07SN0212
February 20, 2007 CPC
March 14,2007 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
07SN0212
ASC Land Corporation
Matoaca Magisterial District
Matoaca Elementary; Matoaca Middle; and Matoaca High Schools Attendance Zones
West of Hampton Avenue
REQUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
An expansion of the Baileys Grove Subdivision with a minimum lot size of
12,000 square feet is planned. A maximum of 3.63 dwelling units per acre is
permitted within a Residential (R-12) District, yielding approximately twelve (12)
dwelling units; the theoretical density permitted in a Residential (R-12) is 3.05
dwelling units, yielding approximately ten (10) dwelling units; and the average
actual lots recorded in a Residential (R-12) District, utilizing public water and
sewer, between 2004 and 2006 was 1.78 units per acre, yielding approximately
six (6) dwelling units.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
AYES: MESSRS. GECKER, GULLEY, BASS AND WILSON.
NAY: MR. LITTON.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
Providing a FIRST CHOICE community through excellence in public service
A. The proposed zoning and land uses do not conform to the Matoaca Village Plan
which suggests the property is appropriate for conservation/passive recreation use
and residential use of one (1) unit per acre or less.
B. Approval of this request could set a precedent for higher density development,
jeopardizing the rural character that surrounds and preserves the Matoaca Village
as a visually distinct and historic community.
C. Proffered Condition 1 is addressed by Ordinance.
(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
1. 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)
2. 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)
3. The minimum gross floor area for one story dwelling units shall be 1200 square
feet and dwelling units with more than one story shall have a minimum gross
floor area of 1800 square feet. (BI & P)
4. All exposed portions of the foundation of each new dwelling unit shall be faced
with brick: or stone veneer. Exposed piers supporting front porches shall be faced
with brick: or stone veneer. (BI & P)
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07SN0212-MAR14-BOS
5. There shall be no sole access to the subject property through Bailey's Grove
Subdivision. (P)
GENERAL INFORMATION
Location:
East of Hampton Avenue, north of Fox Maple Terrace. Tax IDs 783-611-6391 and 7483.
Existing Zoning:
A
Size:
3.5 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North and West - R-7 and R-12; Single family residential
South and East- A; Vacant
UTILITIES
Public Water System:
There is an eight (8) inch water line along the existing portion of Baileys Lane, terminating
approximately 280 feet north of this site. The public water system is available to serve this
site. Use of the public water system is required by County Code.
Public Wastewater System:
There is an existing eighteen (18) inch wastewater trunk: line extending along Old Town
Creek:, approximately 400 feet northeast of this site. An eight (8) inch wastewater collector
line extends along the existing portion of Baileys Lane and terminates approximately 280
feet north of the request site. This collector line is proposed to be extended in conjunction
with Bailey's Lane. Use of the public wastewater system is required by County Code.
3
07SN0212-MAR14-BOS
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the northeast across the adjacent property to Old Town
Creek:. There are currently no 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)
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
addition to the six new stations, the Plan also recommends the expansion of five (5)
existing stations. Based on six (6) dwelling units, this request will generate approximately
two (2) calls for fire and emergency medical service each year. The applicant has
addressed the impact on fire and EMS. (Proffered Condition 1)
The Matoaca Fire Station , Company Number 8 and Ettrick: Matoaca 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 four (4) (Elementary: 2, Middle: 1, and High: 1) students will be
generated by this development. Currently this site lies in the Matoaca Elementary School
attendance zone: capacity - 520, enrollment - 527; Matoaca Middle School zone:
capacity - 1,702, enrollment - 1,058; and Matoaca High School zone: capacity - 1,771,
enrollment - 1,681. The enrollment is based on September 29, 2006 and the capacity is
as of 2006- 2007. This request will have an impact at the elementary school level. There
are currently three (3) trailers at Matoaca Elementary and three (3) at Matoaca Middle.
This case combined with other residential developments and zoning cases in the area, will
continue to push these schools over capacity, necessitating some form of relief in the
4
07SN0212-MAR14-BOS
future. The applicant has addressed the impact of the development on school facilities.
(Proffered Condition 1)
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.
Development would most lik:ely affect the Ettrick:-Matoaca Library. The Plan identifies
the need for additional library space in the Ettrick:-Matoaca area. The applicant has
addressed the impact of the development on library facilities (Proffered Condition 1)
Park:s and Recreation:
The Public Facilities Plan identifies the need for three (3) new regional park:s, seven (7)
community park:s, twenty-nine (29) neighborhood park:s and five (5) community centers
by 2020. In addition, the Public Facilities Plan identifies the need for ten (10) new or
expanded special purpose park:s 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 park:s and recreational facilities. (Proffered Condition 1)
Transportation:
The property is located adjacent to the Baileys Grove Subdivision. Based on trip
generation rates for single-family detached housing, development of the property could
generate approximately ninety (90) average daily trips. The applicant intends to access
the property through the Baileys Grove subdivision. This traffic will be distributed to
River Road, which had a 2005 traffic count of 2,314 vehicles per day and was function at
an acceptable level (Level of Service C).
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 1)
Cash proffers alone will not cover the cost of the road improvements needed in this area.
Sections of River Road in this area have substandard pavement and shoulder widths and
poor vertical and horizontal alignments. There are two (2) sidewalk: projects planned for
this area. The first involves constructing sidewalk: along Halloway Avenue from
Matoaca Middle School to Hick:ory Road. This project was advertised and bids were
received but VDOT did not authorize the award of the contract. The project will be
readvertised this spring for construction in Summer 2007. The second sidewalk: project
5
07SN0212-MAR14-BOS
in this area involves construction of sidewalk: along Hick:ory and River Roads between
Woodpeck:er Road and James Street. VDOT is managing this project.
