07SN0299
l\fay 15, 2007 CPC
June 19, 2007 CPC
July 25, 2007 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
07SN0299
Princeton Properties, Inc.
Bermuda Magisterial District
Ecoff Elementary; Carver Middle; and Bird High Schools Attendance Zones
South line of Iron Bridge Road
REQUEST: Amendment to Conditional Use Planned Development (Case 06SN0196) to
permit multifamily residential uses.
PROPOSED LAND USE:
A multifamily residential development to accommodate the expansion of the
adjacent River Forest Apartment project is proposed. Conditions limit density to
that permitted in a Residential Multifamily (R-MF) District at ten (10) dwelling
units per acre, yielding a maximum of approximately sixty (60) units (Textual
Statement 2). The average actual dwelling units approved in a Residential
Multifamily (R-MF) District, utilizing public water and sewer, is 8.96 units per
acre, yielding approximately fifty-four (54) dwelling units.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. GECKER, GULLEY, BASS AND LITTON.
ABSENT: MR. WILSON.
Providing a FIRST CHOICE community through excellence in public service
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Central Area Plan which
suggests the property is appropriate for a mix of office and residential uses of
various densities.
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, park:s, 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: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER OTHER CONDITIONS.)
PROFFERED CONDITIONS
The Owner, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the
Zoning Ordinance of Chesterfield County (the "Zoning Ordinance"), for itself and its successors
or assigns, hereby requests to amend the Statement of Proffered Conditions pursuant to the terms
and conditions set forth herein, which Statement of Proffered Conditions was previously
approved by the Board of Supervisors on July 26, 2006, as a part of Rezoning Case 06SN0196
(the "Existing Rezoning Case"), in which the Board approved, among other things, rezoning to
R-TH with a Conditional Use Planned Development of 38.0 acres, located on the south line of
Ironbridge Road (Route 10), west of the River Forest Apartments and east of the Edenshire
subdivision designated as Chesterfield County Tax IDs 776-652-2477, 776-652-3293, 776-652-
0051, 776-652-1462 and a portion of 776-652-7829 (now lrnown as 776-652-7257) (the
"T ownhouse Property").
For the purposes of the Statement of Proffered Conditions, as amended, "Multi-Family Property"
shall mean the 6.08 acre portion of the Townhouse Property depicted on that certain plat entitled
"Zoning Plat of 6.08 Acres of Land" prepared by Townes Site Engineering, P.C., dated October
6, 2006, a copy of which was submitted with the application for this amendment, and lying west
of and adjacent to property designated as Chesterfield County Tax ID 776-652-6715, on which is
located an existing multi-family development lrnown as the River Forest Apartments (the
"Existing Apartment Property").
1. Amendment to Textual Statement: In conjunction with the approval of this request, the
Amendment to Textual Statement dated April 19, 2007 (the "Textual Statement
Amendment"), shall be approved.
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07SN0299-]UL Y25- BOS
2. Exceptions for Multi-Family Property: Notwithstanding anything to the contrary set
forth in the Statement of Proffered Conditions, in the event the Multi-Family Property is
used for construction of multi-family housing as provided in the Textual Statement
Amendment, the Multi-Family Property shall be subject only to the proffered conditions
of the Existing Rezoning Case numbered 1 (Utilities), 2 (Timbering), 3.a
(Transportation), 3.e (Transportation) as amended herein, 4 (Textual Statement) and 9
(Cash Proffer) and shall not be subject to the other proffered conditions of the Existing
Zoning Case. (P, U, EE, T and B&M)
3. Carver Heights Drive. Proffer 3.e of the Existing Zoning Case is hereby amended and
restated as follows:
Prior to the earlier of (i) recordation of the initial subdivision plat establishing lots within
the Townhouse Property or (ii) issuance of a building permit for the first dwelling unit on
the Multi-Family Property, the developer shall pay $170,000 to the County to be applied
to the cost to construct an extension of or improvements to Carver Heights Drive, or for
other road improvements within the Property's traffic shed as defined in the County's
cash proffer policy. (T)
GENERAL INFORMATION
Location:
South line of Iron Bridge Road, west of Branders Creek: Drive. Tax ID 776-652-Part of
7257.
Existing Zoning:
R-TH with Conditional Use Planned Development
Size:
6.1 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North and West - R- TH with Conditional Use Planned Development; Vacant
South - A; Single family residential
East - R-MF; Multifamily residential
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07SN0299-]UL Y25- BOS
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the south side of Iron
Bridge Road approximately 350 feet north of this site. In addition, there is an existing
twelve (12) inch water line along Branders Creek: Drive, that terminates approximately 500
feet east of this site and an eight (8) inch water line extends along Rivington Drive and
terminates adjacent to the western boundary of the request site. Use of the public water
system is required as a condition of zoning. (Case: 06SN0196, Proffered Condition 1)
Per Utilities Department Design Specifications (DS-21), wherever possible, two (2) supply
points shall be provided for subdivisions containing more than twenty-five (25) lots.
