07SN0265
L^1priI17, 2007 CPC
May 23,2007 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
07SN0265
Hickory Road LLC
Matoaca Magisterial District
Ettrick Elementary; Matoaca Middle; and Matoaca High Schools Attendance Zones
South line of Hickory Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-88).
PROPOSED LAND USE:
A residential subdivision is planned. The applicant has agreed to limit
development to a maximum of twenty-two (22) lots, yielding a density of
approximately 0.4 dwelling units per acre. (Proffered Condition 5)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
AYES: MESSRS. GECKER, GULLEY, BASS AND LITTON.
NAY: MR. WILSON
STAFF RECOMMENDATION
Recommends 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 1-5 acre lots
(suitable to Residential (R-88) zoning).
B. 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
Providing a FIRST CHOICE commnnity through excellence in public service
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)
1.
Impacts on Capital Facilities: 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 1,2008. At the time
of payment, the $15,600 shall be allocated pro-rata among the
facility costs as follows: $5,331 for schools, $602 for parks, $348
for library facilities, $404 for fire stations, $8,915 for roads; or
b. The 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 between July 1, 2007, and
July 1 of the fiscal year in which the payment is made if paid after
June 30, 2008. 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.
d. If Chesterfield County imposes impact fees at any time during the
life of the development that are applicable to the Property, the
amount paid in cash proffers shall be in lieu of or credited toward,
but not in addition to, any impact fees, in a manner as determined
by the County. (B&M)
(STAFF)
2.
Timbering: 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 device has been installed. (EE)
2
07SN 0265-1v1A Y23- BOS
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
(STAFF)
3.
Road Dedication: Prior to or in conjunction with recordation of the initial
subdivision plat, or within sixty (60) days from a written request by the
Transportation Department, whichever occurs first, forty-five (45) feet of
right-of-way on the south side of Hickory Road, measured from the
centerline of the part of Hickory Road immediately adjacent to the
property, shall be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
4.
Road Improvements: To provide an adequate roadway system, the
developer shall provide the following improvements with initial
development of the property:
a. Construction of additional pavement along Hickory Road at the
approved access to provide left and right turn lanes, if warranted,
based on Transportation Department Standards.
b. Widening/improving the south side of Hickory Road to an eleven
(11) foot wide travel lane, measured from the centerline of the
existing pavement, with an additional one (1) foot wide paved
shoulder plus a seven (7) foot wide unpaved shoulder and
overlaying the full width of Hickory Road with one and one-half
(1.5) inch of compacted bituminous asphalt concrete, with
modifications approved by the Chesterfield County Transportation
Department, for the entire property frontage.
c. Dedication to and for the benefit of Chesterfield County, free and
unrestricted, of any additional right-of-way (or easements) required
for the improvements identified above. (T)
5.
Density: The overall number of residential dwelling units on the property
shall not exceed twenty two (22). (P)
6.
Minimum Gross Floor Area: Each dwelling unit shall have a minimum
gross floor area of two thousand (2,000) square feet. (P)
7.
Architectural Features: 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. (BI &
P)
8.
Access: Direct vehicular access from the property to Hickory Road shall
be limited to one (1) public road. The exact location of this access shall be
approved by the Transportation Department. (T)
3
07SN 0265-1v1A Y23- BOS
GENERAL INFORMATION
Location:
South line of Hickory Road, west of Graves Road. Tax ID 767-623-Part of 5010.
Existing Zoning:
A
Size:
53.9 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North, South, East and West - A; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing thirty (30) inch water line extending along a portion of Hickory Road
and Sandy Ford Road that terminates approximately 4,600 feet east of this site. Use of the
public water system is required by County Code. The acquisition of off-site easements will
be the responsibility of the developer.
Public Wastewater System:
The public wastewater system is not available to serve this site. The request site is within
the area of anticipated R-88 zoning of the Southern and Western Area Plan. Septic systems
are permitted, as soils are generally favorable.
Private Septic Systems:
Use of private septic tanks must be approved by the Health Department.
4
07SN 0265-1v1A Y23- BOS
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the west then via tributaries to Swift Creek. There are
currently no known on- or off-site drainage or erosion problems and none are anticipated
after development.
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
ensure that adequate erosion control measures are in place prior to any land disturbance.
(Proffered Condition 2)
Water Quality:
The western property line is formed by a perennial stream that is subject to a 100 foot
conservation area inside of which uses are limited.
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 (6) new stations, the Plan also recommends the expansion of five (5)
existing stations. Based on twenty-two (22) dwelling units, this request will generate
approximately five (5) calls for fire and emergency medical service each year. The
applicant has addressed the impact on fire and EMS. (Proffered Condition 1)
The Phillips Fire Station, Company #13, 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 twelve (12) (Elementary: 5, Middle: 3, and High: 4) students will be
generated by this development. Currently, this site lies in the Ettrick Elementary School
attendance zone: capacity - 568, enrollment - 509; Matoaca Middle School zone:
capacity - 1,415, enrollment - 1,058; and Matoaca High School zone: capacity - 1,594,
5
07SN 0265-1v1A Y23- BOS
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 on the high school level. There is
currently one (1) trailer at Ettrick Elementary and four (4) at Matoaca Middle.
This case combined with other residential developments and zoning cases in the area will
continue to push these schools to capacity, necessitating some form of relief in the future.
The applicant has addressed the impacts on schools. (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.
