85S009July 24, 1985 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
85S009
Southport Development Corp.
REQUEST:
Midlothian Magisterial District
North line of Midlothian Turnpike
(Amended) Rezoning from Agricultural (A) to Residential (R-9) and
Residential (R-25).
RECOMMENDATION
Recommend a sixty (60) day deferral for the following reasons:
The current request includes only a portion of a larger tract of
land. This application should be amended to include the entire
parcel. Zoning of the entire parcel would ensure that development
occurs in a coordinated and orderly manner. It would also ensure
that proper controls could be placed on the development to provide
compatibility of uses, especially those that could be expected to
occur on the remaining property along Route 60.
Recent zoning approvals in this area of the County have generally
been accompanied by a request for Conditional Use Planned
Development.
However, should the Commission and Board see fit to approve this request,
Staff recommends that it be subject to the following condition:
A one hundred (100) foot wide buffer shall be provided along the southern
property line. Except for public road(s) and utilities, running gen-
erally perpendicular through the buffer, no clearing or grading or facil-
ities shall be permitted. (p)
Staff further recommends that the following proffered condition not be
accepted:
Proffered Condition
A 100 foot.buffer at the southern end of the proposed R-9 tract.
GENERAL INFORMATION
Location:
Existing Zoning:
Size:
Existin~ Land Use:
Adjacent Zonin~ & Land Use
Utilities:
Environmental Engineering:
North line of Midlothian Turnpike, approxi-
mately 2,400 feet west of Otterdale Road.
Tax Map 14 (1) Part of Parcel 50 (Sheets 1,
5 and 6).
A
90 acres
Vacant
North - A; Vacant or single family
residential
South - A; Vacant, office or single family
residential
East - R-40; Vacant or single family
residential
West - A; Vacant or single family
residential
16 inch water line located in Salisbury
Road approximately 3,300 feet to the east.
Public water is planned and should be used.
Off-site easements will be necessary
through Salisbury property. Water line
extensions should be coordinated with
development in Salisbury.
Lies in Michauk Creek drainage area. Pump
station is presently under construction.
Served by Falling Creek Treatment Plan.
Off-site easements will be necessary.
Public sewer is planned and should be used.
Low elevations have severe drainage prob-
lems and local flooding. Clayey soils have
high shrink-swell potential. Soils on 60%
of the parcel are poorly suited for stan-
dard footings. Each home site should be
located on naturally, well-drained soil.
Staff will make specific recommenda-
tions/conditions at the time of tentative
subdivision review.
Topography is steeply sloping, with well-
defined drainage patterns to Michauk Creek.
No known existing on- or off-site drainage
or siltation problems. Project appears to
drain to one outfall towards Michauk Creek.
A silt'basin designed in accordance with
85 ~ . 09/BSJUN5/JULY24J
Schools:
Fire Service:
Transportation:
General Plan 2000:
STD and SPEC 1.26 of the Virginia Erosion
and Sedimentation Control Handbook should
be placed on this stream. Does not appear
that off-site easements will be required.
Approximately 113 students will be gen-
erated. Lies in Watkins Elementary School
attendance zone: capacity - 776, enroll-
ment - 822; Midlothian Middle School zone:
capacity - 1,000, enrollment - 1,045;
Midlothian High School zone: capacity -
1,550, enrollment - 1,509. This area
continues to grow rapidly and additional
space will be needed at all levels.
Midlothian Fire Station, Company #5. Fire
service capability is limited due to the
lack of public water supply although will
have a two fire company response. Public
water should be utilized for fire protec-
tion purposes.
The proposed use of this parcel could
generate approximately 1,620 average daily
trips. These vehicles will access to
Midlothian Turnpike (Route 60), which had a
1983 traffic tabulation of 7,710 vehicles
per day. Currently, the only available
access for this development is a narrow
strip of land fronting Route 60 at an
existing crossover. Some reconstruction of
this crossover will be required by VDH&T to
widen the crossover and add left turn and
deceleration lanes. Turn lanes should be
constructed along Route 60 to facilitate
turning movements. In order to satisfy the
number of required public road accesses,
the developer will be required to construct
a four-lane divided roadway for a portion
of the subdivision road network. At the
time of tentative subdivision review, Staff
will study the necessity for a north/south
collector road as well as stub roads to
adjacent properties.
Vacant/agricultural
(Low and medium-high density
residential-Powhite/288 proposal)
3 85SO09/BSJUN5/JULY24J
DISCUSSION
Rezoning to Residential (R-9) and (R-25) is requested to develop a single
family residential subdivision. The applicant has not submitted
tentative subdivision plats. He did indicate that "typical residential
development" was planned with house prices of $100,000±. Euclidean
zoning would not guarantee this type of development.
The request parcel is a part of a larger tract of land having frontage on
Route 60. Zoning of the request parcel, while encompassing approximately
75% of the entire tract, could lead to piecemeal development. Without a
master plan for development, this request could leave a tract along Route
60 which could promote a typical strip commercial development. Staff is
of the opinion that this application should be amended to include the
entire parcel and a master plan prepared to address access, internal
circulation, architectural design, and the relationship between various
possible land uses.
The request parcel lies in the Powhite/288 Planning Area. A Land Use and
Transportation Plan has been prepared for this area and on April 23,
1985, the Planning Commission recommended adoption of the plan. This
plan will be considered by the Board of Supervisors at their July 10,
1985 meeting.
As noted above, the proposed Powhite/288 Planning area recommendation for
this area is for general commercial adjacent to Route 60, medium-high
density residential (4.01-7.0 units/acre) in the area between the commer-
cial development of Michauk Creek, and low density residential (less than
1.5 unit/acre) north of Michauk Creek. The applicant's general proposal
falls within these density guidelines as far as the residential develop-
ment is concerned. However, no proposal has been made on the Route 60
frontage.
Recent zoning actions in this area of the County have generally been
through the Conditional Use Planned Development process. Development
along this portion of Route 60 should be carefully controlled to preclude
the problems normally associated with older development further east on
Midlothian Turnpike. Previously granted zonings along Route 60 have
addressed access, internal circulation, landscaping, and architectural
style.
CASE HISTORY
Planning Commission Meeting (1/15/85):
This case was deferred for ninety
applicant.
(90) days at the request of the
Applicant (2/19/85 and 3/8/85):
The applicant amended the request to its current status.
8~ ~09/BSJUN5/JULY24J
Planning Commission Meeting (4/16/85):
The Commission deferred this case for sixty (60) days to allow the devel-
oper to address concerns raised in the Request Analysis.
Staff (6/5/85):
Staff has discussed concerns with the applicant. However, as of this
date, the applicant has not submitted additional information either to
include the entire parcel in his request or to amend his application to
request Conditional Use Planned Development.
Planning Commission Meeting (6/18/85):
On motion of Mr. Cowan, seconded by Mr. O'Connor, the Commission recom-
mended denial of this request for the reasons noted with the Staff
recommendation.
AYES: Messrs. Miller, Cowan, O'Connor and Belcher.
ABSENT: Mr. Thomas.
The Board of Supervisors on Wednesday, July 24, 1985, beginning at 2:00 p.m.,
will take under consideration this request.
5 85S009/BSJUN5/JULY24J
PUMP STATION
85S009 (AMEND
REZ:~A TO R-9
~A TO R-25
SH. 1,5& 6
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