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December 19, 2001 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0141
Bayhill Development Corp.
Matoaca Magisterial District
East line of Otterdale Road
REQUEST: Rezone from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A single family subdivision with a maximum density 0£2.0 units per acre is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: Messrs. Marsh, Litton, Cunningham and Gulley
ABSENT: Mr. Gecker
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 of 2.0 units per acre or less.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed zoning and land use are representative of existing and anticipated
development.
Co
The proffered conditions address the impacts of this development on necessary
capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Specifically, the needs 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.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE
PROPERTY OWNER MAY PROFFER 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.)
PROFFE~D CONDITIONS
(STAFF/CPC)
1. The public water and wastewater systems shall be used. (U)
(STAFF/CPC) 2.
The applicant, subdivider, or assignee(s) shall pay the following for
dwelling units developed to the County of Chesterfield prior to the
issuance of building permit for infrastructure improvements within
the service district for the property:
ao
co
$7800 per dwelling unit, if paid prior to July 1, 2002; or
The amount approved by the Board of Supervisors not to
exceed $7800 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 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 payor. (B&M)
(STAFF/CPC)
3. Density shall not exceed two (2) units per acre. (P)
(STAFF/CPC)
In conjunction with recordation of the initial subdivision plat, forty-
five (45) feet of right-of-way on the west side of Otterdale Road,
measured from the centerline of that part of Otterdale Road
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immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield Cotmty. (T)
(STAFF/CPC)
Direct access from the property to Otterdale Road shall be limited to
one (1) public road. The exact location of this access shall be
approved by the Transportation Department. (T)
(STAFF/CPC)
To provide an adequate roadway system, the developer shall be
responsible for the following:
ao
Construction of additional pavement along the Otterdale Road
at the approved access to provide left and right mm lanes,
based on Transportation Department standards;
Relocation of the ditch to provide an adequate shoulder along
the east side of Otterdale Road for the entire property
frontage; and
Dedication to Chesterfield County, free and unrestricted, of
any additional right-of-way (or easements) required for the
improvements identified above. (T)
(STAFF/CPC)
Prior to any construction plan approval, a phasing plan for the
required road improvements, as identified in Proffered Condition 6,
shall be submitted to and approved by the Transportation Department.
(T)
(STAFF/CPC)
All residential lots having sole access to Beckenham Subdivision
shall have an average area of not less than 51,130 square feet. Such
development shall not exceed a density of .77 lots per acre. (P)
GENERAL INFORMATION
Location:
East line of Otterdale Road, north of Broadmoor Road. Tax ID 711-681-Part of 1949 (Sheets
9 and 15).
Existing Zoning:
A
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Size:
23.0 acres
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North
South
East
West
- R-15; Single family residential or vacant
- A; Single family residential or vacant
- R-15; Vacant
- A; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the southeast side of
Otterdale Road, adjacent to the request site. In addition, there is an existing six (6) inch
water line along Kyloe Lane in Beckenham Subdivision, which terminates adjacent to the
northern boundary of this site. Consistent with the recommendations of the Upper Swift
Creek Plan, use of the public water system is intended and has been proffered. (Proffered
Condition 1)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector that terminates adjacent to Appletree
Court, in Beckenham Subdivision, approximately 300 feet northeast of the request site. In
addition, a thirty-six (36) inch wastewater trunk line is proposed along Deep Creek to serve
the Magnolia Green development. Extension of this trunk line will bring the public
wastewater system adjacent to the southern boundary of the request site. Consistent with the
recommendations of the Upper Swift Creek Plan, use of the public wastewater system is
intended and has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The parcel drains south into Deep Creek, a perennial stream. There are no existing or
anticipated on- or off-site drainage or erosion problems.
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Water Quality:
The property is situated in the Upper Swift Creek Reservoir drainage basin and, as such, will
be subject to a pro-rata fee for construction of regional BMPs and maintenance fee. Deep
Creek adjoins the southern property boundary. As noted, Deep Creek is a perennial stream
and 100 foot conservation area must be maintained adjacent to the creek. Only limited
water-dependent uses are allowed within this conservation area.
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
construction by 2015 in the Public Facilities Plan. Based on forty-six (46) homes, this
request will generate approximately twelve (12) calls for fire and rescue services each year.
The impact on fire services has been adequately addressed. (Proffered Condition 2)
The property is currently served by the Waterford Fire/Rescue Station, Company Number 16.
When the property is developed, the number of hydrants and quantity of water needed for fire
protection will be evaluated during the plans review process.
Schools:
Approximately twenty-five (25) school age children could be generated by this development.
The site lies in the Grange Hall Elementary School attendance zone: capacity - 650,
enrollment - 526; Swift Creek Middle School zone: capacity - 1,200, enrollment - 1,429; and
Clover Hill High School zone: capacity - 1,600, enrollment - 1,910.
