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98SN0183.pdfREQUEST ANALYSIS AND RECOMMENDATION April 22, 1998 BS 98SN0183 Albemarle Land Corp. Matoaca Magisterial District North line of Brandenburg Drive, west line of Stigall Drive REOUEST: Rezoning £rom Agricultural (A) to Residential (R-12). PROPOSED LAND USE: A single family residential subdivision having a minimum lot size of 12,000 square feet is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. STAFF RECOMMENDATION Recommend approval subject to the applicant fully addressing the impacts on capital facilities, consistent with the Board of Supervisors' adopted policy. This recommendation is made for the following reasons: The proposed zoning and land use conform to the N0rthem Area Land Use and Transportation Plan which suggests the request property is appropriate for residential use of 1.51 to 4.0 units per acre. The proffered conditions fail to fully address the impacts 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 idemified in the County's adopted Public Facilities Plan and FY 1997- 2002 Capital Improvemem Pro_re'am and the impact of this development is discussed herein. This application fails to fully 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. CONDrrIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) PROFFERED CONDITIONS (CPC) 1. With the exception of timbering which has been approved by the Virginia State Department of Forestry for the purpose of removing dead or diseased trees, there shall be no timbering until a land disturbance permit has been obtained from the Environmental Engineering Department. (CPC) 2. The applicant, subdivider, or assignee(s) shall pay the following Cash Proffer to the County of Chesterfield prior to the time of the building permit application for infrastru&ure improvements within the service district for the property. a. $6,000.00 per lot In the event that 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. (CPC) 3. The minimum.gross floor area for homes shall be 1200 square feet. GENERAL INFORMATION North line of Brandenburg Drive and west line of Stigall Drive. 2730 (Sheet 14). ~xisting Zoning: A Size: 6.9 acres GPIN 743-682-Part of 2 98SN0183/WP/APR22P Existing Land Use: Vacant A~acent Zoning & Land Use: North - A; Single family residential South - R-9; Singie family residential East - A; Single family residential or vacant West - A and R-9; Single family residential UTILITIES Public Water System: There is an existing eight (8) inch water line extending along the west side of Stigall Drive adjacent to the request site. In addition, there is an existing eight (8) inch water line extending along the south side of Brandenburg Drive adjacent to the request site. Use of the public water system is required by County Code. Public Wastewater System: There is an existing eight (8) inch wastewater collector extending along Brandenburg Drive adjacent to the request site. Use of the public wastewater system is required by County Code. ENVIRONMENTAL Drainage and Erosion: The property drains through Frederick Farms Subdivision and ultimately to Swift Creek via tributaries. No existing or anticipated on- or off-site drainage or erosion problems. To address potential erosion problems that could occur with land disturbing activities, the applicant has proffered that there will be no timbering of the property until a land disturbance permit has been issued. (Proffered Condition 1) PUBLIC FACILITIES The need for fire, school, library, park and transportation facilities is identified in the Public Facilities Plan, the Thorouehfare Plan and the FY1998-2002 Capital Improvement Pro_mm. This development will have an impact on these facilities. 3 98SN0183/WP/APR22P The public Facilities Plan indicates that Emergency Services calls are expected to increase forty-five (45) percent by the year 2015. Eight (8) new fa'e/rescue stations are recommended for construction by the year 2015 in the Public Facilities Plan. This property is currently served by the Swift Creek Fire/Rescue Station, Company Number 16 and Manchester Rescue Squad. When the property is developed, the quantity of water for fh'e protection and the number of hydrants needed will be evaluated during the tentative plan and construction plan review processes. Based on a potential of twenty-one (21) residential lots that could be developed under R-12 zoning, development will generate approximately five (5) emergency calls for fire and rescue services per year. Since Proffered Condition 2 cannot be accepted, this application fails to address the impact on fire service. Schools: Approximately twelve (12) school age children will be generated by this development. The site lies in the Crenshaw Elementary School attendance zone: capacity - 775, enrollment - 818; Bailey Bridge Middle School zone: capacity - 1,200, enrollment - 1,349; and Manchester High School zone: