99SN0166April 14, 1999 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0166
Parker Homes Inc.
Dale Magisterial District
East line of Iron Bridge Road and south line of Willowbranch Drive
REQUEST: Rezoning from Agricultural (A) to Residential (R-12) with Conditional Use
Planned Development to permit Corporate Office (0-2) uses and bulk exceptions.
PROPOSED LAND USE:
A single family residential subdivision having a minimum lot size of 12,000 square
feet and a minimum lot width of seventy-five (75) feet is planned for the majority
of that portion of the request property fronting Willowbranch Drive. The applicant
has proffered to limit residential development to a maximum of four (4) lots on
approximately 2.5 acres, yielding a density of 1.6 units per acre. Corporate Office
(0-2) uses are planned on that portion of the property fronting Iron Bridge Road
(approximately 0.9 acre).
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval subject to the applicant adequately addressing the impacts on capital
facilities, consistent with the Board of Supervisors' policy. This recommendation is made for the
following reasons:
ho
The proposed zoning and land uses conform to the Central Area Plan which
suggests the request property is appropriate for mixed use corridor uses along Iron
Bridge Road and residential use of 1.00 to 2.5 units per acre east of the Iron
Bridge Road mixed use corridor.
The proposed zoning and land uses conform to existing and anticipated area
development patterns along this portion of Iron Bridge Road.
The proffered conditions further ensure compatibility with existing area residential
development.
The proffered conditions do not adequately 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 improvements is identified in the County's adopted
public Facilities Plan and FY 1999-2003 Capital Improvement Program and
Thoroughfare Plan and the impact of this development is discussed herein. The
proffered conditions do not 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: CONDITIONS MAY BE IMPOSED ON THE CONDITIONAL USE PLANNED
DEVELOPMENT ASPECTS OF THIS REQUEST. BUFFER CONDITIONS MAY BE
IMPOSED ON THE REZONING REQUEST. 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.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. The public wastewater system shall be used.
(STAFF/CPC) 2.
The applicant, subdivider or assignee(s) shall pay the following for
dwelling units developed in excess of two (2) to the County of
Chesterfield at the time of building permit application for
infrastructure improvements within the service district for the
property:
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$6200 per dwelling unit, if paid prior to July 1, 1999; or
the amount approved by the Board of Supervisors not to
exceed $6200 per dwelling unit adjusted upward by any
increase in the Marshall and Swift Building Cost index
between July 1, 1998, and July 1 of the fiscal year in which
the payment is made after June 30, 1999.
99SN0166/WP/APR 14L
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 payer.
(STAFF/CPC)
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No direct access shall be provided from the property to Route 10.
Access for the property shall be provided to Willowbranch Drive.
Prior to any site plan approval, an access easement, acceptable to
the Transportation Department, shall be recorded across that part of
the property identified on the Master Plan as "Proposed R-12
Zoning with 0-2 Use" to provide shared use of the Willowbranch
Drive access with adjacent properties to the south and with the
property in the southeast comer of the Willowbranch Drive/Route
10 intersection.
(STAFF/CPC)
Prior to any site plan approval, one hundred (100) feet of right of
way on the east side of Route 10, measured from the centerline of
that part of Route 10 immediately adjacent to the property, shall be
dedicated, free and unrestricted to and for the benefit of
Chesterfield County.
(STAFF/CPC)
o
Prior to issuance of occupancy permit for any 0-2 use, the
developer shall construct or provide for construction of (As
approved by the Transportation Department) an additional lane of
pavement along the northbound lanes of Route 10 for the entire
property frontage. The developer shall dedicate to Chesterfield
County, free and unrestricted, any additional right of way (or
easements) required for this road improvement.
(STAFF/CPC)
o
The plan prepared by Potts, Minter and Associates, P.C. dated
September 24, 1998 entitled "Compiled plat showing proposed
rezoning of the property of the Barden Family living Trust, Dale
District, Chesterfield County, Virginia" shall be considered the
Master Plan.
(STAFF/CPC)
Development on the "Proposed R-12 Zoning and Use" portion of
the property shall be limited to a maximum of four (4) residential
lots.
(STAFF/CPC)
Development on the "Proposed R-12 Zoning with 0-2 Use" portion
of the property shall be limited to Corporate Office (0-2) uses.
3 99SN0166/WP/APR14L
(STAFF/CPC) 9.