This development will have an impact on the middle and high schools. There are currently
five (5) trailers at Swift Creek Middle School and ten (10) trailers at Clover Hill High
School. The applicant has offered measures to assist in addressing the impact of this
development on school capital facilities. (Proffered Condition 2)
Libraries:
Consistent with Board of Supervisor's 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
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additional space provided by the new La Prade and Chester Libraries, there is still a projected
need for 55,000 additional square feet of library space County-wide by 2015. This
development will most likely impact the existing Clover Hill Library or a proposed new
library in the Genito/Powhite area. The Plan indicates a need for additional library space in
these service areas by 2015. The applicant has offered measures to assist in addressing the
impact of this development on these facilities. (Proffered Condition 2)
Parks and Recreation:
PARKS AND RECREATION PUBLIC FACILITIES PLAN calls for: developing
special propose parks [resource based recreational opportunities] to take advantage of unique
environmental resources, which has been accomplished with acquisition and planned phase
one and two development of Homer Park, of which the planned subdivision falls within the 5
mile service radius.
1994 ADOPTED PARKS AND RECREATION MASTERPLAN calls for: securing land
through donations and proffers for stated needs of the Public Facility Plan, separated
bikeways [off-road], encouraging public/private partnerships for acquisition of special
purpose park land and to secure access to water resources.
UPPER SWIFT CREEK PLAN call for: identifies the major tributaries of Swift Creek
reservoir as water quality corridors and areas for active and passive recreation, has goal of
public access to the reservoir, recreation/linear trail system along major tributaries of Swift
Creek reservoir and 300 acres additional of park land in this area of the County.
BIKEWAY PLAN calls for: bikeway system centered on Pocahontas park as the hub with
connections to other parts of the County, such as along Swift Creek and Falling Creek; to
include their major tributaries, with links to schools, parks and other public and private
destination points, suggests routing along scenic corridors and developer participation in
creating network in growth areas.
The applicant has offered measures to address the impact of this development on park
facilities. (Proffered Condition 2)
Transportation:
The applicant has proffered that the density on the property will not exceed two (2) units per
acre (Proffered Condition 3). This condition would allow a maximum of forty-six (46) lots
to be developed. Based on single family trip rates, development could generate
approximately 510 average daily trips. These vehicles will be distributed along Otterdale
Road which had a 1999 traffic count of 1,026 vehicles per day.
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The Thoroughfare Plan identifies Otterdale 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 Otterdale Road, in accordance with that
Plan. (Proffered Condition 4)
Access to major arterials, such as Otterdale Road, should be controlled. The applicant has
proffered that direct access to Otterdale Road will be limited to one (1) public road.
(Proffered Condition 5)
Mitigating road improvements are needed to address the traffic impact of this development.
The applicant has proffered to construct left and right turn lanes along Otterdale Road at the
approved access, based on Transportation Department standards, and relocate the ditch to
provide an adequate shoulder along the west side of Otterdale Road for the entire property
frontage (Proffered Condition 6). Based on the traffic volume on Otterdale Road, a right
turn lane may be required with development of the property. Constructing this road
improvement may require the developer to acquire some "off-site" 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 2)
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Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 46* 1.00
Population Increase 125.58 2.73
Number of New Students
Elementary 11.22 0.24
Middle 5.98 0.13
High 7.36 0.16
TOTAL 24.56 0.53
Net Cost for Schools 165,416 3,596
Net Cost for Parks 37,352 812
Net Cost for Libraries 12,972 282
Net Cost for Fire Stations 14,490 315
Average Net Cost for Roads 131,698 2,863
TOTAL NET COST 361,928 7,868
*Based on a proffered density not to exceed of 2.0 unites per acre. (Proffered Condition 3)
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
$7,868 per unit. The applicant has been advised that a maximum proffer of $7,800 per mt would
defray the cost of the capital facilities necessitated by this proposed development. Consistent with
the Board of Supervisor's 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 would be appropriate to accept the maximum cash proffer in this case.
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LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for residential development of 2.0 dwelling units per acre or less.
Area Development Trends:
Property to the north contains single family residential subdivision development (Beckenham
Subdivision). Property to the east is zoned for residential development and is currently
vacant. Properties to the south and 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 in this area.
Site Design:
The request property abuts Beckenham Subdivision to the north which is zoned Residential
(R-15) and must comply with (R-15) development standards. Proffered Condition 5 limits
direct access from the property to Otterdale Road to one (1). Access to the property could
also be provided from Kyloe Lane through the Beckenham Subdivision. The applicant has
proffered a maximum density of two (2) dwelling units per acre, yielding a maximum of
forty-six (46) dwelling units on twenty-three (23) acres.
Comparison of Area Lot Sizes and Densities:
In an effort to address compatibility with the adjacent subdivision development, the applicant
has proffered conditions relative to overall average lot sizes and densities comparable to
those which exist in Beckenham Subdivision through which such lots might access.
Specifically, the overall average lot size and density for those lots having sole access to
Beckenham Subdivision will be a minimum of 51,130 square feet and not exceed .77 lots per
acre, respectfully.
CONCLUSIONS
The proposed zoning and land use conform to the Upper Swift Creek Plan which suggests the
property is appropriate for residential use of 2.0 dwelling units per acre or less. The applicant has
proffered a maximum density of 2.0 units per acre consistent with densities recommended in the
Plan. Further, lots developed with their sole access through Beckenham Subdivision would yield a
density of .77 lots per acre, with an average lot size of 51,130 square feet, conforming to existing
residential development patterns within this adjoining subdivision.
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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 (11/20/01 ):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Marsh, seconded by Mr. Gulley, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Marsh, Litton, Cunningham and Gulley
ABSENT: Mr. Gecker
The Board of Supervisors on Wednesday, December 19, 2001, beginning at 7:00 p.m., will take
under consideration this request.
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