91SN0265
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January 22, 1992 BS
REQUEST ANALYSIS
AND
RE COMMFJIDAT I ON
91SN0265
Harriet and Harry Grandis
Dale Magisterial District
East line of Iron Bridge Road
REQUESi: ~ez.ninl frem A:ricultural (A) t. ~esiiential (R-9)
PROPOSED LAND USE:
A single family residential subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 1 AND 2.
STAFF RECOMMENDATION
Recommend approval for the followingrreasons:
A. The requested zoning and land uses are in conformance. with the Central.
Area Land Use and Transportation Plan... which design.ates the property
for medi.um density and medium/high density residential use.
B. The requested zoning and land uses are comparable to, and compatible
with, surrounding development.
(NOTE: THE CONDITIONS NOTED WITH l1STAFF}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. In conjunction with recordation of a subdivision plat, one
hundred (100) feet of right of way on the east side of Route
10 measured from that part of Route 10 immediately adjacent
,to the property shall be dedicated, free and unrestricted,
to and for the benefit of Chesterfield County~
(STAFF/CPC)
2. In order to minimize the traffic impact on this project, the
proposed development shall be limited to a maximum of
twenty- four ( 24) lots J and there shall be no access from
Route 10 to the proposed development. This shall not
preclude use of the subject property for widening of the
adjacent access located on Parcel 29 Tax Map 66-9 (1).
3. The applicant, subdivider, or assignee(s) shall within fifteen days of
tentative subdivis.ion approval pay, per approved lot, 85% of the
prevailing per lot amount as specified below for infrastructure
improvements within the service district for the property. If payment
does not occur within fifteen days of tentative subdivision approval,
the applicant, subdivider, or assignee(s) shall pay the following to
the County of Chesterfield at the time of building permit application.
for infrastructure improvements within the service district for the
property:
a. $2,000 per lot, if paid prior to January 1, 1992; or
b. 'The amount approved by the Board of Supervisors not to exceed
$ 3, 000 per lot, if paid between January 1, 1992, and June 30,
1992, inclusive; or
c . The amount approved by the Board of .Supervisors not to exceed
$4,000 per lot, if paid between July 1, 1992, and June 30, 1993,
inclusive; or
d. The amount approved by the Board of Supervisors not to exceed
$4,000 per lot adjusted upward by any increase in the Marshall
and Swift Building Costs Index between July 1, 1992, and July 1
of the fiscal year in which the payment is made if paid after
June 30, 1993.
GENERAL INFORMATION
Location:
East line of Iron Bridge Road, north of Willowbranch Drive, and western
terminus of Winterleaf Drive. Tax Map 66-9 (1) Parcels 26 and 27 (Sheet
22).
Existing Zoning:
A
Size:
10.6 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - Ai Single family residential or vacant
South - A with Conditional Use and 0-1; Single family residential and
commercial (recreation)
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East
West
- R-9; Single family residential
- A and R-7; Single family residential or vacant
PUBLIC FACILITIES
lJtilities:
The public water and wastewater systems are available to the subject
property. Use of the public systems are required by Ordinance and
intended. Sufficient water pressure and wastewater line capacity should be
available to meet the needs of the proposed development.
Drainage and Erosion:
Drains directly into Kingsland Creek. No on-or of f - site dr ainage or
erosion problems are existing or anticipated. Normally when the centerline
of a creek is the property line, drainage easements are not required.
Effective November 15, 1991, the Chesapeake Bay Ordinance will be
re-implemented. This portion of Kingsland Creek is classified as a
tributary stream and, as such, will be subject to a lOO-foot conservation
area.
Fire Service:
Bensley Fire Station, Company #3. Dependent upon present locations, fire
hydrants may be required.
Schools:
Proffered Condition 2 limi ts the development to a maximum of twenty-four
(24) lots, thereby yielding approximately fourteen (14) school age
children. The site lies in the Hopkins Elementary School attendance zone:
capacity - 630, enrollment - 586; Falling Creek Middle Schaol attendance
zone: capacity - 1,080, enrollment - 1,040; and Meadowbrook High School
attendance zone: capacity - 1,350, enrollment - 1,307~
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This development will have a slight impact on area schools. Residential
growth in the Route 1Q area will accelerate the need for an elementary
school , with complet ion in the late 1990 I S in the Kingsland Road area..
S.chool attendance area configurations will change from time to time as
student growth occurs in the area. This area will move from Salem Middle
to Falling Creek Middle when Manchester is converted to a middle school in
1992. High school growth along the Route 10 area will require an addition
to MeadowbLook. The applicant has agreed to participate in the provision
of school capital facilities in the area. (Proffered Condition 3)
Transportation:
Development is anticipated to generate approximately 240 average daily
trips. These vehicles will be distributed along Willowbranch Drive and
Yellowleaf Drive, which had 1991 traffic counts of 171 and 683 vehicles per
day, respectively.
