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02SN0163-Mar13.pdfMarch 13, 2002 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 02SN0163 Bayhill Development Corp. Matoaca Magisterial District North line of Beach Road REQUEST: Rezone from Agricultural (A) to Residential (R-12). PROPOSED LAND USE: A single family subdivision with a maximum density of 2.2 units per acre is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 THROUGH 4. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The proposed zoning and land use conform to the Upper Swift Creek Plan which suggests the property is appropriate for residential use 2.2 units per acre or less. B. The proposed zoning and land use are representative of existing and anticipated development. C. The proffered conditions address the impacts of this development on necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the need for schools, parks, libraries and fire stations is identified in the County's adopted Public Facilities Plan, the Thoroughfare Plan and FY 2002-2007 Capital Improvement Program and the impact of this development is discussed herein. The Providing a FIRST CHOICE Community Through Excellence in Public Service. proffered conditions adequately 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 1MPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER 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) 1. The public water and wastewater systems shall be used. (U) (STAFF/CPC) 2. With the exception of timbering which has been approved by the Virginia State Department of Forestry for the purpose of removing dead diseased trees, there shall be no timbering on the Property until a Land Disturbance Permit has been obtained fi.om the Environmental Engineering Department and the approved devices have been installed. (EE) (STAFF/CPC) 3. The application, subdivider, or assignee(s) shall pay the following to the County of Chesterfield prior to the issuance of building permits for infi.astmcture improvements within the service district for the property a. $7,800 per dwelling unit, if paid prior to July 1, 2002 or bo 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 15 years of receipt, the cash shall be returned in full to the payer. (B&M) (STAFF/CPC) 4. Development shall not exceed a density of 2.2 dwelling units per acre. (P) (STAFF/CPC) 5. Minimum House Size: All dwelling units shall have a minimum gross floor area of 1700 gross square feet except two (2) story units, 2 02SN0163-MAR13-BOS (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) o 10. which shall have a minimum gross floor area of 2,000 square feet. (P) In conjunction with recordation of the initial subdivision plat, a fifty (50) foot wide right-of-way for a residential collector street ("the Public Road") from Beach Road to the western property line shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. The exact location of this right-of-way shall be approved by the Transportation and Planning Departments. (P & T) A thirty (30) foot buffer shall be provided along the Public Road in accordance with Section 17-70 (a), (b) and (c) of the Subdivision Ordinance. Such buffer shall be located within recorded open space. No individual lot access shall be permitted to the Public Road through this buffer. (P) In conjunction with recordation of the initial subdivision plat, forty- five (45) feet of right-of-way on the north side of Beach Road, measured from the centerline of the part of Beach Road immediately adjacent to the property; shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T) Direct access from the property to Beach Road shall be limited to the Public Road. The access shall generally align with Salk Road. The exact location of that access shall be approved by the Transportation Department. (T) To provide for an adequate roadway system, the developer shall be responsible for the following: ao Construction of additional pavement along Beach Road at the Public Road intersection to provide left and right mm lanes, based on Transportation Department standards; Relocation of the ditch to provide an adequate shoulder along the north side of Beach Road for the entire property frontage; and Dedication of Chesterfield County, free and unrestricted, any additional right-of-way (or easement) required for the improvement identified above. In the event that the developer is unable to acquire the right-of-way necessary for the mm lanes along Beach Road as described above, the developer may request, in writing, the County to acquire the right-of- way as a public road improvement. All costs associated with 3 02SN0163-MAR13-BOS the acquisition of the right-of-way shall be bome by the developer. If the County chooses not to assist with the acquisition of the "off-site" right-of-way, the developer shall be relieved of the obligation to acquire the "off-site" right-of- way and only be required to construct road improvements within available right-of-way, as determined by the Transportation Department. (T) (STAFF/CPC) 11. Prior to any road and drainage plan approval, a phasing plan for the required road improvements, as identified in Proffered Condition 10, shall be submitted to and approved by the Transportation Depamnent. (I) GENERAL INFORMATION Location: North line of Beach Road at Salk Road. Tax IDs 722-656-Part of 4899 and 8576 and 724- 658-Part of 3532 (Sheet 23). Existing Zoning: A Size: 39.34 acres Existing Land Use: Single family residential or vacant Adjacent Zoning and Land Use: North South East West - A and R-12; Single family residential or vacant - R- 15; Single family residential or vacant - A and R-12; Single family residential or vacant - A; Single family residential or vacant UTILITIES Public Water System: There is an existing sixteen (16) inch water line extending along the south side of Beach Road, adjacent to the request site. In addition, there is an existing sixteen (16) inch water 4 02SN0163-MAR13-BOS line extending along Winterpock Road, approximately 1,200 feet west of the request site. Use of the public water system is intended and proffered