84S173~e~e~e~-~6?-~984-GYG
November 28, 1984 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
84S173
George B. Sowers, Jr. and Associates, Inc.
Clover Hill Magisterial District
200 feet off the north line of Ronaldton Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-9).
RECOMMENDATION
Recommend approval of Residential (R-15) and denial of Residential (R-9) for
the following reasons:
R-15 densities and lot widths are compatible with lots in Forest
Acres Subdivision.
Be
R-15 provides a better transition in lot sizes with adjacent res-
idential land uses.
C. Residential land use conforms to the General Plan 2000.
GENERAL INFORMATION
Location:
200 feet off the north line of Ronaldton
Road at its intersection with Francill
Drive. Tax Map 27-15 (1) Parcels 2 and 5
(Sheet 8).
Existing Zoning:
A
Size:
14.2 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - A; Vacant, Church and single family
residential
South - R-7; Single family residential
East - A; Single family residential
West - A; Vacant
Utilities:
16 inch water line located along Ronaldton
Road approximately 200 feet south of site.
Use of public water intended. Lies in
Falling Creek sewage drainage area. Trunk
sewer lines located along Ronaldton and
Vickilee Roads. Use of public sewer in-
tended. Owner/developer must obtain off-
site sewer easements and extend sewer at
his expense.
Environmental En$ineerin~:
Soils are well suited for proposed use.
Each lot should be provided with a homesite
having naturally, well drained soils.
Drains to Falling Creek. Significant
upstream drainage passes through this site.
Existing on-site and downstream channeliza-
tion not adequate for increased runoff from
this site. Residents of Forest Acres
Subdivision, south of and downstream from
this site, have reported drainage problems.
Downstream drainage systems must be inves-
tigated to determine if adequate to accept
increased run-off. Off-site drainage
easements may be required.
Schools:
Estimate approximately 25 students will be
generated. Lies in Reams Elementary School
attendance zone: capacity - 969, enroll-
ment - 768; Midlothian Middle School zone:
capacity - 1,000, enrollment - 997; Monacan
High School zone: capacity - 1,770, en-
rollment - 1,846. Additional classroom
space needed for middle and high school
levels.
Fire Service:
Wagstaff Fire Station, Company #10. At
present, fire service capability adequate.
County water and fire hydrants must be
provided in compliance with nationally
recognized standards.
General Plan:
Single family residential
Transportation:
Vehicular movements will be distributed
along Francill Drive and Ronaldton Road and
ultimately to Reams and Courthouse Roads.
VDH&T has indicated that Francill Drive
must be upgraded and the right of way must
be 50 feet wide.
DISCUSSION
The applicants are requesting rezoning from Agricultural (A) to Residen-
tial (R-9) of a 14+ acre parcel of land off the north line of Francill
Drive. The property in the area of the request site is zoned Residential
2 84Si73/BSOCT4/QN
(R-7) and Agricultural (A). However, the lot sizes vary from an acre
plus in the A districts to 12,000 square feet in the R districts.
The lots abutting the request site immediately to the south in Forest
Acres Subdivision are 20,000 square feet in area. Lots to the north and
west of the request site in Briarcliff Subdivision are approximately
12,000+ square feet in area. Staff is of the opinion that this area
should develop with densities that will provide a transition between the
two (2) existing developments.
Staff would take this opportunity to advise the developer that with only
one (1) public road access, he will be able to record no more than fifty-
nine (59) lots. In addition, no more than fifty (50) building permits
will be issued. This situation will be studied further with tentative
subdivision review.
CASE HISTORY
Planning Commission Meeting (10/16/84):
The developer's representative, Mr. Don Balzer, proffered the following
conditions:
1. The average lot size shall be a minimum of 12,000 square feet.
The dwelling units constructed within this parcel shall have a
minimum livable square footage of 1100 square feet.
Mr. O'Connor stated that he was prepared to recommend approval of R-9
zoning if Proffer #2 could be modified to 1,400 square feet and Proffer
#3 could be added which would state: all lots adjacent to Forest Acres
shall be a minimum of 12,000 square feet. Mr. O'Connor stated that this
would accomplish Staff's objective of protecting the existing housing in
the neighborhood and still accommodate densities proposed.
Mr. Balzer stated he did not have the authority to amend the proffered
conditions. He stated that he would accept a recommendation for denial,
but could not accept a deferral.
On motion of Mr. O'Connor, seconded by Mr. Cowan, the Commission resolved
to recommend denial of Residential (R-9) and approval of Residential
(R-15) zoning.
AYES: Messrs. Miller, Cowan, O'Connor and Belcher.
ABSENT: Messrs. Thomas and Dodd.
The Board of Supervisors on Wednesday, November 28, 1984, beginning at 2:00
p.m., will take under consideration this request.
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