89SN0356
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8etober-19,-1989-€P€
November-~iJ-~989-6P6
Beeember-i3,-i989-BS
January 10, 1990 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
89SN0356
w. Courtney Wells
and
James V. Daniels
Matoaca Magisterial District
East line of Harrowgate Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A single family residential subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL OF RESIDENTIAL (R-12) SUBJECT TO THE CONDITION AND ACCEPTANCE
OF THE PROFFERED CONDITIONS ON PAGES 1 AND 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The requested zoning and land uses are comparable tOt and compatible
with, development in the area.
B. The requested zoning and land uses are in conformance with the
Southern 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.)
CONDITION
(STAFF/CPC)
A fifty (50) foot buffer striPt exclusive of easements and
required yardst shall be established and maintained adjacent to
Harrowgate Road (Route 144). The area of this buffer strip shall
either be left in its natural state, if sufficient vegetation
exists to provide adequate screening; or be planted and/or bermed
in accordance with a landscape plan approved by the Planning
Departmentt if sufficient vegetation does not exist to provide
adequate screening. Prior to approval of any final site plan or
recordation of any plat, the developer shall flag this buffer
strip for inspection, and shall post a bond to cover the
implementation of the landscape plan, if such a plan is required.
Except for approved public road access (es) , no access shall be
permitted through this buffer strip. This buffer strip shall be
noted on final check and recordation plats. The Planning
Commission or the Director of Planning may modify this condition
at the time of tentative subdivision review~ (P&T)
PROFFERED CONDITIONS
1. A ninety (90) foot wide right of way for the east/west arterial shall
be dedicated to Chesterfield County free and unrestricted through the
subj ect property. At the time of tentative subdi vis ion review, the
Planning Commission may reduce the width of this right of way
dedication. The developer shall construct, at minimum, two lanes of
the east/west arterial from Harrowgate Road to Happy Hill Road.
2. Sixty (60) feet of right of way measured from the centerline of
Harrowgate Road shall be dedicated to Chesterf ield COWlty free and
unrestricted.
GENERAL INFORMATION
Location:
Fronting in two (2) places for a total of 1,125 feet on the east line of
Harrowgate Road, approximately 1 t 060 feat southwest of Sycamore Street ·
Tax Map 133-13 (3) Garden City Heightst Part of Lot 52; Tax Map 148-4 (2)
Garden City Heights, Lots 42, 44, 46; and Tax Map 149-1 (2) Garden City
Heights, Lots 48 through 51 and Part of Lot 52 (Sheet 41).
Existing Zoning:
Agricultural (A)
Size:
90.3 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
North - A and R-12; Single family residential or vacant
South - A, R-12 and R-40; Single family residential or vacant
East - A and R-40; Single family residential or vacant
West - R-15 and B-1; Single family residential or vacant
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PUBLIC FACILITIES
Utilities:
Water:
The source of water for this project is the Appomattox River Water
Authority. A 12 inch water line is located within the right of way of
Harrowgate Road. A sixteen (16) inch line is located approximately
300 feet to the east in the right-af-way of Happy Hill Road. Off site
easements may be necessary. The use of public water is proposed by
the applicant and required by County Ordinance. An overall plan for
this project showing water line sizes and locations should be
submitted to the Utilities Planning section prior to submittal of
tentative subdivision plats.
Sewera~e:
The site lies in the Timsberry Creek drainage area and is served by
the Proctors Creek Treatment Plant. A twenty- four ( 24) inch trunk
sewer line is located on site along Timsberry Creek. Off site
easements should not be necessary. The use of the public wastewater
system is proposed by the applicant and recommended by the Utili ty
Department. An overall plan for this project showing proposed sewer
lines should be submitted to the Utilities Planning section prior to
submittal of tentative subdivision plats.
Drainage and Erosion:
The site is adjacent to Timsberry Creek to the south. There are no known
existing or anticipated on- or off-site drainage or erosion problems. At
this time, staff is not able "to determine if off-site drainage easements
will be necessary.
Fire Service:
Chester Fire Station, Company 111 shares this area. At the present time
fire service capability is good. The developer should provide public water
and fire hydrant placement in accordance with nationally recognized
standards.
