94SN0141December 15, 1993 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
94S N 0141
Read F. Goode, Trustee
Midlothian Magisterial District
West line of Huguenot Springs Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-25).
PROPOSED LAND USE:
A single family residential subdivision is planned. The applicant has proffered
a maximum density of 1.00 dwelling unit per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
Ae
The proposed zoning and land use, coupled with the proffered conditions,
conform to the UDDer Swift Creek Plan, which designates the request property
for residential use of 1.00 unit per acre or less.
The proposed zoning and land use conform to anticipated area residential
development patterns.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
The applicant, subdivider, or assignee(s) shall pay the following
to the County of Chesterfield prior to the time of building
permit application for infrastructure improvements within the
service district for the property:
a)
$5,043.00 per lot, if paid on or prior to June 30, 1994;
or
(STAFF/CPC) 2.
(STAFF/CPC) 3.
b)
The amount approved by the Board of Supervisors not to
exceed $5,043.00 per lot adjusted upward by any
increase in the Marshall and Swift Building Cost Index
between July 1, 1993, and July 1 of the fiscal year in
which the payment is made, if paid after June 30, 1994.
The public water system shall be used.
Development shall be limited to a maximum of 1.00 dwelling
unit per gross acre.
(STAFF/CPC) 4.
(STAFF/CPC) 5.
At the time of recordation of the first subdivision plat, forty-five
(45) feet of right of way on the west side of Huguenot Springs
Road measured from the centerline of that part of Huguenot
Springs Road immediately adjacent to the property shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County.
Access to Huguenot Springs Road shall be limited to one (1)
public road.
(STAFF/CPC) 6.
The developer shall be responsible for relocation of the ditch to
provide adequate shoulders along the west side of Huguenot
Springs Road for the entire property frontage.
GENERAL INFORMATION
Location:
West line of Huguenot Springs Road, north of Midlothian Turnpike. Tax Map 6 (1)
Parcels 2 and 3 (Sheets 1 and 6).
94SN0141/WP/D EC 15M
Existing Zoning:
A
Size:
33.5 acres
Existing Land Use:
Vacant
Adiacent Zoning & Land U~e:
North - A; Single family residential
South - A; Single family residential or vacant
East - A; Single family residential or vacant
West - Powhatan County
PUBLIC FACILITIES
Utilities:
P~blic Water System:
Size/Location of Lines
There is an existing 24" water line located at the intersection of Huguenot Springs
Road and Midlothian Turnpike, which is approximately 5,600 feet to the request site.
Consistent with the recommendations of the U~oer Swift Creek Plan, the applicant
has proffered the use of the public water system. (Proffered Condition 2)
With the extension of public water, sufficient flow and pressure should be available
to meet domestic and fire protection demands of the proposed use. Fire flow
requirements are established and coordinated through Fire Administration.
Public Wastewater System:
The public wastewater system is not available to the request site and the County's
Water and Wastewater Facilities Plan does not project wastewater service extension
to the area bounded by Huguenot Springs Road, Midlothian Turnpike and the
Powhatan County/Chesterfield County line. The request site drains into Powhatan
County. A pumping station and approximately 7,200 feet of force main would be
necessary to provide wastewater service by way of the Chesterfield County system.
3 94SN0141/WP/D EC 15M
Due to the small size of the proposed development this does not appear
economically feasible.
Seotic Systems:
The applicant plans to use septic systems. A soil scientist would have to locate a
drainfield and reserve drainfield site on each lot, to be filed checked and verified by
the Health Department, prior to submitting the final check plat.
Environmental:
Drainage and Erosion
The request property drains north and south, and ultimately to the James River
through Powhatan County.
No existing or anticipated on- or off-site drainage or erosion problems. Off-site
easements and drainage improvements may be required.
Fire Service:
Midlothian Fire Station, Company #5. County water flows and fire hydrants must be
provided for fire protection purposes in compliance with nationally recognized
standards (i.e., National Fire Protection Association and Insurance Services Office).
Schools:
Approximately 19 school age children could be generated by this request. The site
lies in the Watkins Elementary School attendance zone: capacity - 879, enrollment-
1,147; Midlothian Middle School attendance zone: capacity- 1,350, enrollment-
1,212; and Midlothian High School attendance zone: capacity- 1,750, enrollment-
2,074.
