02sn0111-aug22S.pdf' *-e,~,o- 21 ..... CPC
August 22, 2001 BS
STAFF'S
P~QUEST 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 on two (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
THE COMMISSION IS SCHEDULED TO CONSIDER THIS REQUEST ON AUGUST 21,
2001. STAFF WILL ADVISE THE BOARD OF THE COMMISSION'S RECOMMEND-
ATION.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing the impact of this development on capital
facilities. This recommendation is made for the 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
The proposed development is compatible with existing and anticipated area
residential development.
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.)
CONDITIONS - TWO' (2) ACRE CONDITIONAL USE AREA FOR P~VATE
RECREATIONAL FACILITIES
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)
o
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
limited 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 CONDITION
The maximum density of this development shall be 635 single family residential lots. (P)
(Staff Note: This proffer supercedes Proffered Condition 1 of Case 95SN0161.)
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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; 737-624-5558; 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
UTILITIES
Public Water System:
There is a sixteen (16) inch water line along Ivey Mill Road, a twelve (12) inch water line
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.
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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.
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 construction
by 2015 in the Public Facilities Plan.
Based on 100 additional 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
4 02SN0111/WP/AUG22S
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
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 95SN0161)
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
5 02SN0111/WP/AUG22S
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 100 additional lots. The cost of the infrastructure improvements to ~tigate
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
t Potential # New Dwelling Units I 100' 1.00
I
Population Increase I 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)
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.
With approval of this request, the 100 additional dwelling units would be subject to the cash
proffer condition approved with Case 95SN0161. Presently, that amount is approximately $2,000
per dwelling unit less than the Board of Supervisors current maximum of $7,800 per dwelling unit.
These proffers are insufficient to address the impacts resulting from the additional 100 dwelling
units. Accordingly, the County's ability to provide capital facilities to its citizens will be
adversely impacted.
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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 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:
Private recreational facilities are proposed within this development. The facilities could
include swimming pools, tennis courts or other recreational facilities primarily for use by
residents of the development. Case 95SN0161 allowed for up to fifteen (15) acres to be
developed for private recreational facilities. This proposal would allow for two (2)
additional acres to be developed for such use. The recommended conditions will minimize
the impact of these facilities on future residents in the development and are similar to
conditions imposed on other projects, including the fifteen (15) acres previously approved
for such use. (Conditions 1 and 2)
Zoning History:
On December 14, 1994, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning with Conditional Use on the request property
(Case 95SN0161). Approval of Case 95SN0161 allOwed for the development of what is
now Chesdin Landing and Chesdin Shores Subdivisions and associated private recreational
facilities. Conditions of zoning for Case 95SN0161 limited residential development to a
maximum of 535 single family residential lots. This request is to increase the maximum
number of lots allowed to 635 and to allow additional area for private recreational
facilities. (Proffered Condition)
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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 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.
Given these considerations, staff recommends approval of this request, subject to the applicant
addressing the impact of this development on capital facilities.
CASE HISTORY
Staff (7/30/01):
If the Planning Commission acts on this case on August 21, 2001, it will be considered by
the Board of Supervisors on August 22, 2001.
The Board of Supervisors, on Wednesday, August 22, 2001, beginning at 7:00 p.m., will take
under consideration this request.
9 02SN0111/WP/AUG22S
A
AMELIA COUNTY
Lake Chesdin
N
02SN0111
AMEND 95SN0161
AND C.U. ON 2 ACRES
Sh.# 38 & 39