09SN0120
January 20, 2009 CPC
February 25, 2009 BS
STAFF’S
REQUEST ANALYSIS
AND
RECOMMENDATION
09SN0120
DuVal Development
Matoaca Magisterial District
Ettrick Elementary; Matoaca Middle; and Matoaca High Schools Attendance Zones
West line of Rowlett Road
REQUEST:Rezoning from Agricultural (A) to Residential (R-88).
PROPOSED LAND USE:
Access to a proposed single family residential subdivision is planned. Proffered
conditions preclude development of any lots. (Proffered Condition 1)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCEOF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reason:
The proposed zoning and land uses conform to the Southern and Western Area Plan
which suggests the property is appropriate for residential use of 1-5 acre lots; suited to R-
88 zoning.
(NOTE: THE ONLY CONDITION THAT MAYBE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFEROTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLYA "STAFF" ARE RECOMMENDED SOLELY
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
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PROFFERED CONDITIONS
(STAFF/CPC)1.There shall not be any residential units permitted on such property.
(P)
(STAFF/CPC)2.Tree Preservation and Entrance Landscaping Areas shall be as
shown on the plan prepared by Balzer and Associates, Inc., last
revised 12-05-08 (Exhibit A). All such areas shall be located in
common open space and in accordance with the following
requirements:
A. Tree Preservation Areas. A fifteen (15) foot tree
preservation strip, exclusive of setbacks, shall be
maintained around the perimeter of the property except
where adjacent to Tax ID 758-628-6726. An additional
tree preservation area shall be maintained in that area
shown on Exhibit A noted as “Tree Preservation Area”.
Utility easements and public roads shall be permitted to
cross these areas in a perpendicular fashion. Any healthy
trees that are six (6) inches in caliper or greater shall be
retained within these areas except where removal is
necessary to accommodate the improvements permitted
herein. This condition shall not preclude the removal of
vegetation from the tree preservation area that is unhealthy,
dying or diseased.Any cleared areas of 100 square feet or
greater shall be planted with species which will minimize
the impact of the Subdivision road on adjacent properties.
The exact design and species shall be approvedby the
Planning Department at timeof Subdivision construction
plan review provided, however; that adjacent to Tax ID
760-629-5200 a row of evergreen trees shall be planted so
as to provide a visual separation and screen of vehicular
traffic on the Subdivision street from the adjacent parcel.
The evergreen trees shall be a minimum of five (5) feet in
height at time of planting. If the adjacent property owner of
Tax ID 760-629-5200 desires drainage improvements
within the tree preservation strip, tree retention and/or
additional plantings in that area necessary to accommodate
the drainage improvements shall not be required.
B.Entrance Landscaping Area. Entrance landscaping shall be
provided in the area shown on Exhibit A noted as
“Entrance Landscaping Area”. Both sides of the
Subdivision street shall be landscaped within twenty (20)
feet of the edge of pavement for a distance approximately
200 feet from Rowlett Road. The landscaping shall be
installed and/or bonded for prior to recordation of any lots.
At a minimum, the “Entrance Landscaping” shall include
large deciduous trees having a minimum caliper of two and
one half inches at time of planting, spaced an average of
fifty (50) feet on center and evergreen trees having a
minimum height of five (5) feet at time of planting spaced
an average of fifteen (15) feet on center. (P)
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(STAFF/CPC)3.Except for timbering approved by the Virginia State Department of
Forestry for the purpose of removing dead or diseased trees, there
shall be no timbering on the Property until a land disturbance
permit has been obtained fromthe Environmental Engineering
Department and the approved devices installed. (EE)
(STAFF/CPC)4.To provide for future looping of the public water system and
facilitate future development, extension of an eight (8) inch water
line from the terminus of the line in Whispering Winds
Subdivision through to the right-of-way of Rowlett Road with a
pipe sized to the requirements of the Water and Wastewater
Facilities Plan. (U)
(STAFF/CPC)5.Direct vehicular access from the property to Rowlett Road shall be
limited to one (1) public road. The exact location of this access
shall be approved by the Transportation Department. (T)
(STAFF/CPC)6.Prior to recordation of the initial subdivision plat, or within sixty
(60) days of a written request by the Transportation Department,
whichever occurs first, thirty-five (35) feet of right-of-way on the
west side of Rowlett Road, measured from the centerline of that
part of Rowlett Road immediately adjacent to the property, shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
(STAFF/CPC)7.To provide an adequate roadway system with initial development,
the developer shall be responsible for relocation of the ditch to
provide an adequate shoulder along the west side of Rowlett Road
for the entire property frontage along Rowlett Road. The
developer shall dedicate to Chesterfield County, free and
unrestricted, any additional right-of-way (or easements) required
for this improvement. (T)
(STAFF/CPC)8.The existing small suppressed man made pond located on the
subject property shall be filled. (EE)
GENERAL INFORMATION
Location:
West line of Rowlett Road, north of Baretta Lane. Tax ID 760-629-3608.
Existing Zoning:
A
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Size:
2.9 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North, East and West- A; Single family residential or vacant
South- R-88; Vacant
UTILITIES
Public Water System:
The request site will become part of the Graves Road WaterPressure Zone. There is an
existing sixteen (16) inch water line extending along River Road approximately 6,300 feet
southeast of this site. A twelve (12) inch water line is proposed for installation with the
developmentof Whispering Winds Subdivision from River Road to approximately the
boundary of the Rowlett Pond development. Proposed with the Rowlett Pond development
is an extension of an eight(8) inch line from the proposed twelve (12) inch line in
Whispering Winds to a point approximately300 feet west of the request site.