by the applicant. (Proffered Condition 1) Preliminary investigations of the water pressure in this area indicate that the engineer needs to further evaluate whether (individual) booster pump(s) are needed to provide the desired level of water pressure to meet the domestic and fire flow/suppression needs of the development. The extension of off-site water line(s) and/or upgrading of existing lines may be necessary to address this concern. Public Wastewater System: There is an existing twelve (12) inch wastewater trunk line that extends along a tributary of Spring Run and terminates approximately 1,800 feet north of the request site. Use of the public wastewater system is intended and has been proffered by the applicant. (Proffered Condition 1) ENVIRONMENTAL Drainage and Erosion: The property drains north and then via tributaries to Lake Summerford. Currently, there are no on- or off-site drainage or erosion problems with none anticipated after development. The property is heavily wooded and, as such, should not be timbered without first obtaining a land disturbance permit. This will insure that adequate erosion control measures are in place prior to any timbering. (Proffered Condition 2) As a result of development in the surrounding area and the drainage patterns through Lake Summerford, Birkdale and under Spring Run Road, area retention needs are under study which may result in the need for additional facilities to ensure that North Spring Run Road does not flood. Currently, it is not known whether additional detention will be required on this property. This issue will be addressed at time of tentative subdivision review. 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 5 02SN0163 -MAR 13 -BOS construction by 2015 in the Public Facilities Plan. Based on eighty-six (86) dwelling units, this request will generate approximately thirteen (13) calls for fire and rescue services each year. The impact on fire service has been adequately addressed. (Proffered Condition 3) The property is currently served by the Clover Hill Fire Station Number 7. Company Fire Station Number 19, currently under construction on Beach Road, will eventually provide primary fire and emergency medical service to this property. 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. Schools: Approximately forty-six (46) school age children could be generated by this development. The site lies in the Grange Hall Elementary School attendance zone: capacity - 650, enrollment - 523; Bailey Bridge Middle School zone: capacity- 1,200, enrollment - 1,581; and Manchester High School zone: capacity - 2,000, enrollment - 2,360. This development will have an impact on the middle and high school. Currently, there are sixteen (16) trailers at Bailey Bridge Middle and seventeen (17) trailers at Manchester High. This development will have impact on area schools. The applicant has agreed to participate in the cost of providing for area school needs. (Proffered Condition 3) 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 the Clover Hill or Central Libraries and a proposed new branch along Beach Road. The Public Facilities Plan indicates a need for additional library space in this area of the County. The applicant has offered measures to assist in addressing the impact of this development on these facilities. (Proffered Condition 3) 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. 6 02SN0163-MAR13-BOS The Plan also identifies the need for neighborhood parks and special purpose parks and makes suggestions for their locations. The applicant has offered measures to assist in addressing the impact of this proposed development on parks and recreation facilities. (Proffered Condition 3) Transportation: The applicant has proffered that the density on the property will not exceed 2.2 units per acre (Proffered Condition 4). This condition would allow a maximum of eighty-six (86) lots to be developed. Based on single family trip rates, development could generate approximately 900 average daily trips. These vehicles will be distributed along Beach Road, which had a 2000 traffic count of 5,165 vehicles per day. The Thoroughfare Plan identifies Beach 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 Beach Road, in accordance with that Plan. (Proffered Condition 8) The Southern and Western Area Plan suggests that a service center be developed in the northeast comer of the Winterpock Road/Beach Road intersection. According to the Plan, the service center would consist of a neighborhood scale shopping center along with small offices and sites for an elementary school and library. A loop road ("Public Road") from Beach Road, at the Salk Road intersection, to Winterpock Road is anticipated to serve the service center. This service center would be located adjacent to the subject property. The applicant has proffered to provide a residential collector road, with a fifty (50) foot wide right of way, from Beach Road, at the Salk Road intersection, to the western property line (Proffered Condition 6). The Public Road will be part of the loop road from Beach Road to Winterpock Road and will serve this residential development as well as the future service center. Adjacent properties to the north and east are zoned for residential development, but are currently not developed. The Subdivision Ordinance requires that subdivision streets must conform to the Planning Commission's Stub Road Policy, which suggests that traffic volumes on those streets should not exceed an acceptable level of 1,500 vehicles per day. Extension of streets within this residential development to streets within those future residential developments may create an attractive "cut-through" to access the service center and Beach Road. It may be necessary to develop a residential collector road through the subject property or develop an internal street network that would minimize the potential "cut-through" traffic. Access to major arterials, such as Beach Road, should be controlled. The applicant has proffered that direct access to Beach Road will be limited to the Public Road. (Proffered