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September 26, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0111
The Chesdin Co LLC
Matoaca Magisterial District
South line of Ivey Mill Road
REQUEST: Amendment to zoning (Case 95SN0161)to increase the allowable number of lots
from 535 to 635 plus Conditional Use ontwo (2) acres of this property to allow a
private recreational facility.
PROPOSED LAND USE:
Continued development of a single family residential sUbdivision with community
recreational facilities is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing the impact of this development on capital
facilities. This recommendation is made forthe following reasons:
A. The proposed amendment complies with the Southern and Western Area Plan which
.suggests the property is appropriate for residential development of one (1) to five (5)
acre lots yielding a density of approximately 0.5 units per acre.
Providing a FIRST CHOICE Community Through Excellence'in Public Service
Bo
The proposed development is compatible with existing and anticipated area
residential development.
Co
· The proffered conditions do not address the impact of this development on necessary
capital facilities, as outlined in the 'Zoning Ordinance and the Comprehensive Plan.
Specifically, the need'for schools, parks, libraries, fire stations and transportation
facilities 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 mitigate the
impact on capital facilities, thereby insuring that adequate service levels are
maintained and protecting the health, safety and welfare of County citizens.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED ON THE REZONING TO
RESIDENTIAL PORTION OF THIS REQUEST IS A BUFFER CONDITION. THE PROPERTY
OWNER(S) MAY PROFFER OTHER CONDITIONS ON THE REZONING TO RESIDENTIAL
PORTION OF THIS REQUEST. CONDITIONS MAY BE IMPOSED ON THE TWO (2) ACRES
OF CONDITIONAL USE, OR THE PROPERTY OWNER(S) 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
SOLEY BY STAFF. CONDITIONS WITH ONLY A"CPC" ARE ADDITIONAL cONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITIONS - TWO (2) ACRE CONDITIONAL USE AREA FOR PRIVATE RECREATIONAL
FACILITIES
(STAFF/CPC) 1.
Outdoor public speaker or address systems shall not be used between
the hours of 10:00 p.m. and 8:00 a.m., Sunday through Thursday and
11:00 p.m. and 8:00 a.m., Friday and Saturday. (P)
(STAFF/CPC) 2.
A 100 foot buffer shall be maintained between any'residential lot and
any play field, courts or similar active recreational uses to include,
but not necessarily be lirm'ted to, swimming pools and boat marina
areas. This buffer shall conform to the requirements of Sections 19-
520(a), 19-521(a), (b), (e), (f), (h), (i) and 19-522(4). (P)
PROFFERED CONDITIONS
The Applicants (the "Applicants") in this zoning case, pursuant to Sections 15.2-2298 of the Code of
Virginia'(1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and
their successors or assigns, proffer that the.development of the Property known as all recorded lots in
Chesdin Landing Subdivision, Sections 1 through 6 and resubdivided lots, Chesdin Shores
Subdivision, Sections 1 and 3, and Chesterfield County Tax Identification Numbers 728-627-0046;
728-631-0931; 729624-7493; 730-625-8623; 730-627-5010; 730-630-2225; 731-623-7418; 731-625,
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6677; 732-623-0229, -1536 and-3456; 733-626-0761; 734-630-1881; 735-627-1212; 736-629-6435;
737-624-5558; 737-626-0331; 738-626-6864; and 738-628-0881 and-7361 (the "Property") under
consideration will be developed according to the following conditions if, and only if, the
amendments to rezoning 95SN0161 and Conditional Use Permit for private recreational facilities are
granted. In the event the request is denied or approved with conditions not agreed to by the
Applicants, the proffers and conditions shall immediately be null and void and of no further force or
effect. If the zoning is granted, these proffers and conditions will supplement and amend any and all
proffers and conditions now existing on the Property.
(STAFF/CPC) 1.
The maximum density of this development shall be 635 single family
residential lots. (P)
(StaffNote: This proffer supercedes Proffered Condition 1 of Case
95SN0161.)
(STAFF/CPC) 2.
