01SN0230-AUG22l.pdfAugust 22, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0230
(Amended)
GEMM, LLC
Matoaca Magisterial District
Southern terminus of West Hensley Road
REQUEST: (Amended) Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A single family residential subdivision is planned. The applicant has agreed to
limit the development to a density of 2.0 dwelling units per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: Messrs. Marsh, Litton, Cunningham and Gecker.
ABSENT: Mr. Gulley.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Providing a FIRST CHOICE Community Through Excellence in Public Service.
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 units per acre or less.
The proposed zoning and land use are representative of 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, 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 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
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 from the
Environmental Engineering Department and the approved devices
have been installed. (EE)
(STAFF/CPC) 3.
The applicant, subdivider, or assignee(s) shall pay the following to
the County of Chesterfield prior to the issuance of building permits
for infrastructure improvements within the service district for the
property.
a. $7,800 per dwelling unit, if paid prior to July 1, 2001; or
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
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between July 1, 2000, and July 1 of the fiscal year in which
the payment is made if paid after June 30, 2001.
In the event the cast 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)
Development shall not exceed a density of 2.0 dwelling units per
acres. (P)
(STAFF/CPC)
Development Name. This development shall not be named
Summerford nor shall Summerford be incorporated into this
Development's name. (P)
(STAFF/CPC)
Minimum House Size. All dwelling units shall have a minimum
gross floor area of 2,100 gross square feet except two (2) story
units, which shall have a minimum gross floor area of 2,500 square
feet. (P)
(STAFF/CPC)
Access. Direct access from the property to West Hensley 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)
Right of Way Improvements. In conjunction with development of
any subdivision section with direct access to West Hensley Road,
additional pavement shall be constructed along West Hensley Road
at the approved access to provide left and right turn lanes, based on
Transportation Department standards. The developer shall dedicate
to Chesterfield County, free and unrestricted, any additional right-
of-way (or easements) required for these road improvements. If any
road improvement described herein is provided by others, then such
road improvements shall be deemed satisfied. (T)
GENERAL INFORMATION
Location:
East of Winterpock Road at the southern terminus of West Hensley Road. Tax ID 723-
658-2374 and 5510 and 724-658-3532 (Sheet 23).
Existing Zoning:
A
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Size:
60.3 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - R-12 and A; Single family residential or vacant
East - R-12 and R-12 with Conditional Use Planned Development; Vacant
South - A and R-12 with Conditional Use Planned Development; Single family residential
or vacant
West - A; Single family residential
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the east side of
Winterpock Road, approximately 1500 feet west of the request site. In addition, there is
an existing sixteen (16) inch water line extending along a portion of West Hensley Road,
terminating approximately 230 feet north of this site. Use of the public water system has
been proffered. (Proffered Condition 1)
Public Wastewater System:
There is an existing twelve (12) inch wastewater trunk line extending along a tributary of
Spring Run, terminating approximately 600 feet north of the request site. Use of the public
wastewater system has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The property drains to the north through a natural watercourse to Summerford Lake, then
to Birkdale Lake prior to entering Swift Creek. There are no known on- or off-site
drainage or erosion problems between the subject parcel and Lake Summerford with none
anticipated after development. It may be necessary to acquire off-site easements may be
necessary to accommodate drainage. The property is heavily wooded and, as such, should
not be timbered until the issuance of a land disturbance permit. This will ensure that
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adequate erosion control measures are in place prior to any land disturbance. (Proffered
Condition 2)
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 calls for emergency services are expected to
increase forty-five (45) percent by 2015. Based on 120 dwelling units, this request will
generate approximately thirty-seven (37) calls for fire or emergency medical services per
year. The impact on fire service has been adequately addressed. (Proffered Condition 3)
This property is currently served by the Clover Hill Fire/Medic Station, Company 7. A
new fire/medic station for this area is planned. Construction should begin within the next
year. This new station will be the primary service provider for this property when
completed.
To satisfy the requirement of Section 17-76 of the Subdivision Ordinance, when the
cumulative number of lots within the development exceeds fifty (50), either a second public
road access to all dwellings must be provided or a no lot frontage collector road must be
constructed through the development. This requirement is necessary to provide emergency
vehicles a second access to the homes should one (1) access become blocked. The only
available existing access to the subject property is the extension of West Hensley Road,
from which the applicant has proffered to limit access to one (1) public road. The
Subdivision Ordinance would permit a maximum of 100 lots if the one (1) access from
West Hensley Road was constructed as a no lot frontage collector road which would
provide access to future area development. The development will be limited to fifty (50)
homes until a second public road access is provided or a no lot frontage collector road is
constructed, in accordance with the provisions of the Subdivision Ordinance. The
Transportation Department has indicated herein that the provision of a "no lot" frontage
collector road may be required through all or part of the property to achieve compliance
with the Commission's Stub Road 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.
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Schools:
Approximately sixty-four (64) school age children will be generated by this development.
