Loading...
88SN0069 ti ~~~~r-~9T-X988-6P6 August 24, 1988 BS REQUEST ANALYSIS AND RECOMMENDATION 88SN0069 FFS Partnership Midlothian Magisterial District Western terminus of Castleford Drive REQUEST: (Amended) Rezoning from Agricultural (A) to Residential (R-25). A single family residential subdivision is planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL, AND ACCEPTANCE OF PROFFERED CONDITIONS 1 AND 2. STAFF RECOMMENDATION Recommend approval of Residential (R-25) and acceptance of the proffered conditions for the following reasons: A. The zoning and land use requested conform to the Powhite/Route 288 Development Area Land Use and Transportation Plan. B. The zoning and land use requested are comparable to, and compatible with, surrounding development. PROFFERED CONDITIONS 1. Average lot square footage: 40,000 square feet. 2. Minimum lot square footage: 30,000 square feet. GENERAL INFORMATION Location: Lying approximately 230 feet off the west- ern terminus of Castleford Drive, also lying approximately 220 feet off the north- west line of Netherfield Drive, approxi- mately 1,120 feet west of Winterfield Road. Tax Map 6 (1) Parcels 12, 14, 15, and 17; Tax Map 6-12 (1) Parcel 2; Tax Map 7-1 (1) Part of Parcel 3; and Tax Map 7-5 (1) Parcel 4 (Sheets 1 and 2). Existing Zoning: Agricultural (A) Size: 227.0 acres Existing Land Use: Vacant Adjacent Zoning & Land Use r North - A; Vacant or single family residential South - A and R-25; Vacant or single family residential East - R-25 and R-15; Vacant and single family residential West - A; Vacant Utilities: An 8 inch water main lies on the east side of Netherfield Drive, approximately 300 feet east of the site. A 16 inch water main lies on the north side of West Salisbury Road, approximately 1,000 feet southeast of the site. Permanent off-site water easements will be necessary. Swift Creek Reservoir is the source of water. Use of public water is required by Ordi- nance. Both 10 and 12 inch trunk sewer lines extend along an unnamed tributary of Michaux Creek, which crosses the southern portion of the site. The site lies in the James River North sewer drainage basin and is served by Falling Creek Treatment Plant. The capacity of the line is sufficient for the proposed development and use of public sewer is feasible. Permanent off-site sewer easements will be necessary. Public sewer is available and should be used. Environmental Engineering: The site drains to the James River via Michaux Creek through Powhatan County. Due to extremely steep terrain, accelerated stream erosion is anticipated with develop- ment. Off-site drainage easements may be necessary. No homes should be built on slopes greater than 12x. Lots will need adequate erosion control planned prior to issuance of building permits. At the time of tentative subdivision review, staff will consider recommending conditions to deal with these potential problems. Schools: Approximately 173 school age children will be generated by this request. The site lies in the Watkins Elementary School attendance zone: capacity - 936, enroll- ment - 1,001; Midlothian Middle School attendance zone: capacity - 1,035, enroll- ment - 1,326; and Midlothian High School `~ 2 °~8SN0069/BSJUL8/AUG24R t attendance zone: capacity - 1,750, enroll- ment - 1,970. Expansion is proposed for Midlothian Middle School in 1990. No expansion is planned for Watkins