Loading...
82S096Ju&y-&;v-$98~-B6 Sepeembe~-&8~-&98&-B~ November 23, 1983 BS STAFF REPORT 82S096 Rock Port Lane Company and Realty Feasibility & Marketing Corp. Matoaca Magisterial District West line of Courthouse Road REQUEST: Rezoning from Agricultural (A) to Residential Townhouse-For-Sale (R-TH) with a Conditional Use Planned Development. RECOMMENDATION Recommend approval for the following reasons: me The proposed land use and zoning is a reasonable transition between commercial use to the north and single family residential use to the south. Through the imposition of conditions, the Commission and Board can insure land use compatibility with existing single family residential development east of and adjacent to this parcel. CONDITIONS The following conditions notwithstanding, the Master Plan prepared by Charles C. Townes and Associates, revised June 8, 1983, shall be con- sidered the plan of development. 2. A maximum of 98 units shall be permitted. Be Conditions stated herein notwithstanding, all bulk requirements of the Residential Townhouse-For-Sale (R-TH) District shall be appli- cable. A fifty (50) foot buffer shall be maintained along the eastern and southern property lines. Ail existing vegetation, except underbrush, shall be maintained within this buffer. Existing vegetation shall be supplemented with additional plantings, and/or berming to provide effective year-round screening. As part of schematic plan approval, e t a landscaping plan depicting this requirement shall be submitted. Landscaping of these buffer areas shall be accomplished in conjunc- tion with phasing of development. Ail public roads shall have a minimum fifty (50) foot right of way. Ail public roads shall have a pavement width not less than forty (40) feet, face of curb to face of curb. These roads shall be constructed to VDH&T specifications and taken into the State system prior to the issuance of occupancy permits. Proposed Heatherwood Lane shall be stubbed into adjacent property to the west. At the terminus of the road, a temporary turnaround shall be constructed to State specifications. No grading, clearing or other construction shall be permitted until such time that all approved construction easements and right of way are obtained for the Courthouse Road/Heatherwood Lane intersection. 10. No more than fifty (50) building permits shall be issued until a sec- ond public road access is provided. Should VDH&T and Planning Staff determine that Cobblestone Court will not be extended as a public road, a permanent cul-de-sac shall be constructed at the northern terminus, at the developer's expense, and accepted into the State system. 11. 12. When a second public road access is provided, the remaining fifty- five (55) building permits may be issued. Prior to obtaining occu- pancy for the last fifty-five (55) units, the second public road ac- cess shall be taken into the State system. If desired by the property owner, the driveway to Tax Map 49-12 (1) Parcel 24 shall be relocated at the expense of the developer to pro- vide access to Heatherwood Lane. Recommend that proffered Condition #1 not be accepted in its present form for the following reasons: It is the County's policy that water service be p~ovided in front of properties rather than the rear of properties. This policy has been adopted due to the fact that it is difficult to obtain access to the water meter if located in the rear. If the water line is provided to the rear of these properties, future extension of the line northward along Courthouse Road will be difficult. Acceptance of proffered Condition #1, deleting references to the location of water lines would be acceptable. Recommend acceptance of proffered Conditions 2 through 6. 2 82S096/BSNV3/U PROFFERED CONDITIONS 3. 4. 5. A water and sewer line shall be extended to the back property line of the houses along Courthouse Road. This is to be one (1) water and one (1) sewer line, stubbed off in a location that would permit these homeowners to connect to the system at their expense. We will agree to a maximum of 6 units per acre. We will agree to a maximum of 2 facades alike on any one building. We will agree to a maximum of 10 units to each building. We will agree to a minimum of 1,000 square feet for each unit (town- house). We will agree to exterior material of either cedar siding, hardboard siding, brick, or a combination of the three. GENERAL INFORMATION Location: Lies off west line of Courthouse Road, measured from point approximately 1,900 feet south of intersection with Hull Street Road. Tax Map 49-11 (1) Part of Parcels 14 and 16 (Sheet 14). Existing .Zoning: A and R-12 Size: 16.3 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North - M-1 with Conditional Use Planned Development and A, Single family res- idential use or vacant. South - A, Single family residential use or vacant. East - A, Single family residential use or vacant. West - A, Vacant. Utilities: 8 inch water line located in Rockwood Square Shopping Center north of request site. Use of public water intended. Property lies in Falling Creek ~sewage drainage area. Trunk sewer line located along Courthouse Road. A detailed hydraulic analysis required to de- termine whether existing sewers along Horner's Run and in the area have sufficient capacity to handle proposed development. 