12SN0112
CASE MANAGER: Amy Somervell
September 20, 2011 CPC
October 26, 2011 BS
STAFF’S
BS Time Remaining:
REQUEST ANALYSIS
365 days
AND
RECOMMENDATION
12SN0112
Chesterfield County Planning Commission
Clover Hill Magisterial District
Providence Elementary; Providence Middle; and Clover Hill High School Attendance Zones
North and south lines of Ladino Lane
REQUEST: Amendment of conditional use planned development (Case 07SN0365) relative to
access in a Residential Townhouse (R-TH) District. Specifically, an amendment
to Condition 13 is requested to permit unrestricted access to Ladino Lane.
PROPOSED LAND USE:
Residential and commercial uses are planned as part of the Amberleigh
development.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Amendment to the zoning condition is necessary for the development to comply
with the Subdivision Ordinance, which requires a second public access for more
than 100 lots.
B. It is anticipated that the use of Ladino Lane, as the second public access, is
temporary because the zoning condition on the adjacent property to the west
(Case 06SN0194) will result in the elimination of Ladino Lane once that property
develops.
(NOTE: CONDITIONS MAY BE IMPOSED. CONDITION NOTED WITH “STAFF/CPC”
WAS AGREED UPON BY BOTH STAFF AND THE COMMISSION.)
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CONDITION
(STAFF/CPC) With the approval of this request, Condition 13 of Case 07SN0365 shall
be modified as follows:
There shall be no direct vehicular access or driveways from the
property to Hull Street Road. (T)
(Note: All other conditions of Case 07SN0365 shall remain in force and
effect).
GENERAL INFORMATION
Location:
The request property is located on the north and south lines of Ladino Lane, west of
Amberleigh Boulevard. Tax IDs 751-687-3263 and 6883.
Existing Zoning:
R-TH
Size:
17.3 acres
Existing Land Use:
Single-family residential or vacant
Adjacent Zoning and Land Use:
North - A; Single-family residential or vacant
South - A and R-TH; Single-family residential
East - R-TH and C-3 with CUPD; single-family residential, commercial or vacant
West - R-TH with CUPD; Single-family residential or vacant
UTILITIES
Public Water and Wastewater Systems:
Connection to the public water and wastewater systems are required by the proffered
conditions of Case 07SN0365.
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ENVIRONMENTAL; SCHOOLS; LIBRARY; AND PARKS AND RECREATION
This request will have no impact on these facilities.
Fire Service:
Fire Station 24 and Manchester Volunteer Rescue Squad currently provide fire protection
and emergency medical service (EMS). Due to the layout and number of dwellings in the
proposed subdivision, two (2) points of access are required in accordance with County
Ordinance 17-76.
County Department of Transportation:
Ladino Lane is a state-maintained gravel road that currently serves several homes. The
applicant previously proffered to preclude access to Ladino Lane, other than for
emergency vehicles, because it is a gravel road that could not accommodate the increased
traffic. The applicant is requesting to amend this condition in order to comply with
Section 17-76 of the Subdivision Ordinance, which requires a development to have more
than one (1) public road connection in order to exceed 100 lots.
Use of Ladino Lane as a gravel road will be temporary because existing conditions of
zoning (Case 06SN0194) on the property to the west will result in the elimination of
Ladino Lane entirely, including removal of the existing crossover on Hull Street Road,
when that property develops. Because the increased use of Ladino Lane as a gravel road
will be temporary, staff can support this request.
Virginia Department of Transportation (VDOT):
VDOT has reviewed the proposed modifications to existing and proposed access to the site.
VDOT can support the proposed abandonments and revised right-of-way configurations.
VDOT also will support a one-way access to the property from Hull Street Road with
appropriate geometry and roadway elements.
LAND USE
Current Comprehensive Plan:
The subject property is located within the boundaries of the Route 360 Corridor Plan,
which suggests the property is appropriate for mixed use corridor use.