Condition 9) 7 02SN0163 -MAR 13 -BOS The traffic impact of this development must be addressed. The applicant has proffered to construct left and right turn lanes along Beach Road at the Public Road intersection based on Transportation Department standards, and relocate the ditch to provide an adequate shoulder along the north side of Beach Road for the entire property frontage (Proffered Condition 10). Constructing the mm lanes may require the developer to acquire some "off-site" right of way. According to the proffer, if the developer is unable to acquire the right of way for the mm lanes along Beach Road, the developer may request the County to acquire the right of way as a public road improvement. All costs associated with the acquisition will be borne by the developer. If the County chooses not to assist with the right of way acquisition, the developer will not be obligated to acquire the "off-site" right of way and will only be obligated to construct road improvements within available right of way. 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 mitigating this traffic impact. (Proffered Condition 3) At time of tentative subdivision review, specific recommendations will be provided regarding access and the internal street network. Financial Impact on Capital Facilities: PER UNIT Potential Number of New Dwelling Units 86* 1.00 Population Increase 234.78 2.73 Number of New Students Elementary 20.98 0.24 Middle 11.18 0.13 High 13.76 0.16 TOTAL 45.92 0.53 Net Cost for Schools 309,256 3,596 Net Cost for Parks 69,832 812 Net Cost for Libraries 24,252 282 Net Cost for Fire Stations 27,090 315 Average Net Cost for Roads 246,218 2,863 TOTAL NET COST I 676,648I 7,868 *Based on proffered density not to exceed 2.2 units ~er acre. (Proffered Condition 4) 8 02SN0163 -MAR 13 -BOS As noted, this proposed development will have an impact n capital facilities. Staffhas 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. (Proffered Condition 3) 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 Upper Swift Creek Plan which suggests the property is appropriate for residential development of 2.2 dwelling units per acre or less since the property drains away from the Swift Creek Reservoir. Area Development Trends: Properties to the northeast and east are zoned Residential (R-12) and are currently vacant. Property to the south across Beach Road is zoned Residential (R- 15) and is part of the Physic Hill Subdivision. Property to the south along Beach Road and property to the west are zoned Agricultural (A) and are occupied by single family residences or are vacant. Residential development at densities consistent with the Plan is expected to continue to the north, east and south of the property. It is anticipated that property to the west, located at the intersection of Beach and Winterpock Roads, will develop as part of a service center with neighborhood-oriented commercial and office uses, as suggested by the Southern and Western Area Plan. Site Design: As previously noted, the property lies adjacent to a tract suggested by the Southern and Western Area Plan for neighborhood-oriented commercial and office uses. The Plan depicts a conceptual design for the center. The design proposes an access road extending northwest from Beach Road to Winterpock Road, as shown on the attached plan. This access road, which passes through the western portion of the subject property, will also serve the proposed residential development. The applicant has proffered the dedication of a fifty (50) foot right of way through the property for this purpose. (Proffered Condition 6) Given that this service road will function as a residential collector, the applicant has proffered to preclude individual lot access to this road and to provide a thirty (30) foot buffer adjacent to this road, consistent with Subdivision Ordinance requirements for residential collectors. Typically, buffers may be included within the boundaries of individual lots. It has been staff's experience that individual homeowners tend to clear these areas resulting in 9 02SN0163-MAR13-BOS a zoning violation on that individual lot. To preserve the integrity of this buffer, the applicant has proffered that this area be provided in open space, thereby becoming the responsibility of a homeowners' association. (Proffered Condition 7) Density: The applicant has proffered a maximum density of 2.2 dwelling units per acre, yielding a maximum of eighty-six (86) dwelling units on 39.34 acres, consistent with the densities recommended by the Plan. (Proffered Condition 4) Dwelling Size: In an effort to address compatibility with area residential development, a proffered condition has been submitted which requires a minimum dwelling size of 1,700 square feet of gross floor area for all units except two (2) story units, which will have a minimum of 2,000 square feet. (Proffered Condition 5) CONCLUSIONS The proposed zoning and land use conform to the Upper Swift Creek Plan which suggests the property is appropriate for residential use of 2.2 dwelling units per acre or less since the property drains away from the Swirl Creek Reservoir. The proposal is representative of existing and anticipated area development. The proffered conditions address the impact of this development on necessary capital facilities, as outlined in. the Zoning Ordinance and Comprehensive Plan. Specifically, the need for schools, parks, libraries and fire stations is identified in the County's adopted Public Facilities Plan, the Thoroughfare Plan and FY 2002-2007 Capital Improvement Program and the impact of this development is discussed herein. The proffered conditions adequately 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 Planning Commission Meeting (2/19/02): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended approval of this request and acceptance of the proffered conditions on pages 2 through 4. 10 02SN0163-MAR 13 -BOS AYES: Unanimous. The Board of Supervisors, on Wednesday, March 13, 2002, beginning at 7:00 p.m., will take under consideration this request. 11 02SN0163-MAR13-BOS