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July 24, 1985 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
85S075
Kenneth E. Turner, Jr.
Clover Hill Magisterial District
West line of Turner Road
REQUEST:
Rezoning from Agricultural (A) to Residential (R-12) plus Condi-
tional Use Planned Development to permit use and bulk exceptions. A
single family subdivision plus an office and/or day care center is
proposed.
RECOMMENDATION
Recommend approval of R-12 with Conditional Use Planned Development and denial
of use exceptions (office and/or day care center) for the following reasons:
Bo
The proposed residential land use is compatible with existing area
residential development. The proposed average residential develop-
ment lot size of 20,525 square feet is compatible with the 18,444
square foot average lot sizes west of the proposal.
Through the Conditional Use Planned Development process, the Commis-
sion and Board can further assure land use compatibility and insure
that development occurs consistent with precedents established by
other communities in the area.
Ce
The proposed residential use is in accord with the Turner Road Land
Use Plan.
The proposed office use is not compatible with area residential
development along Turner Road and is not in accord with the Turner
Road Land Use Plan.
CONDITIONS
The following conditions notwithstanding, the plan prepared by
Kenneth E. Turner, Jr. and Associates, dated 3/20/85, shall be
considered the Master Plan. (P)
0
Sandlewood Drive shall be extended to McKesson Drive. (P)
Forty-five (45) feet of right of way, measured from the centerline
of Turner Road or right of way and easements, as required by th~
approved Turner Road Construction Plans, whichever is greater, shall
be dedicated to and for the County of Chesterfield, free and unre-
stricted, for future road utility improvements. (T)
A fifty (50) foot buffer and building setback shall be provided
along Turner Road. This buffer shall be landscaped with evergreen
plant material to provide a year-round screen for homesites adjacent
to Turner Road. Conceptual plans for this buffer shall be submitted
in conjunction with tentative subdivision plats. No access shall be
permitted through this buffer to Turner Road. (P)
(Note: A revised Master Plan reflecting all Planning Staff recommenda-
tions must be submitted in conjunction with tentative subdivision ap-
proval.)
Be
The Planning Commission may reduce the standard ninety (90) foot lot
width to a minimum of seventy-five (75) feet during schematic plan
approval for ail lots not adjacent to Forestdale Subdivision. (P)
GENERAL INFORMATION
Location:
West line of Turner Road across from Dyer
Lane. Tax Map 29-14 (1) Part of Parcel 3
(Sheet 9).
Existing Zoning:
Size:
A
20.45 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
Utilities:
North - A; Vacant or single family
residential
South - R-7; Single family residential
East - A; Single family residential
or vacant
West - R-7; Single family residential
6 inch water line located along McKesson
Place, 6 inch water line along Wynnewood
Drive and 10 inch water line located along
Turner Road. Public water will be used.
Environmental Engineering:
Lies in Swift Creek sewage drainage area.
Closest trunk sewer line located on Wynne-
wood Court. Public sewer will be used.
Suitability for the proposed use is fair to
poor. At subdivision plan review, Environ-
mental Engineering will recommend that
homesite drainage be addressed on a lot-
by-lot basis. Prior to any disturbance of
vegetation on the eastern portion of the
property, a study of existing easements in
8 J75/BSJUN5/JULY24Q
Schools:
Fire Service:
General Plan:
(Turner Road
Land Use Plan)
Transportation:
Forestdale Subdivision should be made and
provisions should be made for drainage
improvements, if necessary.
The site drains into existing drainage
easement in Block A of Forestdale Subdivi-
sion. Water is then conveyed into the
paved ditch median of Dell Drive. The
existing drainage easement in Forestdale
may not comply with minimum County drainage
performance standards. Concrete curb and
gutter shall be provided along Turner Road
frontage.
Estimate 25 students will be generated.
Lies in Davis Elementary School attendance
zone: capacity - 805, enrollment - 735;
Providence Middle School zone: capacity -
1,400, enrollment - 1,278; and Manchester
High School: capacity - 1,500, enrollment
- 1,443.
Manchester Fire Station, Company #12.
present, fire service capability good.
At
Single family/two-family residential
The proposed residential portion of this
request will generate approximately 350
average daily trips (ADT). The office/day
care portion of the project will generate
approximately 88 ADT for a total develop-
ment generation of 438 ADT. The office/day
care traffic is proposed to access Turner
Road which had a 1984 traffic count of
11,716 vehicles per day.
Turner Road is planned to be reconstructed
to a four-lane divided median typical
section. The project is currently sche-
duled for advertisement in October 1986.
Sight distance for the southernmost access
is limited due to vertical alignment of
Turner Road. Due to the additional turning
movements generated along Turner Road as a
result of the office/day care development,
in conjunction with the inadequate sight
distance along Turner Road, Staff recom~
mends that no access be granted onto Turner
Road from the proposed development.
3 85S075/BSJUN5/JULY24Q
DISCUSSION
The applicant is requesting rezoning to Residential (R-12) plus Condi-
tional Use Planned Development to permit use and bulk exceptions.
