86S089REQUEST ANALYSIS
AND
RE COMMEND AT I ON
86S089
Douglas R. Sowers
July 23, 1986 BS
Existin~ Zoning:
Size:
Location:
GENERAL INFORMATION
Lies approximately 2,000 feet off the north
line of Spring Run Road, approximately 600
feet off the northern terminus of Millhouse
Drive. Tax Map 76 (1) Parcel 36 (Sheets 20
and 21).
A
95.0 acres
Matoaca Magisterial District
Lies off north line of Spring Run Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-15). A single
family residential subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE PROFFERED CONDITION ON PAGE 1.
STAFF RECOMMENDATION
Recommend approval of R-15 and acceptance of the proffered condition for the
following reasons:
A. The requested zoning and land use are compatible with and comparable
to area development.
B. The requested zoning and land use conform to the General Plan 2000
and the proposed Western Plannin~ 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) Minimum lot size shall be 25,000 square feet.
Existin~ Land Use:
Adjacent Zoning & Land Use:
Utilities:
Environmental Engineering:
Vacant
North - A; Vacant
South - A & R-7; Single family
residential or vacant
East - A; Vacant
West - A & R-15; Single family
residential or vacant
Closest water line is in Glen Tara Subdivi-
sion, which is approximately 1.9 miles
north of this request. Therefore, use of
public water is not feasible at this time.
However, the Utilities Department feels
that water should be extended to this area
of the County.
Lies in Swift Creek/Reedy Branch sewerage
drainage area. Public sewer is not avail-
able to serve this site. 18 inch trunk
sewer line located approximately 5.47 miles
north along Courthouse Road Extended. It
should be noted that Pocahontas State Park
lies between this request and the existing
sewer line. This will limit the ability to
extend sewer to the area.
Soils are considered to be fair for the
proposed use. Topography on site ranges
from gently to severely sloping. The
gently sloping topography (2% to 12% slope)
is dominated by soils which are poorly
drained and have high seasonal watertables
and local flooding. There are soils loc-
ated on slopes that are well drained and
have few limitations. When the slopes
reach 12% to 20%, the soils are excessively
drained and may have severe erosion prob-
lems, when cleared. At the time of tenta-
tive subdivision approval, Staff will
address concerns relative to clearing on
slopes of greater than 15%, drainfield site
location, and provisions for adequate water
supply on a lot-by-lot basis.
Site drains to Swift Creek via Reedy Branch
Creek. There are no existing or antici-
pated drainage or erosion problems, based
on the proposed use. Staff is unable to
determine at this time whether or not
off-site drainage easements will be needed
in conjunction with the development of the
site.
~ 2 ~'~6SO89/BSJUN6/JULY23P
Schools:
Estimate that 67 students will be gen-
erated. Lies in the Grange Hall Elementary
School attendance zone: capacity - 642,
enrollment - 636; Swift Creek Middle School
zone: capacity - 1,500, enrollment -
1,149; Clover Hill High School zone:
capacity - 1,700, enrollment - 1,538. At
present, there are plans to expand the
capacity of Clover Hill High School.
Fire Service:
Clover Hill Fire Station, Company #7. At
present, fire service capability is good.
County water not available for fire pro-
tection purposes.
General Plan
(Western Planning Area
Land Use and Transpor-
tation Plan - Proposed):
Low density residential
(1.50 units/acre or less)
Transportation:
This proposed development could generate
approximately 960 average daily trips.
Currently, this parcel does not appear to
have public road access. At the time of
tentative subdivision review, Staff will
make recommendations regarding stub roads
to adjacent parcels.
DISCUSSION
The applicant is requesting rezoning from Agricultural (A) to Residential
(R-15) on a 95 acre tract of land. In addition, he has proffered that
the minimum lot size will be 25,000 square feet.
The General Plan 2000 and the proposed Western Plannin~ Area Land Use and
Transportation Plan are recommending that this area be developed at low
density residential (1.5 units/acre or less). The requested R-15 zoning
(with proffered condition) could create 1.5 units per acre. Staff is of
the opinion that this request will be compatible with this recommen-
dation, as well as residential development already existing in the area
to the south and west.
In reviewing this request, Staff considered other developments in the
area, specifically, Plantation Estates and Sleepy Hollow Subdivisions.
Lots in Plantation Estates (south of this request), range from approxi-
mately 24,000 to 35,000 square feet with an average of 25,920 square feet
in area and are zoned R-7. Lots in Sleepy Hollow (currently under devel-
opment west of this request), range from 37,000 square feet to 4 acres,
with an average of 66,432 square feet in area and are zoned R-15. Lot
widths in Plantation Estates average 155 feet and range from 120 feet to
180 feet. Lots widths in Sleepy Hollow Subdivision average 150 feet and
range from 125 feet to 435 feet. Sleepy Hollow Subdivision was zoned
3 86S089/BSJUN6/JULY23P
subject to proffered conditions that specified a minimum lot size of
37,000 square feet, an average of not less than 1.1 acres, and a minimum
lot width of 125 feet, measured at the building line.
Both subdivisions have lot sizes that average much more than what the
requested R-15 zoning would develop; therefore, in an attempt to create a
more compatible development in line with the aforementioned square foot-
ages in Plantation Estates and Sleepy Hollow, the applicant has proffered
a minimum lot size of 25,000 square feet. This will assure that lot
sizes compare to Plantation Estates and Sleepy Hollow.
This project will very likely utilize existing Millhouse Drive as its
primary access into the development. At present, Plantation Estates has
22 lots which use Millhouse Drive to exit onto Spring Run Road. At the
time that this site receives tentative approval, Staff will address
concerns relative to providing a second point of access out of the subdi-
vision to alleviate excessive trips onto Spring Run Road from Millhouse
Road. At the time Sleepy Hollow Subdivision is fully developed, there
will be a stub road provided to the western property line of this
request. When this stub road is connected, this will provide the second
access.
CASE HISTORY
Applicant (6/17/86):
In response to concerns raised by Staff, the applicant proffered a mini-
mum lot size of 25,000 square feet.
Planning Commission Meeting (6/17/86):
On motion of Mr. Belcher, seconded by Mr. O'Connor, the Commission recom-
mended approval of this case subject to 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 ~-~6SO89/BSJUN6/JULY23P
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NOTE:
PARCEL
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SOIL
SUITABILITY
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