89SN0267
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January 10, 1990 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
89SN0267
Don C. Vance
and
Parker Johnson
Matoaca Magisterial District
East line of Branders Bridge Road
and south line of Whitehouse Road
REQUEST:
(Amended) Rezoning from Agricultural (A) to Residential (R-15) of
26.2 acres and ReSidential (R-12) of 14.8 acres. A single family
residential subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL OF RESIDENTIAL (R-15) OF 26.2 ACRES AND RESIDENTIAL (R-12) OF
14.8 ACRES. SUBJECT TO THE CONDITION AND PROFFERED CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval of Residential (R-15) of 26.2 acres and Residential (R-12) of
14.8 acres. subject to the condition and acceptance of proffered conditions. for
the following reasons:
A. The requested zoning and land uses are in conformance with the
Southern Area Land Use and TransEortation Plan.
B. The requested zoning and land uses are comparable to. and consistent
with, surrounding development.
c. Through acceptance of the proffered conditions. the County can be
further assured of conformity with the Southern Area Plan and the
requested zoning and land uses' compatibility with. and limited impact
upon, the surrounding area.
(NOTE: THE CONDITIONS NOTED WITH ItSTAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND
THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF.
CONDITIONS WITH ONLY A "CPCtl ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE
PLANNING COMMISSION.)
CONDITION
(STAFF/CPC)
A fifty (50) foot buffer strip. exclusive of easements and
required yards. shall be established and maintained adjacent to
Branders Bridge Road (Route 625) and Whitehouse Road (Route
1129). 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 Department. 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 for
inspection. and shall post a bond to cover the implementation of
the landscape plan. if such plan is required. Except for
approved public road access(es). no access shall be permitted
through this buffer strip. This building setback and buffer
strip shall be noted on any final site plans. and any 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
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
Public sewer shall be used.
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2.
The average lot size on the R-12 portion (tax map parcels 42
& 44) will be 15,000 square feet.
3.
All foundations to be brick.
4.
The tentative subdivision review process will be submitted
through the Planning Commission for public hearing.
GENERAL INFORMATION
Location:
Fronting approximately 427 feet on the east
line of Branders Bridge Road, approximately
950 feet north of Kelmarbi Road, also
fronting in two (2) places for a total of
approximately 827 feet on the south line of
Whitehouse Road, approx~tely 610 feet east
of Beechwood Avenue. Tax Map 163-9 (l)
Parcels 6, 42, and 44 (Sheet 49).
Agricultural (A)
Exist ing Zonin-.&:
Size:
45.9 acres
Existing Land Use:
Vacant
Adiacent Zoning & Land Use:
North - A; Single family residential or
vacant
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Utilities:
Environmental Engineering:
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South - A and R-7; Single family
residential, vacant, or the City of
Colonial Heights
East - A; Single family residential or
vacant
West - Aj Single family residential or
vacant
An 8 inch water line is located along
Whitehouse Road adjacent to the request site.
Source of water is the Appomattox River Water
Authority. The use of public water is
required by Ordinance.
The majority of the site lies within the
Lower Swift Creek Basin, however, a small
portion of the site lies within the Timsberry
Creek Basin. An 18 inch wastewater trunk
line is located approximately 2,000 feet
north of the portion of the request which
fronts on Whitehouse Road. 8 inch trunk
lines located within the city limits of
Colonial Heights are within 100 to 200 feet
of the request parcels. The use of the
public wastewater system is recommended.
Although a small portion of the request site
may be able to be served by gravity from the
eighteen (18') inch Timsberry Creek trunk, the
entire request site could be served by
extension of existing lines from the Sherwood
Hills system within the City of Colonial
Heights, as the property naturally drains in
that direction.
Staff and the. property owners have been
discussing wastewater service to this
property for several years. It appears that
there may be adequate capacity within the
Sherwood Hills Pump Station to support the
proposed subdivision. However, upgrading of
some of the existing gravi ty lines will be
required, the cost of which would be borne by
the ownerl developer a The owner/developer
must also obtain the approval of the Colonial
Heights City.".Council for the extension of the
City's system into Chesterfield County.
