85S048July 24, 1985 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
85S048
Vernon E. LaPrade, Jr.
Dale Magisterial District
East line of Salem Church Road
~EQUEST: Rezoning from Agricultural (A) to Residential (R-9) plus Conditional
Use Planned Development to permit use (recreation) exceptions.
RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed land use conforms to the General Plan 2000.
Be
The Master Plan and conditions stated herein insure that the devel-
opment will be compatible with area residential development.
CONDITIONS
0
The following conditions notwithstanding, the plan prepared by Ports
and Minter, dated 2/18/85, shall be considered the Master Plan. (P)
Prior to the issuance of any building permits, forty-five (45) feet
of right of way, measured from the centerline of Salem Church Road,
shall be dedicated to and for the County of Chesterfield, free and
unrestricted. (T)
t
Additional pavement shall be constructed along Salem Church Road,
and the existing roadside ditch shall be relocated. (T)
Prior to recordation of any lots, profiles shall be submitted to the
Transportation Department and VDH&T showing available sight dis-
tance. If adequate sight distance is not available, the developer
shall be responsible for reconstructing Salem Church Road to obtain
required sight distances. (T)
A fifty (50) foot buffer, exclusive of utility or drainage ease-
ments, shall be maintained along Salem Church Road. This buffer may
consist of existing vegetation which shall be supplemented, where
necessary, to effect a proper screen. Other than the proposed
public road and fences on individual lots, no facilities shall be
permitted within this buffer. (T&P)
(Note: This requires that access to the recreation tract be provided
from within the subdivision.)
Recorded lot sizes shall be within 10%, plus or minus, of lot sizes
shown on the Master Plan, provided that no lot shall be smaller than
9,000 square feet. (P)
7. RECREATION TRACT
me
Be
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Parking shall be provided at a ratio of one (1) space for each
90 square feet of combined swimming and wading area; plus four
(4) for each tennis court and/or basketball court. (P)
Concrete curb and gutter shall be installed around the perime-
ter of all driveways and parking areas. (EE)
A thirty (30) foot buffer shall be maintained along the north,
east and south boundaries and a fifty (50) foot buffer shall be
maintained along the western boundary. Other than an access
drive from within the subdivision, there shall be no facilities
permitted in these buffers. In conjunction with schematic plan
review, a landscaping plan for these buffers shall be submitted
for approval. (P)
De
Lighting shall be low level and positioned so as not to project
into adjacent properties. No lights shall be permitted on the
basketball or tennis courts. (P)
Ee
Hours of operation shall be restricted to between 9:00 a.m. and
11:00 p.m. (P)
The following proffered conditions shall be incorporated into the
restrictive covenants:
mo
All original exterior house colors to be selected from
Williamsburg color chart with final approval to be given by
Architectural Review Committee.
Bm
There will be no aluminum or vinyl siding.
There will be no fences erected between front of houses and
street, with exception of approval by Architectural Review
Committee.
D. No window or through the wall air conditions will be allowed.
Staff further recommends that the following proffered conditions be accepted.
Proffered Conditions
Each single family residence shall have the following minimum square
footages:
85 S6 /BS JUN5/JULY24H
me
Two-story houses shall have a minimum of 1,496 square feet with
900 square feet finished.
Cape Cod houses shall have a minimum of 1,414 square feet with
896 square feet finished.
c. Ranchers shall have a minimum of 1,100 square feet finished.
(Note: Ail square footages include first floor storage facilities.
with the exception of ranchers. Does not include porches, carports
or garages.)
2. Exterior of homes shall have:
a. Ail foundations shall be of brick.
b. All fireplaces shall be of brick or stone.
c. Ail houses to have covered front porches.
3. Recreation area:
Land for recreation area will be deeded to Homeowner Associa-
tion upon occupancy of at least 75 homes; however, until the
sale of 95% of all lots, in Ashton Woods North and South,
developer will have controlling voice in Association with
regards to type of construction, landscaping and construction
schedule.