Except where the requirements of the underlying R-12 zoning are
more restrictive, development of the "Proposed R-12 Zoning with
0-2 Use" portion of the property shall conform to the requirements
of the County Code for Corporate Office (0-2) Districts in
Emerging Growth Areas.
(STAFF/CPC) 10.
The architectural treatment and materials of any office building(s)
shall be similar to the office development in Chesterfield Meadows
Office Park on Memory Lane. The exact treatment shall be
approved by the Planning Department at the time of site plan
review.
GENERAL INFORMATION
Location:
East line of Iron Bridge Road and south line of Willowbranch Drive. Tax ID 773-675-
2157 and 4748 (Sheet 22).
13xisting Zoning:
A
Size:
3.4 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - A and R-9; Single family residential
South - A and R-9; Single family residential
East - A; Single family residential
West - A and A with Conditional Use Planned Development; Single family residential,
office, commercial or vacant
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99SN0166/WP/APR14L
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the western side of Iron
Bridge Road, adjacent to the request site. In addition, there is an existing sixteen (16) inch
water line extending along the south side of Willowbranch Drive, adjacent to the request
site. Use of the public water system is intended and required by County Code.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along Willowbranch
Drive as far west as Willowbranch Court and adjacent to the eastern portion of the request
site. Use of the public wastewater system is intended and has been proffered by the
applicant. (Proffered Condition 1)
ENVIRONMENTAL
Drainaee and Erosion:
The request property drains to Willowbranch Drive and to Iron Bridge Road and then to
Kingsland Creek via roadside ditches and storm sewers. No existing or anticipated on-
or off-site drainage or erosion problems. However, it should be noted that portions of the
request property are extremely flat and could experience standing water. Increased runoff
from new impervious areas should be directed to Willowbranch Drive or Iron Bridge
Road.
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the FY1999-2003 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 the year 2015. Eight (8) new fire/rescue stations are
recommended for construction by the year 2015 in the Public Facilities Plan. This
property is currently served by the Airport Fire/Rescue Station, Company Number 15, and
Rescue 15.
Based on four (4) residential lots, the residential portion of this request will generate
approximately two (2) emergency calls for fire and rescue services per year. The applicant
5 99SN0166/WP/APR14L
has not adequately addressed the impact of the proposed residential development on these
facilities. (Proffered Condition 2)
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 two (2) school age children will be generated by this development. The
site lies in the Hopkins Elementary School attendance zone: capacity - 630, enrollment -
601; Falling Creek Middle School zone: capacity- 1,080, enrollment- 1,054; and Bird
High School zone: capacity - 1,575, enrollment - 1,753.
Currently, there are three (3) trailers at Hopkins Elementary, seven (7) trailers at Falling
Creek Middle and thirteen (13) trailers at Bird High School. Enrollment in the high
school is above capacity. When a school reaches the point where it exceed capacity then
strategies other than new facilities would have to be utilized. Those strategies have
included attendance zone changes, trailers, and using off-site locations to house students.
Bird High School is currently under renovation.
The residential portion of this request will have an impact on area schools. The applicant
has not adequately addressed the impact of the proposed residential development on these
facilities. (Proffered Condition 2)
Libraries:
Continued development in the area of the County which includes the request property will
most likely affect either the Meadowdale or Central libraries. The Public Facilities Plan
identifies both of these facilities as in need of expansion in order to meet the future
demand for additional library space, based on projected population growth. The library
has already submitted a Capital Improvement Program request to finish out 6,000 square
feet of shell space at the Central Library, in anticipation of this demand.
The residential portion of this request will have an impact on area libraries. The applicant
has not adequately addressed the impact of the proposed residential development on these
facilities. (Proffered Condition 2)
Parks and Recreation:
The Public Facilities Plan identifies the need for two (2) new regional parks in Chesterfield
County by 2015. In addition, there is currently a shortage of community park acreage in
the central part of the County. The Public Facilities Plan identifies a need for 120 acres
of community park space by 2015.
