86S149February 25, 1987 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
86S149
R and 0 Associates
Midlothian Magisterial District
Lies off the north line of Looking Glass Road
and south line of Southern Railroad
REQUEST:
On January 12, 1987, the applicants amended their request to rezon-
lng from Residential Townhouse (R-TH) and Residential (R-7) to
Residential (R-9). The original request was for rezoning from
Residential Townhouse (R-TH) and Residential (R-7) to Residential
Multifamily (R-MF) and Residential (R-9). A single family residen-
tial subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 1 AND
2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
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The requested zoning is in compliance with the densities recommended
by the Northern Area Land Use and Transportation Plan.
The proposed densities and land uses are compatible with existing
development trends and with the existing zoning.
It is also recommended that proffered condition 1 and part of 4 be made part
of the Restrictive Covenants to be recorded by the developer.
(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 C~OMMISSION.) '
PROFFERED CONDITIONS
(STAFF/CPC) 1.
The builder will convey to the Greenfield Soccer Asso-
ciation, at no cost to the Association, the open space
land (described as such on the site plans) for the exclu-
sive use of the Association.
· (STAFF/CPC) 2.
No swimming pool will be constructed on the si~e.
(STAFF/CPC) 3.
(STAFF/CPC) 4.
The single family homes shall have a minimum square foot-
age' of 1,600 square feet of finished living space.
The following shall be incorporated into the Restrictive
Covenants:
me
The owner will strive to maintain .the integrity
of the property and leave as much natural area
and trees as possible.
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The single family homes shall be architecturally
and cost comparable to the existing homes in
Settlers Landing.
GENERAL INFORMATION
Location:
Lies approximately 130 feet off the north
line of Looking Glass Road, also fronting
approximately 3,150 feet on the south line
of the Southern Railroad. Tax Map 9-16 (1)
Part of Parcel 1 (Sheet 3).
Existing Zoning:
R-7 and R-TH
Size:
80 acres
Existing Land Use:
Adjacent Zoning & Land Use:
Vacant
North - R-15; Single family residential
or vacant
South - R-7; Single family residential
or vacant
East - R-7 with CUPD and R-TH with CUPD;
North Creek Condominiums and Single
family residential
West - R-7; Single family residential
or vacant
Utilities:
12 inch water line located at the site
along Early Settlers Road. Use of public
water recommended and intended. Off-site
easements for the extension of public water
into this site will not be necessary.
Located in the Powhite Creek sewage drain-
age area. 18 inch trunk sewer line tra-
verses this site in a west to east direc-
tion. 8 inch trunk sewer line traverses
this site in a south to north direction.
Use of public sewer is recommended and
intended.
- 2 ' 149/BSJAN7/FEB25K
Environmental Engineering:
Schools:
Fire Service:
This site is rated as poor for the proposed
use due to a large part of the parcel being
poorly drained or having severe erosion
potential when cleared. This site has
variable topography ranging from gently
sloping to steep. On slopes of 2% to 12%
(gently sloping to sloping), the potential
for erosion is slight, while drainage
limitations are severe. On slopes of 12%
to 20%+ (gently sloping to steep), poten-
tial for erosion is severe. At the time of
tentative subdivision approval, Staff will
consider recommending conditions dealing
with clearing steep slopes and individual
lot erosion control.
Site drains to Powhite Creek and to the
James River via tributaries. Sloping
terrain with erodable soils have caused
severe silt build-up and high water prob-
lems downstream at Old Bon Air Road.
Development of this property will cause
larger volumes of runoff and will conse-
quently aggravate existing drainage prob-
lems. Off-site drainage easements may not
be necessary, however, a drainage plan is
necessary to make a determination. The
existing lake should be cleared and have a
minimum depth of 3 feet, 10 feet from the
shore line. The existing dam should be
repaired where necessary. Staff will
consider recommending such condition at the
time of tentative subdivision review.
Estimate approximately 140 school age
children will be generated.
Lies in the Greenfield Elementary School
attendance zone: capacity - 686, enroll-
ment - 618; Robious Middle School zone:
capacity - 1,350, enrollment - 1,026;
Monacan High School zone: capacity -
2,000, enrollment - 1,877.
Midlothian Fire Station, Company #5
(paid/volunteer). At present, fire service
capability is good. County water and fire
hydrants should be provided in compliance
with nationally recognized standards. Fire
lanes and accessibility with fire apparatus
and equipment shall comply with Section
311, Chesterfield County Fire Prevention
Code.