GENERAL INFORMATION
Location:
East line of Salem Church Road across from
Huntingcreek Drive. Tax Map 80-10 (1)
Parcel 5 (Sheet 22).
Existin~ Zonins:
A
Size:
109.0 acres
Existin~ Land Use:
Vacant
A_djacent Zonin~ & Land Use:
North - R-9 with proffered conditions;
Single family residential or vacant
South - A; Vacant
East - A and R-7; Vacant or single family
residential
West - R-7 and A; Single family
residential or vacant
Utilities:
16 inch water line located along Salem
Church Road. Use of public water intended~
85S048/BSJUN5/JULY24H
Environmental Engineering:
Schools:
Fire Service:
General Plan:
Transportation:
Lies in prOctors Creek sewage drainage
area. Trunk sewer line located along
Proctors Creek. Must acquire off-site
easements. Use of public sewer intended.
Drains to Proctors Creek. On-site drainage
courses are inadequate without
improvements.
Estimate 178 students will be generated.
Lies in Salem Church Elementary School
attendance zone: capacity - 809, enroll-
ment - 774; Salem Church Middle School
attendance zone: capacity - 1,350, enroll-
ment - 1,220; and Lloyd C. Bird High School
attendance zone: capacity - 1,600, enroll-
ment - 1,463. Additional space or change
of attendance boundaries could be
necessary.
Chester Fire Station, Company #1. At
present, fire service capability adequate.
Fire hydrants and water must be provided in
compliance with nationally recognized
standards.
Single family residential
Estimate 2,550 average daily trips will be
generated. These vehicles will be distrib-
uted along Salem Church Road, which had a
1984 traffic count of 2,513 vehicles per
day. Proposed Route 288 bisects the
request parcel. Due to the undulating
vertical alignment, sight distance along
Salem Church Road is limited. May be
necessary to reconstruct Salem Church Road
to obtain adequate sight distance to Salem
Church Road (Condition 4). Additional
pavement should be installed along Salem
Church Road to facilitate turning move-
ments. (Condition 3)
When Route 288 is constructed, VDH&T will
construct a road to the southern portion of
the request parcel. This construction will
probably not take place for at least two
years.
The Master Plan proposes access to the
recreation area from Salem Church Road. No
access is provided from within the subdivi-
sion. To keep unnecessary traffic off
4
85S 3/BSJUN5/JULY24H
Salem Church Road, Staff recommends access
be provided to the recreation tract from
within the subdivision. Other than public
roads, there should be no access provided
to Salem Church Road (Condition 5). Right
of way must be dedicated in accordance with
the General Plan 2000 or the recommendation
of the Central Area Plan, whichever is
greater. (Condition 2)
DISCUSSION
Rezoning with Conditional Use Planned Development is requested to develop
a single family residential subdivision and recreational facility. The
Master Plan and proffered conditions insure that lot and house sizes will
be compatible with existing and future area residential development
(Condition 6 and Proffered Conditions). Condition 7 addresses require-
ments relative to development of the recreation site to insure that
adjacent residents are adequately protected from nuisances normally
associated with these facilities.
CASE HISTORY
Planning Commission Meeting (4/23/85):
On motion of Mr. Miller, seconded by Mr. O'Connor, the Commission recom-
mended approval of this request subject to the conditions on pages 1 and
2 and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
Applicant (6/19/85):
A thirty (30) day deferral was requested to the Board's July meeting.
Board of Supervisors Meeting (6/26/85):
On motion of Mr. Daniel, seconded by Mr. Dodd, the Board deferred this
request for thirty (30) days.
AYES: Unanimous.
Staff (7/6/85):
This request lies within the Central Planning Area where a revised Land
Use and Transportation Plan is being prepared by consultants. A draft
recommendation by the consultants suggests that Salem Church Road should
be constructed to a four-lane typical section. Therefore, a ninety (90)
foot right of way will be requested. This developer should provide
85S048/BSJUN5/JULY24H
one-half of that requirement or forty-five (45) feet from the existing
centerline (Condition 2). It should be noted that the General Plan 2000
recommended that Salem Church Road be a seventy (70) foot right of way
and Staff had previously recommended the dedication of thirty-five (35)
feet of right of way. Condition 2 has been modified to reflect the new
recommendation.
