95SN0137
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September 20, 1994 CPC
September 28, 1994 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
95SN0137
Garland and Dorothy Moss
Matoaea Magisterial District
Northeast quadrant of River and Church Roads
REOUEST: Rezoning from General Business (C-5) to Residential (R-9).
PROPOSED LAND USE:
A single family residence in Union Grove Subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDmON ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing the impact on capital facilities. This
recommendation is made for the following reasons:
A. The proposed zoning and land use conforms with the Southern and Western Area
Plan, which designates the area for residential use of 1.01 to 2.5 units per acre.
The one (1) dwelling on the subject property yields a density of 1.25 units per
acre on the request site.
B. The applicant has not addressed the impact on capital facilities consistent with the
Board of Supervisors' adopted cash proffer policy.
(NOTE: THE ONLY CONDITION THAT MAYBE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDffiONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDmONS
RECOMMENDED BY THE PLANNING COMMISSION.)
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Public Wastewater System
The public wastewater system is not available to the request site. The request site is
within the Southern and Western Area Plan for which the use of the public wastewater
system is generally required by Chapter 20 of the County Code (Utilities Ordinance).
Relief from this mandatory use requirement may be granted by the Planning Commission
at tentative subdivision review if it is determined that: (1) the use of a septic system will
not adversely affect the ability to extend public sewer to other area properties; (2) the use
of a septic system will not encourage future area development that is inconsistent with
the adopted comprehensive plan; and (3) use of a septic system is not reasonably likely
to adversely affect the public health, safety or welfare in the future. Although Chapter
20 also requires a minimum lot size of 40,000 square feet for septic system use, relief
from this minimum requirement may be pursued under the provisions of Chapter 18 of
the County Code (Subdivision Ordinance).
Environmental:
Drainage and Erosion:
Property is relatively flat, but drains to the northeast, eventually into Oldtown Creek.
There are no existing or anticipated on- or off-site drainage or erosion problems.
Fire Service:
Matoaca Fire Station, Company #8. Fire protection service is adequate.
Schools:
The site lies in the Matoaca Elementary School attendance zone: capacity - 503,
enrollment - 401; Matoaca Middle School zone: capacity - 780, enrollment - 552; and
Matoaca High School zone: capacity - 820; enrollment - 667. The proposed use will
have a minimal impact on these facilities.
Transportation:
Traffic generated by this development will be distributed along River Road and Church
Road which had 1992 traffic counts of 3,133 and 846 vehicles per day, respectively.
The Thoroughfare Plan identifies Church Road as a major arterial with a recommended
right of way width of ninety (90) feet. The applicant has proffered to dedicate forty-five
(45) feet of right of way measured from the centerline of Church Road in accordance
with that Plan.
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95SNO 137/WP/SEPT28N
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LAND USE
General Plan:
Lies within the boundaries of the Southern and Western Area Plan, which designates the
property for residential use of 1.01 to 2,5 units per acre,
Area Development Trends and Site Design:
Adjacent property to the north and west is zoned General Business (C-5) and is occupied
by single family residences, Property to the south and east is zoned Agricultural (A) and
occupied by single family residential uses, a commercial use or remains vacant, The
request property is an existing lot within Union Grove Subdivision,
Subdivision and Zoning History:
The subject property was recorded as a residential lot as part of Union Grove Subdivision
in 1965, On March 8, 1967, the Board of Supervisors, upon a favorable
recommendation by the Planning Commission, approved rezoning the subject property
and adjacent property to the north from a single family residential classification to a
general business designation (Case 67-lOC), At that time the property had already been
recorded as part of Union Grove Subdivision, In April of 1975, the subject property,
along with adjacent property to the north and west, was again rezoned for commercial
use, Commercial uses were never developed. The current request is to rezone the
subject property to Residential (R-9) so that the applicant would be allowed to construct
a single family residence on an existing subdivision lot.
Conclusions:
While the proposed zoning and land use conforms to the Southern and Western Area
Land Use Plan, the applicant has failed to address the impact on capital facilities, Staff
recommends approval of this request, subject to the applicant submitting proffered
conditions to address the impact on capital facilities consistent with the Board of
Supervisors adopted cash proffer policy,
CASE HISTORY
Planning Commission Meeting (9/20/94):
The applicant accepted the Planning Commission recommendation, but did not accept the
staff recommendation. There was no opposition present.
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95SN0137/WP/SEPT28N
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95SNOl37
REZ: C-5 TO R-9
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