88SN0042
I
REQUEST ANQL~SIS
AND
RECOMMENDATION
88SN0042
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~' P4e~*-~~s-988-686
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`-July 27, 1988 BS
Silver Convenience Centers 22-02
Matoaca Magisterial District
Southwest quadrant of Harrowgate and Somerlane Roads
RE UEST: Amendment to conditions of zoning (Case 755072) to permit a second
access to Harrowgate Road. A convenience center is planned. Orig-
inally, only one (1) access to Harrowgate Road was permitted for the
request site and property to the north. Subsequently, Somerlane
Road was built, providing access to Harrowgate Road for all uses.
Direct access to Harrowgate Road, for the proposed convenience
center, is now requested.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL, SUBJECT TO THE CONDITION ON PAGE 1.
STAFF RECOMMENDATION
Recommend approval for the following reason:
The recommended condition restricts access to Harrowgate Road to a
right-turn exit only, thereby restricting turning movements and minimiz-
ing vehicular conflicts in proximity to Somerlane Road.
(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) Access shall be confined to Somerlane Road and Harrowgate Road.
The Harrowgate Road access shall be designed as an exit only
and shall be located as far away from the Somerlane/Harrowgate
Roads intersection as possible. (CPC)
(NOTE: This condition modifies Condition 1 of Case 75S072 for
the subject property only. Condition 1 of Case 75S072 remains
in effect on the property located in the northwest quadrant of
the intersection of Harrowgate and Somerlane Roads. All other
conditions of Case 75S072 remain in effect.)
GENERAL INFORMATION
Location: Fronting approximately 320 feet on the west
line of Harrowgate Road, also approximately
3S3 feet on the south line of Somerlane
Road, and located in the southwest quadrant
of the intersection of these roads. Tax
Map 163-1 (1) Parcel 13 (Sheet 49).
Existing Zoning: B-1
Size: 2.6 acres
Existing Land Use: Vacant
Adjacent Zoning & Land Use: North - B-1; Vacant
South - A; Single family residential or
vacant
East - B-2; Vacant
West - R-9; Single family residential or
vacant
Utilities: Eight (8) inch water lines located along
Harrowgate and Somerlane Roads. Use of
public water required by Ordinance and is
intended.
Environmental Engineering:
Fire Service:
Located in Timsberry Creek sewage drainage
area. Twenty-one (21) inch sewer line
extending through southeastern portion of
site, parallel to Timsberry Creek; eight
(8) inch sewer line adjacent to southwest
property line; and ten (10) inch sewer line
along Harrowgate Road, northeast of the
site. Use of public sewer required by
Ordinance and is intended.
Drains directly into Timsberry Creek, and
eventually to the Appomattox River. No on-
or off-site drainage and/or erosion control
problems anticipated. Environmental Engi-
neering has reviewed site plans for
proposed development and has commented to
the owner/developer's engineer relative to
site drainage and erosion control
requirements.
putch Gap Fire Station, Company 4114. At
present, fire service capability adequate.
Fire hydrants may be required, dependent
;upon location of existing hydrants.
P
2 88SN0 ~/BSJUL8/JULY27N
~'
General Plan
(Southern Area Land
Use and Transportation
Plan): Medium density residential
(1.51 to 4.00 units/acre)
Transportation: The proposed development could generate
approximately 7,939 average daily trips.
These vehicles will be initially distribut-
ed onto Harrowgate Road via Somerlane Road,
which had 1986 traffic counts of 6,200 and
1,296 vehicles per day, respectively.
Previously, the Board of Supervisors
imposed two (2) conditions on the overall
development of this property and adjacent
property to the north (Case 75S072). One
of those conditions permits only one (1)
access to Harrowgate Road. Access has been
provided to Harrowgate Road via Somerlane
Road. The Southern Area Land Use and
Transportation Plan identifies Harrowgate
Road as a major arterial with a recommended
right of way width of 120 to 200 feet.