Public Wastewater System:
This site is within the service area of the Piney Branch Wastewater Pump Station, which is
located adjacent to Carver Heights Drive, approximately 1,000 feet east of this site.
Wastewater service to the request site, as well as future upstream development within the
pump station service area, will require extending a wastewater line from the Piney Branch
Wastewater Pump Station, west along Carver Heights Drive, within an easement across the
southern portion of the River Forest Apartments, to the eastern boundary of this site. Use of
the public wastewater system is required as a condition of zoning. (Case: 06SN0196,
Proffered Condition 1)
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the south to a tributary of Swift Creek:. There are currently
no lrnown on-or off-site drainage or erosion problems and none are anticipated after
development.
The property is currently wooded and, as such, should not be timbered without obtaining
a land disturbance permit from the Department of Environmental Engineering (Proffered
Condition 2). This will ensure that adequate erosion control devices are installed prior to
timbering.
Water Quality:
The tributary to the treat of the property is a perennial stream and, as such, is subject to a
100 foot conservation area within which uses are very limited.
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07SN0299-]UL Y25- BOS
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 fifty-four (54) dwelling units, this request will generate
approximately fifteen (15) calls for fire and emergency medical service each year. The
applicant has addressed the impact on fire and EMS. (Proffered Condition 2)
The Chester Fire Station, Company #1 and Bensley Bermuda 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 twenty-nine (29) (Elementary: 13, Middle: 7, and High: 9) students will
be generated by this development. Currently this site lies in the Ecoff Elementary School
attendance zone: capacity - 782, enrollment - 850; Carver Middle School zone: capacity
- 1,229, enrollment - 1,265; and Bird High School zone: capacity - 1,722, enrollment -
1,848. 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, middle and high school level.
There are currently four (4) trailers at Ecoff Elementary; seven (7) at Carver Middle and
five (5) at Bird High School.
Elizabeth B. Davis Middle School is scheduled to open in the fall of 2008 that will
provide relief for schools in this area of the county. This area of the county continues to
experience growth and this school, will provide much needed space. 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 future. The applicant
has addressed the impact on schools. (Proffered Condition 2)
Libraries:
Consistent with 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.
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07SN0299-]UL Y25- BOS
The development noted in this case would most lik:ely affect the Chester Library or the
Central Library. The Plan identifies a need for additional library space in the Chester
area. The applicant has addressed the impact on library facilities. (Proffered Condition 2)
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.
Applicant has addressed impacts on Park:s and Recreation facilities. (Proffered Condition
2)
Transportation:
The applicant is requesting an amendment to a previously approved rezoning (Case
06SN0196) which will allow, in addition to the current Residential Townhouse (R-TH)
use, Multifamily Residential (R-MF) use on the property (6.1 acres). Based on current
proffered conditions, which will not be affected by this rezoning, development of the
subject property will require dedication of rights-of-way and a cash contribution
consistent with the Board of Supervisors' Cash Proffer Policy towards addressing the
traffic impact of the residential development. (Proffered Conditions 3.a and 9 of Case
06SN0196)
Proffered Condition 3.e of Case 06SN0196 requires that with development of any R-TH
unit, a cash contribution shall be made towards the cost to construct an extension of
Carver Heights Drive or to other road improvements within this cash proffer traffic shed
(Proffered Condition 3.e of Case 06SNOI96). The applicant has restated that proffered
condition to ensure the cash contribution for the extension of Carver Heights Drive will
also be provided with development of any R-MF unit. (Proffered Condition 3)
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07SN0299-]UL Y25- BOS
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 54* 1.00
Population Increase 146.88 2.72
Number of New Students
Elementary 12.58 0.23
Middle 7.02 0.13
High 9.13 0.17
TOTAL 28.73 0.53
Net Cost for Schools 288,792 5,348
Net Cost for Park:s 32,616 604
Net Cost for Libraries 18,846 349
Net Cost for Fire Stations 21,870 405
Average Net Cost for Roads 482,868 8,942
TOTAL NET COST 844,992 15,648
* Based on an average actual yield of 8.96 dwelling units per acre. The actual number of
dwelling 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 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 Central Area Plan which suggests the property is
appropriate for a mix of office and residential uses of various densities.
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07SN0299-]UL Y25- BOS
Area Development Trends:
Properties to the north and west are zoned for residential townhouse development and are
currently vacant. Property to the south is zoned Agricultural (A) and is occupied by a
single family use. Property to the east is zoned Multifamily Residential (R-MF) and is
developed as the River Forest Apartments. It is anticipated that development bordering
Branders Creek: Drive between Iron Bridge Road and Carver Heights Drive will continue
for commercial and high density residential development, transitioning to office and
residential development of various densities moving west from this intersection.
Zoning History:
On July 26, 2006, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved the rezoning of a 47.6 acre tract for a mix of residential,
office and commercial uses located on the south line of Route 10, east of Branders Creek:
Drive and west of Edenshire Road (Case 06SNOI96). The subject property was included
in the proposed Residential Townhouse (R-TH) portion of the request.