The existing land adjacent to Branders Bridge
. slopes gently to the rear, while the parcel
along Whitehouse Road is extremely flat in
the close proximity of Whitehouse. Closer to
the rear adj acent to Colonial Heights, it
changes to gently sloping. This particular
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89SN0267/PC/JANIOO
Schools:
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property along Whitehouse also appears to
have almost a saucer affect and very little,
if any, runoff to the rear. Where it does
run off, it will drain directly into creeks
and directly into an area of Colonial Heights
that has been built up over the years and
eventually to Swift Creek.
O-ther than a lot of standing water on the
property along Whitehouse Road, no drainage
or erosion problems are evident on the
individual parcels, however, staff has had no
experience with any problems or having any
knowledge of problems within the city limits.
No on-site drainage or erosion problems are
anticipated if developed properly J however,
there may be some drainage problems located
within the City of Colonial Heights. The
fact that the majority of the property along
Whitehouse Road has experienced little or no
runoff problems may be due to the limited
amount of development that has occurred in
the area. At present, staff cannot determine
whether or not off-site drainage easements
will be necessary. however, the development
of the property will definitely increase the
runoff downstreamw
At the time of Planning Commission tentative
approval, staff will recommend that the
developers contact the City of Colonial
Heights' Engineering Department. Staff will
be requesting that Colonial Heights also
approve the road and drainage plans in
conjunction with those submitted to the VDOT
and Chesterfield County Engineering
Department. This would be necessary prior to
any land disturbance 6
Approximately 73 school age children will be
generated by this request. The site lies in
the Harrowgate Elementary School attendance
zone: capacity 780, enrollment 793;
Carver Middle School attendance zone:
capacity - 540, enrollment - 530; and Thomas
Dale High School attendance zone: capacity-
1 ,350, enrollment - 1 ,288. An addi tioD to
Harrowgate Elementary was completed in 1985
and a renovation to Carver Middle School was
completed in 1987-88e No further expansion
of these schools is currently planned.
The 101 lots anticipated as a result of the
proposed development would have an impact on
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Fire Service:
General Plan
(Southern Area Land
Use and Transporta-
tion Plan):
Transportation:
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schools. School zone configurations in
south/ central Chesterf ield County, however,
could be affected dramatically due to the
rapid growth south of Chester. Review will
be continued of assignment of all subdi-
visions south of Route 10 to those schools
where space is available. This subdivision
addition is near the boundary line (at Swift
Creek) between elementary. middle. and high
school attendance areas. A definite school
capacity problem will occur in the early
1990's in the area between Chester and
Colonial Heights.
Ettrick Fire- Station, Company 1112. At
present, fire service capability is gooda
County water and fire hydrants should be
provided for fire protection purposes in
compliance with nationally recognized
standards.
Medium density residential
(1.51 to 4.00 units/acre)
This proposed development could generate
approximately 1.016 average daily trips.
These vehicles would be initially distributed
along Branders Bridge Road and Whitehouse
Road which had a 1986 traffic count of 1,596
and 1,150 vehicles per day, respectively.
Additional pavement should be provided along
Whi tehouse Road and Branders Bridge Road to
facilitate turning movements.
The Southern Area Land Use and Transportation
Plan identifies Branders Bridge Road as a
maj or arterial wi th a recommended right of
way width of ninety (90) .feet. The proposed
Thoroughfare Plan recommended for approval by
the Planning Commission identifies Whitehouse
Road as a major arterial with a recommended
right of way width of ninety (90) feet. At
minimum, right of way dedication should be in
accordance with these ~. Due to
alignments of Branders Bridge Road and
Whitehouse Road, sight distance is limited.
. It may be necessary to dedicate additional
right of way along these roads for future
construction projects to improve the align-
ments. This section of Whitehouse Road is
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89SN0267/PC/JANIOO
currently in VDOT's Six Year Secondary Road
Improvement Program with an anticipated
advertisement date of Spring 1992. Access to
these identified major arterials should be
controlled. In order to insure access
control, a buffer should be provided along
the entire property frontage of Branders
Bridge Road and Whitehouse Road.
At the time of tentative subdivision review,
specific recommendations will be provided
regarding access, right of way dedication,
turn lane(s) requirement, and stub(s) to
adjacent properties.