During tentative subdivision review, specific recommendations will be provided
regarding stub road rights-of-way to adjacent properties and the proposed internal street
network:.
Financial Impact on Capital Facilities: PER UNIT
Potential Number of New Dwelling Units 6* 1.00
Population Increase 16.32 2.72
Number of New Students
Elementary 1.40 0.23
Middle 0.78 0.13
High 1.01 0.17
TOTAL 3.19 0.53
Net Cost for Schools $32,088 $5,348
Net Cost for Park:s 3,624 604
Net Cost for Libraries 2,094 349
Net Cost for Fire Stations 2,430 405
Average Net Cost for Roads 53,652 8,942
TOTAL NET COST $93,888 $15,648
*Based on an average actual yield of 1.78 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, park:s, 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.
6
07SN0212-MAR14-BOS
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Matoaca Village Plan which suggests the property is
appropriate for conservation/passive recreation use and residential use of one (1) unit per
acre or less.
The Matoaca Village Plan was adopted by the Board of Supervisors in 2003. One of the
goals of the Plan is to ensure that new residential development preserves and reinforces
the existing rural character in the Village. The Plan discourages typical single family
residential subdivision development that could adversely impact the existing rural
landscape and the character of the Village Core. The Plan suggests that conservation
subdivisions that preserve natural resources and rural vistas would be appropriate in areas
suggested for low-density residential development. As such, in conjunction with the
adoption of the Plan, the Zoning Ordinance was amended to include the Conservation
Subdivision (R-C) Subdivision District. The R-C District permits a minimum lot size of
12,000 square feet, while retaining a minimum of fifty (50) percent of the project within
permanent conservation areas.
Area Development Trends:
Area properties are zoned Residential (R-7 and R-12) and Agricultural (A) and are
developed as part of the McCormick: Woods and Baileys Grove Subdivisions or are
currently vacant.
With this request, an expansion of the Bailey's Grove Subdivision is planned. It should
be noted that Bailey's Grove Subdivision was rezoned in November, 2001 (Case
02SN0125) when the property was located within the limits of the Southern and Western
Area Plan. At that time, the Plan suggested the property was appropriate for residential
use of 2.5 dwelling units per acre or less. With the adoption of the Matoaca Village Plan
in November, 2003, the majority of area properties surrounding the Matoaca Village
Core, to include the subject property, were suggested for residential development of one
(1) dwelling unit per acre or less, suitable for Conservation Subdivision (R-C)
Subdivision District development (reference attached Plan). As such, it is anticipated that
future area development will occur at densities of one dwelling unit per acre with the
preservation of open spaces as suggested by the Plan.
Dwelling Size and Foundation Treatment:
Proffered Conditions 3 and 4 address minimum dwellings size and foundation treatment.
Access'! Density and Lot Sizes:
The approved tentative subdivision plan for the adjacent Bailey's Grove Subdivision
depicts the provision of an access to the subject property. Should this right of way
7
07SN0212-MAR14-BOS
provide sole access to the subject property, density compatibility with lots in the Bailey's
Grove Subdivision would need to be addressed. The tentative also proposes access from
Fox Maple Court within the McCormick: Woods Subdivision. As such, the applicant has
proffered that there will be no sole access to the proposed development through Bailey's
Grove Subdivision, thereby eliminating the need to address this compatibility issue
(Proffered Condition 5). Given that the average lot size is smaller and the density is
greater in the adjacent McCormick: Woods Subdivision, compatibility with that
development is not addressed.
CONCLUSIONS
The proposed zoning and land uses do not conform to the Matoaca Village Plan which suggests
the property is appropriate for conservation/passive recreation use and residential use of one (1)
unit per acre or less. The Plan discourages typical single family residential subdivision
development that could adversely impact the existing rural landscape and the character of the
Village Core. The Plan suggests that conservation subdivisions that preserve natural resources
and rural vistas would be appropriate in areas suggested for low-density residential development.
Approval of this request could set a precedent for higher density development, jeopardizing the
rural character that the Plan proposes to maintain in promoting the Matoaca Village as a visually
distinct and historic community.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Applicant (2/7/07):
Amended proffers were submitted.
Planning Commission Meeting (2/20/07):
The applicant did not accept the recommendation. There was opposition present
expressing concerns that the proposal does not comply with the Plan.
On motion of Mr. Bass, seconded by Mr. Gulley, the Commission recommended denial
of this request.
AYES: Messrs. Geck:er, Gulley, Bass and Wilson.
NAY: Mr. Litton.
The Board of Supervisors, on Wednesday, March 14, 2007, beginning at 6:30 p.m., will tak:e
under consideration this request.
8
07SN0212-MAR14-BOS
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F :8-2007 02:37P FROM:ASC LAND
8043782076
TO: 7942635
P.2
01:5 h 0
~~
February 27, 2007
Brian P. Bowe
ASC Land Corporation
70 1-A South1ake Blvd.
Richmond, VA 23236
Dear Mr. Bowe:
Weare aware of .your rezoning request and we are in favor of the request. Weare also aware
that the 3.5 acres of land that you purchased from us last September as well as the balance of our
land lies with in the limits of the Matoaca Village plan and the recommended residential use is
for one unit to the acre or less.
Weare currently living on the remaining 40 acres of land and have lived here all of our lives.
We are very happy living here and we have no immediate plans to sell or rezone our land.
Sincerely,
r/J~ /? d1f/T2IL
9!::!R-!e~~
lan Roane
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