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99SN0166/WP/APR14L
The residential portion of this request will have an impact on these facilities. The
applicant has not adequately addressed the impact of the proposed development on these
facilities. (Proffered Condition 2)
Transportation:
The Master Plan for the property proposes a 2.5 acre residential parcel and a 0.9 acre
parcel that would be developed for 0-2 uses. This request will not limit development of
the 0-2 parcel to a specific land use; therefore, it is difficult to anticipate traffic
generation. Based on single family trip rates for the requested residential parcel and
general office trip rates for the requested 0-2 parcel, development could generate
approximately 310 average daily trips. These vehicles will be distributed via
Willowbranch Drive to Iron Bridge Road (Route 10) which had a 1997 traffic count of
30,613 vehicles per day.
The Thoroughfare Plan identifies Route 10 as a major arterial with a recommended right
of way width of 120 to 200 feet. The applicant has proffered to dedicate one hundred
(100) feet of right of way, measured from the centerline of Route 10, in accordance with
that Plan. (Proffered Condition 4)
Development of 0-2 parcel should adhere to the Zoning Ordinance relative to access and
internal circulation, Division 5 (Proffered Condition 9). Access to major arterials, such
as Route 10, should be controlled. Due to the proximity of the Wiltowbranch Drive/Route
10 intersection to the Route 10 property frontage, adequate access separation cannot be
provided to permit direct access from the property to Route 10. The applicant has
proffered that no direct access will be provided to Route 10 (Proffered Condition 3).
Access to Route 10 will be provided via Willowbranch Drive.
The Central Area Plan suggests that all parcels that front along the east side of Route 10,
between Willowbranch Drive and Beulah Road, should be developed as a mixed use
corridor uses. Interconnecting driveways between these parcels, once they are developed,
would allow travel between sites without necessitating travel along Route 10, and would
provide access for all of the parcels to the existing Route 10 crossovers at Willowbranch
Drive and Beulah Road. Proffered Condition 3 requires that an access easement be
recorded across the 0-2 parcel, so that the Willowbranch Drive access can be shared with
adjacent properties.
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to construct or provide for the construction of
an additional lane of pavement along Route 10 for the entire property frontage (Proffered
Condition 5). Due to the minimal property frontage along Route 10 (approximately 100
feet), it may be difficult to construct an additional lane of pavement along the property
frontage, if the adjacent parcels have not been developed and the same lane-widening
7 99SN0166/WP/APR14L
provided. The proffer would allow the developer to contribute cash to the County for this
improvement, in lieu of its actual construction.
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 the proposed residential development.
The applicant has proffered to contribute some cash towards mitigating this impact
(Proffered Condition 2). The proffer does not adequately address the traffic impact that
will result from development of this property. Without this commitment, the
Transportation Department cannot support this request.
Financial Impact on Capital Facilities:
Potential # New Dwelling Units 4.0* 1.00
Population Increase 11.16 [ 2.79
Number New Students
Elementary 1.09 0.27
Middle 0.53 0.13
High 0.61 0.15
Total 2.23 0.56
Net Cost for Schools 12,960 3,240
Net Cost for Parks 2,920 730
Net Cost for Libraries 1,268 317
Net Cost for Fire Stations 1,128 282
Average Net Cost Roads 8,108 2,027
Total Net Cost 26,384 6,596
*Based on a proffered maximum of four (4) dwelling units on that portion of the property
to be developed residentially.
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99SN0166/WP/APR14L
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 $6,596 per unit. The applicant has been advised that a maximum
proffer of $6,200 per unit would defray the cost of the capital facilities necessitated by this
proposed development.
The applicant has proffered cash in the amount of $6,200 for all but two (2) of the new
units to assist in defraying the cost of this proposed zoning on such capital facilities. The
applicant has rights to develop two (2) units on the property as presently zoned, with such
units not being subject to any cash proffered condition.
Under this scenario, an additional, $12,400 will have to be identified to help address the
need for capital facilities. Otherwise, the County's ability to provide these capital facilities
to it's citizens will be adversely impacted.
The requested residential portion of this request gives rise to the need for the impacted
facilities. Note that circumstances relative to this case have been reviewed and it has been
determined that it would be appropriate to accept the maximum cash proffer on all of the
new units 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
development which may justify acceptance of a cash proffer as offered.
Comprehensive Plan:
The request property lies within the boundaries of the Central Area Plan which suggests
the request property is appropriate for mixed use corridor uses, to include residential
developments of various densities and office uses along Iron Bridge Road, and for
residential use of 1.00 to 2.5 units per acre, east of the Iron Bridge Road mixed use
corridor.
