88SN0055
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September 28, 1988 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
88SN0055
James E. Cole
Matoaca Magisterial District
Northern terminus of Rockyrun Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-15). A single
family residential subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
STAFF RECOMMENDATION
Recommend the applicant request a deferral of sufficient length of time to
allow the applicant to develop with staff a master plan for development of the
seller's land holdings in this area of the County, and to amend this request
in accordance with such a plan. This recommendation is based on the following
reasons:
A. The requested density does not conform to the Southern Area Land Use
and Trans ortation Plan designation for rural density residential
development (0.5 units acre or less).
B. The subject parcel is owned by Continental Land Sales, which also
owns approximately 1,760 acres in the vicinity. The requested
densities might be appropriate were development to occur in accor-
dance with a master plan for balanced development including the
subject site and adjacent land holdings of the seller.
C. Uncoordinated rezoning without an overall master plan would preclude
inclusion of uses which support residential neighborhoods, but which
are not residential themselves. These uses could include limited
neighborhood retail, if it were part of a coordinated master plan
for development of the area.
D. Uncoordinated rezoning without a master plan for development negates
the County's ability to adequately plan for public infrastructure --
such as schools, roads, parks, fire protection, police protection,
water and sewer -- which are necessary to support residential
development.
PROFFERED CONDITION
One (1) acre will be the minimum size of lots.
GENERAL INFORMATION
Location: At the northern terminus of Rockyrun Road
and northeast of the intersection of Glebe
Point and Bradley Bridge Roads. Tax Map
131-15 (1) Parcel 1 (Sheet 40).
Existing Zoning: Agricultural (A)
Size: 132 acres
Existing Land Use: Vacant
Adjacent Zoning & Land Use: North - A; Single family residential
and vacant
South - A and R-15; Single family
residential
East - A; Single family residential
or vacant
West - R-15; Single family residential
and vacant
Utilities: A 16 inch water line along Glebe Point
Drive is now being designed and will termi-
nate at the intersection of Glebe Point
Drive and Rockyrun Road, approximately
1,600 feet south of the proposed site. The
source of water is the Appomattox River
Water Authority. The need for off-site
easements is not anticipated. Use of
public water is required by Ordinance.
Public sewer is not available for use.
Environmental Engineering: The site drains to Swift Creek. No on- or
off-site drainage or erosion problems are
foreseen.
Schools: Approximately 59 school age children will
be generated by this request, if zoning
were approved as requested. The site lies
in the C.C. Wells Elementary School atten-
dance zone: capacity - 608, enrollment -
569; the Carver Middle School attendance
zone: capacity - 540, enrollment - 541;
and the L.C. Bird High School attendance
zone: capacity - 1,575, enrollment -
1,769. All three (3) schools in the af-
a
fected area are projected to be above
capacity and the projected development
would add 58 additional students to those
projections.
Fire Service: Chester Fire Station, Company 4t1. 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.
General Plan
(Southern Area Land
Use and Transporta-
tion Plan): Rural density residential
(0.5 units/acre or less)
Transportation: This proposed development could generate
approximately 830 average daily trips.
These vehicles will be initially distribut-
ed through the existing Glebe Point Subdi-
vision to the south and/or adjacent proper-
ty to the west to Bradley Bridge Road which
had a 1986 traffic count of 4,207 average
daily trips. Distributing the traffic
generated by the development through the
Glebe Point Subdivision should not increase
the traffic on those roads beyond "normal
subdivision volume." However, to address
future transportation needs of the area,
and to reduce the potential for future "cut
through" traffic on Glebe Point Road, a no
lot frontage arterial road should be
planned through this property as generally
shown on the attached planned road network
map. At the time of tentative subdivision
review, staff will make specific recommen-
dations regarding the arterial road and
stub(s) to adjacent properties.
DISCUSSION
The applicant is requesting rezoning from Agricultural (A) to Residential
(R-15) of 132 acres. A single family residential subdivision, served by
public water and private septic systems, is planned. However, the appli-
cant has proffered a one (1) acre minimum lot size, which at maximum
development, 0.95 units/acre, could yield only 124 lots. Assuming devel-
opment would occur proportionally as is typical for R-40 development --
or at 0.63 units/acre -- the estimated lot yield would be approximately
83 lots.
3 88SN0055/BSSEP8/SEPT28M
The Southern Area Land Use and Transportation Plan does not call for
these densities, but rather calls for rural density residential develop-
ment (0.50 units/acre or less) at this site. This density corresponds to
Residential (R-88) zoning. However, in considering this request, staff
has also considered the pattern of surrounding development.
On the west side of the site lies Matoax Hundred and Glebe Point, Section
4. Matoax Hundred (twenty-nine (29) lots) has an average density of 1.01
unitsJacre and an average lot size of 39,100 square feet. Lot size
ranges from 25,000 square feet to 83,000 square feet. Glebe Point,
Section 4, (thirteen (13) lots) has an average density of 0.78 units/acre
and an average lot size of 50,300 square feet.
Southwest of the site lie thirteen (13) residential parcels fronting
Glebe Point Road. These parcels, taken together, have an average density
of less than 0.45 units/acre, and an average size of 97,800 square feet.
They range from 50,000 square feet to 190,000 square feet.
