02SN0185-April24.pdf?ar~ ' ~ ~O0~ CPC
April 24, 2002 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
02SN0185
Chester Development Assoc. L:C.
Bermuda Magisterial District
East line of DeLaVial Street
REQUEST: Rezoning from Agricultural (A) to Community Business (C-3) plus Conditional Use
Planned Development to permit use and.development standards excePtions.
PROPOSED LAND USE:
The subject property is to be incorporated into the limits of the adjacent
Neighborhood Residential Tract of the Chester Village Green development.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON'
PAGE 2.
AYES: MESSRS. LITTON, GECKER, CUNNINGHAM AND GULLEY.
ABSENT: MR. MARSH.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land uses Conform to the Chester Village Plan which suggests
the property is appropriate for mixed use to include neighborhood commercial, and
multi-family residential use with a density of 2.5 to 10 units per acre.
Providing a FIP~T CHOICE Community Through Excellence in Public Service.
Bo
The proffered conditiOn incorporates the subject property into the Chester Village
Green development, thereby ensuring land use compatibility, appropriate transition and
coordinated development.
(NOTE:
CONDITIONS MAY BE IMPOSED OR 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 CONDITION
STAFF/CPC
The request property shall be subject to the regulations as outlined for the Residential
Neighborhood Tract in the proffered conditions, conditions and Textual Statement
for Case 95SN0309. (P)
GENERAL INFORMATION
Location:
East line of DeLavial Street, north of Lee Street. Tax ID 787-656-9678 (Sheet 26).
Existing Zoning:
A
Size:
2.0 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North, South and East- C-3 with
(Chester Village Green)'
West - A; Residential
Conditional
Use Planned Development; Mixed use
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UTILITIES
Public Water System:
There is an existing sixteen (16) inch waterline extending along the northern portion of
CheSter Village Drive, which terminates approXimately 1,000feet southeast of this site. The
applicant intends to serve this site as well as.the exiSting portions of Chester Village Green,
with a water extension from this existing sixteen (16) inch Water line. Use of the public
water system is required for the residential portion of Chester Village Green by Case
95SN0309 (Proffered Condition 1). The applicant has proffered that the request property
will be subject to the proffered conditions, conditions and Textual Statement for Case
95SN0309. (Proffered Condition 1)
Public Wastewater System:
There is an existing eighteen (18) inch wasteWater mink line parallel to the CSX railroad and
along the western side of the railroad right of way, approximately 800 feet east of the request
site. Use of the public wastewater system is required for the residential portion of Chester
Village Green by Case 95SN0309 (Proffered Condition 1).~ The apPlicant has proffered that
the request property shall be subject to'the proffered conditions, conditions, and Textual
Statement for Case 95SN0309~ (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The property drains east under the railroad and then via tributaries to proctors Creek. There
are no existing or anticipated on- or off-site drainage or erosion problems.
PUBLIC FACILITIES
The need for fire, school, library, park and transportatiOn facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan' and the FY2002-2007 Capital :Improvement Program. The
proposed development will not result in an increase in the'number of permitted dwelling units and,
therefore, there is no net increase in the impact on capital facilities..
Fire Service:
The Chester Fire Station, Company Number 1 and Bensley-Bermuda Volunteer Rescue
Squad currently provide fire protection and' emergency medical .service. to-this site. The
proposed development will not result in an increase in the number of permitted dwelling
units. Accordingly, there-is no net increase in the impact on fire-and emergency services
capital facilities.
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Schools:
The site lies in the EcoffElementary School attendance zone: capacity - 750, enrollment -
784; Chester Middle School zone: capacity- 690, enrollment- 716; and Thomas Dale High
SchOol zone: capacity- 1650, enrollment- 1823.
There are currently four (4) trailers at Ecoff Elementary and five (5) trailers at Chester
Middle. The proposed development will not result in. an increase in the number of permitted
dwelling units. Accordingly, there is no net increase in the impact on school capital
facilities.
