98SN0178.pdfREQUEST ANALYSIS
AND
RECOMMENDATION
April 22 1998 BS
98SN0178
David M. Woodfin
Dale Magisterial District
Off the north line of Jacobs Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A single-family residential subdivision with a minimum lot size of 12,000 square
feet is planned. The applicant has agreed to limit development to a maximum of
thirty-eight (38) lots, yielding a density of approximately 2.3 units per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use conform with the Central Area Plan which
suggests the property is appropriate for residential use of 1.0 to 2.5 dwelling units
per acre.
Bo
The proposed zoning and land use coupled with the proffered conditions conform
with existing and anticipated area residential development.
The proffered conditions 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 and fire stations is identified in
the County's adopted Public Facilities Plan and FY 1998-2002 Capital
Improvement Program and the impact of this development is discussed herein. The
proffered conditions 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 ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. COND.WIONS 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 applicant, subdivider or assignee(s) shall pay the following to
the County of Chesterfield prior to the time of building permit
application for infrastructure improvements within the service
district for the property:
A. $6,000.00 per lot, if paid on or prior to July 1, 1998; or
The amount approved by the Board of Supervisors not to
exceed $6819 per dwelling unit, if paid between July 1,
1998 and June 30, 1999; or
The amount approved by the Board of Supervisors not to
exceed $6,819.00 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 if paid after June 30, 1999. 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 payor.
(STAFF/CPC)
2. Public water and sewer shall be used.
(STAFF/CPC)
Except for timbering approved by the Virginia State Department of
Forestry for the purposes 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 installed.
2
98SN0178/WP/APR220
(STAFF/CPC) 4.
(STAFF/CPC) 5.
(STAFF/CPC) 6.
Location:
The minimum gross floor area of dwellings shall be:
One Story 1,600 square feet.
Two Story 1,800 square feet.
Development shall be limited to a maximum of thirty-eight (38) lots.
This overall average lot size shall be a minimum of 14,970 square
feet.
GENERAL INFORMATION
Lies off the north line of Jacobs Road, west of Newbys Bridge Road. GPIN 758-683-2485
(Sheet 14).
Existing Zoning:
A
Size:
16.4 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - R-12; Single family residential or vacant
South - A; Single family residential
East - A; Single family residential or vacant
West - A; Public/semi-public (Jacobs Road Elementary School)
Public Water System:
There is an existing eight (8) inch water line extending along the west side of Jacobs Bend
Terrace. Use of the public water system is intended and has been proffered. (Proffered
Condition 2)
3 98SN0178/WP/APR220
Public Wastewater System:
There is an existing eight (8) inch wastewater collector serving Jacobs Glenn Subdivision
approximately 350 feet north of the request site. In addition, there is an existing eight (8)
inch wastewater collector extending along Jacobs Bend Terrace approximately eighty (80)
feet north of the request site. The use of the public wastewater system is intended and has
been proffered. (proffered Condition 2)
ENVIRONMENTAL
Drainage and Erosion:
A portion of the property drains to the north to Jacobs Glenn Subdivision while the
remainder drains to Newbys Bridge Road. Drainage from the entire property then travels
via tributaries to Falling Creek. There are no on- or off-site drainage or erosion problems.
The pipe underneath Newbys Bridge Road may be inadequate to handle additional runoff
from increased development. This may cause the road to flood in the event of a ten (10)
year storm. At time of tentative subdivision submission, an analysis of the pipe underneath
Newbys Bridge Road should be performed. If necessary, conditions will be imposed at
that time to address any concerns. Easements are available in Jacobs Glen Subdivision to
accommodate drainage improvements required for that portion of the property which drains
to the north. However, additional off-site easements may be necessary for that portion of
the property which drains to Newbys Bridge Road.
The applicant has proffered that, with the exception of timbering to remove dead or
diseased trees which has been approved by the DeparUnent of Forestry, there will be no
timbering until a land disturbance permit has been obtained from the Environmental
Engineering Department (Proffered Condition 3). This will ensure that proper erosion
control measures are in place prior to any timbering and related land disturbance.
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
~, the Thoroughfare Plan and the FY1998-2002 Capital Improvement Pro.am. This
development will have an impact on these facilities.
F~re 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.
4
98SN0178/WP/APR220
This property is currently served by the Manchester Fire/Rescue Station, Company
Number 2 and Manchester 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.
Thirty-eight (38) lots will generate approximately seven (7) emergency calls for fire and
rescue services per year. The applicant has offered measures to assist in addressing the
impact of this proposed development on these facilities. (Proffered Condition 1)
Schools:
Approximately twenty-one (21) school age children will be generated by this development.
