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Big decisions await new board come January
Growth Elected largely on the issue of better management of residential growth, the zoning cases start on Jan. 9 and don't let up. No case has drawn more attention than Roseland, a 1,395-acre rezoning at the intersection of Route 288 and Woolridge Road, which includes 5,140 homes (40 percent multifamily), 400 carriage homes and 1.5 million square feet of office and retail development. Two of the issues that surfaced in the case early on - an above ground water tower and proffers for the carriage houses - have been addressed. The county now recommends Roseland only pay the road proffer of $8,900 per carriage house. But county planners want the case remanded back to the planning commission for more review. Commissioners recommended denial last October because they felt they hadn't had enough time to study last minute changes in the zoning application. Since then, Roseland development company, GBS Holding Ltd., is requiring all builders to meet green building standards for homes that use energy and resources more efficiently. Roseland will help builders become certified by providing training courses in construction techniques, materials and quality controls. While some county leaders have expressed admiration for the smart growth principles built into Roseland, many citizens are focused primarily on the size of the proposed community - especially after an election that centered on slowing down residential growth. The planning department is also recommending that Otterdale Ventures be remanded back to the commission. The 178-acre rezoning on Hull Street Road in the northwest quadrant of its intersection with Otterdale Road was deferred by the board of supervisors last October after transportation funding issues surfaced. The developer wants to build a 900,000-square-foot shopping center on 107 acres with 642 multifamily units behind it on the remaining 71 acres. The developer would pay full cash proffers of $10 million, extend water and sewer to the site and make road improvements on the westbound side of Hull Street Road. But Transportation Director John McCracken wanted more road concessions since the development would "generate 29,000 vehicles a day." The commission recommended denial on a 3-0 vote with two abstentions. Cloverleaf Mall A decision on whether to approve the county-recommended rezoning for Cloverleaf Mall and purchase 43 acres under the mall is also scheduled for January. The $7.25 million land purchase agreement expired last month, and following briefings, it is not known where the new board stands on the issue. Gecker has suggested the county could just develop the property using the existing lease of 60 years while Clover Hill's Warren is concerned that the county could lose Crosland, the North Carolina company that plans to redevelop the property, if the land purchase and rezoning aren't approved. Crosland intends to tear down the mall for a new mixed-use development of residential, retail and office space called Chippenham Place with up to 750 mostly multifamily homes and at least 200,000 square feet of retail space anchored by a 115,000-square-foot Kroger. Because of its location, the county prefers more office/retail and less residential, but Crosland isn't sure the market will support that. Plans Meanwhile, there are calls for one countywide comprehensive plan and the hiring of an outside consultant to develop it. A majority of new board members want to revisit the Upper Swift Creek Plan, approved just two months ago by the current board. Any changes are likely to slow growth to protect the Swift Creek Reservoir as a drinking source. Retiree benefits County employees/retirees are expected to have to contribute toward retirement health benefits when they reach age 65, based on a proposal released last month. The board is also being asked to create a retiree health care trust. Proffers County administrators are waiting for a green light to increase proffers from the current maximum of $15,600 per home to the proposed $21,709 to pay for new developments' impact on county roads, schools and other services. Proffers haven't been increased in over two years. Impact fees If the new board adopts impact fees, the county could raise as much as $50 million for roads over many years. The fees would apply to about 9,000 residential lots rezoned prior to the proffer system. Property owners would pay on average about $5,820 per lot when filing for a building permit. Subdividing parcels for family members and homes selling for less than $200,000 by a nonprofit agency might be exempted. Other road funding New board members will be asked to consider dedicating part of the real estate tax rate to fund road improvements in the county, a move that could raise $220 million over 10 years. County staff has also penciled in another $110 million by diverting tax money saved by the cap on business professional and occupation licensing taxes. Property tax rate As the April vote on the budget approaches, property owners - seniors, in particular - are expected to ask for another significant reduction in the real estate tax rate to offset higher assessments. Chesterfield is about two-thirds of the way through its budgeting process, using an 11 percent increase for all property values in its calculation. Higher assessments create much of the new revenue annually, and they become the focus of county taxpayers who want relief. By agreement, about two-thirds of property taxes go to the county school system. The school budget accounts for a little over half of the county's spending. |
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