02SN0125-Nov28.pdfOctober ! 6, 200! CPC
November 28, 2001 BS
STAFF' S
P~QUEST ANALYSIS
AND
RECOMMENDATION
02SN0125
Wilson Properties of VA, LLC
Matoaca Magisterial District
East line of Hampton Avenue
REQUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A 106 lot single family residential subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval subject to applicant addressing the impact of this development on capital
facilities. This recommendation is made for the following reasons:
A. The proposed zoning and land use conform to the Southern and Western Area Plan
which suggests the property is appropriate for residential use of 2.5 units per acre or
less.
B. The proposed zoning and land use are representative of anticipated area development.
Providing a FIRST CHOICE Community Through Excellence in Public Service
Co
The proffered conditions do not adequately address the impact of this development
on necessary capital facilities, as outlined in the Zoning Ordinance and
Comprehensive Plan. Specifically, the need for transportation, schools, parks,
libraries and fire stations is identified in the County's adopted Public Facilities Plan,
Thoroughfare Plan and FY 2002-2007 Capital Improvement Program and the impact
of this development is discussed herein. The proffered conditions do not fully
mitigate the impact on capital facilities, thereby not ensuring that adequate service
levels are maintained as necessary to protect 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 SOLEY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Timbering. Except for the 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 have been install.
(EE)
(STAFF/CPC) 2.
Density. The density of the development shall not exceed 2.5
dwelling units per acre. (P)
(CPC) 3.
Cash Proffer. For each dwelling unit developed, the developer,
applicant, subdivider, or assignee(s) shall pay $6,000 per unit to the
County of Chesterfield, prior to the time of issuance of a building
permit for that dwelling unit if paid prior to July 1, 2002. Thereafter,
the $6,000 per dwelling unit shall be 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. If any of the cash proffers are not expended for
the purposes designated by the Capital Improvement Program with
fifteen (15) years from the date of payment, they shall be returned in
full to the payor. Should Chesterfield County impose impact fees at
any time during the life of the development that are applicable to the
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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/CPC)
Dwelling Size. Dwelling units shall have a minimum gross floor area
of 1200 square feet except for two (2) story units, which shall have a
minimum gross floor area of 1800 square feet. (BI)
GENERAL INFORMATION
Location:
East line of Hampton Avenue, north of Steve Avenue. Tax ID 783-612-2049 (Sheet 45).
Existing Zoning:
A
Size:
42.4 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - A; Single family residential
East - A: Single family residential or vacant
South and West - R-7 and R-9; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along Halloway Avenue,
approximately 1,000 feet west of the request site. In addition, there is an existing twelve (12)
inch water line extending along Hampton Avenue, adjacent to the request site. Use of the
public water system is required by County Code.
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Public Wastewater System:
There is eighteen (18) inch wastewater trunk line extending along Oldtown Creek and across
the northern portion of the request site. Use of the public wastewater is required by County
Code.
ENVIRONMENTAL
Drainage and Erosion:
Currently, there are no on- or off-site drainage or erosion problems. The property is wooded
and, as such, should not be timbered until the issuance of a land disturbance permit. This
will ensure that proper erosion control measures are in place prior to any timbering.
(Proffered Condition 1)
Water Quality:
The property drains north to Oldtowne Creek. It should be noted that this is a perennial
stream and subject to a 100 foot 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:
Based on 106 dwelling units, this request will generate approximately nineteen (19) calls for
fire or emergency medical services per year. The impact on fire service has not been
adequately addressed. (Proffered Condition 3)
This property is currently served by the Matoaca Fire/Rescue Station, Company Nmnber 8
and Ettrick-Matoaca Volunteer Rescue Squad. 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.
Currently, the Subdivision Ordinance requires that when the cumulative number of lots
served by a local street exceeds fifty (50), a second public road access to all dwellings must
be provided or that a no lot frontage collector road be constructed through the development.
The homes fronting Hampton Avenue, north of Steve Avenue, will count toward the fifty
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(50) lot limitation. This requirement is necessary to provide emergency vehicles a second
access to the homes should one (1) access become blocked.
Schools:
Approximately fifty-six (56) school age children could be generated by this development.
The site lies in the Matoaca Elementary School attendance zone: capacity - 500, enrollment-
513; Matoaca Middle School zone: capacity - 720, enrollment - 530; and Matoaca High
School zone: capacity - 1,750 (as of fall 2002), enrollment - 681. Currently, there are four
(4) trailers in use at Matoaca Elementary School.
This development will have impact on area schools. The applicant has not adequately
addressed the impact of this development on school capital facilities. (Proffered Condition
3)
Libraries:
Consistent with Board of Supervisors' policy, the impact of development on library services
is assessed County-wide. Based on projected population growth, the Chesterfield County
Public Facilities Plan identifies a need for additional library space throughout the County.