Elementary School. A plan is being considered to build a high school in this area. Addi- tionally, developers have agreed to dedi- cate a part of a high school site in the Powhite/Route 288 area, to be constructed in the future. Either of these would pranride relief to Midlothian High School. Fire Service: Midlothian Fire Station, Company 4~5. At present, fire service capability is good. County water and fire hydrants should be provided in compliance with nationally recognized standards. General Plan (Powhite/Route 288 Development Area Land Use and Transportation Plan) Low density residential (1.50 units/acre or less) Transportation: This proposed development could generate approximately 2,330 average daily trips. A condition of zoning on the property south of this request requires construction of a north/south collector road from Midlothian Turnpike (Route 60) north crossing Michaux Creek. Primary access for this development should be provided to Route 60 via this north/south collector road. This north/- south collector road should extend through this development and be designed as a no lot frontage road. The residential devel- opment east of this request has received tentative subdivision approval (Salisbury west of 714). There are several stub roads planned that could provide secondary access for this development to Winterfield Road. At the time of tentative subdivision re- view, staff will make specific recommenda- tions regarding providing stubs to adjacent properties and insuring that the mayor access for this development is via the north/south collector road to Route 60. Currently VDOT has underway an environ- mental impact study (EIS) for Route 288 north of Powhite Parkway. One of VDOT's candidate build alternatives is dust west of this parcel and another of VDOT's 3 88SN0069/BSJUL8/AUG24K alternatives is to the south. In order to protect the residents which will occupy these future homes in this development, at the time of tentative subdivision review, staff may require that a plan be developed and approved which addresses noise abate- ment. Implementation of this approved noise abatement plan would be required in conjunction with the development of this project. DISCL1SSTnN The applicant is requesting rezoning from Agricultural (A) to Residential (R-15). A single family residential subdivision is planned. In evaluating this request, staff has considered the Powhite/Route 288 Development Area Land Use and Transportation Plan, as well as surrounding development. The Powhite/Route 288 Development Area Land Use and Transportation Plan calls for low density residential (1.50 units/acre or less). Under the proffered minimum average lot size of 40,000 square feet, the maximum density would be approximately 1.02 units/acre. It is likely that, due to topography and other restricting conditions, the actual density will be lower. This request conforms to the designation of the Plan. To the northeast lie the Castleford and Hatfield Sections of Salisbury. These sections have an average density of 0.93 units/acre and an average lot size of approximately 42,400 square feet. Lots range from approxi- mately 27,700 square feet to 85,000 square feet. To the southeast lie the Fountainhead, Leafield, Southwell, and West Kennet Sections of Salisbury. These sections have an average density of 0.87 units/acre and an average lot size of 46,900 square