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July 24, 1985 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
85S073
B. Forace Hill
Bermuda Magisterial District
South line of Woods Edge Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-15). A detached,
single family residential subdivision is planned.
RECOMMENDATION
Recommend approval of R-15 for the following reasons:
The proposed land use is compatible with existing and proposed area
residential development.
Be
The proposed land use and zoning are consistent with the recently
adopted Eastern Area Transportation and Land Use Plan.
GENERAL INFORMATION
Location:
South line of Woods Edge Road, approxi-
mately 1,000 feet east of Lawing Drive.
Tax Map 134-6 (1) Parcels 5 and 6 (Sheet
42).
Existin~ Zoning:
A (R-15 proposed)
Size:
37.5 acres
Existin$ Land Use:
Vacant
Adjacent Zoning & Land Use:
North - A and R-7; Vacant or single
family residential
South - A; Vacant
East - A; Single family residential
or vacant
West - A; Vacant or public (Bermuda
Elementary School)
Utilities:
8 inch water line located along northside
of Woods Edge Road. Use of public water
intended. No off-site easements necessary'
Environmental Engineering:
Schools:
Fire Service:
General Plan:
Lies in Ashton Creek sewage drainage area.
Gravity sewer not available. Public sewer
may not be available for 25+ years. Use of
individual septic tanks are intended;
therefore, lots should be sized to accommo-
date ultimate use of septic systems.
Suitability for proposed use fair. Topog-
raphy gently sloping to steep with slight
to severe potential for erosion. On-site
clearing should be limited to slopes of
less than 12%. Professional soil scientist
should locate septic tank drainfields on
each lot.
Site has severe, steeply sloping topography
with many deep, irregular~gullies converg-
ing into a large ravine toward the center
of the property. This ravine eventually
drains into Walthall Pond. Existing drain-
age courses have highly unstable sides
slopes and a series of sudden drops that
indicate vulnerability to disturbance.
Depending upon road and lot layout, tempo-
rary and permanent erosion control problems
are anticipated. The many drainage gullies
will make high lot yields difficult. Large
ravines and other topographic features
should serve as property lines. No road
crossing of the central ravine should be
permitted. Utilities should be located in
or along roads.
Estimate approximately 18 students will be
generated based on tentative subdivision
plats which show 24 lots.
Lies in Enon Elementary School attendance
zone: capacity - 487, enrollment - 534;
Chester Middle School zone: capacity -
800, enrollment - 703; and Thomas Dale High
School zone: capacity - 1,500, enrollment
- 1,257.
Enon Volunteer Fire Station, Company #6.
At present, fire service capability mar-
ginal dependent on time of day. Company
#14, Dutch Gap, runs on back-up. County
water should be extended for fire protec-
tion purposes.
Eastern Area Plan proposes low density
residential.
85 '3/BSJUN5/JULY240
Transportation:
This development will generate approxi-
mately 240 average daily trips. These
vehicles will initially be distributed on
Woods Edge Road, which had a 1984 traffic
count of 1,180 vehicles per day. Walthall
Creek Road, proposed to serve this subdivi-
sion, stubs into the southern property line
and will serve a larger tract of land
currently zoned Agricultural (A). This
larger tract should also be served by
additional roads in the future, therefore,
Walthall Creek Road is not expected to
carry traffic volumes which exceed accept-
able subdivision street standards. At the
time of subdivision review, Staff will
consider additional stub roads to adjacent
properties. Staff will also consider
additional improvements along Woods Edge
Road to facilitate turning movements, as
well as, additional right of way to provide
for the realignment of Woods Edge Road in
the vicinity of Lawing Drive.
DISCUSSION
The applicant has proposed rezoning from Agricultural (A) to Residential
(R-15) to develop a single family residential subdivision. The applicant
has also submitted a plat for tentative subdivision approval which will
be considered concurrent with this rezoning request. The applicant's
tentative plat indicates that 24 lots will be developed with a minimum
lot size of 15,000 square feet, a maximum lot size of 99,000 square feet,
and an average lot size of 58,000 square feet. The minimum lot width
will be 100 feet and the average lot width will be 120 feet.
Other area development includes Woods Edge Subdivision to the north and
Riggers Station to the west, which currently has tentative subdivision
approval from the Planning Commission to the west. Woods Edge Subdivi-
sion has lots ranging from 16,000 square feet to over 25,000 square feet
with the average lot size being approximately 22,000 square feet.
Riggers Station proposes a minimum lot size of 15,000 square feet with an
average of 26,000 square feet. The applicant's tentative plat indicates
this development will be compatible with area developments.
As previously indicated, this property lies in the Eastern Planning Area.
The Eastern Area Land Use and Transportation Plan anticipates that this
property will be developed as low density residential with a maximum of
1.5 units per acre. The applicant's tentative subdivision plat proposes
less than one lot per acre. It should be noted, however, that Euclidean
zoning, as proposed by this development, would not guarantee that final
development would be at this density. Staff discussed this issue with
the developer but, in making his application, he did not address tha
issue of the total number of lots per acre. Typical R-15 development in
3 85S073/BSJUN5/JULY240
the County, utilizing public water and septic systems, generally develops
at 1.1 lots per acre.
CASE HISTORY
Planning Commission Meeting (6/18/85):
On motion of Mr. Belcher, seconded by Mr. Cowan, the Commission recom-
mended approval of this request.
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.
85 ~'~3/BSJUN5/JULY240
R-15
BERMUDA
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· W. J. JONt
85S07;5
REZ:A TO R-15
SH. 4
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RD.
SOIL SUITABILITY
GOOD
FAIR
POOR
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