Uses and Density:
Conditions of Case 06SN0196 permit the development of the property for Residential
Townhouse (R- TH) uses at a density of eight (8) dwelling units per acre. The applicant
requests an amendment to Case 06SN0196 to permit the option of developing
multifamily residential uses on a 6.1 acre portion of the R-TH property at a density often
(10) dwelling units per acre, yielding approximately sixty (60) multifamily units. Any
portion of the property developed for R-MF uses would not be used towards the
calculation of density for the existing R- TH. (Textual Statement 2)
Site Design:
Development of multifamily residential uses would be done as an expansion to the River
Forest Apartments development, located adjacent to and east of the subject property.
Development of the multifamily residential uses would comply with the requirements of
the Zoning Ordinance for Residential Multifamily (R-MF) Districts, with the exception of
perimeter landscaping, buffer and setback: requirements where adjacent to the Residential
Townhouse (R-TH) zoning (Textual Statement 3.a). It is anticipated that other R-MF
requirements, such as minimum project size, park:ing, street frontage and recreational
provisions, would be accomplished in tandem with the River Forest Apartment
development. (Textual Statement 3.b)
CONCLUSIONS
The proposed zoning and land uses conform to the Central Area Plan which suggests the
property is appropriate for mixed of office and residential uses of various densities. Further, the
proffered conditions adequately address the impacts of this development on necessary capital
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07SN0299-]UL Y25- BOS
facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the needs
for roads, schools, park:s, 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
Planning Commission Meeting (5/15/07):
At the request of the applicant, the Commission deferred this case to their June 19, 2007,
meeting.
Staff (5/16/07):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than May 22, 2007, for consideration at the Commission's
June 19, 2007, public hearing. In addition, the applicant was advised that a $500.00
deferral fee must be paid prior to the Commission's public hearing.
Staff (5/23/07):
To date, no new information has been submitted.
Applicant (6/6/07):
The deferral fee was paid.
Planning Commission Meeting (6/19/07):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Geck:er, seconded by Mr. Bass, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Geck:er, Gulley, Bass and Litton
ABSENT: Mr. Wilson.
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07SN0299-]UL Y25- BOS
The Board of Supervisors, on Wednesday, July 25, 2007, beginning at 6:30 p.m., will tak:e under
consideration this request.
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07SN0299-]UL Y25- BOS
Amendment to Textual Statement
for Princeton Properties, Inc.
April 19, 2007
Overall Description
On July 26, 2006, the Board of Supervisors approved Rezoning Case 06SNO 196 (the
"Existing Rezoning Case"), which included approval of the rezoning to R-TH with a
Conditional Use Planned Development of38.0 acres, located on the south line of
Ironbridge Road (Route 10), west of the River Forest Apartments and east of the
Edenshire subdivision designated as Chesterfield County Tax IDs 776-652-2477, 776-
652-3293, 776-652-0051, 776-652-1462 and a portion of 776-652-7829 (now lrnown as
776-652-7257) (the "Townhouse Property"). Princeton Properties, Inc., now requests to
amend the Textual Statement approved with the Existing Rezoning Case to permit a 6.08
acre portion of the Townhouse Property identified as "6.08 Acres" on that certain plat
entitled "Zoning Plat of 6.08 Acres of Land" prepared by Townes Site Engineering, P.C.,
dated October 6, 2006, a copy of which was submitted with the application for this
amendment (the "Multi-Family Property"), to be used for multi-family housing in
connection with the expansion of the River Forest Apartments located on the adjacent
property designated as Chesterfield County Tax ID 776-652-6715 (the "Existing
Apartment Property"), by adding a paragraph 2 to the "Use Exception" section of the
Textual Statement and a paragraph 3 to the "Bulk: Exception" section of the Textual
Statement as follows:
Use Exception
2. The Multi-Family Property may be used for multi-family housing uses in
accordance with the regulations, restrictions and conditions of the R-MF
(multifamily) zoning district as set forth in the Zoning Ordinance of Chesterfield
County (the "Zoning Ordinance") if the Multi-Family Property is developed as an
expansion of the multi-family housing project located on the Existing Apartment
Property. If the Multi-Family Property is used for such purposes, the Multi-
Family Property shall not be used for the purpose of calculating the density
permitted on the remainder of the Townhouse Property.
Bulk: Exceptions
3. If the Multi-Family Property is used for multi-family housing in accordance with
the R-MF district, the following bulk: exceptions shall apply to the Multi-Family
Property:
a. No landscaping, buffer, setback: or yard requirements shall be applicable to
the common boundary line between the Multi-Family Property and the
Existing Apartment Property.
This page is blank:.
b. To the extent any requirements of the Zoning Ordinance with respect to
parcel size, park:ing, street frontage, and recreational areas are applicable
to the Multi-Family Property, the Multi-Family Property shall be
considered a part of the Existing Apartment Property and such
requirements may be satisfied with respect to the development of the
Multi-Family Property and the Existing Apartment Property together as a
whole.
Doc#1578256v3
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