86S079July 23, 1986 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
86S079
David Atkinson
Matoaca Magisterial District
Eastern terminus of Beaverwood Drive
REQUEST: Rezoning from Agricultural (A) to Residential (R-15).
family residential subdivision is planned.
A single
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF PROFFERED CONDITION ON PAGE 1.
STAFF RECOMMENDATION
Recommend approval of R-15 and acceptance of the proffered condition for the
following reasons:
The requested zoning and land use are compatible with and comparable
to area development and adjacent subdivisions.
The requested zoning and land use conform to the General Plan 2000
and the Proposed Western Area Land Use and Transportation Plan.
(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 Condition
(STAFF/CPC)
No lot will be less than 25,000 square feet in size and, except
for lots on the cul-de-sac bulbs, all lots will be 120 feet
wide, minimum, at the front property line.
GENERAL INFORMATION
Location:
Lies at the eastern terminus of Beaverwood
Drive and extending to the western terminus
of Clearwood Court. Tax Map 93-9 (1)
Parcel 4 (Sheet 30).
Existing Zoning:
A
Size: 21.4 acres
Existing Land Use:
Adjacent Zoning & Land Use:
Utilities:
Environmental Engineering:
Schools:
Vacant
North - A; Single family residential
or vacant
South - A & R-15; Single family
residential or vacant
East - R-15; Single family residential
West - R-15; Single family residential
Public water is not available to this site.
Individual wells are planned.
Lies in the Swift Creek (Third Branch)
sewage drainage area. 18 inch trunk sewer
line is located along Courthouse Road
Extended, approximately 5 miles north.
Consequently, public sewer is not available
to this site. Individual septic tanks and
drainfield systems are proposed. It should
be noted that Pocahontas State Park lies
between this site and public sewer. This
could adversely affect the extension of
public sewer to this area.
The site is rated poor for the proposed
use. The site is dominated by gently slop-
ing topography. Slopes range from 2% to
12%. The site is dominated by 4 soil types
that range from poorly drained to well
drained. There is a high seasonal water-
table in most areas. At the time of tenta-
tive approval, Staff will address drain-
field location approvals and provision of
adequate water supply om a lot-by-lot
basis.
Site drains to Swift Creek via smaller
tributaries. There are no on- or off-site
erosion or drainage problems anticipated.
Staff cannot determine at this time if any
off-site easements will be necessary.
There is a large stream on the property
which may alleviate this need.
Estimate 16 students will be generated.
Lies in Grange Hall Elementary School
attendance zone: capacity - 642, enroll-
ment - 636; Swift Creek Middle School z~one:
capacity - 1,500, enrollment - 1,149; and
Clover Hill High School zone: capacity -
1,700, enrollment - 1,538. At present,
there are plans to raise the capacity of
Clover Hill High School.
2 ~S079/BSJUN6/JULY23J
Fire Service:
Clover Hill Fire Station, Company #7
(paid/volunteer). At present, fire service
capability is good. Public water is not
available for fire protection purposes.
General Plan
(Western Planning Area.
Land Use and Transpor-
tation Plan - Proposed):
Low density residential
(1.51 units/acre or less)
Transportation:
Request will have minimal impact on area
traffic patterns.
DISCUSSION
The applicant is requesting rezoning from Agricultural (A) to Residential
(R-15) on 21.4 acres and has proffered a condition which requires all
lots to be 25,000 square feet in area and, except for lots on a cul-de-
sac, 120 feet wide. A single family residential subdivision is planned.
There has been no tentative subdivision plan submitted for review at this
time.
In reviewing this request, Staff considered other developments in the
area; specifically, Beaverwood and Spring Run Subdivisions. Lots in
Beaverwood, Section B, located west of this request, range from approxi-
mately 27,500 square feet to 50,000 square feet with an average of 43,738
square feet in area. They have an average lot width of 150 feet and are
zoned R-15. Lots in Spring Run, Section A, located east of this request,
range from 26,500 square feet to 3 acres with an average of 43,995 square
feet in area. They have an average lot width of 180 feet and are zoned
R-15.
The proposed Western Planning Area Land Use and Transportation Plan is
recommending that this area be developed low density residential (1.51
units/acre or less). The requested zoning could yield as many as 1.55
units per acre. This yield is a maximum, and it is anticipated that the
actual yield will be somewhat smaller.
It should be noted that in September 1985, lots were divided from the
original tax parcel associated with this request along Spring Run Road.
These lots ranged from 1 to 11 acres in size. As a result of these
divisions, the site (under consideration) was landlocked, with the excep-
tion of two roads (Beaverwood Drive and Clearwood Court) stubbed to the
property which could be used in the future as access into the site.
The majority of lots in this area are larger than those that would be
permitted on this site if the R-15 zoning were to be granted without the
proffer. However, to create a more compatible development, the developer
has proffered the condition on page 1. This will help to ensure a com-
patible development and will allow the developer flexibility in utilizing
good soils for septic systems.
86S079/BSJUN6/JULY23J
CASE HISTORY
Applicant (6/17/86):
The applicant submitted the proffer on page 1 in an attempt to deal with
compatibility concerns raised by Staff.
Planning Commission Meeting (6/17/86):
On motion of Mr. Belcher, seconded by Mr. O'Connor, the Commission recom-
mended approval of this request and acceptance of the proffered condition
on page 1.
AYES: Unanimous.
The Board of Supervisors on Wednesday, July 23, 1986, beginning at 2:00 p.m.,
will take under consideration this request.
4 ~'~6S079/BSJUN6/JULY23J
, /
BEAVERWOOD
POCAHONTAS STATE PARK
'IUNTWOOD
SPRING RUN .-~""
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Al.,/
86S079
REZ: A TO
SH. 30
R-15
SOIL SUITABILITY
~ GOOD
J '~ FAIR
J POOR
~do $ 0"7 c/- I