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87S012~ae~e~y-~0~-~-~P~ February 25, 1987 BS REQUEST ANALYSIS A_ND RECOMMENDAT I ON 87S012 ~c0ntinental Land Sales,'~nc~. Matoaca Magisterial District North line of Beach Road and southeast line of Hensley Road REQUEST: Rezoning from Agricultural (A) to Residential (R-25). family residential subdivision is planned. A single PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGES 1 AND 2 AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 1. STAFF RECOMMENDATION Recommend approval and acceptance of the proffered conditions for the follow- ing reasons: Be The requested zoning and land uses are in conformance with the proposed Western Area Land Use and Transportation Plan. The requested zoning and land uses are cdmpatible with, and rep- resentative of, area development trends. Ce The proffered conditions are consistent with the proposed Western Area Land Use and Transportation Plan and w~ll assure development which is comparable with other area development. (NOTE: 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. (STAFF/CPC) 2. There shall be no lot recorded with a gross area of less than 30,000 square feet. The total lot yield shall not be more than 0.5 units per acre. CONDITION (STAFF/CPC) A fifty (50) foot building setback line and buffer, exclusive of utility easements, shall be provided on lots adjacent to Beach Road and Hensley Road. The area within this buffer shall be planted and/or left in its natural state if there is suffi- cient vegetation to provide adequate screening. Prior to recordation, the developer shall flag this buffer for in- spection by the Planning Department. If sufficient vegetation does not exist, a landscaping plan shall be approved by the Planning Department and a bond posted to cover the cost of implementing the plan, prior to recordation. This building setback line and buffer shall be noted on final check and record plats. The Planning Commission may modify this condi- tion at the time of tentative subdivision review to allow for access break(s). (P&T) GENERAL INFORMATION Location: Fronts approximately 5,600 feet on the north line of Beach Road, also fronting approximately 6,500 feet on the southeast line of Hensley Road, approximately 2,200 feet northeast of the intersection of these roads. Tax Map 109-3 (1) Parcel 1 (Sheet 29). Existin$ Zoning: Size: Agricultural 639 acres Existin~ Land Use: Adjacent Zonin~ & Land Use: Vacant North - A; Single family residential or vacant South - A; Single family residential or vacant East - A and R-25; Single family residential or vacant West - A; Single family residential or vacant Utilities: 16 inch water line located in Physic Hills Subdivision, approximately 3,500 feet west of this site. The developer will be re- sponsible for acquiring off-site easements along Beach Road at his own expense for the extension of water to this site. Use of public water is recommended and intended if such is available. The developer's engi- neer has had discussions with the Utilities Department concerning this extension. Appropriate conditions may be recommended at the time of tentative subdivision review. 2 87S012/BSJAN7/FEB25Q Environmental Engineering: Schools: Lies in upper Swift Creek sewage drainage area. Public sewer is not available for use. The developer will utilize septic systems. Site is considered poor for the proposed use because large areas of soils are un- suitable for septic systems. Terrain is gently sloping to sloping and, when cleared, has slight chance of erosion. Soils on slopes of 2 to 6% (gently sloping) in low elevations have poor drainage. Those in higher elevations have a slow percolation rate. Soils on slopes of 6 to 12% (sloping) have few limitations. Well water supplies in this area are question- able and may require that public water be extended. Additionally, the soils are such that the overall density as proffered is not likely to be reached. It is expected that fewer lots will be created. Due to the poor soils and questionable well water, Staff may be recommending conditions at tentative subdivision review to minimize concerns. Site drains to Rocky Run and Third Branch via tributaries. There are no existing on- or off-site drainage and/or erosion prob- lems. It cannot be determined at this time if off-site drainage easements will be necessary. The developer should follow normal drainage and erosion control procedures. Estimate approximately 224 school age children will be generated if the proffered conditions are considered. However, be- cause of soil conditions, it is expected that fewer houses will be built and, conse- quently, fewer school age children. Lies in the Grange Hall Elementary School atten- dance zone: capacity - 642, enrollment - 611; Swift Creek Middle School attendance zone: capacity - 1,500, enrollment 1,234; Clover Hill High School attendance zone: capacity - 1,700; enrollment 1,610. This is a rapidly growing area and based on current enrollment projections, new facil- ities will be needed to accommodate present and future development. 