88SN0052`~ ,''
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July 27, 1988 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
88SN0052
Robert C. Cornell
Matoaca Magisterial District
South line of Centralia Road
RE UEST: Rezoning from Agricultural (A) to Residential (R-12). A single
family residential subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGES 1 and 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The requested zoning and land use conform to the Central Area Land
Use and Transportation Plan designation: medium density residential
(1.51 to 4.00 units/acre).
B. The requested zoning and land use are compatible with, and compara-
ble to, surrounding development.
(NOTE: 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.)
CONDITION
(STAFF/CPC) A fifty (50) foot building setback and buffer strip, exclusive
of easements and required yards, shall be established and
maintained adjacent to Centralia Road (Route 145). The area of
this buffer strip shall either be left in its natural state, if
sufficient vegetation exists to provide adequate screening; or
be planted and/or bermed in accordance with a landscape plan
approved by the Planning Department, if sufficient vegetation
does not exist to provide adequate screening. Prior to ap-
proval of any final site plan or recordation of any plat, the
developer shall flag this buffer for inspection, and shall post
a bond to cover the implementation of the landscape plan, if
such plan is required. Except for approved public road ac-
cess(es), no access shall be permitted through this buffer
strip. This building setback and buffer strip shall be noted
on any final site plans, and any final check and recordation
plats. The Planning Commission may modify this condition at
the time of site plan or tentative subdivision review. (P&T)
GENERAL INFORMATION
Location: Fronting approximately 365 feet on the
south line of Centralia Road, approximately
580 feet east of Hollyberry Drive, and also
lying at the eastern termini of Greenfinch
Road and Meadowood Lane. Tax Map 96-6 (1)
Parcel 21 and Tax Map 96-10 (1) Parcels 6
and 29 (Sheet 31).
Existing Zoning: Agricultural (A)
Size: 17.9 acres
Existing Land Use: Vacant
Adjacent Zoning & Land Use: North - A; Single family residential
or vacant
South - A; Single family residential
or vacant
East - A; Single family residential
or vacant
West - A and R-15; Single family
residential or vacant
Utilities: A 16 inch water line lies along the south
side of Centralia Road, parallel to the
north property line of the site. A 6 inch
water line lies in the south side of Green-
finch Road, Hollyberry Hills Subdivision,
approximately 200 feet west of the site. A
12 inch water line lies at the intersection
of Hollyberry Drive and Meadowood Lane in
Hollyberry Hills Subdivision approximately
400 feet west of the site. The source of
water is the Appomattox River Water Author-
ity. The need for off-site easements is
not anticipated. Use of public water is
required by Ordinance. At the time of
tentative subdivision review, the developer
will be required to loop the on-site water
line with line in Hollyberry Drive via
extensions on Greenfinch Road and Meadowood
Lane.
The site lies in the Proctors Creek sewer
drainage basin. A 15 inch trunk sewer lies
across the south side of the proposed site.
2 88SN~~52/BSJUL8/JULY27Q
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Environmental Engineering: The drains to Crooked Branch. No on-
or off-site drainage or erosion problems
are foreseen. Off-site easements will
probably not be required.
Schools: Approximately 26 school age children will
be generated by this request. The site
lies in the Salem Elementary School atten-
dance zone: capacity - 809, enrollment -
1,002; the Salem Middle School attendance
zone: capacity - 1,235, enrollment -
1,242; and the L.C. Bird High School atten-
dance zone: capacity - 1,575, enrollment -
1,769. No expansion is planned for any of
these schools.
Fire Service:
General Plan
(Central Area Land
Use and Transporta-
tion Plan):
The sitg is sery~ed by the Proctors Creek
Treatment~t Plant. :Public sewer is available
and should be used.
Chester Fire Station, Company 4~1. At
present, fire service capability is good.
County water and fire hydrants should be
provided for fire protection purposes in
compliance with nationally recognized
standards.
Medium density residential
(1.51 - 4.00 units/acre)
Transportation: This proposed development could generate
approximately 350 average daily trips.
These vehicles will be initially distribut-
ed along Centralia Road, which had a 1986
traffic count of 8,060 vehicles per day.