Building permits shall not be issued for more than 535 single family
residential, lots on the Property until the first to occur of either (a)
construction plans for a golf course in the area designated for a
second golf course on the Master Plan for Chesdin Landing and
Chesdin Shores, by Koontz-Bryant, P.C., dated January 23, 2001 (the
"Master Plan") have been completed; all environmental permits,
including but not limited to any wetlands permits, required to
commence construction of the second golf course as shown on the
Master Plan, have been obtained; and a land disturbance permit has
been issued for construction of the second golf course on the Master
Plan; or (b) the area designated for a second golf course on the Master
Planis permanently dedicated for use as open space, as defined inthe
Chesterfield County Zoning Ordinance, for the benefit of the
residents of Chesdin Landing and Chesdin Shores. If, under
alternative (a), construction of the second gOlf course has not begun
within 180 days of issuance of the land disturbance permit, then the
area designated for a second golf course shall be permanently.
dedicated for use as open space, as defined in the Chesterfield County
Zoning Ordinance, for the benefit of the residents of Chesdin Landing
and Chesdin Shores. (EE)
(CPC) 3.
For each of the 100 single family residential lots developed in excess
of 535 residential lots, the Applicants shall pay the following to the
County prior to the time of building permit application for
infxastmcture improvements within the service district for the
Property:
a. $7,000 per lot if paid on or.prior to June 30, 2002, or,
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The mount approved by the Board of Supervisors not to
exceed $7,000 per lot adjusted upward by any increase inthe
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. (B & M)
(Staff Note: Proffered Conditions 2 and 3 are in addition to
conditions approved with Case 95 SN0161.)
GENERAL INFORMATION
Location:
South line of Ivey Mill Road, also fronting Chesdin Landing Drive and includes all recorded
lots in Chesdin Landing Subdivision, Sections 1 through 6 and resubdivided lots, Chesdin
Shores Subdivision, Sections 1 and 3 and Tax IDs 728-627-0046; 728-631-0931; 729-624-
7493; 730-625-8623; 730-627-5010; 730-630-2225; 731-623-7418; 731-625-6677; 732-623-
0229, 1536 and 3456; 733-626-0761; 734-630-1881; 735-627-1212; 736-629-6435; 737z624-
5558; 737,626-0331; 738-626-6864; and 738-628-0881 and 7631. (Sheets 38 and 39).
Existing Zoning:
R-88 with Conditional Use
Size:
2,170 acres
Existing Land Use:
Single family residential, public/semi-public (Lake Chesdin Park) and vacant
Adjacent Zoning and Land Use:
North - A; Single family residential or vacant
South - A; Lake Chesdin
East - A; Single family residential or vacant
West - A; Lake Chesdin
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UTILITIES
Public Water System:
There is a sixteen (16) inch water line along Ivey Mill Road, a twelve (12) inch waterline
along Lake Chesdin Parkway, and eight (8) inch water lines along Chesdin Landing Drive
and Chesdin Green Way. The use of the public water system is required by County Code.
Public Wastewater System:
The public wastewater system is not available to the request site.
Private Septic System:
Use of private systems must be approved by the Health Department.
ENVIRONMENTAL
Drainage and Erosion:
There are no existing or anticipated on- or off-site, drainage or erOsion problems. Existing
conditions of zoning adequately address EnVironmental Engineering concerns.
Water Quality:
The property is located along Lake Chesdin. Lake Chesdin and several main tributaries are
RPA streams and as such are subject to 100 foot conservation areas.
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 and
further detailed in the applicable sections of this "Request Analysis." This development will have an
impact on these facilities.
Fire Service:
Fire protection is currently provided by the Phillips Volunteer Fire Station, Company 13.
Emergency medical service is provided by the Ettrick-Matoaca Volunteer Rescue Squad.
5 02SN0111/WP/SEPT26M
The Public Facilities Plan indicates that emergency services calls are expected to increase 45
percent by 2015. Eight (8) new fire/rescue stations are recommended for constmction by
2015 in the Public Facilities Plan.
Based on 100 additi, onal homes, this request will generate approximately eight (8) additional
calls for fire and rescue services each year. Additional calls for service in this area of the
County may impact current resources. Growth that occurs outside of the urban corridor will
continue to increase the workload on existing resources. Increased workloads, over time,
may require units covering the urban corridor to provide assistance with coverage for this
area when units within the area are not available. This may adversely impact response times
to calls within the urban corridor. The applicant has failed to address the impact of this
development on fire service consistent with the Board's policy.