South of the site lie Sections 1, 2, 3, and 5 of Glebe Point (eighty-nine
(89) lots). This is the development lying farthest east along Glebe
Point Road. These sections have an average density of 0.36 unitsJacre
and an average lot size of 114,800 square feet. Lot size ranges from
28,600 square feet to over seven (7) acres.
This pattern of development thus includes somewhat higher densities along
Bradley Bridge Road with a rapid decrease in density as development
proceeds east. If a plan for development in this area of the County,
much of which is controlled by Continental Land Company or its subsid-
iaries (see the attached ownership map), was proposed, a graduation of
densities similar to those of the surrounding development might be appro-
priate for this site.
Instead of uncoordinated zoning of the seller`s land holdings in this
area, a master plan for development for the area could have additional
benefits. Not only could balanced use of residential densities be con-
sidered to take advantage of access and topography while still fulfilling
the intent of the Southern Area Land Use and Transportation Plan, but
limited non-residential land uses which support residential neighborhoods
could be also considered. Such uses might include convenience retail
and/or personal services. This was the case in another recent rezoning,
MLHB Planning Partnership (Case 875155), which provided for a mixture of
housing densities and land uses.
Further, uncoordinated rezoning would run contrary to the County's abil-
ity to adequately plan for public infrastructure and facilities. A plan
for balanced development would allow coordinated planning for the roads
and utilities, as well as the libraries, schools, and fire station neces-
sary to support residential development.
Therefore, staff recommends that the applicant request a deferral of
sufficient length of time to allow development, with staff, of a plan for
balanced development of Continental's land holdings in this area of the
County. Such a plan could provide for flexibility in development.
Rezoning would not have to be accomplished all at once, though undesir-
able piecemeal rezoning would be avoided.
However, if the Planning Commission sees fit to act on this case, staff
would recommend denial of Residential (R-15), rejection of the proffered
condition, and approval of Residential (R-88), which corresponds to the
Plan's designation of rural density residential. The deferral and plan
for balanced development would be the preferable alternative, however.
CASE HISTORY
Planning Commission Meeting (6/21/88):
No one came forward to represent this request.
Although there was opposition present, there was no opposition to the
deferral request.
The Commission accepted the applicant's request for a sixty (60) day
deferral.
On motion of Mr. Belcher, seconded by Mr. Perkins, the Commission re-
solved to defer Case 88SN0055 to the August 16, 1988, Planning Commission
meeting.
AYES: Messrs. Miller, Belcher, Kelly, Warren, and Perkins.
Planning Commission Meeting (8/16/88):
Mr. James Cole, the applicant, came forward.
Mr. Roy Crawford presented the background information.
Mr. Cole stated that he was requesting R-15 zoning and agreed to a one
(1) acre minimum lot size. He stated that he had met, at staff's sug-
gestion, with Mr. Belcher and the property owner, Mr. Larry Todd, of
Continental Can. He stated that Continental Can was not in a position to
prepare a master plan of their property. He stated that he was not able
to meet with area property owners prior to the meeting, because the
owners of the Continental Can property had not met with him until
twenty-four (24) hours prior to the meeting. He stated that the proposed
development would be compatible with Glebe Point.
Ms. Gail Davis, resident of Glebe Point, came forward in opposition. She
stated that the neighborhood was not opposed to progress, but wished to
insure the quality of the community. She stated that the neighborhood
opposed the use of Glebe Point as the sole access to the development.
She stated the neighborhood concerns were traffic, density, and house
size. She stated that the residents of Glebe Point would require that
the applicant amend the request to seek Residential (R-88) zoning and
5 88SN0055/BSSEP8/SEPT28M
proffer the following: 1. All construction vehicles to access the 132
acres through Matoax Hundred until the 50th house is completed; 2.
Barricades to be installed at Rocky Run Road to prohibit access to the
proposed parcel until the above condition is met; 3. No dead end
streets to Parcel A; 4. Home size in the new development be 2,100 sq.
ft. minimum, heated living area; 5. Architectural committee requirement
with representative from residents of Glebe Point Subdivision; and 6.
Inclusion of same covenants and restrictions as Glebe Point and Glebe
Point West. She presented petitions signed by Glebe Point residents
opposing the project unless the desired conditions were agreed to.
Mr. Jerry Jernigan came forward and requested that the Commission con-
sider the Southern Area. Land Use and Transportation Plan prior to acting
on this request. He recommended denial of the current request.
Mr. Tom Parker stated that his main. concern was that the request ignored
the Land Use Plan .which suggests R-88 zoning.
Mr. Perkins expressed concern that Mr. Cole had. not met with area
residents. He stated that Mr. Cole had done little to resolve concerns
of the neighborhood.
Mr. Cole stated that since he was not sure whether Continental Can would
agree to a Master Plan until recently, he had not met with the
neighborhood.
Mr. Belcher stated that the applicant should meet with area property
owners and discuss the proposed development. Mr. Belcher stated that the
transportation network should be addressed prior to zoning the property.
On motion of Mr. Belcher, seconded by Mr. Warren, the Commission resolved
to recommend denial of Case 88SN0055.
AYES: Messrs. Miller, Belcher, Kelly, Warren, and Perkins.
The Board of Supervisors on Wednesday, September 28, 1988, beginning at 2:00
p.m., will take under consideration this request.
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