This case could affect the existing 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 impacts on library
facilities. (Proffered Condition 1)
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 on these parks and
recreational facilities. (Proffered Condition 1)
Transportation:
The property (53.9 acres) is currently zoned Agricultural (A), and the applicant is requesting
rezoning to Residential (R-88). The applicant has proffered a maximum density of twenty-
two (22) residential units (Proffered Condition 5). Based on single-family trip rates,
development could generate approximately 260 average daily trips. These vehicles will be
initially distributed along Hickory Road. Based on the most recent data from the Virginia
Department of Transportation (VDOT), this section of Hickory Road was carrying 2,150
vehicles per day (VPD) in 2006.
The Thoroughfare Plan identifies Hickory 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 Hickory Road, in accordance
with that Plan. (Proffered Condition 3)
6
07SN 0265-1v1A Y23- BOS
Access to major arterials, such as Hickory Road, should be controlled. The applicant has
proffered that direct access from the property to Hickory Road will be limited to one (1)
public road. (Proffered Condition 8)
The traffic impact of this development must be addressed. The applicant has proffered the
customary road improvements that include: 1) construct addition pavement along
Hickory Road at the public road intersection to provide left and right turn lanes, based on
Transportation Department standards; and 2) widen/improve the south side of Hickory
Road to an eleven (11) foot wide travel lane with an additional one (1) foot wide paved
shoulder plus a seven (7) foot wide unpaved shoulder, and overlay with asphalt the full
width of the road for the entire property frontage (Proffered Condition 4). Based on
Transportation Department standards, only the right turn lane along Hickory Road is
anticipated to be warranted. The developer may need to acquire "off-site" right-of-way
along the south side of Hickory Road west of the property to construct the turn lane
improvements.
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. Hickory Road will be directly impacted by development
of this property. Sections of Hickory Road have approximately twenty (20) foot wide
pavement with no shoulders. The capacity of that section of Hickory Road is acceptable
(Level of Service C) for the volume of traffic it carries (2,150 VPD).
The applicant has proffered to provide a contribution, in an amount consistent with the
Board of Supervisors' Cash Proffer Policy, towards mitigating the traffic impact of this
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 proj ects in this part of the county are included in the Six-Year
Improvement Plan, or are expected to be in the Plan in the near future because of other
priorities.
At time of tentative subdivision review, specific recommendations will be provided
regarding access, the internal street network and providing stub road rights-of-way to
adjacent properties.
7
07SN 0265-1v1A Y23- BOS
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 22* 1.00
Population Increase 59.84 2.72
Number of New Students
Elementary 5.13 0.23
Middle 2.86 0.13
High 3.72 0.17
TOTAL 11.70 0.53
Net Cost for Schools 117,656 5,348
Net Cost for Parks 13,288 604
Net Cost for Libraries 7,678 349
Net Cost for Fire Stations 8,910 405
Average Net Cost for Roads 196,724 8,942
TOTAL NET COST $344,256 $15,648
* Based on a proffered maximum yield of 22 dwelling units (Proffered Condition 5). 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, 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
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
property is appropriate for residential use of 1-5 acre lots (Suitable to Residential (R-88)
zoning).
8
07SN 0265-1v1A Y23- BOS
Area Development Trends:
Area properties are zoned Agricultural (A) and are occupied by single family residences
on acreage parcels or remain vacant. Residential development at densities consistent
with the Plan is expected to continue in this area.
Density:
Proffered Condition 5 limits the maximum number of lots to twenty-two (22), yielding a
density of approximately 0.4 dwelling units per acre.
Dwelling Size and Architecture:
Proffered Conditions 6 and 7 address minimum dwelling size and foundation treatment.
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 1-5 acre lots (suitable to Residential
(R-88) zoning).
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
Staff (4/17/07):
Proffered conditions were corrected.
Staff (4/17/07):
Correction to typographical errors is the "Request Analysis" were made.
9
07SN 0265-1v1A Y23- BOS
Planning Commi ssi on Meeting (4/1 7 /07):
The applicant accepted Staffs recommendation, but did not accept the Commission's
recommendation. There was no opposition present.
Mr. Bass indicated that there is inadequate infrastructure to support area growth. He
stated the Plan for the area should be reevaluated.
Mr. Gecker indicated that while the applicant had offered full each proffers, the amount
was insufficient to address health, safety and welfare issues.
Mr. Litton expressed concerns that recent VDOT legislation would encourage
development in a piecemeal fashion since traffic analysis will not be required for smaller
developments. He stated this action would discourage assemblange of properties and
larger developments that can afford to address infrastructure improvements.
Mr. Wilson indicated the application is consistent with the Plan and County policies.
On motion of Mr. Bass, seconded by Mr. Gulley, the Commission recommended denial.
AYES: Messrs. Gecker, Gulley, Bass and Litton.
NAY: Mr. Wilson
The Board of Supervisors, on Wednesday, May 23,2007, beginning at 6:30 p.m., will take under
consideration this request.
10
07SN 0265-1v1A Y23- BOS
I ,,!! I f'
.... i'
This page is blank.
"
II,
r~
00 I
~1o
~.
.!~
MI
.I
~;'
F!-~.
,\
'Jr
-- '~r-.~:
, .'-'
'"t'
~t:
- I
."~
~.
i15':,..)
..,
,,",
i
;~:
,~;
I';>
~- -p:
;;
~f,
I ~..__
,;,:
- :. -------.....;;,