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 fifty-three (53) students will be generated.by this development. This site lies
in the Gates Elementary School attendance zone: capacity - 720, enrollment - 739; Bailey
Bridge Middle School zone: capacity -' 1,200, enrollment - 1,531; and Manchester High
School zone: capacity - 2,000, enrollment - 2,333.
There are currently.three (3) trailers at Gates Elementary; ten (10) trailers at Bailey Bridge
Middle; and seventeen (17) trailers at Manchester High.
This subdivision is in the recommended area to go to the new Matoaca High School to open
in the fall of 2002.
This development will have impact on area schools. The applicant has failed to address the
impact of this development on area schools consistent with the Board's Policy. (Proffered
Condition)
Libraries:
This proposal will have an impact on library services. The application does not address the
impact in accordance with the Board's policy.
Parks and Recreation:
The Public Facilities Plan identifies the need for two (2) new regional parks. In addition,
there is currently a shortage of community park space. The. Plan identified a need for
6 02SN0111/WP/SEPT26M
additional community park space by 2015. The applicant has failed to address the impact of
this development on parks and recreation facilities consistent with the Board[] s policy.
Transportation:
In December 1994, the Board of Supervisors approved a zoning request (Case 95 SN0161) on
2,170 acres for development of a single family residential subdivision. As part of that zoning
approval, the Board accepted a proffer (Proffered Condition 1 of Case 95SN0161) that
established a maximum density of 535 residential lots. Based on single family trip rates, the
residential subdivision is anticipated to generate approximately 4,850 average daily trips.
The applicant is requesting to increase the residential development by 100 lots; for a new
maximum density of 635 residential lots. Based on single family trip rates, the proposed
residential subdivision is anticipated to generate approximately 5,680 average daily trips.
These vehicles will be distributed to Ivy Mill Road which had a 2000 traffic count of 1,206
vehicles per day.
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 additional development. As part of the
previous zoning approval in 1994, the Board accepted a. proffer (Proffered Condition 7 of
Case 95SN0161) for a cash contribution towards infrastructure ~improvements for each lot
developed on the proPerty. This same proffered condition would be applied towards the
requested 1.00 additional lots. The cost of the infrastructure improvements to mitigate the
impact of these additional lots has increased since approval of Case 95SN0161. The
applicant has not addressed this impact; therefore the Transportation Department cannot
support this request.
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Financial Impact on Capital Facilities:
PER UNIT
Dwelling Units I 100' 1.00
Potential
New
P°Pulati°n Increase [ 273[ 2.73
Number New Students
Elementary 24.4 0.24
Middle 13.0 0.13
. High 16.0 0.16
Total 53.4 0.53
Net Cost for Schools 359,600 3,596
Net Cost for Parks 81,200 812
Net Cost for Libraries 28,200 282
Net Cost for Fire Stations 31,500 315
Average Net Cost Roads 286,300 2,863
Total Net Cost 786,800 7,868
*Based on a proffered maximum number of units. (Proffered Condition 1)
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 capit.al facilities necessitated by this proposed development.
The applicant has proffered to pay $7,000 per dwelling unit on those lots developed in excess of 535
dwelling units (Proffered Condition 3). These proffers.are insufficient to address the impacts
resulting from the proposed development. Accordingly, the County's ability to provide capital
facilities to its citizens will be-adversely impacted.
In addition, the potential exists for property owners that acquired lots and have not yet build a
dwelling unit to be subject to new, higher case proffer amount. Without knowing the terms of
individual property owner's lot acquisiti°n or building construction contracts it is difficult to
determine what the exposure may be or if in fact they will bear this additional expense.
8 02SN0111/WP/SEPT26M
The Planning Commission and the Board of Supervisors, through their consideration of this request,
may determine that there axe 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 Southern and Western Area Plan, which suggests the
property is appropriate for residential development of one (1) to five (5) acre lots yielding a
density of approximately 0.5 dwelling units per acre.
