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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
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July 28, 2010 BS
Chesterfield County Board of Supervisors
Dale Magisterial District
Gates Elementary; Salem Middle; and Bird High School Attendance Zones
8500 Courthouse Road
RE VEST: Conditional use to permit a dwelling unit separated from the principal dwelling in
an Agricultural (A) District.
PROPOSED LAND USE:
A second dwelling was constructed on the request property in 1980 without the
requisite conditional use approval. A conditional use is requested to bring the use
into compliance with the ordinance.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
STAFF RECOMMENDATION
Recommend approval for the following reason:
The proposed zoning and land uses conform to the Central Area Plan which suggests the
property is appropriate for residential use of 1.0 to 2.5 dwelling units per acre.
(NOTE: CONDITIONS MAY BE IMPOSED.)
GENERAL INFORMATION
T,~cati~n:
The subject property fronts the south line of Courthouse Road, west of Shawonodasee
Road and is better known as 8500 Courthouse Road. Tax ID 765-667-8293.
Providing a FIRST CHOICE community through excellence in public service
Existing Zoning:
A
Size:
5.0 acres
Existing Land Use:
Single-family residential
Adjacent Zoning and Land Use:
North and East - A and I-l; Residential or vacant
South and West - A; Residential, public/semi-public (Pocahontas State Park) or vacant
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Public Water System:
The site is located within the Courthouse water pressure zone. Both dwellings are
connected to the public water system and have separate water meters. This request will
not impact the public water system.
Public Wastewater S,, sue:
Public sewer is not available to the request site. The closest public wastewater line is
approximately 1050 feet from the site. This request will not impact the public wastewater
system.
Health Department:
Individual septic systems serve the two (2) dwellings. Continued or expanded use of
these systems must be approved by the Heath Department.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
PUBLIC FACILITIES
The need for schools, parks, libraries, fire stations, and transportation facilities in this area is
identified in the County's adopted Public Facilities Plan, Thoroughfare Plan and Capital
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Improvement Program and further detailed by specific departments in the applicable sections of
this Request Analysis.
Fire service:
The Airport Fire Station, Company Number 15, currently provides fire protection and
emergency medical service. This request will have a minimal impact on Fire and EMS.
Sch~~l~:
Approximately one (1) Elementary, one (1) Middle and one (1) High school student will
be generated by this request.
This site lies in the Gates Elementary School attendance zone: capacity - 782, enrollment
- 824; Salem Middle School zone: capacity - 959, enrollment - 847; and Bird High
School zone: capacity - 2,003, enrollment -1,886. The enrollment is based on September
30, 2009 and the capacity is as of 2009-2010. This request will have a minimal impact on
the schools involved. There are currently thirteen (13) trailers at Gates Elementary,
fourteen (14) trailers at Salem Middle and five (5) trailers at Bird High School.
This case combined with other residential developments and zoning cases in the area, will
continue to push these schools over capacity, necessitating some form of relief in the
future.
Libraries; Parks and Recreation; County Department of Transportation and Virginia Department
..
of Transportation (VDOT):
This request will have no impact on these facilities.
Financial Impact on Capital Facilities:
This case has been evaluated by the Department of Budget and Management. It has been
determined that the request will have no net impact on capital facilities.
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Comprehensive Plan:
The project site is located within the boundaries of the Central Area Plan which suggests
the property is appropriate for residential use of 1.0 to 2.5 dwelling units per acre.
Area Development Trends:
Properties to the north and east are zoned Light Industrial (I-1) and Agricultural (A) and
are occupied by residential use on larger lots or are vacant. Properties to the south and
west are zoned Agricultural (A) and are occupied by residential use on larger lots,
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public/semi-public use (Pocahontas State Park) or are vacant. It is anticipated that the
area to the west will continue to be reserved for public/semi-public use as part of the state
park; that properties to the north will eventually be developed for light industrial use and
that properties to the south and east will be developed for residential use at densities
recommended by the Plan.
Current Request:
When the current property owner, Pete Bush, purchased the request property in 1999, two
(2) dwellings already existed on the site. One (1) dwelling was built in 1960 and a second
dwelling was built in 1980, without approval of a conditional use. For this reason, the
second dwelling unit is not considered legal and cannot be improved.
If this conditional use is approved, the two (2) dwellings would yield a density of
approximately 0.4 dwelling units per acre. In addition, Mr. Bush would be able to obtain
building permits to make his intended improvements to this second dwelling. It is
important to note that approval of this request would allow improvements to either
dwelling once the requisite building permits for any proposed improvements are
obtained.
CONCLUSIONS
The proposed zoning and land use conforms to the Central Area Plan which suggests the
property is appropriate for residential use of 1.0 to 2.5 dwelling units per acre.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/15/10):
The applicant accepted the recommendation. There was no opposition present.
On motion of Dr. Brown, seconded by Mr. Hassen, the Commission recommended
approval.
AYES: Messrs. Brown, Hassen, Bass, Gulley and Waller.
The Board of Supervisors, on Wednesday, July 28, 2010, beginning at 6:30 p.m., will take under
consideration this request.
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