89SN0350
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8eeober-19,-1989-€P€
November-~~,-1989-BS
Beeember-13,-1989-BS
January 10, 1990 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
89SN0350
Band C Associates
Matoaca Magisterial District
West line of Elko Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-88).
PROPOSED LAND USE:
A single family residential subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL OF RESIDENTIAL (R-88).
STAFF RECOMMENDATION
Recommend approval of Residential (R-88) for the following reasons:
A. The requested zoning and land uses are in conformance with the
Southern Area Land Use and Transportation Plan.
B. The requested zoning and land uses are comparable to, and compatible
with, surrounding development.
GENERAL INFORMATION
Location:
Fronting approximately 120.7 feet on the west line of Elko Road, approxi-
mately 2,860 feet north of Woodpecker Road. Tax Map 162 (1) Parcel 29
(Sheet 49).
Existin~ Zonin~:
Agricultural (A)
Size:
64.8 acres
Existin~ Land Use:
Agricultural buildings or vacant
Adjacent Zonin~ & Land Use:
North - A; Single family residential, agricultural/forestal or vacant
South - A; Single family residential, agricultural/forestal or vacant
East - A; Single family residential, agricultural/forestal or vacant
West - A; Single family residential, agricultural/forestal or vacant
PUBLIC FACILITIES
Utilities:
Water:
A thirty (30) inch water line is located approximately two (2) miles
northwest of the site at the intersection of Woodpecker and Sandy Ford
Roads. Source of water is the Appomattox River Water Authority.
Although the use of public water is intended because it is not
available for use in conjunction with this proposed development,
escrow payment to the County is required by Ordinance, in an amount
sufficient to cover the cost of installing water lines for lots
greater then one (1) acre but less than five (5) acres in size.
Sewera~e:
Lower Swift Creek sewage drainage area. Public sewer is not available
for use in conjunction with this development. At the time of
tentative subdivision review, staff will recommend the dedication of
an easement along the tributary of Swift Creek which forms the western
property line of the site for the future extension of the public
wastewater system. Use of private septic systems will require the
approval of the Chesterfield County Health Department.
Draina~e and Erosion:
Drains to Swift Creek via tributaries. No drainage or erosion problems are
anticipated as a result of the proposed development. At this time, it
cannot be determined if off-site easements will be required.
Fire Service:
Ettrick Fire Station, Company #12. At present fire service capability is
good. County water not readily available for fire protection.
Schools:
Approximately 22 school age children will be generated by this request.
The site'lies in the Ettrick Elementary School attendance zone: capacity-
738, enrollment - 700; Matoaca Middle School attendance zone: capacity-
810, enrollment - 566; and Matoaca High School attendance zone: capacity-
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89SN0350/PC/JANlOL
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900, enrollment - 686. An addition to Ettrick Elementary School was
completed in 1988 and renovations to Matoaca Middle School and Matoaca High
School were completed in 1987-88 and 1986-87, respectively.
The proposed development should have only a slight impact on school,
particularly on the elementary level. Rezoning of Ettrick Elementary from
Matoaca was completed during the Spring of 1989. Ettrick and Matoaca
Elementary Schools are expected to experience overcrowding within five (5)
years. As a result, additional construction and school zone change again
will be required.
Transportation:
The proposed development could generate approximately 300 average daily
trips. These vehicles would be distributed along Elko Road which had a
1986 traffic count of 163 vehicles per day. Additional pavement should be
constructed along Elko Road to facilitate turning movements. The ditch
line along the west side of E1ko Road adjacent to the site (including the
section adjacent to the existing "road stripped lots") should be relocated
in order to provide adequate shoulder width. It may be necessary to
acquire additional right of way for this road improvement.
The approved Thoroughfare Plan identifies a north-south arterial road west
of this property. The road network for the proposed development should
include a western stub road for its future connection with this north-south
arterial. At time of tentative subdivision review, specific
recommendations will be provided, stubs to adjacent properties and mit-
igating road improvements.
Impact on Capital Facilities:
In analyzing this request, staff has estimated that a maximum of thirty
(30) new dwelling units will be created. For the purposes of this analysis
on Capital Facilities, the following assumptions are made:
1. 0.72 school age children will be generated per dwelling unit;
2. 2.6 residents per dwelling unit;
3. 6.5 acres of park land per 1,000 residents;
4. 52,000 residents per full library branch,
43,000 residents per intermediate library branch,
18,000 residents per mini library branch;
5. a five (5) minutes response time with an ultimate population of
12,000 residents per fire station.