3 87S012/BSJAN7/FEB25Q Fire Service: Clover Hill Fire Station, Company #7 (paid/volunteer). Present fire service capability is good. County water and fire hydrants should be provided for fire pro- tection purposes. General Plan (Western Area Land Use and Transporta- tion Plan - Proposed): Low density residential (1.5 units/acre or less) Transportation: DISCUSSION This proposed development will generate approximately 3,190 average daily trips. These vehicles will be initially distribut- ed along Beach Road and Hensley Road which had a 1984 traffic count of 1,126 and 211 vehicles per day, respectively. In viewing the overall road network for this area, in conjunction with this proposed development, it appears that a collector road should be developed between Hensley Road and Beach Road. This collector road, or a portion of it, should be constructed on this parcel. Typically, Staff has recommended collector roads to be constructed with a 60 foot right of way and no individual lot access. At the time of tentative subdivision re- view, Staff will make specific recommenda- tions regarding development of this collec- tor road and providing stubs to adjacent parcels. The proposed Western Area Land Use and Transportation Plan identifies Hensley and Beach Roads as major arterials with a recommended right of way width of 90 feet. Right of way dedication should be in accordance with this plan. Staff has consistently recommended controlling access along these identified major arterials. Access to Beach Road and Hensley Road should be controlled (Condition on page 1). Proper turn lane(s) should be constructed at the access locations to facilitate turning movements. Staff will consider appropriate condition(s) at the time of tentative subdivision approval. The applicant has requested rezoning from Agricultural (A) to Residential (R-25). A single family residential subdivision is planned. The appli- cant has submitted proffered conditions in which he agrees to a minimum lot size of 30,000 square feet and an overall development density of 0.5 4 87S012/BSJAN7/FEB25Q units per acre or less. In reviewing this request, Staff considered the recommendations of the proposed Western Area Land Use and Transportation Plan, as well as other developments in the area. The proposed Western Area Land Use and Transportation Plan recommends this area be developed at a density of 1.5 units per acre or less. Proffered Condition 2 will assure that no more than 0.5 units per acre will be developed. Proffered Condition 1 assures that no lot will be less than 30,000 square feet in area. Therefore, this request will be compatible with the Western Area Plan density recommendation. This proposed development is in the vicinity of Donegal Forest North, Donegal Forest, and Donegal Glen to the northeast, Plantation Trace to the south, Physic Hill to the southwest and Amberwood to the west. Donegal Forest North is zoned R-25 and has an average lot size of approx- imately 8.3 acres. Lots in Donegal Forest North range in size from approximately 3.5 acres of 16.75 acres with lot widths averaging approxi- mately 300 feet. Donegal Forest is zoned R-25 and has an average lot size of approximately 1.75 acres. Lots in Donegal Forest range in size from approximately 40,685 feet to 4.9 acres with lot widths averaging approximately 150 feet. Donegal Glen is zoned R-25 and has an average lot size of approximately 1.7 acres. Lots in Donegal Glen range in size from approximately 25,530 square feet to 6.5 acres with lot widths av- eraging approximately 175 feet. Plantation Trace is zoned R-25 and has an average lot size of approximately 4.3 acres. Lots in Plantation Trace range in size from approximately 1.1 acres to 15.7 acres with lot widths averaging approximately 300 feet. Physic Hill is zoned R-15 and has an average lot size of approximately 31,013 square feet. Lots in Physic Hill range in size from approximately 25,528 square feet to 1.2 acres with lot widths averaging approximately 125 feet. Amberwood is zoned R-25 and has an average lot size of approximately 1.4 acres. Lots in Amberwood range in size from approximately 28,050 square feet to 3.8 acres with lot widths averaging approximately 190 feet. Many of these lots are extremely large. This is due to the large area of poor soils throughout this area of the County. It is felt that this requested development will have some lots that are relatively large for the same reasons. Consequently, it is expected that the average lot size will be somewhat larger. This, together with the proffered conditions, will help to ensure that this development will be compatible with other area developments. It is felt that this request is both compatible to existing residential development and that it is in compliance with the densities as recommend- ed in the Western Area Plan. Therefore, it is recommended that the re- quested zoning be approved and that the proffered conditions be accepted. CASE HISTORY Planning Commission Meeting (1/20/87): The applicants agreed to amend Proffered Condition 2 to reduce the total lot yield from 1.51 units per acre to 0.5 units per acre. 5 87S012/BSJAN7/FEB25Q On motion of Mr. O'Connor, seconded by Mr. Cowan, the Commission recom- mended approval of this request, subject to the condition on pages 1 amd 2 and acceptance of the proffered conditions on page 1. AYES: Messrs. Miller, O'Connor, Cowan, and Rowe. ABSENT: Mr. Belcher The Board of Supervisors on Wednesday, February 25, 1987, beginning at 2:00 p.m., will take under consideration this request. ~. 6 87SO12/BSJAN7/FEB25Q N BEACH RD. A ,87S012. REZ: A TO R-25 SH. 2.9 SOIL SUITABILITY WITH SEPTIC TANKS GOOD FAIR POOR N 15 ~5