02SN0202-April24.pdf^--;, , ~ nnna CPC
April 24, 2002 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0202
'C & R Realty LP
and
The Chesdin Company, LLC
Matoaca Magisterial District
South line of Ivey Mill Road
REQUEST: Conditional Use to permit a golf course in a Residemial (R-88) District.
PROPOSED LAND USE:
A' second privately owned and operated golf course within Chesdin
Landing and Chesdin Shores Subdivisions is proposed. Currently, the
developments contain one (1) eighteen (18) hole golf course. A second
eighteen (18) hole golf course on 160 acres is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS ON PAGES 2 AND 3 PROVIDED THAT THE BOARD
APPROPRIATES FUNDS TO PAVE A SECTION' OF IVEY MILL ROAD AND
THE DEVELOPER COMMITS TO PAVING THE BALANCE OF IVEY MILL
ROAD.
AYES: MESSRS. LITTON, GECKER, CUNNINGHAM AND STACK.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend denial for the following reason:
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Ivey Mill Road from the subject property, north to River Road, is inadequate to
accommodate traffic generated by this development. However, if the paving of
Ivey Mill Road is assured, as discussed in the Transportation section, staff
supports this request.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S)
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
The Applicants (the "Applicants,) in this zoning case, pursuant to Section 15.2-2298 of
the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield
County, for themselves and their successors or assigns, proffer than the development of
the Property know as 730-630-2225 and 737-626-0331 (the "Property") under
consideration will be developed according to the following conditions if, and only if,
the request for Conditional Use permit ("CUP") for a golf course is granted. In the
event the request is denied or approved with conditions-not agreed to by the
Applicants, the proffers and conditions shall immediately be null and void and of no
further force or effect. If-the CUP is granted, these proffers .and conditions will
supplement and amend any and all proffers and conditions now existing on the
Property.
(CPC) 1.
All runoff from parking areas, storage areas, golf course
fairways, tees, greens and practice tees shall drain through a
BMP. (EE)
(cpc) 2.
In conjunction with submission of the site plan for the golf
course, a fertiliZation plan in keeping with normal turf
management for golf courses shall. :be submitted to the
Chesterfield Extension Agent for apprOval. Such plan shall
provide for the minimum fertilization~ necessary to achieve
accepted turf maintenance and management. Failure of the
Extension Agent to approve, or' disapprove the plan within sixty
(60) days from its submittal shall be deemed approval of the plan.
(EE)
(CPC) 3.
A buffer shall be provided between the '.golf cOurse playing area
and public right of way. This-buffer shall not be subject to the
requirements of the Zoning Ordinance, but rather shall be
designed to minimize the possibility, of balls in play from entering
2 02SN0202-APR24-BOS
the public right of way. The design shall preclude the use of
physical barriers along the public rights of way other than
decorative fencing or walls, topography and/or landscaping. A
plan for achieving this requirement shall be submitted for
approval in conjunction with site plan review for the golf course.
(P)
(NOTE: All applicable conditions and proffered conditions of Case 95SN0161,
95SN0226 and 02SN0111 remain in effect for any development on the request
Property.)
GENERAL INFORMATION
Location:
South line of Ivey Mill Road, west of Chesdin Landing Drive. Tax IDs
730-630-2225 and 737z626-0331 (Sheets 38 and 39).
Existing Zoning:
R-88 with Conditional Use
Size:
160 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North- A and R-88 with Conditional Use; Single family residential, public
park or vacant
South- R-88 with Conditional Use; Single family residential, Lake
Chesdin or vacant
East - A and R-88 with Conditional USe;' Single family residential or
vacant
West- R-88 with Conditional Usei Single family residential, Amelia
County or vacant
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UTILITIES
Public Water System
There is an existing sixteen (16) inch water line extending along'Ivey Mill
Road, adjacent to this site. In addition, there is a twelve (12) inch water line
extending along Lake Chesdin Parkway and Chesdin Shores Drive, adjacent to
the request site. Use of the public water system is required by County Code.
Public Wastewater System
The public wastewater system is not available and.the use of the pUblic
wastewater system is not required by Ordinance.
Private Septic System
The use of a private septic system and drainfield for anY structures associated
with a golf course must be approved by the Health Department.
ENVIRONMENTAL
Drainage and Erosion
The majority of the property drains into Lake Chesdin via Nooning Creek,
with a portion of the property draining directly into Lake Chesdin. Currently,
there are no on- or off-site drainage or erosi0n controlproblems and none are
anticipated after development. To insure that there are no. erosion problems as
a result of timbering, there should be no timbering until a land disturbance
permit has been issued and the approved devices installed. (Proffered
Condition 15, Case 95SN0161)
WaterQuality
Given that the golf course is mostly pervious and Chesapeake Bay
compliance is thereby naturally obtained, it is recommended that all areas of
fertilization and parking drain through some form of BMP' (Proffered
Condition 1). Once the golf course is operational, to minimize the impact of
fertilization and pest management, a fertilization and pest' management plan
should be submitted for approval. (Proffered Condition 2)
4 02SN0202-APR24-BOS
PUBLIC FACILITIES
Fire Service:
Fire protection is currently provided by the Phillips Volunteer Fire Station,
Company 13. Emergency medical service is provided by the Ettriek-Matoaca
Volunteer Rescue Squad. This request will have minimal impact on fire and
EMS service.
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.
Transportation:
In December 1994, the Board of Supervisors approved .rezoning (Case
95SN0161) of 2,170 acres for development of a 535 lot single family
residential subdivision and a private golf course. Based on single family and
golf course trip rates, the development was anticipated to generate
approximately 5,490 average 'dally trips. As part of that development, the
developer reconstructed and paved the section of Ivey Mill Road from the site
access east to River Road. The 2000 traffic count on that secti°n of Ivey Mill
Road was 1,206 vehicles per day.