Based on the above assumptions, this request would generate twenty-two (22)
new school children. These students would be distributed as follows:
eleven (11) elementary school students (1% of a new elementary school);
five (5) middle school students (less than 1% of a new middle school); and
six (6) high school students (less than 1% of a new high school).
The total increase in population that can be expected to be generated by
this development is seventy-eight (78) new residents. This would create
the need for an additional .5 acres of park land in the area. The request
site is located approximately 2.4 miles northeast of Matoaca Park.
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89SN0350/PC/JANlOL
This request would create a minimal need for a new full service library
branch, a new intermediate branch, or a mini library branch.
The Fire Department has indicated that the residents of this proposed
development would be served by the Ettrick Fire Department. The service
capability of this station is rated as good at this time. However, if
approved, this request would generate a minimal need for a new fire station
in the area.
LAND USE
General Plan:
This request lies within the boundaries of the Southern Area Land Use and
Transportation Plan which designates the area for rural density residential
(0.5 units/acre or less) development. The proposed Residential (R-88)
zoning served by public water and individual septic tanks would permit a
maximum density of 0.5 units/acre could yield a maximum of approximately
thirty-two (32) lots. Therefore, the requested zoning would be in
conformance with the Southern Area Plan.
Area Development Trends:
The area surrounding the request site is characterized by scattered single
family residences, agricultural or farm related uses or is vacant. Lot
sizes range from approximately one (1) acre along the west line of Elko
Road adjacent to the site to parcels averaging over twenty (20) acres.
Directly across from the request site is a twenty-one (21) acre parcel
which was the subject of a similar zoning request in 1988 (Case 88SN0226).
Although the Connnission recommended approval of the request, the Board
subsequently denied the request, thereby indicating a serious concern with
potential groundwater contamination which could result from the development
of residential subdivision utilizing both individual wells and and septic
systems. This concern ultimately resulted in the adoption of a new Septic
System Ordinance on April 12, 1989.
Site Desi~n:
Because the applicant has indicated the intent to utilize individual septic
systems as the method of waste disposal for the residents of the proposed
development it will be required that all lots comply with the requirements
of the County's recently adopted Septic System Ordinance.
Conclusions:
The requested zoning and land uses conform to the Southern Area Land Use
and Transportation Plan's designation of the property for rural density
development and would also be comparable to and compatible with surrounding
development. Therefore, staff recommends approval of Residential (R-88)
subject to the condition.
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CASE HISTORY
Planning Commission Meeting (10/19/89):
Mr. Belcher excused himself due to a conflict of interest.
Mr. Jacobson noted that the applicant I s representative had called the
Planning Department and indicated that he would arrive late for the public
hearing because of a conflict in his schedule. Mr. Jacobson stated that
the applicant had accepted staff's recommendation.
There was no opposition present.
On motion of Mr. Warren, seconded by Mr. Miller, the Commission resolved to
recommend approval of Case 89SN0350.
AYES: Messrs. Miller and 'Warren.
ABSENT: Messrs. Belcher, Kelly, and Perkins.
Board of Supervisors Meeting (11/22/89):
Ms. Ali Baird of Charles C. Townes and Associ~tes, representing the
applicant, came forward and requested a thirty (30) day deferral.
Mr. Mayes moved for a sixty (60) day deferral of the request.
Mr. Applegate submitted that since there did not appear to be any
opposition to the request, it might be appropriate to defer the case and
place it on the consent agenda for the December 13, 1989, meeting.
Mr. Currin indicated that he understood the applicant was out of town.
Ms. Baird confirmed that the applicant was out of town and noted that a
thirty (30) day deferral was preferable to one of sixty (60) days.
A brief discussion of the matter followed.
There was no second to the motion for a sixty (60) day deferral.
Mr. Mayes noted his preference for a sixty (60) day deferral, however, he
agreed to amend his original motion.
On motion of Mr. Mayes, seconded by Mr. Currin, the Board voted to defer
Case 89SN0350 to the December 13, 1989, Board of Supervisors meeting.
AYES: Unanimous.
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89SN0350/PC/JAN10L
Board of Supervisors Meeting (12/13/89):
Due to an advertising error, the Board deferred this case to January 10,
1990.
The Board of Supervisors on Wednesday, January 10, 1990, beginning at 2:00 p.m.,
will take under consideration this request.
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89SN0350
REZ:A TO R-88
SH. 49
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