School zone: capacity - 1,089, enrollment - 926;
and Monacan High School zone: capacity - 1,692, enrollment - 1,558. The enrollment is
based on September 30, 2006 and the capacity is as of 2005-2006. There are currently
three (3) trailers at Providence Middle.
This case, combined with other tentative residential developments and zoning cases in the
zones, would continue to push these schools to capacity, especially at the middle school
level. The applicant has addressed the impact of the development on schools. (Proffered
Condition 2)
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 would most likely affect the existing La
Prade Library or a proposed new library in the Reams/Gordon area. The applicant has
addressed the impact of the development on libraries. (Proffered Condition 2)
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 2)
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07SN0207-FEB28-BOS
Transportation:
The property (1. 9acres) is located at the intersection West Providence Road and Grey
Oak Drive. The applicant is requesting rezoning from Residential (R-15) to Residential
(R-12). Based on single-family trip rates, development of the property could generate
approximately fifty (50) average daily trips (ADT). These vehicles will initially be
distributed along West Providence Road, which had a 2003 traffic count of 7~712
vehicles per day. Based on the volume of traffic it carried during peak hours, West
Providence Road was at capacity. (Level of Service E)
The Thoroughfare Plan identifies West Providence 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 measured from the centerline of the road
adjacent to the property, in accordance with that Plan. (Proffered Condition 10)
Access to major arterials, such as West Providence Road, should be controlled. The
applicant has proffered that, other than one private driveway, there will be no direct
vehicular access from the property to West Providence Road (Proffered Condition 9).
The applicant intends to access the property from Grey Oak Drive.
The traffic impact of this development must be addressed. The applicant has proffered to
reconstruct West Providence Road for the entire property frontage to provide an eleven
(11) foot wide travel lane, a one (1) foot paved shoulder and a seven (7) foot unpaved
shoulder, overlay the full width of the roads, and dedicate any additional right-of-way
required for these improvements. (Proffered Condition 11)
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 development. (Proffered Condition 2)
Cash proffers alone will not cover the cost of the road improvements needed in this area.
There are no projects in this area currently included in the VDOT Six-Year Improvement
Program.
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07SN0207 - FEB28- BOS
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 4* 1.00
Population Increase 10.88 2.72
Number of New Students
Elementary 0.93 0.23
Middle 0.52 0.13
High 0.68 0.17
TOTAL 2.13 0.53
Net Cost for Schools 21,392 5,348
Net Cost for Parks 2,416 604
Net Cost for Libraries 1,396 349
Net Cost for Fire Stations 1,620 405
A verage Net Cost for Roads 35,768 8,942
TOTAL NET COST $62,592 $15,648
*Based on a proffered maximum yield of four (4) 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 2)
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
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.
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07SN0207 - FEB28- BOS
The Northern Courthouse Road Plan is currently under review. The draft Plan, as
recommended by staff, suggests the property is appropriate for medium density
residential use of two (2) units per acre or less.
Area Development Trends:
Surrounding properties are zoned Residential (R -12) and is under tentative review as the
Ashton Point Subdivision, or are zoned Agricultural (A) and Residential (R-15) and are
developed for single family dwellings on acreage parcels. It is anticipated that area
development/redevelopment will be for residential purposes at densities consistent with
recommendations of the Plan.
Density" Dwelling Size and Foundation Treatment:
Proffered Condition 3 limits the number of lots to four (4), yielding a density of
approximately 2.1 dwelling units per acre.
Proffered Conditions 6 and 7 address minimum dwelling size and foundation treatment.
Fencing:
In response to concerns of adjacent property owners, the applicants have agreed to install
a solid board fence along the southern property line (Proffered Condition 12).
Prohibition on Manufactured Homes:
Proffered Condition 4 prohibits the location of manufactured homes on the subject
property. The Ordinance would not allow manufactured homes; however, should State
legislation ever be adopted that would mandate localities to allow manufactured homes in
those districts that allow single family dwellings, depending upon the final language,
Proffered Condition 4 may, or may not, have the effect of prohibiting manufactured
homes.
CONCLUSIONS
The proposed zoning and land uses conform to the Northern Area Plan which suggests the
property is appropriate for medium density residential use of 1.51 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
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07SN 0207 - FEB28- BOS
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 (1/16/07):
An additional proffered condition was submitted.
Planning Commission Meeting (1/16/07):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Wilson, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 through 4.
AYES: Messer. Gecker, Gulley, Bass, Litton and Wilson.
The Board of Supervisors, on Wednesday, February 28, 2007, beginning at 6:30 p.m., will take
under consideration this request.
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07SN 0207 - FEB28- BOS
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