Taking into account the additional space provided by the two (2) currently funded projects,
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 request would most likely affect the Ettrick-Matoaca Library. While the Plan shows
only a minor need for additional library space at this branch, continued development will
increase the demand for additional library space in this area of the County.
The proffered conditions do not adequately address the impact of this development on library
service. (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 Public Facilities
Plan identifies the need for a 625 acres of regional park space and 116 acres of community
park space by 2015. The Plan also identifies the need for neighborhood parks and special
purpose parks and makes suggestions for their locations.
The applicant has not offered measures to fully address the impact of this proposed
development on Parks and Recreation facilities. (Proffered Condition 3)
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Transportation:
The applicant has proffered a maximum density of 2.5 units per acre (Proffered Condition 2).
This proffer would permit development of 106 residential units on the property. Based on
single family trip rates, development could generate approximately 1,090 average daily trips.
These vehicles will be distributed through adjacent subdivision streets to River Road which
had a 1999 traffic count of 7,200 vehicles per day and to Halloway Avenue which had a 2000
traffic count of 2,052 vehicles per day.
The traffic impact of this development must be addressed. 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 some cash towards
mitigating this traffic impact (Proffered Condition 3). The proffer does not mitigate the total
impact of this development; therefore, the Transportation Department cannot support this
request.
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 106* 1.00
Population Increase 289.38 2.73
Number of New Students
Elementary 25.86 0.24
Middle 13.78 0.13
High 16.96 0.16
TOTAL 56.60 0.53
Net Cost for Schools 381,176 3,596
Net Cost for Parks 86,072 812
Net Cost for Libraries 29,892 282
Net Cost for Fire Stations 33,390 315
Average Net Cost for Roads 303,478 2,863
TOTAL NET COST 834,008 7,868
*Based on a proffered maximum density. (Proffered Condition 2)
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As noted, this proposed development will have an impact on 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.
The applicant has offered $6,000 per dwelling unit to assist in defraying the cost of this proposed
zoning on such capital facilities. The proffer is insufficient to address the impact resulting from the
proposed development. Accordingly, the County's ability to provide capital facilities to its citizens
will be adversely impacted. (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 would be appropriate to accept the maximum case proffer in this case.
The Planning Commission and the Board of Supervisors, through their consideration of this request,
may determine that there are unique circumstances relative to this case that may justify approval of
the case as offered.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southem and Western Area Plan which suggests the
property is appropriate for residential development of 1.01 to 2.5 dwelling units per acre or
less.
Area Development Trends:
Properties to the south and west are zoned Residential (R-7 and R-9) and contain single
family residential subdivision developments known as Matoaca Manor or McCormick
Woods or are vacant. Properties to the north and east 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.
Dwelling Unit Sizes:
To address the Matoaca Planning Commissioner's concerns relative to compatibility of
development with area properties, a proffered condition has been submitted which requires a
minimum dwelling size of 1,200 square feet of gross floor area for all units except two (2)
story units, which will have a minimum of 1,800 square feet. (Proffered Condition 4)
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Comparison of Area Lot Sizes and Densities:
The proposed development was reviewed for compatible lot sizes and density with the
adjacent Matoaca Manor Subdivision, through which the subject property has potential sole
access. The average lot size for Matoaca Manor Subdivision is approximately 11,517 square
feet with a density of 3.2 units per acre. In comparison, the proposed development will have
a minimum lot size of 12,000 square feet and a proffered density not to exceed 2.5 units per
acre (Proffered Condition 2). Therefore, should these proposed lots have sole access through
Matoaca Manor Subdivision, they will exceed the average lot area and have a density less
than this adjacent development.
CONCLUSIONS
The proposed zoning and land use conform to the Southern and Western Area Plan which suggests
the property is appropriate for residential use of 1.01 to 2.5 units per acre or less and are
representative of anticipated area development.
However, the proffered conditions do not adequately address the impacts of this development on
necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Specifically, the need for transportation, 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 do not adequately mitigate the impact on capital facilities, thereby not ensuring that
adequate service levels are maintained as necessary to protect the health, safety and welfare of the
County citizens.
Given these considerations, approval of the request is recommended subject to addressing impacts on
capital facilities.
CASE HISTORY
Planning Commission Meeting (10/16/01):
The applicant accepted the Planning Commission's recommendation. There was no
opposition present.
Mr. Marsh indicated that this proposal represents infill development and is the first proposal
in ten (10) years for a starter home development in the Village of Matoaca. He noted that
area roads are adequate to support the development; area schools have capacity; and a fire
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station is located proximate to the site. He further noted that the applicant had agreed to
build somewhat larger homes than exist in the area.
On motion of Mr. Marsh, seconded by Mr. Litton, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous
The Board of Supervisors, on Wednesday, November 28, 2001, beginning at 7:00 p.m., will take
under consideration of this request.
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