Libraries:
The proposed development will not result in an increase in the number of permitted dwelling
units. Accordingly, there is no net increase in the impact on library capital facilities.
Parks and Recreation:
The proposed development will not result in an increase in the number of permitted dwelling
units. Accordingly, there 'is' no.net~increase in the impact on parks-and recreatiOn capital
facilities.
At time of site plan review, consideration should be given-to provision of a sidewalk
connection from the Chester Linear Park through the development:to Centre Street and the
Chester Library.
Transportation:
In 1995, the Board of Supervisors rezoned approximately eighty-four (84) acres to allow
development of a :mixed use project (Chester Village-Green) that includes retail, office,
residential and public/semi-publicland uses (Case 95sN0309)i The applicant has proffered
that the subject prOject (two (2) acres), which is pl~edfor singlo family residential use,
will be incorporated into the Chester Village Green .Project (Proffered ConditiOn).
Therefore, development of the subjectpropertyWillhaveaminimal impact on the existing
transportation network.
Financial Impact on Capital Facilities:
The proposed request will not result in an-increase in.the number of!potential dwelling units;
however, will permit the construction of.dv~ellingunits onthe subject parcel. This request
will permit the applicant to spread the density:approved, on:adjacent property with Case
95SN0309 over the subject property. That case was apProved with cash proffers for dwelling
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units constructed in excess of sixty-nine (69). The applicant has agreed to address the impact
on capital facilities consistent with case 95 SN0309 for those units developed on the subject
parcel. (Proffered Condition)
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Chester Village Plan which suggests the property is
appropriate for mixed use to include neighborhood commercial and multi-family residential
use of 2:5 to 10.0 units per acre.
Area Development Trends:
Adjacent properties to the north, south and east were zoned and are being developed as part
of the Chester Village Green develOpment. The subject property is to be incorporated into
this development. Property to the west is zoned Agricultural (A) and is occupied by a single
family residence. The Plan anticipates residential development continuing in this area.
Development Standards:
The request property lies within the Chester Village core area. The Village District
development standards are intended to recognize uniqUe villages within the County and to
maintain and reinforce the character, identity and pedestrian scale by continuing and
enhancing existing patterns of development. Where not addressedin the Textual Statement,
proffered conditions and .conditions of Case .95siq0309, development of the site' must
conform to the requirements ofthe Zoaing Ordinance which address, among other standards,
access, landscaping, architectural treatment, setbacks,-parking, signs, buffers and utilities.
Uses:
With approval of Case 95SN0309 uses in the Residential Neighborhood Tract were limited
to detached and attached townhouse and multiple family ~ dwelling units; maintenance
facilities for the overall development; marke~g/sales centers used to market the
development; public and private parks, playgrounds, and pasSive recreation uses and/or
athletic fields; and under certain restrictions stipulated in the.Textual Statement, churches
and other places of worship (including as accessorynses childor day care centers, nursery
schools, and kindergartens); dwelling units separated ~Om principal dwelling units; and
second dwelling units within a principal structure.
These uses would be permitted on the subject: property as part of the Residential
Neighborhood Tract with approval of this request.
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CONCLUSIONS
The proposed zoning and land uses conform to the Chester Village Plan which suggests the property is
appropriate for mixed use to include neighborhood commercial and multi'family residential use with a
density of 2.5 to 10 units per acre. The proffered condition incorporates the subject property into the
Chester Village Green development, thereby ensuring land use compatibility, appropriate transition and
coordinated development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (3/19/02):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Gulley, the Commission recommended
approval of this request and acceptance of the prOffered condition on page 2.
AYES: Messrs. Litton, Gecker, Cunningham and Gulley.
ABSENT: Mr. Marsh.
The Board of Supervisors, on Wednesday, April 24, 2002, beginning at 7:00 p.m., will take under
consideration this request.
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