Area Development Trends:
Area development is characterized by single family residences in subdivisions or on
acreage parcels and vacant, agriculturally and residentially zoned land. However,
residences in the area with frontage along Iron Bridge Road are being zoned and converted
to office uses. 'It is anticipated that office and residential uses will continue along this
portion of Iron Bridge Road corridor, with existing single family residential development
continuing east and west of the corridor.
9 99SN0166/WP/APR14L
The portion of the request property designated for 0-2 uses lies within an Emerging
Growth Area. New construction should conform to the development standards of the
Zoning Ordinance which address access, parking, landscaping, architectural treatment,
setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas.
(Proffered Condition 9)
Architectural Treatment:
Within Emerging Growth Areas for non-residential development, no building exterior
which would be visible to any agricultural or residential district or any public right of
way may consist of architectural materials inferior in quality, appearance, or detail to any
other exterior of the same building. There is, however, nothing to preclude the use of
different materials on different building exteriors, but rather, the use of inferior materials
on sides which face adjoining property. No portion of a building constructed of unadorned
concrete block or corrugated and/or sheet metal may be visible from any adjoining
agricultural or residential district or any public right of way. No building exterior may
be constructed of unpainted concrete block or corrugated and/or sheet metal. Mechanical
equipment, whether ground-level or rooftop, must be screened from public view and
designed to be perceived as an integral part of the building. Junction and accessory boxes
must be minimized from view of adjacent property and public rights of way. Proffered
Condition 9 would require development of that portion of the request property designated
for 0-2 uses to conform to these requirements.
In addition, in response to concerns from the Dale District Commissioner, the applicant
has proffered a condition relating to the architectural treatment of any office building.
(Proffered Condition 10)
Buffers & Screening:
Proffered Condition 9 would require solid waste storage areas on that portion of the
property designated for 0-2 uses (i.e., dumpsters, garbage cans, trash compactors, etc.)
be screened from view of adjacent property and public rights of way and that such area
within 1,000 feet of any residential or agriculturally zoned properties not be serviced
between the hours of 9:00 p.m. and 6:00 a.m.. In addition, sites must be designed and
buildings oriented so that loading areas are screened from any property where loading
areas are prohibited and from public rights of way.
Proffered Condition 9 would also require a minimum fifty (50) foot buffer between
property zoned for 0-2 uses and adjacent residentially zoned property. At the time of site
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99SN0166/WP/APR14L
plan review, the Planning Commission may modify this buffer under certain
circumstances.
CONCLUSIONS
The proposed zoning and land uses conform to the Central Area Plan which suggests the request
property is appropriate for mixed use corridor uses along Iron Bridge Road and residential use
of 1.00 to 2.5 units per acre east of the Iron Bridge Road mixed use corridor, and with existing
and anticipated area development patterns along this portion of Iron Bridge Road.
The proffered conditions however, do not adequately 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 improvements
is identified in the County's adopted Public Facilities Plan and FY 1999-2003 Capital
Improvement Program and Thoroughfare Plan and the impact of this development is discussed
herein. The proffered conditions do not 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, subject to the applicant
addressing the impacts on capital facilities, consistent with the Board of Supervisors' policy.
CASE HISTORY
Planning Commission Meeting (12/15/98):
The Commission deferred this case to February 16, 1999.
Staff (12/16/98):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than December 30, 1998, for consideration at the
Commission's February 16, 1999, public hearing.
Applicant and Staff (2/1/99):
At the request of the Dale District Commissioner, staff and the applicant discussed the
possibility of a proffered condition relating to the architectural design of the proposed
office area. The applicant indicated that he would give consideration to such a proffer.
11 99SN0166/WP/APR 14L
Applicant (2/10/99):
The applicant submitted Proffered Condition 10 relative to the architectural treatment of
any office building.
Planning Commission Meeting (2/16/99):
The applicant accepted the recommendation of the Planning Commission. There was no
opposition to the request.
Mr. Miller indicated that he was aware of the Board's policy regarding the impact on
capital facilities. He indicated, however, that there are unique circumstances (currently,
two homes can be built on the property) and therefore, approval would not violate the
policy.
On motion of Mr. Miller, seconded by Mr. Gulley, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 through 4.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, April 14, 1999, beginning at 7:00 p.m., will take
under consideration this request.
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99SN0166/WP/APR 14L
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