3 82SO96/BSNV3/U Environmental Engineering: Schools: Fire Service: Transportation & Traffic: Property gently sloping to sloping and when cleared, slight chance for erosion. Soils fairly suited for proposed use. Final plans should show subsurface drainage around building sites with low elevation. At least five (5) building sites have severe drainage limitations. Property drains to Falling Creek via Horner's Run. Rapid commercial- ization and high density development along Horner's Run has caused accelerated degrada- tion of the stream; therefore, improvements will be necessary along creek. Limits of 100 year backwater at Courthouse Road pipe crossing may be significantly altered due to high density development. It may be neces- sary to obtain off-site easements to ade- quately convey the run-off from this devel- opment. No filling permitted in i00 year flood plain backwater of Horner's Run to achieve buildable locations. Approximately 69 students will be generated by this development. Lies in the Gordon Elementary School Attendance Zone: existing capacity - 800, existing enrollment - 778; in the Swift Creek Middle School Attendance Zone: capacity - 1,500, enrollment - 1,579; in the Clover Hill High School District: existing capacity - 1,200, enrollment - 1,275. Additional facilities are planned in the future. Midlothian Fire Station, Company #5. Ca- pability adequate at present. County water and fire hydrant placement must be provided in compliance with national recognized stan- dards. Horizontal stand- pipes and fire lanes for rear accessibil- ity may also be required. It is estimated that approximately 735 aver- age daily trips will be generated by this development. Traffic will predominantly access to Courthouse Road which had a 1982 Traffic Tabulation of 9,750 vehicles per day. Internal public roads should be constructed to a typical design section, established by the County, for development of this density and magnitude. These public roads should be 4 ~,~ 82S096/BSNV3/U stubbed to adjacent property for future extension. Following the Commission's May meeting, the applicant submitted a redesign of the Court- house Road/Heatherwood Lane intersection. This change increases the Heatherwood Lane right of way at the intersection by twenty- five (25) feet to a total of seventy-five (75) feet and moves it to the south. Acqui- sition of construction, drainage, slope and sight easements, and additional right of way will be necessary. Due to the twenty (20) foot shift of Heatherwood Road, a construc- tion easement may be necessary along the southern proposed right of way line. De- tails for pavement widths on Courthouse Road are not clear. Staff recommends that the developer con- struct additional pavement, twenty-six (26) feet from centerline of Courthouse Road. This may require acquisition of additional right of way exceeding that indicated on the plans, or additional pavement widening to the east side of Courthouse Road. The eighty (80) foot long storage lane for left- hand turning movement into the development must be increased to a minimum of 100 feet, according to VDH&T requirements. The cross section that accompanied the plans indicates that curb and gutter will be installed with storm sewer under portions of the proposed pavement widening. Due to problems with maintenance of this storm, sewer, the VDH&T has indicated that storm sewer should be located outside the curb and gutter. This will require additional right of way or easements. The developer has proposed to relocate driveway to Cahoon property from Courthouse Road to Heatherwood Lane. Staff recommends that driveway to Nevel property also be re- located to Heatherwood Lane to eliminate undesirable access to Courthouse Road adja- cent to the proposed new intersection. Sight distance is also a problem at the proposed new intersection and easements will be needed or the developer could redesign the Courthouse Road intersection to accom- plish some of the widening to the east 5 82S096/BSNV3/U within the existing right of way. This could reduce the necessity for some addi- tional right of way and easement along the west side of Courthouse Road. Widening to the east of Courthouse Road would be costly due to the depth and location of ditches. Also, it will be necessary to construct curb and gutter along the widened sections. No more than fifty (50) building permits may be issued as long as proposed Heatherwood Lane is the only public road access. Staff would support allowing construction of an additional ten (10) units, provided a pri- vate drive is extended from the stub of Cobblestone Court north to Hull Street Road. At such time that a second public road is provided, the pri~ate drive should be closed and the remaining number of units constructed. Staff will address and make more specific recommendations on the Courthouse Road ac- cess at the time of schematic plan (tenta- tive subdivision) consideration. General Plan: Single family residential use. DISCUSSION The applicants are requesting rezoning to Residential Townhouse-For-Sale (R-TH) with a Conditional Use Planned Development. A maximum of 98 Town- house-for-Sale units is proposed. The area surrounding the request parcel is typified by mixed land uses. Adjacent property to the east, fronting along Courthouse Road, has been developed predominantly for single family residential use, while property to the north has been zoned for either industrial or commercial use and is being developed accordingly. Property to the south and west is zoned Agricultural (A) and is vacant. It is an- ticipated that at some future date, property to the west will be developed for higher density residential use. Higher density 'residential use of this parcel is appropriate because it provides a transition between the commercial and industrial uses located along the Route 360 corridor and the single family residential development to the south. Although the proposed land use is appropriate, particular attention should be paid to proper site design so as to insure quality development and min- imize the impact on existing single family residences in the area. In that respect, appropriate buffer conditions should be imposed along the eastern and southern boundaries of the parcel. Also, care should be taken to insure an appropriate intersection at Courthouse Road and Heatherwood Lane. If conditions are imposed, as stated herein, and bulk requirements of the R-TH zone are met, Staff is of the opinion that the proposed land 6 82SO96/BSNV3/U use can be compatible with area development and provide a proper transi- tion between the commercial uses and industrial uses along Route 360 and the single family residential uses to the east and south of the request parcel. CASE HISTORY Planning Commission Meeting (10/26/82): At the request of the applicant, the Commission deferred this case for thirty (30) days. Planning Commission Meeting (11/23/82): At the request of the applicant, the Commission deferred this case for sixty (60) days. Applicant (1/4/83): The applicant has requested another deferral of thirty (30) days to allow additional time to meet with area property owners. Planning Commission Meeting (1/25/83): At the request of the applicant, the Commission deferred this case for thirty (30) days. The Commission indicated their intent to dispose of the case at their February meeting as a number of deferrals had already been granted. Planning Commission Meeting (2/22/83): The Commission deferred this case for sixty (60) days to allow the appli- cant time to prepare plans for the Courthouse Road widening and proposed Heatherwood Lane. Staff, VDH&T, Applicant, Applicant's Engineers (4/8/83): Plans for Courthouse Road widening and proposed Heatherwood Lane were re- viewed and discussed. Staff requested additional information, showing cross sections along proposed Heatherwood Lane, so that it can be deter- mined what the impact will be on adjacent property owners. Planning Commission Meeting (4/26/83): At the request of the applicant, the Commission deferred this case for thirty (30) days. 7 82S096/BSNV3/U Staff (5/9/83): Revised plans, proposing a total of 115 units, were reviewed and the con- ditions stated herein were amended accordingly. The revised plans conform to R-TH bulk requirements. Planning Commission Meeting (5/24/83): The Commission deferred this case for thirty (30) days to allow the ap- plicant to complete negotiations on the purchase of the property located in the southwest quadrant of the intersection of Proposed Heatherwood Lane and Courthouse Road. The purpose of acquisition is to allow the proposed Heatherwood Lane to be shifted southward to minimize the amount of ease- ments and right of way required along Courthouse Road, north of the pro- posed intersection. Applicant and Staff (6/10/83): Revised plans were received and Staff's comments are addressed in the "Transportation Section" of this report. Planning Commission Meeting (6/28/83): On motion of Mr. Belcher, seconded by Mr. Thomas, the Commission resolved to recommend approval of this request, subject to the conditions stated herein. Further, the Commission resolved to recommend acceptance of the proffered condition, deleting references to "water lines." AYES: Unanimous. Board of Supervisors Meeting (7/27/83): The Board deferred this request for sixty (60) days to allow the applicant and area property owners an opportunity to study this case further. Board of Supervisors Meeting (9/28/83): On motion of Mr. Robertson, seconded by Mr. Daniel, the Board, at the re- quest of the applicant, deferred this case for sixty (60) days. Applicant (11/14/83): Proffered conditions 2 through 6 were received. 8 82S096/BSNV3/U The Board of Supervisors, on Wednesday, November 23, 1983, beginning at 2:00 p.m. will take under consideration this request. 82SO96/BSNV3/U 8-2 LUMLAY RI 0 C 0 C I 0 I 400 I 800 SOIL SUITABILITY GOOD FAIR, SEVERE EROSION HAZARD WHEN CLEARED POOR, SEVERE DRAINAGE LIMITATION ,', 82S096-1 ./