Right of way must be dedicated in accor-
dance with the Plan. Staff has consistent-
ly recommended controlling access along
identified major arterials. At the Plan-
ning Commission public hearing, it was
generally agreed that if the access to
Harrowgate Road was designed as an exit
only with only right turns permitted,
adequate controls would exist.
The applicant's Master Plan depicts a
direct access onto Harrowgate Road. This
access is approximately 200 feet from the
intersection of Somerlane and Harrowgate
Roads. A greater separation should be
provided. Additional pavement must be
installed along Harrowgate and Somerlane
Roads to facilitate turning movements.
DISCUSSION
On May 28, 1975, the Board of Supervisors, upon a favorable recommenda-
tion by the Planning Commission, approved the rezoning from Agricultural
(A) to Convenience Business (B-1) on the request property and adjacent
property to the north (Case 75S072). Conditions of zoning approval
required that only one (1) access to Harrowgate Road be allowed to serve
these B-1 properties. Subsequently, Somerlane Road was designed and
constructed to provide access to Harrowgate Road for these properties and
a residential subdivision to the southwest (Somerset, Section I).
3 88SN0042/BSJUL8/JULY27N
The present request is for amendment to rezoning (Case 75S072) to permit
one (1) additional access to Harrowgate Road. The intent is to construct
an entrance/exit driveway that will provide a proposed convenience center
with direct access to Harrowgate Road. Site plans have been submitted
that depict this access approximately 200 feet south of the intersection
of Somerlane and Harrowgate Roads.
Harrowgate Road is designated on the General Plan as a major arterial
with an ultimate right of way of 120 to 200 feet. Access to major arte-
rial roads should be limited. Since approval of the original zoning,
traffic volumes along Harrowgate Road have increased and are expected to
increase further as development occurs in the area. With increased
traffic volumes, the need to limit and control the number of access
points becomes increasingly important.
If the access to Harrowgate Road is designed as an exit only and re-
stricted to right turns, the possibility of conflicting turning movements
is reduced. The access should be located as far away from the inter-
section of Somerlane and Harrowgate Roads as possible.
CASE HISTORY
Planning Commission Meeting (5/17/88):
There was no opposition present. The applicant did not indicate whether
or not the Planning Commission's recommendation was acceptable.
On motion of Mr. Belcher, seconded by Mr. Perkins, the Commission recom-
mended approval of this request, subject to the condition on page 1.
AYES: Unanimous.
Board of Supervisors Meeting (6/22/88):
On motion of Mr. Currin, seconded by Mr. Applegate, the Board deferred
this case for thirty (30) days to allow the applicant, Transportation
Department, and Matoaca District. Supervisor to meet and discuss the
recommended condition.
AYES: Unanimous.
Applicant and Transportation Department (7/15/88):
The applicant submitted the following proffered conditions, subject to
the Board allowing unrestricted ingress and egress to and from Harrowgate
Road:
4 88SNC ~/BSJULS/JULY27N
PROFFERED CONDITIONS
1. Applicant to improve Harrowgate Road to provide (2) 200' stack-
ing lanes for left turns into the center and into Somerlane
Road.
2. Applicant to improve Somerlane Road from Harrowgate Road to the
entrance of the Center in order to provide for two (2) exit
lanes from the subdivision and one (1) entrance lane to the
subdivision.
Staff has recommended that the Board approve an exit only to Harrowgate
Road; therefore, the proffers should not be accepted if the Board ap-
proves the request as recommended by staff. As noted in the Transporta-
tion discussion, the two (2) proffered road improvements are necessary to
provide adequate and safe turning movements regardless of whether access
is limited to an exit only or an entrance/exit to Harrowgate Road. If
the Board approved this request, as recommended herein, staff will seek
to require the improvements through the site plan review process.
The Board of Supervisors on Wednesday, July 27, 1988, beginning at 2:00 p.m.,
will take under consideration this request.
5 88SN0042/BSJUL8/JULY27N
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88SN0042
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AMENDMENT TO ZONING -•.
SH. 49 j
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885N0042-1