The Board of Supervisors on Wednesday, July 24, 1985, beginning at 2:00 p.m.,
will take under consideration this request.
6 85S
~/BSJUN5/JULY24H
EK
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85S04.8
REZ' A TO. R-9
C.U.PD.
SH. 22
TREEMO~
A
PROPOSED ROUTE 288
A
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July 24, 1985 BS
ADDENDUM
85S048
Vernom LaPrade, Jr.
Dale Magisterial District
Subsequent to the Board's action to defer this case, Staff investigated two
areas of concern which had been raised: (1) provision of stub roads to adja-
cent properties and (2) house sizes in relation to a recent development pro-
posal off Route 360 and Spring Run Road (Deer Run).
Ashton Woods North has provided stub roads to adjacent developments and into
undeveloped parcels. It was determined by Staff that stub roads from Ashton
Woods South would not be feasible. A stub road to the east of Ashton Woods
South would not be practical because Chesswood Subdivision is currently being
developed and is not providing stubs to be connected. Part of the reasoning
for this was the floodplain of Proctors Creek in this area. The property to
the south, owned by Richmond Lumber Company, has extensive road frontage along
Salem Church Road. If and when this property is developed, access would be
provided off Salem'Church Road in the vicinity of Sara Kay Drive and/or Fox
Hollow Drive (see map attached). It should also be noted that a stub road to
this property was provided through Chesswood (i.e., Plum Street). However,
because of the floodplain and Proctors Creek between Ashton Woods South and
the Richmond Lumber Company property, a connection would be extensive and
extremely costly. It should be noted that, in the past, it has been a prac-
tice of Staff to look at topographical features such as creeks, valleys,
streams and/or floodplains to determine if stub roads to undeveloped prop-
erties would be practical, or if it would cause too much expense on the devel-
oper's part to make practical the connection of a stub road. Where Staff has
felt that these topographical features would preclude the road from being
extended, stubs have not been recommended.
The property being developed as Ashton Woods South does not currently have
public road frontage on Salem Church Road. During the condemnation process
for 1-288, the VDH&T agreed to build a service road, to be built by State
forces, to serve this property. The location of this access road is impor-
tant. It will be built close to a bridge abutment for the 1-288 overpass.
While sight distances will be met, this access will provide limited visibility
and, Staff is of the opinion that, accesses from other developments should not
be at this point. Only a limited number of lots, those currently proposed
with Ashton Woods South, should be allowed to access Salem Church Road in this
location. If other lots are allowed to access Salem Church Road in this
location, Staff would anticipate that problems would be magnified.
A second concern raised with Staff was whether or not the house sizes in
Ashton Woods were comparable to those proposed with a recent development,
known as Deer Run, located near the intersection of Spring Run Road and U.Sf
Route 360. The following table will provide a complete comparison of the
house styles and/or types and their square footages between the two
developments:
Ashton Woods
Deer Run
One story (Ranch style)
1,100 sq. ft.
1,200 sq. ft. fin.
One and one-half (Cape Cod)
1,414 min. sq. ft.
896 fin.
1,430 gross sq. ft.
Two-story
1,496 min. sq. ft.
900 sq. ft. fin.
1,660 gross sq. ft.
If it is the desire of the Board of Supervisors to have house sizes between
these two developments comparable, the ranch style house in Ashton Woods
should be increased to a minimum of 1,200 square feet of finished floor area.
It should be noted that it is difficult to make a comparison between the one
and one-half story cape cod and the two-story houses in these two developments
since the proffered sizes differ as to the minimum finished floor areas and
the minimum gross square footage. However, if it is the Board's desire to
have these two subdivision homes made comparable, then the Ashton Woods devel-
opment should have a one and one-half story cape cod which would feature 1,430
gross square feet and a two-story with 1,660 gross square feet.
2
85S. J/BSJUN5/JULY24HH
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