This development would have an impact on area schools. However, school zone
configurations in the northern part of the County would be affected by new building
plans due to the rapid area growth. A new area elementary school will be opened
in 1994 to relieve Watkins/Robious. A new area high school will be opened in 1994
to relieve Midlothian/Monacan. This property would have particular impact at the
elementary school level. School impact could be expected to average that at Watkins
Elementary, which is significantly higher (i.e., .77 students per unit) than the County
average (i.e., .57 students per unit). The applicant has agreed to participate in the
cost of providing for area school needs. (Proffered Condition 1)
4
94S N0141/WP/D EC 15M
2.82
93.06
Populat{onIncrease
Number New Students 0.29
9.57 ..---
Elementary
4.29 0.13
Middle
High 4.95 0.15
18.81 0.57
Total
Net Cost for Schools 71,148 2,156
Net Cost for Parks 13,893 421
Net Cost for Libraries 4,950 150
Net Cost for Fire Stations 7,095 215
Average Net Cost for Roads 69,333 2,101
166,419 [ 5,043
Total
Net
Cost
*Based on applicant's proffer of 1.0 unit per acre, the proposed zoning and land use
will have a fiscal impact on capital facilities. Consistent with the Board of
Supervisors' cash proffer policy, cash proffers have been received to address this
impact. (Proffered Condition 1)
Transportation:
Development is anticipated to generate approximately 370 average daily trips. These
vehicles will be distributed along Huguenot Springs Road, which had a 1992 traffic
count of 817 vehicles per day.
The Thoroughfare Plan identifies Huguenot Springs Road as a major arterial with a
recommended right of way width of ninety (90) feet. The applicant has proffered to
dedicate forty five (45) feet of right of way measured from the centerline of Huguenot
Springs Road in accordance with that Pla___~n. (Proffered Condition 4)
Access to major arterials such as Huguenot Springs Road should be controlled. The
applicant has proffered to limit access to Huguenot Springs Road to one (1) public
5 945N0141/WP/D ECl 5M
road. The applicant has also proffered to relocate the ditch to provide an adequate
shoulder along the west side of Huguenot Springs Road for the entire property
frontage. (Proffered Conditions 5, and 6)
Area roads need to be improved to accommodate an increase in traffic generated by
this development. The applicant has proffered to contribute cash for off-site road
improvements in accordance with Board policy. (Proffered Condition 1)
Powhatan County staff has requested that a stub road right of way be provided to
Powhatan County. At time of tentative subdivision review, specific recommendations
will be provided regarding access and stub road rights of way to adjacent properties.
General Plan:
Lies within the boundaries of the Upper Swift (;reek Plan, which designates the
property for residential use of 1.00 unit per acre or less. In addition, the property
lies within a portion of the County where the Plan suggests development should be
phased with the extension of public facilities, such as public water and wastewater.
However, portions of the area encompassed by the Plan, to include the request
property and surrounding area north of Midlothian Turnpike and west of Huguenot
Springs Road, cannot be served by planned extensions of trunk wastewater lines (see
attached map). In such areas, development could occur without the availability of
public wastewater, subject to provisions for other public facilities (Proffered
Conditions 1, 2, 4, 5 and 6), and compliance with applicable Utilities and Health
Ordinances, as discussed herein.
Area Development Trends:
Development along this portion of Huguenot Springs Road is characterized by
agricultural zoning and vacant or forestal land uses, or single family residences.
Site Design:
The applicant has proffered a maximum density of 1.00 unit per acre (Proffered
Condition 3).
.Conclusions:
The proposed zoning and land use, as proffered, conform to the .Upper Swift Creek
Plan, which designates the request property for residential use of 1.00 unit per acre
or less. tn addition, the proposed zoning and land use conform to anticipated area
residential development patterns. Therefore, approval of this request is
recommended.
6
94SN0141/WP/D ECl 5M
CASE HISTORY
Planning Commission Meeting (11/16/93):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Easter, seconded by Mr. Cunningham, the Commission
recommended approval of this request and acceptance of the proffered conditions on
page 2.
AYES: Unanimous.
The Board of Supervisors on Wednesday, December 15, 1993, beginning at 7:00 p.m., will
take under consideration this request.
7 94SN0141/VVP/D ECl 5M
· !!i!ii?ii~,9 4 SNO141
:?:::'"' REZ: A TO R-
SH. 1816
LEGEND
~ WATER LINES
AREA WHICH CANNOT BE x~
i:!SERVED WITH PUBLIC .~ J ~--
WASTEWATER' - ~
'34~N0~