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91SN0265!PC/JAN22G
Tne Thoroughfare Plan identifies Ironbridge Road (Route 10) as a major
arterial with a recommended right of way width of 120 to 200 feet. The
applicant has proffered to dedicate 100 feet of right of waYJ measured from
the centerline of Route 10 in accordance with that Plan. (Proffered
Condition 1) ----
Access to major arterials such as Route 10 should be controlled. The
applicant has proffered that no access will be provided from this proposed
residential development onto Route 10. (Proffered Condition 2)
Area roads are in need of improvement. The applicant has proffered cash
toward off-site road improvements. (Proffered Condition 3)
Fiscal Impacts.:
FINANCIAL IMPACT ON CAPITAL FACILITIES
PER UNIT
# New Dwelling Units 24.00 1.00
Population Increase 67.92 2.83
Number New Students
Elementary 6.96 0.29
Middle 3.12 0.13
High 3.60 0..15
Total 13.68 0.57
Net Cost for Schools 61,080 2J545
Net Cost for Parks 4,728 197
Net Cost for Libraries 2,928 122
Net Cost for Fire Stations 4,008 167
Total Net Cost 72,744 3,031
(excluding roads)
This request will have a fiscal impac.t on capital facilities and cash
proffers have been received to address this impact (Proffered Condition 3).
Of note is that the applicant has submitted a cash proffer which includes a
discount if payment of the proffer occurs within fifteen (15) days of
tentative subdivision approval. While the present policy does not address
discounts for early payment, the Budget and Management Department supports
this concept, as well as the, applicant's proposal as submitted.
LAND USE
General Plan:
Lies within the boundaries of the Central Area Land Use and Transportation
Plan, which designates the property for medium density residential and
medium/high density residential uses of 1.51 to 4.00 and 4~Ol to 7.00
units/acre, respectively~
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91SN026S/PC/JAN22G
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Area Development Trends:
The area to the north is zoned Agricultural (A) and is' characterized by
single family residences on lots that average in excess of one (1) acre.
Adjacent property' to the south is zoned Agric'ultural (A) and Neighborhood
Of f ice (0-1) and is occupied by a commercial recreat ional, facility and by
single family residences that could be converted for office use. It should
be noted that at such time as the 0-1 property is developed for of.fice use,.
a buffer may be required on the 0-1 property adjacent to the subject
property. Property to the east is zoned Residential (R-9) and is
characterized by residential lots averaging approximately 9,100 square
feet. Property to the west is zoned Agricultural (A) and is either
occupied by single family dwellings or currently vacant. The single family
lots to the west have an average lot size of approximately three (3) acres.
It is anticipated that the single family lots to the west which front Route
10 will eventually be developed for non-residential or higher density
residential uses.
Conclusions:
The proposed zoning and land use conform to the Central Area Land Use and
Transportation Plan~ Further, the proposed zoning and land use is
compat i hIe wi th, and comparable to, surrounding' development. Therefore J
approval of this request is appropriate.
CASE HISTORY
Applicants (10/10/91):
The applicants submitted a revised Proffered Condition 2 reducing the
humber of lots permitted from forty-two ( 42) to twenty-four ( 24) . The
reduction resulted in a ~ecrease in the average daily trips and number of
school children anticipated as a result of this development.
Planning Commdssion Meeting (10/15/91):
The applicants accepted the recommendation.
There was opposition present.
anticipated, traffic and density.
Concern was expressed relative to
It was noted that the anticipated lot sizes were representative of those
which currently exist in the area. It was further noted that the projected
240 vehicles per day which would access through Ylillowhurst Subdivision
would not violate the County's policies and regulations.
On motion of Mr. Miller, seconded by Mrs. Boisineau,
recommended approval of this request and acceptance of
conditions on pages 1 and 2.
the Commission
the proffered
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91SN026S/PC/JAN22G
AYES: Unanimous.
Board of Supervisors Meeting (11/27/91):
On mot ion of Mr. Daniel, seconded by Mr. Mayes, the Board deferred this
case for sixty (60) days to allow Mr. Daniel to meet with the applicants
and area property owners.
Staff (12/12/91):
The attached subdivision plan depicting twenty-three (23) lots received
tentative subdivision approval pending the Board of Supervisors. action on
this rezoning request. The average lot size depicted on the tentative plat
is 18,100 square feet; the smallest lot is 10,000 square feet; and the
largest lot is 55,000 square feet.
The Board of Supervisors on Wednesday, January 22, 1992, beginning at 7:00 p.m.,
will take under consideration this request.
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91SN0265!PC/JAN22G
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91SN0265
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