DISCUSSION
The applicants initially requested rezoning from Agricultural (A) to
Residential (R-15) in order to permit the development of a single family
residential subdivision, served by public water and wastewater. Under that
proposal, Residential (R-15) served by public water and wastewater.
developed at a typical density (1.47 units/acre) could yield sixty-seven
(67) lots. with a maximum development (2.49 units/acre) could yield 114
lots. However, on October 27, 1989, the applicants amended their request
to Residential (R-l2) on the southernmost parcel (14.8 acres) with a
proffered condition to maintain an average lot size of 15.000 square feet
on that portion of the request site. The applicants also proffered the use
of public sewer on the entire tract. . In addition. the applicants have
indicated that the site has been resurveyed and, as a result, has been
determined to consist of forty-one (41), rather than 45.9 acres, as
originally thought. Consequently, the current proposal could yield
approximately 101 lots at a maximum development of 2.48 units/acre.
Through the process of evaluating this request. staff has considered the
Southern Area Land Use and Transportation Plan, as well as the surrounding
development.
The majority of properties surrounding the request site or in the immediate
area are characterized primarily by single faDlily residential uses on
individual parcels together with some limited agricultural operations.
These properties are. for the most part. zoned Agricultural (A). ranging
from as little as .20 acres to approximately thirty (30) acres in size 41
South of the easternmost portion of the site is located the City of
Colonial Heights. while the Holloway tract. a nine {9} lot. Residential
(R-7) subdivision. which is also south of the request site, is located
further to the west adjacent to Branders Bridge Road. The closest con-
centration of residential development is located north of Whitehouse Road
and beyond Beechwood Avenue in the Somerset Subdivision. Somerset consists
of 453 lots, zoned Residential (R-7 and R-9) that range in size from
approximately 7.500 square feet to over one (1) acre with .an overall
average lot size of approximately 10.400 square feet. Although Roosevelt
Park, located west of the site. at the intersection of Whitehouse and
Branders Bridge Roads, is zoned Residential (R-7) with approval for
seventy-two (72) lots, it is currently undeveloped.
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Staff had previously indicated their concern to the applicants regarding
the development of the site at Residential (R-15) densities without an
assurance that both public water and wastewater systems would be utilized.
The applicants indicated a general willingness to proffer a condition
ensuring the use of the wastewater system if he could obtain approval from
Colonial Heights or Chesterfield to connect to either jurisdiction1s
closest available trunk line. Staff's position was that proffered
conditions assuring the use of public water and public wastewater would be
consistent with recent residential zoning requests (i.e.. Summerford. Case
89SN0149 or Kenneth Ayscue. Case 88SN0203) wherein. the Commission and
Board accepted proffers to address growing concerns regarding the impact of
development on public facilities and on the maintenance of groundwater
quality in the County. Because of the recent decision by the Colonial
Heights City Council to deny the applicants I access to their wastewater
system. the applicants have directed their efforts toward obtaining ap-
proval for connection to the Chesterfield County wastewater system. One
option that the applicants have discussed with staff is the construction of
a wastewater pump station to serve the property. In order to obtain
approval for such a facility. it would be necessary for the applicants to
amend their current request to include a Conditional Use or to file a
request for a Conditional Use separate from the current case to he heard by
the Commission and Board at a later time. As a result. the applicants have
decided to proffer the use of the County1s wastewater system (use of public
water is required by Ordinance) and to work with the Utilities Department
to design a suitable pump station facility on-site. The affect of such a
proffer would be binding on all future owners/developers of the project.
Because the requested zoning and land uses are in conformance with the
Southern Area Land Use and TransEortation Plan. are comparable to. and
compatible with. existing development in the area and because the appli-
cants have proffered conditions regarding the use of the public wastewater
system and an average lot size of 15.000 square feet on the proposed R-12
portion of the site. staff recommends approval of the requested rezoning to
Residential (R-15) of 26.2 acres and Residential (R-12) of 14.8 acres,
subject to the condition and acceptance of the proffered conditions.
CASE HISTORY
Planning Commission Meeting (6/20/89):
Mr. Don Vance came forward to represent this request and accepted the
reconnnendation.
There was no opposition presenta
Mr. Belcher stated that he had received several calls from residents
indicating concern with the design of the road network.
In response to Mr. Belcher's question. Mr. Vance agreed to proffer that the
subdivision design would be handled by the Commission rather than through
the administrative process.
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89SN0267/PC/JANIOO
Mr. Bernard Schmelz. Utilities Department. stated that the two (2) parcels
in question drained into the City of Colonial Heights; therefore; the
Colonial Heights City Council must grant permission to connect to their
public sewer system.