capacity - 2,000, enrollment - 2,310. This development will have impact on area schools which are experiencing overcrowded conditions. In particular, Crenshaw Elementary School uses seven (7) classroom trailers, Bailey Bridge Middle School uses five (5) classroom trailers and Manchester High School uses seventeen (17) classroom trailers to accommodate current student attendance loads. Since Proffered Condition 2 cannot be accepted, this application fails to address the impact on school facilities. Residential development in this area could affect use of the Clover Hill and LaPrade Libraries now a~d the proposed Lucks Lane Library in the future. The Chesterfield County Public Facilities Plan identifies a need for increased library space at the Clover Hill and LaPrade Libraries. A new LaPrade Library is scheduled for construction in FY99. Since Proffered Condition 2 cannot be accepted, this application fails to address the impact on library facilities. 4 98SN0183/WP/APR22P 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 level parks facilities in the northern area of the County. The Public Facilities Plan identifies the need to acquire and develop 120 acres of community parks in the northern area of the County by the year 2015. Since Proffered Condition 2 cannot be accepted, this application fails to address the impact on park facilities. Transportation: Based on single family trip rates, development could generate approximately 150 average daily trips. These vehicles will be distributed via Stigall Drive to Genito Road which had a 1997 traffic count of 13,889 vehicles per day. Mitigating road improvements must be provided to address the traffic impact of this development. 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 a condition attempting to address this impact (Proffered Condition 2). As noted herein, Proffered Condition 2 cannot be accepted; therefore, this application fails to address the impact on area roads. Without a commitment that will mitigate the traffic impact of this development, the Transportation Department cannot support this request. 5 98SN0183/WP/APR22P Financial Impact on Capital Facilities: PER DWELLING UNIT Potential Number of New Dwelling Units 21' 1.00 Population Increase 58.80 2.8 Number of New Students Elementary 5.82 0.28 Middle 2.81 0.13 High 3.26 0.16 TOTAL 11.89 0.57 Net Cost for Schools 65,163 3,103 Net Cost for Parks 13,293 633 Net Cost for Libraries 6,888 328 Net Cost for Fire Stations 6,006 286 Average Net Cost for Roads 51,849 2,469 TOTAL NET COST 143,199 6,819 *Based on a theoretical density of 3.05 units/acre. 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. 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. 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. The applicant has offered $6,000 per dwelling unit to assist in defraying the cost of this proposed zoning on such capital facilities as part of condition 2. The Commission and Board should note however, that this proffer is inconsistent with the Board's policy. The amount proffered is less than the maximum amount permitted by the Board for payments made after FY98 (this development impacts capital facilities as noted in the chart above and it is 6 98SN0183/WP/APR22P appropriate for the Board to accept the maximum cash proffer). The amount proffered is $819 per dwelling unit below the Board's maximum amount established for FY99 and beyond. Under this scenario, an amount in excess of $17,000 would have to be identified to address the need for school, road, park, library and fire station facilities if payments are made after FY98. Additionally, the applicant has not proffered language allowing adjustments in the cash proffer per the Marshall & Swift Building Cost Index. The Planning Commission and Board of Supervisors, through their consideration of this request, may determine that there are unique circumstances or alternative means of addressing the development's impact, such as land donations or in-kind improvements, which could bring the application within the terms of the cash proffer policy. LAND USE Comprehensive Plan: Lies within the boundaries of the Northern Area Land Use and Transportation Plan which suggests the request property is appropriate for residential use of 1.51 to 4.0 units per acre. Area Development Trends: Area properties are zoned agriculturally and residentially and are characterized by single family residences on acreage parcels and within subdivisions and by vacant land. It is anticipated that residential zoning and land use patterns will continue in the area. Site Design: The request property lies adjacent to Frederick Farms Subdivision to the south and west. Primary access to lots developed on the majority of the request property will most likely be via a new public road directly to Stigall Drive. However, portions of the request property have frontage along Brandenburg Drive and