Schools:
Approximately 198 school age children will be generated by this request.
The site lies in the e.c. Wells Elementary School attendance Zone:
capaci ty - 635 ; enrollment - 606; Carver Middle School attendance zone:
capacity - 1,350, enrollment 1,288. An addition was made to Wells Ele-
mentary School in 1987 and Carver Middle School was renovated in 1987-88.
No further e~pansions of these schools is planned. The proposed project
would have a definite impact on schools. School zone configurations in
South/Central Chesterfield CountYt howevert could be affected dramatically
due to the rapid growth south of Route 10. Review will be continued of
assignment of all subdivisions south of Route 10 to those schools where
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89SN0356/PC/JANIOT
space is available. This subdivision is near the boundary lien between
elementary school attendance areas. A def inite school capacity problem
wi 11 occur in this immed iate areas. An expans ion of Thomas Dale High
School will be needed in the mid-1990's. An elementary school site will be
needed as this subdivision and the immediate. area grow.
Transportation:
This proposed development could generate approximately 2t760 average daily
trips. These vehicles would be distributed along Harrowgate Road which had
a 1988 traffic count of 6,625 vehicles per day and Happy Hill Road which
had a 1986 traff ic count of 2,288 per day. Happy Hill Road has poor
vertical and horizontal alignment, with poor sight distance and minimal
shoulders. Improvements should be made to Happy Hill Road as requested to
other developers in the area.
The approved Thorou~hfare Plan identifies a ninety (90) foot wide east-west
major arterial from Harrowgate Road through this property to Happy Hill
Road. This arterial must be designed and constructed as a uno lot
frontage" road. The arterial could be constructed along Riparian Road
which borders the northern property line. An alternate location for this
arterial would be south of Riparian Road to Happy Hill Road via Wells
Spring Road. The right of way for Wells Spring Road has not been dedicated
to the County. Wells Spring Road would have to be upgraded to facilitate
the anticipated traffic volume. Additional pavement should be constructed
along Harrowgate Road and Happy Hill Road at its intersection with the
arterial road to provide turn lanes,- Constructing the arterial road from
Harrowgate to Happy Hill may "require acquisition of "off-site" right of
way. If this right of way cannot be acquired by the applicant or through a
public project funded by the applicant, the density of the development may
be restricted.
The Thorou~hfare Plan also identifies Harrowgate Road as a major arterial
with a recommended right of way width of 120 to 200 feet. Sixty (60) feet
of right of waYt measured from the centerline of Harrowgate Road should be
dedicated in accordance with that Plan.
Staff has discussed right of way dedication along Harrowgate Road and for
the east-west arterial, and construction of the arterial from Harrowgate to
Happy Hill. The applicant has indicated a willingness to dedicate the
right of way and build the road. A proffered condition should be submitted
in writing prior to the public hearing.
Access should be controlled along Harrowgate Road (a major arterial). To
control access, a buffer should be provided. At time of tentative subdi-
vision review, specific recommendations will be provided regarding access
and mitigating road improvements.
Impact on Capital Facilities:
In analyzing this request, staff has estimated that a max~ of 275 new
dwelling units will be created. For the purposes of this analysis on
Capital Facilities, the following assumptions are made:
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89SN0356!PC/JANIOT
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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 198 new school
children. These students would be distributed as follows: 96 elementary
school students (13% of a new elementary school); 44 middle school students
(4% of a new middle school); and 58 high school students (4% of a new high
school).
The total increase in population that can be expected to be generated by
this development is 715 new residents. This would create the need for an
additional 4.6 acres of park land in the area. It should be noted that
Harrowgate Park is located approximately 4,500 feet southwest of this
request.
This request would create the need for 1% of a new full service library
branch; 1% of a new intermediate brancht and 5% of a mini library branch.
The Fire Department has indicated that the residents of this proposed
development would be served by the Chester Fire Department. The service
capability of this station is rated as good at this time. However. if
approved, this request would generate 6% of the need for a new fire station
in the area.