In response to Mr. Belcher's question. Mr. Vance stated that it had been
indicated that Colonial Heights would not consider extension of public
sewer until proper zoning was obtained. He stated that a formal applica-
tion to the City of Colonial Heights would be made; "however. should
Colonial Heights deny the application; he would seek approval from
Chesterfie~d County.
Mr. Belcher suggested the applicants meet with Utilities Department and
himself to review the issues surrounding the case.
Mr. Vance agreed to defer the request for sixty (60) days in order to
resolve the questions related to obtaining sewer to serve the site.
On motion of Mr. Belcher. seconded by Mr. Kelly. the Commission resolved to
defer Case 89SN0267 to the August 1S; 1989. Planning Commission meeting.
AYES: Messrs. Miller, Belcher, Kelly, and Perkins.
ABSENT: Mr. Warren.
Staff (7/25/89):
As of this date; staff has received no response from the developer re-
garding additional proffers or availability of public sewer.
Applicant (8/15/89):
On Tuesday. August 15. 1989. the name of Mr. Parker Johnson was added to
the current request as the second applicant.
Planning Commission Meeting (8}15/89):
Mr. Dave Warriner. the applicants' representative. came forward and
requested a thirty (30) day deferral.
On motion of Mr. Belcher. seconded by Mr. Perkins. the Commission resolved
to defer Case 89SN0267 to the September 19. 1989. Planning Commission
Meeting.
AYES: Unanimous.
Planning Commission Meeting (9/19/89):
Mr. Dave Warriner. the applicants' representative; came forward.
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Mr. Jacobson stated that the applicants requested a sixty (60) day defer-
ral; howevert staff recommended a ninety (90) day deferral to allow time to
evaluate the amended proposal.
Mr. Warriher stated that the City of Colonial Heights had denied extension
of public sewer to serve the request site; therefore. the applicants must
pursue approval of a pumping station from Chesterfield County.
In response to a question by Mr. Belcher. Mr. Warriner stated that the
preliminary engineering work had been performed and that other engineering
issues could be resolved in sixty (60) days.
On motion of Mr. Belcher. seconded by Mr. Perkins. the Commission resolved
to defer Case 89SN0267 to the November Planning Commission meeting.
AYES: Unanimous.
Applicants (10/27/89):
On Friday. October 27. 1989. the applicants submitted new materials and
information amending the original request from 45.9 to 41.02 acres with
Residential (R-15) on the northernmost 26.2 acres and Residential (R-12) on
the southernmost l4.8 acres of the site. subject to the following proffered
conditions:
PROFFERED CONDITIONS
1. Public sewer shall be used.
2. The average lot size on the R-12 portion (tax map parcels 42 &
44) will be 15,000 square feet.
3. All foundations to be brick.
Staff's current IIRequest Analysis and Recommendationtl contained in the
front portion of this report has been modified to reflect the requested
amendments to the orig~nal application.
Planning Commission Meeting (11/21/89):
Mr. Dave Warriner. the applicants' representative. came forward and
accepted staffl s recommendation. Mr. Warriner related the applicants'
unsuccessful attempts to obtain permission from Colonial Heights to connect
to that city's wastewater system. He noted that the applicants would be
forced to construct a pump station in order to utilize County sewer.
therefore. they amended a portion of their request because they felt that
they needed the additional flexibility that Residential (R-12) could offer
to make the pr~ject economically feasible. Mr. Warriner then stated that
the applicants 'would add a fourth proffer agreeing to bring the tentative
subdivision plan back to the Commission for the approval.
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89SN0267/PC/JANIOO
Mr. Ralph Frye. a resident of the Sherwood Hills Subdivision in Colonial
Heights, came forward to speak in opposition to the request. He noted his
concerns relative to drainage access to Sherwood Hills and compatibility
with the proposed development and requested the Commission recommend denial
of the request.
Mr. Belcher stated he felt that the proposed zoning and land uses were
compatible with the area and that proffered conditions would help to ensure
a quality development.
On motion of Mr. Belcher. seconded by Mr. Perkins. the Commission resolved
to recommend approval of Case 89SN0267. subject to the condition and
acceptance of the proffered conditions.
AYES: Unanimous.
CASE HISTORY
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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89SN0267(AMENDED)
REZ:IT1IA TO R-12
[2'jA TO R-15
SH. 49
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LEGEND
-+--4- WATER LINES
· ... SEWER LINES
89~NO~t;,1-1