access for lots developed along this road frontage will most likely be via Brandenburg Drive. For that portion of the request property with sole access via Brandenburg Drive, R-12 zoning would require lot sizes and densities similar to those that exist in Frederick Farms Subdivision, along Brandenburg Drive, immediately adjacent to the request property. Comparison of Area Density.: Lots within Frederick Farms Subdivision, lying in the vicinity of the request property and along the south line of Brandenburg Drive, have developed with a density of 3.46 units per acre, exclusive of roads. R-12 zoning on the request property would allow development 7 98SN0183/WP/APR22P of lots with a minimum of 12,000 square feet and a maximum density of 3.63 units per acre, exclusive of roads. Comparison of Lot Sizes: Lots within Frederick Farms Subdivision, lying in the vicinity of the request property and along the south line of Brandenburg Drive, have developed with an average lot size of 12,600 square feet. R-12 zoning on the request property would allow development of lots with a minimum of 12,000 square feet. The applicant has agreed to a minimum house size of 1,200 gross square feet of floor area. CONCLUSIONS The proposed zoning and land uses conform to the N0rthem Area Land Use and Transportation Plan which suggests the request property is appropriate for residential use of 1.51 to 4.0 units per acre. However, this application does not fully address the impacts 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 fn'e stations is identified in the County's adopted public Facilities Plan and FY 1997-2002 Capital Improvemem Program and the impact of this development is discussed herein. This request fails to fully 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, approval of this request is recommended subject to the applicant fully addressing the impacts on capital facilities. CASE HISTORY Applicant (3/17/98): Revised Proffered Condition 2 and an additional proffered condition, Proffered Condition 3, was submitted. Planning Commission Meeting (3/17/98): The applicant did not accept staff recommendation, but did Commission's recommendation. There was no opposition present. accept the Planning 98SN0183/WP/APR22P Mr. Marsh stated that in his opinion, this developmem represents infill and, as such, does not have the same fiscal impact as other developments not similarly situated. On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended approval of this request and acceptance of the proffered conditions on page 2. AYES: Unanimous. The Board of Supervisors, on Wednesday, April 22, 1998, begLnning at 7:00 p.m., will take under consideration this request. 9 98SN0183/WP/APR22P ¢-$ Z¢ 0-2 ~HUNTERS BRIDGE 'CLIFTON FARMS ,4 ~SN0185, 7_.: A TO R- H. 14 98SN0183 In Matoaca Magisterial District, ALBEMARLE LAND CORP. 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 density of such amendment will be controlled by zoning conditions or Ordinance standards. The Comprehensive Plan suggests the property is appropriate for residential use of 1.51 to 4.0 units per acre. This request lies on 6.9 acres fronting approximately 550 feet on the north line of Brandenburg Drive, approximately 150 feet east of Frederick Farms Drive, also fronting approximately 800 feet on the west line of Stigall Drive, approximately 150 feet north of Brandenburg Drive. GPIN 743-682-Part of 2730 (Sheet 14) . Mr. Jacobson presented a summary of Case 98SN0183 and stated that staff recommends approval subject to the applicant fully addressing the impacts on capital facilities, consistent with the Board of Supervisors' adopted policy. He further stated that the Planning Commission recommend approval and acceptance of the proffered conditions. He noted the request conforms to the Northern Area Land Use and Transportation Plan. Mr. Mark Sowers, stated that the acceptable. President of Albemarle Land Corporation, Planning Commission's recommendation is There was no opposition present. On motion of Mrs. Humphrey, seconded by Mr. McHale, the Board approved Case 98SN0183 and accepted the following proffered conditions: With the exception of timbering which has been approved by the Virginia State Department of Forestry for the purpose of removing dead or diseased trees, there shall be no timbering until a land disturbance permit has been obtained from the Environmental Engineering Department. The applicant, subdivider, or assignee(s) shall pay the following Cash Proffer to the County of Chesterfield prior to the time of the building permit application for infrastructure improvements within the service district 4/22/98 98-310 for the property. a. $6,000.00 per lot In the event that 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. Ayes: Nays: The minimum gross floor area for homes shall be 1200 square feet. Humphrey, Warren, Barber, Daniel, and McHale. None. 4/22/98 98-311