LAND USE
General Plan:
This request lies in the Southern Area Land Use and Transportation Plan
which proposes this area for medium density residential (1.5 to 4.0
units/acre) development. Residential (R-12) zoning regulations would allow
3.05 units/acre at maximum development potential. More typicallYt howevert
R-12 would develop at approximately 2.0 units/acre. In either caset the
requested zoning would be in conformance wi th the recommendation of the
Plan.
Area Development Trends:
The area surrounding the request site is characterized by scattered
residences in agricultural zonest vacant landst and developing subdivisions
- Pheasant Run and Mistwood Forest. Staff is continuing to see interest
expressed for residential development in the area (see Cases 89SN0345 and
89SN0353). Case 89SN0345 has requested rezoning to Residential (R-12)
while Case 89SN0353 has requested Residential (R-15).
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89SN0356/PC/JANIOT
Buffers & Screening:
A fifty (50) foot buffer is recommended along the entire frontage bf the
request site adjacent to Harrowgate Road. Other than approved public
road(s) no access would be permitted through the buffer. Similarly,
because Harrowgate Road is designed as a major arterial on the County I s
approved Thoroughfare Plan. Section 18.1-43 of the Subdivision Ordinance
would prohibit direct access to Harrowgate Road for individual lots within
the development. The buffer w()"uld also provide screening and protection to
residents of the development from the noise and glare of traffic traveling
along Harrowgate Road~
Conclusions:
Because the requested zoning and land uses are in conformance with the
Southern Are Land Use and Trans~ortation Plan and is comparable tOt and
compatible witht surrounding developmentt staff recommends approval of
Residential (R-12) subject to the condition and acceptance of the proffered
conditions.
CASE HISTORY
Planning Commission Meeting (10/19/89):
Mr. James Daniels came forward and stated that he accepted staff's
recommendation.,
Mr. Larry Jackson came forward and stated that although he was not opposed
to the rezoning of the property, he was concerned with increased traffic on
Harrowgate Road and with the size lots proposed on the portion of the site
closest to his property.
Mr. Daniels indicated that he had spoken to approximately sixteen ( 16)
residents in the surrounding area without any opposition voiced by anyone.
He further stated that most lots would probably be in the range of one-half
(1/2) acre in size with the homes having approximately 2tOOO square feet of
floor area.
A discussion of the matter followed.,
Mr. Belcher asked if the applicants would be willing to proffer any
conditions that would address the concerns expressed by Mr., Jackson.
Mr. Daniels stated that he was not willing to proffer any conditions other
than the proffer previously submitted regarding the dedication of right of
way for the collector road.
Mr" Belcher suggested that the applicants meet wi th Mr ~ Jackson and any
other concerned residents.
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89SN0356/PC/JANIOT
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On motion of Mr. Belchert seconded by Mr. Warrent the Commission resolved
to defer Case 89SN0356 to the November 2lt 1989t Planning COlmnission
meeting.
AYES: Messrs. Miller, Belcher, and Warren.
ABSENT: Messrs. Perkins and Kelly.
Planning Commission Meeting (11/21/89):
Mr. Jim Daniels came forward and noted his acceptance of staff's
recommendations. He stated that he and Mr. Wells had met with the adjacent
property owner who had voiced his concerns at the October public hearing.
He stated that he felt that they had adequately addressed his concerns as
evidenced by his absence from the evening's hearing. Mr. Daniels also
noted that he was submitting the proffered conditions as requested by the
Transportation Department regarding road widening and right of way
dedication.
In response to a question from the
MCCracken, Director of Transportation,
proffered conditions.
Chairman, Mr. Miller, Mr. John
indicated his agreement wi th the
No opposition was present to the request.
On motion of Mr. BeIchert seconded by Mr. KellYt the Commission resolved to
recommend approval of Case 89SN0356t subject to the condition and proffered
conditions.
AYES: Unanimous.
Board of Supervisors Meeting (12/13/89):
Due to an advertising errort the Board deferred this case to January 10.
1990..
The Board of Supervisors on Wednesday. January lOt 1990t beginning at 2:00 p.m..
will take under consideration this request.
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