The Central Area Land Use and Transporta-
tion Plan identifies Centralia Road as a
major arterial with a recommended right of
way width of ninety (90) feet. Right of
way dedication should be in accordance with
that Plan. Access should be controlled
along these identified major arterials. To
insure access control, a buffer should be
provided along the property which abuts
Centralia Road (Condition on page 1).
Additional pavement should be provided
along Centralia Road to facilitate turning
movements. Between this proposed develop-
ment and the existing subdivision to the
west (Hollyberry Hills Subdivision), are
sits
3 88SN0052/BSJUL8/JULY27Q
several small parcels. These parcels are
currently not served by a public road. At
the time of tentative subdivision review,
staff will recommend that public road
access be provided to these parcels. In
addition, at the time of tentative subdivi-
sion review, staff will make specific
recommendations regarding providing stub(s)
to adjacent properties.
DISCUSSION
The applicant is requesting rezoning from Agricultural (A) to Residential
(R-12) of 17.9 acres. A single family residential subdivision, served by
public water and sewer, is planned. Although maximum development at 3.05
units/acre could result in fifty-four (54) lots, the applicant has sub-
mitted a plat for tentative approval (scheduled for July 19, 1988, Plan-
ning Commission meeting) indicating thirty-six (36) lots. This is close
to typical development density. Thirty-six (36) lots result in an aver-
age density of 2.54 units/acre and an average lot size of 17,000 square
feet. In the proposed subdivision, lots would range from 12,000 square
feet to 24,000 square feet.
In evaluating this request, staff has considered both the Central Area
Land Use and Transportation Plan, as well as surrounding development.
The proposal does conform to the Plan, which calls for medium density
residential development (1.51 to 4.00 units/acre). It is also compatible
with, and comparable to, surrounding development.
The site is mostly surrounded by single family residences or agricultural
or vacant land. On the west, however, are two (2) single family residen-
tial subdivisions. Immediately adjoining the site is Hollyberry Hills,
with an average of 1.61 units/acre and an average lot size of 23,000
square feet. Lots range from 15,000 square feet to 27,500 square feet.
Adjoining Hollyberry Hills is Salem Oaks. This subdivision has an aver-
age density of 2.12 units/acre and an average lot size of 17,100 square
feet. Here lots range from 12,000 square feet to 43,800 square feet.
It should be noted, however, that seven (7) parcels, all of at least
30,000 square feet, were separated from the subject site and sold to
owners of adjoining lots in Hollyberry Hills in 1973. At that time a
twenty-five (25) foot right of way easement was retained by the grantor
along the eastern edge of these parcels. As these parcels have no public
road frontage or other access, it appears that the intent was to create
future home sites with frontage on this easement as the subject property
developed. However, as these parcels have no road frontage, building
permits could not be issued for them.
Optimally, these parcels should be rezoned and incorporated in the layout
of the proposed subdivision--or at least provided with road frontage.
Although six (6) of the parcels are owned by owners of contiguous lots in
Hollyberry Hills, .one (1) is not. As such split ownership is possible
and as these lots would meet the minimum requirements of the Agricultural
,.
4 88SN~052/BSJUL8/JULY27Q
(A) District if road access were ava~.lable, staff may make recommenda-
tions on access to these lots at the time of subdivision review. It
should be noted that the applicant's tentative layout does not provide
for access to the parcels in question
I
Because the requested zoning and 1'and use conform to the Central Area
Land Use and Transportation Plan and are compatible with, and comparable
to, surrounding development, staff recommends approval of the request.
Further, at the time of tentative subdivision review, the County can
ensure orderly and safe physical development of the site.
CASE HISTORY
Planning Commission Meeting (6/21/88):
There was no opposition present.
The applicant accepted the staff's recommendation.
On motion of Mr. Belcher, seconded by Mr. Perkins, the Commission re-
solved to recommend approval of Case 88SN0052, subject to the condition
on pages 1 and 2.
AYES: Messrs. Miller, Belcher, Kelly, Warren and Perkins.
The Board of Supervisors on Wednesday, July 27, 1988, beginning at 2:00 p.m.,
will take under consideration this request.
5 88SN0052/BSJUL8/JULY27Q
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