85S077July 24, 1985 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
85S077
B.C.C. Associates
Midlothian Magisterial District
East line of Winterfield Road
REQUEST:
Rezoning from Agricultural (A) to Residential (R-15) with a prof-
fered condition. A single family residential subdivision is
planned.
RECOb~ENDATION
Recommend approval of R-15 and acceptance of the proffered condition for the
following reasons:
The recommended zoning and land use are compatible with area devel-
opment and adjacent subdivisions in the area.
The recommended zoning and land use conform to the General Plan
2000.
Ce
The proffered condition will ensure that lot sizes are compatible
with adjacent development.
Proffered Condition
Minimum lot size will be 25,000 square feet.
GENERAL INFORMATION
Location:
Existing Zoning:
East line of Winterfield Road, approxi-
mately 930 feet south of Michael Ridge
Road. Tax Map 1 (1) Parcel 18 (Sheet 2).
A
Size:
51.52 acres
Existing Land Use:
Vacant
Adjacent Zonin~ & Land Use:
North - R-25; Single family residential
or vacant
South - A; Single family residential
or vacant
Utilities:
Environmental Engineering:
Schools:
East - A; Single family residential
or vacant
West - A; Single family residential
or vacant
8 inch water lines lies in Winterfield
Road. No off-site easements will be
required. Developer intends to utilize
public water.
Lies in James River sewer drainage area.
Public sewer not available at this time.
Developer intends to utilize septic tank
and drainfield systems and must, conse-
quently, size lots to allow for ultimate
use of drainfield and septic tank systems.
Soils are rated poor for intended use,
especially when utilizing septic tank and
drainfields. If County water and sewer
were available, soils would be rated as
fair. Terrain gently sloping to steep with
potential for severe erosion along steep
slopes if they are cleared. County soil
scientist suggests that clearing for dwell-
ings should be limited to slopes of less
than 15%. A soil scientist should be
employed to determine soil suitability for
drainfield locations. Staff has estimated
58 lots may be possible with proposed
zoning. However, this number may not be
possible, depending upon types of soils.
The site is steeply sloping and eventually
drains to the James River. No existing on
or off site erosion problems anticipated if
steep slopes not cleared. Environmental
Engineering recommends that normal proce-
dures for drainage and erosion control be
followed. Cannot be determined, at this
time, if off-site drainage easements will
be necessary. Erosion and sediment control
plans must be approved by Environmental
Engineering prior to any disturbance of
land.
Staff estimates that approximately 41
school age children will be generated by
this request.
2
85~ 7/BSJUNS/JULY24S
Lies in Robious Elementary School atten-
dance zone: capacity - 832, enrollment -
913; Midlothian Middle School zone: capac-
ity - 1,000, enrollment - 1,045; and
Midlothian High School zone: capacity -
1,550, enrollment - 1,509. This is a rapid
growth area and both the elementary and
middle schools are operating over capacity.
Fire Service:
Midlothian Fire Station, Company #5. At
present, fire service capability good.
County water and fire hydrants must be
provided for fire protection in compliance
with nationally recognized standards.
General Plan:
Single family residential
~ransportation:
This proposed use can be expected to gener-
ate approximately 580 average daily trips.
These vehicles will initially be distri-
buted along Winterfield Road, which had a
1984 traffic count of 588 vehicles per day.
At the time of tentative subdivision
review, Staff will address stub roads to
adjacent properties. The ~.roposed
Powhite/288 Land Use and Transportation
Plan recommends that Winterfield Road be a
90 foot right of way. Staff will expect
right of way to be dedicated accordingly at
the time of tentative subdivision review.
The application for rezoning indicates that
curb and gutter will be utilized on all
streets.
DISCUSSION
The applicant has requested rezoning from Agricultural (A) to Residential
(R-15) and has proffered a condition that the minimum lot size will be
25,000 square feet.
Keswick Hills Subdivision, immediately adjacent to this request to the
north, currently consists of 17 lots with an average lot size of 1±
acres. Several lots, however, are less than 30,000 square feet. Keswick
Hills Subdivision is zoned R-25. Salisbury Hills Subdivision, along the
western line of Winterfield Road, is zoned R-25 with lot sizes averaging
just over 30,000 square feet with a minimum lot size of approximately
25,900 square feet. Other lot sizes in the immediate area are generally
greater than 1 acre.
As previously discussed under Environmental Engineering, Staff is con~
cerned that the soils may not support an ultimate development of 58 lots
3 85S077/BSJUN5/JULY24S
in this area. Septic and drainfield sites must be located to determine
how many lots would eventually be platted. However, with the proffered
condition of 25,000 square feet, Staff's concern is minimized and feels
that this request would be compatible with area development.
CASE HISTORY
Planning Commission Meeting (6/25/85):
On motion of Mr. Cowan, seconded by Mr. O'Connor, the Commission recom-
mended approval of this request and acceptance of the proffered condition
on page 1.
AYES: Unanimous.
The Board of Supervisors on Wednesday, July 24, 1985, beginning at 2:00 p.m.,
will take under consideration this request.
4
85St /BSJUN5/JULY24S
POWHATAN COUNty,
WlNTERFIELD RIDGE
K£SWICK H ILLS
IDGE
85S077
REZ: A TO
SH. 2
R-15
HEAD'
SALISBU
P
1(,,5
151
8
z 5'/
SOIL SUITABILITY
~ GOOD
J --~ FAIR
~ POOR
8 5 SO 7 7-/