Because of the incompatibility with the residential character of the
area, Staff is recommending denial of office use along Turner Road. That
portion of the property is already included in the residential rezoning
request and will have to be included in tentative subdivision plats. A
revised Master Plan reflecting this recommendation shall be submitted
prior to tentative subdivision approval. (Note A)
Staff recommends that Sandlewood Drive be extended to McKesson Drive to
provide access from Forestdale Subdivision, Section A. (Condition 2)
The General Plan 2000 recommends that Turner Road be a 90 foot right of
way. Staff, therefore, recommends that the owner/developer dedicate 45
feet from the centerline of Turner Road or any greater right of way
required by the upcoming reconstruction project to Chesterfield County,
free and unrestricted, for future road and utility improvements. (Condi-
tion 3)
A 50 foot buffer and building setback is recommended along the Turner
Road frontage to lessen the impact of traffic on those lots. Landscaping
shall be installed in this buffer and no access shall be permitted
through this buffer to Turner Road. (Condition 4)
Forestdale Subdivision has an average lot width of approximately 100
feet. Because of this, Staff recommends that all lots adjacent to
Forestdale Subdivision follow the standard 90 foot minimum lot width
required by R-12 zoning requirements. Because of the development con-
straints posed by the existing Vepco and Commonwealth Gas easements and
the creek, Staff recommends that the Planning Commission be granted the
authority to reduce this lot width to a minimum of 75 feet on lots not
directly adjacent to Forestdale Subdivision, in conjunction with tenta-
tive subdivision approval. (Condition 5)
CASE HISTORY
Applicant (6/21/85):
Proffered conditions as reflected herein were submitted by the applicant.
Planning Commission Meeting (6/25/85):
On motion of Mr. O'Connor, seconded by Mr. Cowan, the Commission recom-
mended denial of the use exceptions for office and/or a day care center
along Turner Road and approval of Residential (R-12) zoning on the entire
20.45 acre parcel with Conditional Use Planned Development to permit bulk
exceptions, subject to the conditions on pages 1 and 2 except for
4
L ~075/BSJUN5/JULY24Q
Condition 2 which was deleted. They also added the following additional
conditions:
Ail homes shall have a minimum of 1,500 square feet finished
heated livable space. (CPC)
7. The applicant shall record the following as restrictive
covenants:
Ali homes shall conform to a colonial architectural style.
No home shall be erected or altered on any lots until the
construction plans have been approved in writing by an
Architectural Control Committee. Particular attention
shall be given to quality and types of material, exterior
design, harmony with existing homes and location with
respect to topography and finished grade. One member of
the committee shall be selected from the Forestdale Civic
Association. This member's sole responsibility shall be
to insure that all restrictive covenants and proffered
conditions are adhered to.
There shall be a minimum of 71% of homes with more than
one story (two story or 1½ story). There shall be no more
than 25% ranch style homes and no more than 4% tri-level
homes. Ranch style homes shall not be built on adjoining
lots. There shall be no bi-level or split foyer homes
allowed.
de
All houses must have some covered exterior appurtenances
on either the front or side elevation such as stoops,
porches, decks, or breezeways. These exterior appurte-
nances must have a minimum of 40 square feet.
No fences shall be permitted between the residence and the
street line. Split rail fences or other wooden fences may
be built no further forward than the rear corners of the
house extended to the lot side lines then along the side
lines to and including the rear lot line, but subject to
recorded easements. The fences may be backed with wire to
provide animal retention. The~re shall be no metal or
chain link fences permitted.
Ce
Ail visible foundations shall be constructed of brick only
on ail exterior walls.
Ail exterior chimneys shall be constructed of brick only.
No prefabricated houses will be erected on any lots.
No aluminum siding will be used with the exception of
aluminum trim. Trim may include gutters, downspouts,
fascia, and soffit.
5 85S075/BSJUN5/JULY24Q
Ail windows shall be double hung wooden mullions. Storm
windows and bay windows of standard construction will be
allowed.
Roof pitch except for covered porches shall have a minimum
of 5" rise per foot.
On Lots 1 and 24, Block A and Lots 1 and 11, Block B,
two-story homes only shall be constructed. These homes
shall have a minimum of 1,728 square feet. On Lots 2 and
23, Block A and Lots 2 and 10, Block B, a one and a half
story home only shall be constructed.
Any open porch built on piers with a height exceeding 3'
shall be enclosed with wooden lattice work.
Ali Virginia Power, C&P Telephone, and television cables
shall be underground. There will be no above ground
transmission poles constructed in Woodfield Subdivision.
AYES: Unanimous.
The Board of Supervisors on Wednesday, July 24, 1985, beginning at 2:00 p.m.,
will take under consideration this request.
6 075/BSJUNS/JULY24Q
:Z:~A TO R-12 WITH C.U.P
(RESIDENTAL)
~A TO R-12 WITH C.U. PD
(COMMERCIAL) ~
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