In September 2001, the Board of Supervisors approved a zoning request (Case
'02SN0111) to increase the residential development-bY 100 lots; for a new
residential density of 635 lots. The applicant is now requesting approval to
construct an additional private golf course on the property. Based on single
family and golf course trip .rates, the 635 residential lots and two (2) golf
courses are anticipated to generate approximately 6,970 average dally trips.
The section of Ivey Mill Road from north of thedevelopment to River Road is
still a substandard roadway with minimal shoulders and substandard
horizontal curves. A section of this road, approximately one-half (1/2) mile,
has a graveled surface. The 2000 traffic count on that section of Ivey Mill
Road was 328 vehicles per day. No improvementS to:this roadare included in
the Virginia Department of Transportation (VDOT) Six'Year-Secondary Road
Improvement Plan.
As development of this project continues, more vehicles will use this
substandard section of Ivey Mill Road. This section of Ivey Mill Road should
be reconstructed and paved; prior to the development of the requested second
golf course. The applicant is unwilling to provide this improvement, or wait to
develop the golf course once Others provide the improvement.
5 02SN0202-APR24-BOS
An agenda item is tentatively scheduled to be considered by the Board of
Supervisors on April 24, 2002, which, if approved, will appropriate $29,500
from' road cash proffers for the purpose of paving a section of the unpaved
section of Ivey Mill Road. The applicant has indicated to staff, but is not
required by conditions of zoning, that he will pave the remaining section of
Ivey Mill Road not paved by the County. If the paving of Ivey Mill Road is
assured, staff supports this request. Without this assurance, staff cannot
support this request.
LAND USE
Comprehensive' Plan:
Lies within the boundaries of the Southern and Western Area Plan which
suggests the request property is appropriate for 'residential use on one (1) to
five (5) acre lots, suited for R-88 zoning.
Zoning History:
On December 14, 1994, upon-a favorable recommendation from the
Planning Commission, the Board of Supervisors approved rezoning from of
.Agricultural (A) to Residential (R-88) of 2,170 acres with a Conditional Use
to permit associated ~private recreational facilities (Case-95SN0161). The
Board then initiated a Conditional Use request to allow development of a
private golf course within the development (Case 95SN0161). Subsequent
to this approval, development proceeded for Chesdin Landing and Chesdin
Shores Subdivisions.
On February 22, 1995, upon a favorable recommendation from the Planning
Commission, the Board of Supervisors aPproVed a Conditional Use permit
for the development of a golf course in a ReSidential (R-88) District on a
maximum of 250 acres (Case 95SN0226). Subsequent to this approval, a
golf course was constructed.
On September 26, 2001, upon a favorable' recommendation from the
Planning Commission, the Board of Supervisors approved an amendment to
Case 95SN0161 to increase the allowable number of lots on 2,170 acres
from 535 to 635 plus a Conditional Use on two (2)' acres of this property to
allow a private recreational facility (Case 02SN0111). As part of this
approval, the' applicant proffered to develop a Second golf course or record
open space within the project prior to the issuance of more than 535
building permits. (Proffered Condition 2, Case' 02SN0111)
6 02SN0202-APR24-BOS
Area Development Trends:
Area development is Characterized by the Chesdin Landing and Chesdin
Shores Subdivision developments and .associated recreational facilities;
scattered single family residences located on acreage parcels; agricultural
uses; or large vacant parcels:
Site Design:
An eighteen (18) hole golf course on a 160 acre portion of a 920 acre tract
currently zoned R-88 is proposed. This golf course ~s in-addition to the
existing eighteen (18) hole course now operating within the Chesdin
Landing/Chesdin Shores development. It should be noted that the Zoning
Ordinance will require a minimum of sixty .(60) paved parking spaces for
each nine (9)holes of the golf course. Given the potential for the golf
course to be located in proximity to public roads, provisions should be made
to ensure that operation of the golf course does not create a nuisance or
potential hazard for motorists. (Proffered Condition 3)
CONCLUSIONS
The section of Ivey Mill Road, north from the subject property to River Road is a
substandard roadway with minimal Shoulders and substandard-horizontal curves. As
development of the Chesdin Landing/Chesdin Shores project, continues, more vehicles
will use this substandard section of Ivey Mill Road. ~This section of Ivey Mill Road
should be reconstructed and Paved, prior to the development of a second golf course.
The applicant is unwilling to provide this improvement or wait to develop the golf
course once .others provide the improvement. Therefore, until the-section of Ivey
Mill Road from the subject property, north to River Road is improved, the second
golf course .should not be developed.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/16/02):
The applicant did not accept staff's recommendation, but did accept the
Planning Commission's recommendation.
Mr. Stack indicated that he understood that the Board would consider
appropriation of funds from road cash proffers for the pUrPose of paving a
7 02SN0202-APR24-BOS
portion of Ivey Mill Road and that the developer 'had agreed to pave the
remaining unpaved section. He stated that if these actions are taken, the
Transportation Department's concerns would be adequately addressed.
Mr. Gecker expressed concerns that the Board may not appropriate the
funds and that the zoning does not require the developer's participation and
therefore, suggested that perhaps there should be a condition limiting use of
the second golf course unless the improvementS are made.
On motion of Mr. -Stack,, seconded by Mr. Cunningham, the Commission
recommended approval of -this request and acceptance' of the proffered
conditions on pages 2 and 3 subject to the Board approPriating funds to pave
a section of Ivey Mill Road and the developer committing to pave the
balance of the unpaved portion of Ivey Mill Road.
AYES: Messrs. Litton, Gecker, Cunningham and Stack.
ABSENT: Mr. Gulley.
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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Imm lira