Use of the public water system is required by County Code. To provide for future
looping of the public water system and facilitate future development, the applicant has
proffered to extend an eight (8) inch water line to the right-of-way of Rowlett Road and
install a water line sized to the requirementof the Water and Wastewater Facilities Plan,
along the property road frontage with Rowlett Road. (Proffered Condition 4)
Public Wastewater System:
The request site is within the Lower Swift Creek Sewer ServiceArea. There are no plans to
extend the public wastewater system into this area in the foreseeable future. The request site
is within the area deemed suitable for R-88 zoning by theSouthern and Western Area Plan.
Use of private septic systems is allowed.
Private Wastewater:
The Health Department must approve use of private systems.
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ENVIRONMENTAL
Drainage and Erosion:
The subject property drains south to an existing pond and then via tributaries to Swift
Creek. There are no known on- or off-site erosion problems and none are anticipated
after development. There is a depressed area which holds water during prolonged rain-
falls. To address this problem, proffers require that the area be filled (Proffered
Condition 8). The property is currently wooded and, as such, should not be timbered
without obtaining a land disturbance permitfrom the Department of Environmental
Engineering (Proffered Condition 3). This will insure that adequate erosion control
measures are in place prior to any land disturbance.
PUBLIC FACILITIES
Because proffers prohibit development of any residential units, this zoning will not impact public
facilities, other than transportation, as discussed herein. (Proffered Condition 1)
Transportation:
The property (2.9 acres) is currently zoned Agricultural (A) and the applicant is
requesting rezoning to Residential (R-88).The applicant intends to use most of the
property for access (i.e. a public road) to serve an adjacent planned subdivision (Rowlett
Pond) consisting of forty-three (43) lots. Vehicles from the adjacent development
traveling through the property will use Rowlett Road. The applicant has proffered that no
additional residential units will be developed on the property (Proffered Condition 1).
Sections of Rowlett Road, north of Hickory Road have twenty-two (22) foot wide
pavement with four (4) foot wide shoulders. The capacity of that section of Rowlett
Road is acceptable (Level of Service A) for the volume of traffic it currently carries (316
VPD, 2004 CDOT traffic count).
The Thoroughfare Plan identifies Rowlett Road as a collector with a recommended right-
of-way width of seventy (70) feet. In accordance with that Plan, the applicant has
proffered to dedicate thirty-five (35) feet of right-of-way, measured from the centerline of
Rowlett Road. (Proffered Condition 6)
Access to collectors, such as Rowlett Road, should be controlled. The applicant has
proffered that access to Rowlett Road will be limited to one (1) public road. (Proffered
Condition 5)
The traffic impact of this development must be addressed. The applicant has proffered to
relocate the ditch to provide an adequate shoulder along the west side of Rowlett Road
for the entire property frontage. (Proffered Condition 7)
VDOT’s “Chapter 527” regulations, dealing with development Traffic Impact Study
requirements, have been enacted. The applicant has indicated that this request does not
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warrant a Chapter 527 Traffic Study.In October 2009, VDOT may enact access
management regulations that would affect access points along arterial and collector
roadways, such as Rowlett Road. Staff has been meeting with VDOT to attempt to
understand the impact of the regulations. At this time, it is uncertain what impact
VDOT’s regulations will have on the development process or upon zonings approved by
the county.
At time of tentative subdivision review, specific recommendations will be provided
regarding access, the internal street network, and providing stub road rights-of-way to
adjacent properties.
Financial Impact on Capital Facilities:
The proposed zoning will not result in an increase in the number of lots permitted
(Proffered Condition 1). Accordingly, there is no increase in the impact on capital
facilities.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
property is appropriate for residential use of 1-5 acre lots; suited to R-88 zoning.
Area Development Trends:
The area is characterized by Agricultural (A) zoning with residential units developed on
acreage lots. In addition, Residential (R-88) zoning exists to the south and is planned to
be developed in conjunction with the requestproperty. That adjacent property was zoned
in 2005 to allow a maximum of 100 lots (Case 05SN0147). Tentative subdivision plans
have been submitted, depicting that area zoned in 2005 to be developed as two (2)
separate subdivisions, Rowlett Pond and Wispering Winds. This property will be
developed as a part of Rowlett Pond which has received tentative approval for forty-three
(43) lots.
Site Design:
The purpose of this zoning is to accommodate access from Rowlett Road to Rowlett Pond
Subdivision. The applicant has agreed that dwelling units will not be permitted on the
property. (Proffered Condition 1)
Tree Preservation and Entrance Landscape Areas:
To address concerns of area property owners, tree preservation and landscaping along the
entrance road is required. (Proffered Condition 2)
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CONCLUSIONS
The proposed zoning and land uses conformto the Southern and Western Area Plan which
suggests the property is appropriate for residential use of 1-5 acre lots; suited to R-88 zoning.
Given these considerations, approval of this request is recommended.
______________________________________________________________________________
CASE HISTORY
______________________________________________________________________________
Planning Commission Meeting (01/20/09):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Bass, seconded by Mr. Waller, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Gulley, Brown, Bass, Hassen and Waller.
The Board of Supervisors, on Wednesday, February 25, 2009, beginning at 6:30 p.m., will take
under consideration this request.
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09SN0120-1