The site lies in the Jacobs Elementary School attendance zone: capacity - 775, enrollment -
801; Manchester Middle School zone: capacity - 1,350, enrollment - 1,255; and
Manchester High School zone: capacity - 2,000, enrollment- 2,310.
This request will have an impact on area schools. Currently there are two (2) trailers at
Jacobs Elementary School and seventeen (17) trailers at Manchester High School. The
applicant has agreed to participate in the cost of providing for area school needs.
(Proffered Condition 1)
Libraries:
The proposed development is located such that it would likely affect use of the La Prade
Library. The Chesterfield County Public Facilities Plan (1995) identifies a demand for
library space in the La Prade service area that is 2.5 times greater than the present facility
provides. In order to meet current and projected demand, replacement of the existing
8,000 square foot facility with a new 20,000 square foot facility is scheduled for
FY99/2000. The applicant has offered measures to assist in addressing the impact of this
proposed development on these facilities. (proffered Condition 1)
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 northern area. The Public
Facilities Plan identifies a need for 120 acres of community park space by 2015. The
applicant has offered measures to assist in addressing the impact of this proposed
development on these Parks and Recreation facilities. (proffered Condition 1)
At time of tentative subdivision review, staff will address the provision of pedestrian
access between tlxis development and Jacobs Road Elementary School in accordance with
the County's Sidewalk Policy.
5 98SN0178/WP/APR220
The applicant has proffered a maximum density of thirty-eight (38) lots (Proffered
Condition 5). Based on single family trip rates, development could generate approximately
420 average daily trips. These vehicles will be distributed through the Jacobs Glenn and
Fernbrook Subdivisions to Fordham Road. The 1996 traffic count on Fordham Road was
2,121 vehicles pet' day.
In recording the Jacobs Glenn Subdivision, a stub road right of way was provided to the
subject property. Developing the subject property with access via this stub road will
increase the traffic volume, not only along Jacobs Bend Drive, but also along Jacobs Glenn
Drive in the Jacobs Glenn Subdivision and along Boones Trail Road in the Fernbrook
Subdivision. The Planning Commission Stub Road Policy recommends that typical
subdivision streets should carry less than 1,500 vehicles per day. Development of the
subject property will result in volumes on streets within the subdivisions that do not exceed
the acceptable levels established by the Stub Road Policy.
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 cash towards mitigating this impact. (Proffered Condition 1)
Financial Impact on Capital Facilities:
PER UNIT
Potential# New Dwelling Units I 38* 1.00
106.40 2.8
Population
Increase
Number New S_mdents
Elementary 10.53 0.28
Middle 5.09 0.13
High 5.89 0.16
21.51 0.57
Total .....
Net Cost for Schools 117,914 3,103
Net Cost for Parks 24,054 633
6
98SN0178/WP/APR220
Net Cost for Libraries 12,464 328
Net Cost for Fire Stations 10,868 286
Average Net Cost Roads 93,822 2,469
Total Net Cost 259,122 6,819
*Based on a proffered maximum number of units. (Proffered Condition 5)
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 $6,819 per unit. The applicant has been advised that a maximum proffer of $6,000 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 1)
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 cash proffer in this
case.
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property and
sun'ounding area are appropriate for residential developmem of 1.0 to 2.5 dwelling units
per acre.
Area Development Trends:
The surrounding properties are characterized by single family residential uses and vacant
parcels zoned Agricultural (A) and Residential (R-12) and Jacobs Road Elementary School.
As indicated by the adopted Plan, further residential development is anticipated in this
area.
Comparison of Area Densities:
The adjacem residential property to the north is Jacobs Glenn, Section C, with a recorded
density of 2.48 lots per acre. The applicant has agreed to limit this development to a
7 98SN0178/WP/APR220
maximum of thirty-eight (38) lots, yielding a density of approximately 2.3 lots per acre.
0~roffered Condition 5)
Comparison of Lot Sizes:
The average lot size in Jacobs Glenn, Section C is 14,969 square feet. The applicant has
proffered a minimum overall average lot size of 14,970 square feet. (Proffered Condition
6)
Cornparison of House Sizes:
The applicant has proffered a minimum house size of 1,600 square feet of gross floor area
for one-story dwellings and 1,800 square feet of gross floor area for two-story dwellings
(Proffered Condition 4). Jacobs Glenn, Section C, is just beginning to be developed. The
one completed home in the subdivision is a two-story with approximately 2,110 gross
square feet of floor area.
CONCLUSIONS
The proposed zoning and land use conform with the Central Area Plan which suggests the property
is appropriate for residential use of 1.0 to 2.5 dwelling units per acre. In addition, the proposed
zoning and land use, coupled with the proffered conditions, conform with existing and anticipated
area residential development.