feet. The proposed residential development with the proffered average and minimum lot sizes would be comparable to, and compatible with, these sections of Salisbury. Because the requested zoning and land use are comparable to, and compati- ble with, the surrounding development and because they also conform to the designation of the Powhite/Route 288 Development Area Land Use and Transportation Plan, staff recommends approval of Residential (R-15) and acceptance of the proffered conditions. CASE HISTORY Applicant (7/15/88): The applicant amended his request for Residential (R-15) with proffered conditions to a request for Residential (R-25) with proffered conditions. The standards of R-25 are more restrictive than those of R-15. 4 ^~$SN0069/BSJUL8/AUG24K Planning Commission Meeting (7/19/88): Mr. Frank Cowan, the applicant's representative, was present. There was no opposition present. On motion of Mr. Kelly, seconded by Mr. Perkins, the Commission resolved to recommend approval of Case 88SN0069, and acceptance of the Proffered Conditions 1 and 2. AYES: Messrs. Miller, Warren, Kelly, Belcher, and Perkins. The Board of Supervisors on Wednesday, August 24, 1988, beginning at 2:00 p.m., will take under consideration this request. 5 88SN0069/BSJUL8/AUG24K ~ E '% .• 9 ~,, - ~~ COUNTY OF POWHATAN L .~ s ~WINTERFIELD ~.~ - - . - - - ~ RIDGE SALISBURY- .~~•"• ' Q FOUNTAIN _ HEAD ~ ... « y~ T A F ~ v <Q . ~~~VE NETMEIIFIELO ~ v $ALISBURY- ~j ~ ;:;:, WEST KENNE \\~ / % ~ ~/i \ ~ 1 ~ t :::n:: ~ SALISBURY- " 'T1 ~ :::,;;;~::~:~' ~ I YVES? OF 7f4 ~ ~ v L~~~~ -~ !' r `~ ~~ ti4 / ~ \ 2q L R 5 0 _ _ ~~- ~ __ ~ --- ~~ 1 Z I y r T ~1 1 ~- 1 1 J 1 I r~ '~~:~ 1 D ~~: ~ t ~:: ~ ~ .. .--- •: i fig:;:=: -. 1 I i /, A URY- S LISB ASTLEFORD :~ r9 ~ ~ C,9 ., s / T :< <EFpR '` pR ~ s ' :~:~ ~,_2 ~~_ R 2.~ ,~ C jq 9 88SN0069(AMENDED) ~~ ~REZ~ A TO R-25 SH. I & 2 .~ t q< ~.., i • •L •• R-9 •. •. ~ ,c7_ Q t ~ a~ A OF POWHATAN~' ~\ D ;'rl/~ A i'' SALISBUI .~ wc~nen~~~ ~ ~ v SALI SBU RY- yyEST KENNE ~ ' /~1 ~~ / ~ \/ j ~.. : ~ \~ ~ \ .. ~~ ~ ~ ~ ~ \ SALISBURY- ;t~~:'~' ~ I WEST OF 714 ~ .i• ~ ~_ ~ ~ / ~ L~ ~~ ` r ~~ / ~~ -~5 ~` , ~~, ~L _ ~ -_-'~\ 1~ _ li ~ 1~ ~~ ,~ 1 ~ '~ J ~ ~I (~ ~ ~ ~ ~ ~ ~~ ~~ ~~ :c :~ ~ PUMP f ` STATION .~ ~ 2 _~ p o r. R-25 - ~~ y cc jQ-~ LEGEND -~4-WATER LINES ~ s~ SEWER LINES o ~C,~ ' C ~q-y sssNoo~9- ~ v o '+ ~ ~ I ,I/ •~• ,\,`~~~' ~ VDOT'S ROUTE •: '~~,. - ------- . ~ .~~ 288 ''r-.,:~ ~' • ~a '` ~ ~ 8U1LD ALTE2NAT1VE5 ,~ ..sue •'/~ \ ~~-~..~J~.r /~. .rI ; -I~y '`~ / •i f '1 r~ ~ '' CHE57 c '~ _ "~~/ ~Z. - ter. ~~ , 1 '''%' J ~ ~ ~ , f: V 'f J\\ I p J ~' '' ~ i W Y , ' ~. ~ ~ R~ E ~ 88SN0069 y; ~\g~~y a ~.. . • ~ •: ~S.~ > 1 ~~~~ ' ~> ~, ~ ~~ <W V 4. 1~ '.1.. ~ W •~ ~? r I 1 C) •~• tel. ~ ~~ ~ \ . ..._.~, zG ~~: [s. ~ ~ `J , i ' Q fry ~ `` ~ ; I \~ ~`'+ y i ~ ! ~ ~ ' 885NOO69-3 -.- _ - ,~ N ~Q. ~, ~ ~~_ ~_ ~ Jtu ~. J {. ~" ~` ` ~_ f ; ~ ~~~ ~ r~-.. r- .. ~ ' R7.'a,. _T- .~. ~~-r I ~ ;. ~ ~~ ~ ~ r ~~ ~ - ~ ^ ~ ., ..~ o ~, .v ~~ ` ~O ~ ." '~ J ~, tiG24 , ~ \i. ~~ ~`~o I~ ~~ ~ ~. ~~ ~ ~ ~ ,~ .--' ~' .~ ~ , ~ Q ~ , ,p ,, ~ ' __ ~~ • •~ ~~ K ~ ~~, ,, -~ ^ ~. i- _, ~ ~ ~ ~,, ~, ~ -~ ~ P1,.ANNED ~ ROAO NETWORK ~ ~ ~~ ~ ~~ .~ ~ M ~tj . ~ a 0 Y ..\ t ~ -~~ ~~ j 1 ' '~ ~ 1 r ~~~~ ~ , ~ 1 ~Q -i 1 1 i i ~, ,~ a.•r .. s ?•~. ~' 1 ~ ~ , ~ ~ ~~• ~,\` ~~ ,~ .~._. ~~~ ~ ~~ 1 ~ ~, 1 ~.. '-. ~~ t' ;. 885NOD~9-Z o~ l ~ ~ ~ _...~ . ~ ~ ~`~ • ~`' ~._ ... ~ ~. \\~ ~..