Area Development Trends:
Area development is characterized by scattered single family residences on acreage parcels,
agricultural uses, Lake Chesdin or large vacant parcels of land.
Recreational Facilities/Open Space:
Private' recreational facilities are proposed within this development. The
include swimming pools, tennis courts or other recreational facilities prim
residents of the development. Case 95SN0161 allowed for up to fifteen {
developed for private recreational facilities. This proposal would allo
additional acres to be developed for such use. The recommended condition~,
the impact of these facilities on future residents in the development and
conditions imposed on other projects, including, the fifteen (15) acres previi
fOr such use. (Conditions 1 and 2)
The applicant has submitted a proffer agreeing to the development ofa seco~
the recordation of open space prior to the issuance of more than 535 b~
(Proffered Condition 2). This is to ensure that the golf course will be der
space recorded.
Zoning History:
On December 14, 1994, the Board of Supervisors, upon a favorable recorm.
the Planning COmmission, approved rezoning with Conditional Use on the'r
(Case 95SN0161). Approval of Case 95SN0161 allowed for the developmen
Chesdin Landing and Chesdin Shores Subdivisions and associated priw
facilities. Conditions of zoning for Case 95SN0161 limited residential de
Facilities could
a-ily for use by
15) acres to be
~v for two (2)
, will minimize
are similar to
>usly approved
fl golf course or
filding permits
~loped or open
aendation from
~quest property
t of what is now
rte recreational
velopment to a
maximum of 535 single family residential lots. This request is to increasl the maximum
/
9 02SN0111/WP/sEpT26M
number of lots allowed to 635 and to allow additional area for private recreational facilities.
(Proffered Condition 1)
CONCLUSIONS
The proposed amendment complies with the Southern and Western Area Plan which suggests the
property is appropriate for residential development of one (1) to five (5) acre lots and is compatible
with existing and anticipated area residential development. The recreational facilities will provide
for neighborhood amenities.
The proffered conditions do not adequately address the impact of this development on necessary
capital facilities, as outline.d in the Zoning Ordinance and the Comprehensive Plan. Specifically, the
need for schools, parks, libraries, fire stations and transportation facilities 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
mitigate the impact on capital facilities, thereby insuring that adequate service levels are maintained
and protecting the health, safety and welfare of County citizens.
Given these considerations, staff recommends approval of this request, subject to the applicant
addressing the impact of this development on capital facilities.
CASE HISTORY
Planning Commission Meeting (8/21/01):
On their own motion, the CommiSsion deferred this Case to September 18, 2001.
Staff (8/22/01):
The applicant was advised in writing that any significant neTM or revised information should
be submitted no later than August 29, 2001, for consideration-at the Commission's
September 18, 2001, public hearing.
Staff (8/29/01).:
The applicant has submitted several proposed additional proffered conditions in draft form.
However, to date, no additional proffers have been officially submitted.
10 02SN0111/WP/SEPT26M
ApPlicant (9/17/01) :~
Additional proffers were submitted in an effort to address concerns relative to the provision
of a second golf course or permanent recorded open space, as well as the impact of this
development on capital facilities.
Planning Commission Meeting (9/18/01):
The applicant did not accept staff's recommendations, but did accept the Planning
Commission's recommendation. There was noopposition present.
The applicant indicated his intent to develop a second golf course on the property and that
the additional lots would help to develop the golf course.
Mr. Marsh indicated that this is an upscale development; the second golf course will add to
the neighborhood; and the developer has agreed to develop the second golf course. He is
comfortable that the language of the proffered conditions asSure that the second golf course
will be developed or open space will be recorded.
On motion of Mr. Marsh, seconded by Mr. Litton, the Commission recommended approval
of this request subject to the conditions and acceptance of the proffered conditions on pages 2
through 4.
AYES:' Unanimous
The .Board of Supervisors, on Wednesday, September 26, 2001, beginning at 7:00 p.m., will take
under consideration of this request.
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A
AMELIA COUNTY
Lake Chesdin
2000 0 ~2000 Feet
02SN0111
AMEND 95SN0161
AND C.U. ON 2 ACRES
Sh.# 38 & 39
II L
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