The site lies in the Grange Hall Elementary School attendance zone: capacity - 641,
enrollment - 521; 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 ten (10) trailers in use at Bailey Bridge Middle School and seventeen (17) trailers
in use at Manchester High School.
This development will have impact on area schools. The applicant has offered measures
to assist in addressing 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 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 particular development would
most likely have a direct impact on the Central Library, the Clover Hill Library or a
proposed new branch in the Beach Road area. The Plan identifies a need for additional
library space in both the Central and Clover Hill service areas and the need for a new
branch in the Beach Road area. The proffered conditions address the impact of this
development on library service. (Proffered Condition 3)
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 acreage in the central area. The Plan
identifies a need for 120 acres of community park space by 2015. The impact on parks and
recreational facilities has been adequately addressed. (Proffered Condition 3)
Transportation:
The applicant has proffered a maximum density of 2.0 units per acre, which would allow
the development of 120 lots (Proffered Condition 4). Based on single family trip rates, this
development could generate approximately 1,230 average daily trips. These vehicles will
be distributed, via West Hensley Road, to Winterpock Road which had a 2000 traffic count
of 7,139 vehicles per day, and to Hensley Road which had a 1999 traffic count of 1,950
vehicles per day.
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The subject property has no public road frontage. The adjacent property to the north is
zoned for residential use (Summerford Subdivision). In conjunction with development of
the next section of Summerford, the developer will construct West Hensley Road from its
current terminus, along the northern boundary of the subject property, to Hensley Road.
The Thoroughfare Plan identifies West Hensley Road as a major arterial. Access to major
arterials, such as West Hensley Road, should be controlled. The applicant has proffered
that direct access from the property to West Hensley Road will be limited to one (1) public
road. (Proffered Condition 7)
The traffic impact of this development must be addressed. The applicant has proffered to
construct additional pavement along West Hensley Road at the approved access to provide
left and right turn lanes, based on Transportation Department standards. (Proffered
Condition 8)
The Thoroughfare Plan identifies the need to improve existing roads, as well as construct
new roads to accommodate growth. Area roads, such as Winterpock Road and Hensley
Road, need to be improved to address safety and accommodate the increase in traffic
generated by this development. The applicant has proffered a cash contribution towards
addressing this traffic impact. (Proffered Condition 3)
The Subdivision Ordinance includes the Planning Commission's Stub Road Policy which
suggests that subdivision streets anticipated to carry 1,500 vehicles per day or more,
should be designed as "no lot" frontage collector roads. Traffic generated by this
development and by development of adjacent parcels, may cause subdivision street(s)
within this development to exceed acceptable volumes as defined by the Stub Road Policy.
It may be necessary to design and construct a residential collector road through all or part
of the subject property.
At time of tentative subdivision review, specific recommendations will be provided
regarding stub road right(s) of way to adjacent undeveloped parcels and development of
a residential collector road.
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Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 120' 1.00
Population Increase 327.60 2.73
Number of New Students
Elementary 29.28 0.24
Middle 15.60 0.13
High 19.20 0.16
TOTAL 64.08 0.53
Net Cost for Schools 431,520 3,596
Net Cost for Parks 97,440 812
Net Cost for Libraries 33,840 282
Net Cost for Fire Stations 37,800 315
Average Net Cost for Roads 343,560 2,863
TOTAL NET COST 944,160 7,868
*Based on a proffered maximum density of 2.0 dwelling units/acre. (Proffered Condition 4)
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 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.
8 01SN0230/WP/AUG22L
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.
Area Development Trends:
Property to the northeast is zoned Residential (R-12) and either contains a single family
residential subdivision development known as Summerford or is vacant, but has received
tentative subdivision plan approval for an expansion of this same subdivision. Properties
to the south and southeast are zoned Residential (R-12) and are vacant. Properties to the
west and northwest are zoned Agricultural (A) and are occupied by a single family
residence or are vacant. Residential development at densities consistent with the Plan is
expected to continue in this area.
Dwelling Unit Sizes:
To address neighborhood concerns relative to compatibility of development with area
properties, a proffered condition has been submitted which requires a minimum dwelling
size of 2,100 square feet of gross floor area for all units except two story units, which will
have a minimum of 2,500 square feet.
Development Name:
Area property owners have expressed concerns about the possibility of the proposed
development being named Summerford. To address those concerns, the applicant has
proffered that the development would not be named "Summerford" nor incorporate this
name into the development's name. (Proffered Condition 4)
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 units per acre or less and are representative of
anticipated area development.
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 proffered conditions adequately mitigate the impact on
9 01SN0230/WP/AUG22L
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
Applicant (7/15/01):
The application was amended to delete the request for relief to street access requirements.
Proffered Condition 9 relating to street access was withdrawn.
Planning Commission Meeting (7/17/01):
The applicant accepted the recommendation. There was no opposition present.
The Commission acknowledged withdrawal of the request for relief to street access
requirements and Proffered Condition 9.
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: Messrs. Marsh, Litton, Cunningham and Gecker.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, August 22, 2001, beginning at 7:00 p. m., will take
under consideration this request.
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01SN0230
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Sh.# 23