The proffered conditions 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 and fire stations is identified in the County's adopted Public Facilities
plan and FY 1998-2002 Capital Improvement Program and the impact of this development is
discussed herein. The proffered conditions 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.
CASE HISTORY
Planning Commission Meeting (3/17/98):
The applicant accepted the recommendation. There was support present. The support
indicated that the applicant had addressed neighborhood concerns with respect to this
98SN0178/WP/APR220
specific proposal. One concerned citizen requested that an advisory committee be
established to address the traffic situation along Jacobs and Fordham Roads.
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 and 3.
The Board of Supervisors, on Wednesday, April 22, 1998, beginning at 7:00 p.m., will take under
consideration this request.
9 98SN0178/WP/APR220
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98SN0178
4/22/98
98-289
In Dale Magisterial District, DAVID M. WOODFIN requested
rezoning and amendment of zoning district map from
Agricultural (A) to Residential (R-12) . A single family
residential subdivision with a minimum lot size of 12,000
square feet is planned. Residential use of up to 3.63 units
per acre is permitted in a Residential (R-12) District. The
applicant has agreed to limit development to a maximum of 38
lots, yielding a density of approximately 2.3 units per acre.
The Comprehensive Plan suggests the property is appropriate
for residential use of 1 to 2.5 units per acre. This request
lies on 16.4 acres lying approximately 390 feet off the north
line of Jacobs Road, approximately 240 feet west of Newbys
Bridge Road. GPIN 758-683-2485 (Sheet 14) .
Mr. Jacobson presented a summary of Case 98SN0178 and stated
that staff and the Planning Commission recommend approval and
acceptance of the proffered conditions. He noted the request
conforms to the Central Area Plan.
Mr. Richard Minter, representing the applicant, stated that
the recommendation is acceptable.
Due to someone wishing to speak to the request, the request
was placed in its normal sequence on the Agenda.
4/22/98
98-290
98SN0178
In Dale Magisterial District, DAVID M. WOODFIN requested
rezoning and amendment of zoning district map from
Agricultural (A) to Residential (R-12) . A single family
residential subdivision with a minimum lot size of 12,000
square feet is planned. Residential use of up to 3.63 units
per acre is permitted in a Residential (R-12) District. The
applicant has agreed to limit development to a maximum of 38
lots, yielding a density of approximately 2.3 units per acre.
The Comprehensive Plan suggests the property is appropriate
for residential use of 1 to 2.5 units per acre. This request
lies on 16.4 acres lying approximately 390 feet off the north
line of Jacobs Road, approximately 240 feet west of Newbys
Bridge Road. GPIN 758-683-2485 (Sheet 14) .
Mr. William Peele, Assistant Director of Planning, presented
a summary of Case 98SN0178 and stated that staff and the
Planning Commission recommend approval and acceptance of the
proffered conditions. He further stated that at the time of
tentative subdivision review, staff will evaluate whether it
would be appropriate to provide stub roads to adjacent
properties. He noted the request conforms to the Central
Area Plan.
Mr. Bill Adams expressed concerns relative to future access
from the subject property to Newbys Bridge Road.
Mr. Daniel expressed appreciation to the applicant and the
leaders in the Newbys Bridge corridor for their efforts in
this process and resolving necessary issues.
Mr. Richard Minter, representing the applicant, stated that
the recommendation is acceptable.
On motion of Mr. Daniel, seconded by Mrs. Humphrey, the Board
approved Case 98SN0178 and accepted the following proffered
conditions:
The applicant, subdivider or assignee(s) shall pay the
following to the County of Chesterfield prior to the
time of building permit application for infrastructure
improvements within the service district for the
4/22/98
98-302
Ayes:
Nays:
property:
$6,000.00 per lot, if paid on or prior to July 1,
1998; or
The amount approved by the Board of Supervisors not
to exceed $6819 per dwelling unit, if paid between
July 1, 1998 and June 30, 1999; or
The amount approved by the Board of Supervisors not
to exceed $6,819.00 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
if paid after June 30, 1999. 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 payor.
Public water and sewer shall be used.
Except for timbering approved by the Virginia State
Department of Forestry for the purposes 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 installed.
The minimum gross floor area of dwellings shall be:
One Story 1,600 square feet.
Two Story 1,800 square feet.
Development shall be limited to a maximum of thirty-
eight (38) lots.
This overall average lot size shall be a minimum of
14,970 square feet.
Humphrey, Warren, Barber, Daniel, and McHale.
None.
4/22/98
98-303