Draft Comprehensive Plan:
The Revised Draft Comprehensive Plan (as of September, 2011) designates the subject
property “Community Corridor” (with a small portion of the north end of the site, within
an Resource Protection Area, designated as “Conservation/Recreation.” This proposed
land use designation encourages vertically and horizontally integrated mix of residential,
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office, public, open space, and commercial uses. It should be noted that the revised draft
plan is pending review by the Planning Commission, has not been approved, and does not
provide land use guidance for the subject property at this time. As of the date of this
report, the Commission has not forwarded a recommendation regarding the revised draft
plan to the Board of Supervisors. Additionally, the Board has not reviewed the revised
draft plan, nor has the Board taken any action on the revised draft plan to date.The
recommendations of the revised draft plan are provided for reference purposes only.
Area Development Trends:
Properties to the north are zoned Agricultural (A) and are occupied by single-family
residential uses on large acreage parcels or are vacant. Properties to the south are zoned
Agricultural (A) and Residential Townhouse (RTH) with Conditional Use Planned
Development and are occupied by single-family residential uses on acreage parcels or are
vacant. Properties to the east are zoned Residential Townhouse (RTH) and Community
Commercial (C-3) with Conditional Use Planned Development and are occupied by
single-family residential and commercial use within the Amberleigh development or are
vacant. Properties to the west are zoned Residential Townhouse (RTH) with Conditional
Use Planned Development and are occupied by single-family residential use on acreage
parcels or are vacant. It is anticipated that the property will continue to develop for a mix
of commercial, office and residential use as suggested by the Plan.
Zoning History:
On October 24, 2007 the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning of 17.7 acres, from Residential Townhouse
(RTH) to Residential Townhouse (RTH) with Conditional Use Planned Development
(Case 07SN0365), to permit exceptions to Ordinance requirements. Conditions of
approval included, although not exclusively, density, residential development standards
and access. Specifically, Condition 13 prohibited direct vehicular or driveway access to
Ladino Lane.
Current Proposal:
In June 2008 Amberleigh LLC submitted a tentative subdivision application (Case
08TS0415) for forty-four (44) lots known as Amberleigh Phase 2. This portion of the
Amberleigh development would be located at the terminus of Amberdale Drive, west of
the existing/recorded Amberleigh subdivision (Phase 1). Amberleigh Phase 1 includes
129 lots, which are accessed by the intersection of Amberdale Drive and Amberleigh
Boulevard with an emergency access through the commercial portion of the development.
The combination of the 129 lots from Amberleigh, Phase 1, and the forty-four (44) lots
proposed with Phase 2 would result in a development with 173 lots accessed by a single
collector street. The Subdivision Ordinance requires developments with more than 100
lots to have a second public road access since the lack of public street connections within
a development could impact the access and response time for emergency services.
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The applicant proposes to amend Condition 13 of Case 07SN0365 to allow public access
to Ladino Lane. Ladino Lane would then be allowed to serve as the second public access
since the development would have more than 100 lots.
CONCLUSION
Amendment to the zoning condition is necessary for the development to comply with the
Subdivision Ordinance requirements relating to having a second public access for more than 100
lots. Connecting to Ladino Lane provides a second public access, which would benefit both
phases of Amberleigh Subdivision as multiple means of access may improve public safety
response times.
Zoning Case 06SN0194 will result in the elimination of Ladino Lane when adjacent property to
the west is developed. Therefore, the use of Ladino Lane will be temporary. Given these
considerations, approval of this request is recommended.
______________________________________________________________________________
CASE HISTORY
______________________________________________________________________________
Planning Commission Meeting (9/20/11):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Waller, the Commission recommended
approval subject to the condition on page 2.
AYES: Messrs. Bass, Brown, Gulley, Hassen and Waller.
The Board of Supervisors, on Wednesday, October 26, 2011 beginning at 6:30 p.m., will take
under consideration this request.
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12SN0112-1