3 86S149/BSJANT/FEB25K
General Plan
(Northern A~ea Land
Use. and Transporta-
tion Plan):
High density residential
(7.01 units per acre or more)
Transportation:
The proposed' development will generate
approximately 2,000 average daily trips.
These vehicles will initially be distribut-
ed along Looking Glass Road and White
Rabbit Road which had a 1984 traffic count
of 367 and 269 vehicles per day, respec-
tively. Traffic generated from this devel-
opment is not expected to exceed the capac-
ity of the existing subdivision streets.
DISCUSSION
The applicant is proposing to rezone from R-TH and R-7 to R-9. This
proposal has been amended by the applicant since the last public hearing
held by the Commission. A single family residential subdivision is
planned. Approximately 12 acres is proposed to be set aside as open
space. Also, 24 single family units are proposed to the east that are
not a part of this rezoning request.
In reviewing this request, Staff considered, among other things, the
current zoning approved on the site, the Northern Area Land Use and
Transportation Plan, and existing development trends in the area.
In June 1981 the subject property was rezo~ed to Residential Townhouse
For Sale (R-TH) and Residential (R-7). This case provided for a density
of 208 townhouse units and 47 single family detached homes. The appli-
cant in the current request has indicated that the purpose of this re-
quest "is a reorganization of the approved existing zoning." The den-
sities are compared as follows:
Existing Proposed
Multifamily 208 0
Single family 47 144
Total units 255 144
As is evident from the above, the densities between the two projects - as
proposed by the amended request, are much less than the current zoning
allows.
It should be noted, however, that under the current proposal an area of
approximately 12 acres is proposed to be developed as soccer fields by
someone other than the developer. Consequently, the net density can be
expected to be higher. Also, with the provision of soccer fields
(proffered Condition 2), it is expected that traffic generation will be
higher than noted in the Transportation section of the "Request
- 4 149/BSJAN7/FEB25K
Analysis." It is anticipated that most of this increase will be neigh-
borhood related and may be pedestrian-type. Furthermore, it will be
necessary for Greenfield Soccer Association to obtain proper zoning
approval from the Planning Commission and Board of Supervisors prior to
any construction on the site. Staff would note that nothing contained
herein grants specific approval of such request, if made.
As was noted earlier, the area lies in the Northern Plannin~ Area and is
designated to be developed in accord with high density residential stan-
dards (7.01 units per acre or more). Overall, including open space, the
site is proposed to develop at a density of approximately 1.8 units per
acre. The proposed density is below the recommendation of the Plan.
Consequently, Staff is of the opinion that this request is in conformance
with the Northern Area Plan.
In reviewing area development trends, lots in Settlers Landing that are
immediately adjacent to this request average approximately 9,000 square
feet and range in size from approximately 8,750 square feet to 26,000
square feet. They are zoned R-7 and generally have 70 to 75 feet of lot
width. The requested R-9 zoning will ensure that lots in the proposed
development are compatible with adjacent lots in Settlers Landing.
The applicant has proffered a number of conditions to deal with area
citizens' concerns. For the applicant's benefit, it should be noted that
these proffers do not relate to the two (2) areas served by Old Camp Road
and Winding Way. Because these were not a part of the zoning request,
they must abide by the original conditions of zoning.
CASE HISTORY
Planning Commission Meeting (11/18/86):
On motion of Mr. Cowan, seconded by Mr. Belcher, the Commission resolved
to defer this case for sixty (60) days.
AYES: Messrs. Miller, Belcher, Cowan, and Rowe.
ABSENT: Mr. O'Connor.
Applicant (1/5/87):
The applicant amended his proffered conditions as found on page 1.
Applicant (1/12/87):
The applicant amended his request to rezone the entire project to R-9.
Staff has consequently made the necessary changes~to the Request Analy-
sis. Additionally, it should be noted that Staff's recommendation has
been changed. ·
5 86S149/BSJAN77FEB25K
Planning Commission Meeting (1/20/87):
The applicant agreed to amend Proffered Conditions 1 and part of 4 to
place then in the Restrictive Covenants.
On motion of Mr. Cowan, seconded by Mr. Rowe, the Commission recommended
approval of this case and acceptance of the proffered conditions on pages
1 and 2.
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.
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