02SN0179-Feb27.pdfFebruary 27, 2002 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0179
Salisbury Club Ltd.
Midlothian Magisterial District
North line of West Salisbury Road
REQUEST: Conditional Use to permit a golf course and accessory uses.
PROPOSED LAND USE:
Nine (9) hole expansion of the Salisbury Golf Course with customary accessory uses
is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed land use will provide an amenity in an area designated in the Old
Gun/Robious Area Plan for residential development of one (1) dwelling unit to the
acre or less.
B. With the acceptance of the proffered conditions, the proposed zoning and land uses
are representative of, and compatible with, existing and anticipated area
development.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
(NOTE:
CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. 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 CONDITIONS
STAFF/CPC 1. With the exception of security lighting which shall conform to Section 15-573
of the Zoning Ordinance, there shall be no exterior lighting. (P)
STAFF/CPC 2.
Uses shall be limited to the following: A golf course and other uses that are
customarily accessory and incidental to golf course use. Provided, further,
there shall be no buildings, except restroom facilities, or parking areas
permitted on the subject property, and single-family dwellings shall be
prohibited. Further, any restroom facilities shall be architecturally compatible
with the Salisbury Country Club. (P)
STAFF/CPC 3.
A 50-foot setback shall be provided between any fairway, tee, green, or restroom
facility and a public right-of-way and except for the area identified on Exhibit A
as "Area A," all fairways, greens, and any restroom facilities shall be located a
minimum of fifty (50) feet from any adjacent property line. Any fairway or green
located in "Area A" as generally depicted in Exhibit A, shall be located a
minimum of forty (40) feet from the adjacent property line. All tees shall be
located a minimum of twenty (20) feet from any adjacent property line.
Provided, however, the minimum setbacks for fairways, tees, greens, and
restroom facilities do not apply from the boundary line of Tax ID 725-716-8682
(the existing Salisbury Country Club). (P)
STAFF/CPC 4.
Prior to operation of the golf course, a fertilization plan for the golf course shall
be submitted to the Chesterfield County Extension Agent for approval, a
monitoring program, acceptable to the Extension Agent, shall be submitted to the
Chesterfield County Extension Agent for approval. A monitoring program,
acceptable to the Extension Agent, shall be implemented to ensure compliance
with the approved fertilization plan. 0~E)
STAFF/CPC 5.
All fertilized areas shall drain through a BMP. (Note: These BMPs are
nontraditional BMPs since the impervious surface is less than sixteen percent.)
(EE)
STAFF/CPC 6.
Except from the boundary line of Tax ID 725-716-8682, pedestrian paths and cart
paths shall be located a minimum often (10) feet from any adjacent property. 0~)
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STAFF/CPC 7.
Prior to final site plan approval, a letter signed by the architect of the golf
course/uses on the property shall be submitted to the Planning Department, which
states that the golf course on the subject property has been designed within
industry guidelines so as to minimize the potential for golf balls to migrate
outside the limits of the golf course. (P)
GENERAL INFORMATION
Location:
North line of West Salisbury Road at its intersection with Starcross Road and at the terminus
of Kings Lynn Road. Tax IDs 729-716-1579, 4476 and 6373 and 729-717-3552. (Sheets 1
and 2)
Existing Zoning:
Residential R-40
Size:
84.4 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - R-40; Single family residential
South - R-40; Single family residential
East - R-40; Public/semi-public; (Salisbury Golf Course and Clubhouse)
West - R-40; Single family residential
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the south side of West
Salisbury Road, adjacent to the southern boundary of the request site. The existing Salisbury
Club site is connected to the public water system. Use of the public water system to serve the
proposed golf course facilities is required by County Code. (Sec. 18-60(c))
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Public Wastewater System:
There is an existing twelve (12) inch wastewater trunk line extending along Kentford Road
and extending across a portion of the existing Salisbury Club site, approximately 1,200 feet
west of the request site. The existing Salisbury Club facilities are connected to the public
wastewater system. While the Utilities Department has recommended that the public
wastewater system be used, the existing wastewater trunk line is at a distance greater than the
200 feet requirement (as measured to the boundary of the request site), requiring connection
to the public wastewater system (Sec. 18-60(c) of the County Code). Use of a private septic
system is intended by the applicant to serve the wastewater needs of this site.
Private Septic System:
Installation of a private septic system must be approved by the Health Department. Area
citizens have expressed concerns that the design of the golf course which proposes directing
the existing runoff away from their lots may adversely impact their septic fields. Staff is of
the opinion that the drain fields will function better with less runoff.
ENVIRONMENTAL
Drainage and Erosion:
The property is extremely fiat and drains to the west, and then via tributaries to Falling
Creek. There are no existing on- or off-site drainage or erosion problems and none are
anticipated after development.
All proposed greens, tees and fairways that will be fertilized should drain through a BMP
(Proffered Condition 5). To minimize pollutant runoff, the applicant should submit a
fertilization pest-management plan to the Extension Agent through the Environmental
Engineering Department. (Proffered Condition 4)
Citizens have expressed concerns that the developer is proposing to direct existing runoff
away from their properties and that it may affect the foundation of their homes and the
integrity of their driveways. It is the opinion of Environmental Engineering and the Building
Inspection Departments that there will be no adverse impact on driveways or foundations or
lots surrounding the properties.
PUBLIC FACILITIES
Fire Service:
The Midlothian Fire Station, Company Number 5 and Forest View Volunteer Rescue Squad
currently provide fire protection and emergency medical service. This request will have
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minimal impact on fire and emergency medical service. When the property is developed, the
number of hydrants and quantity of water needed for fire protection will be evaluated during
the plans review process.
Transportation:
This Conditional Use will allow a golf course and accessory uses to be developed on the
property. These facilities are intended to be incorporated into the existing development to
the west, Salisbury Country Club. This proposed development will have a minimal impact
on the existing transportation network.
There are two (2) locations that serve as potential access to the property, West Salisbury
Road and Kings Lynn Road (a stub road right of way). Access to the planned facilities
should not be provided via Kings Lyrm Road. At the time of site plan review, specific
recommendations will be provided regarding access and internal circtdation.
LAND USE
Comprehensive Plan:
The Old Gun/Robious Area Plan suggests the property and surrounding property is
appropriate for residential development of one (1) dwelling unit to the acre or less. The
expansion of the existing golf course will provide an amenity for the surrounding
development and with the proffers should be compatible with the existing and proposed area
land uses.
Area Development Trends:
Properties adjacent to, and surrounding, the subject property to the north, south and east have
developed as single family residential subdivisions, known as Salisbury Subdivision, Barrow
Place (a Salisbury Subdivision), and Powderham Subdivision. The Salisbury Golf Course
and Club House exist on the property adjacent to the request site to the west.
Site Design:
The developer intends to construct nine (9) additional golf holes with accessory uses as an
expansion of the existing Salisbury Golf Course. The existing Salisbury Golf Course and
Club House is located adjacent to the request property to the west. As previously noted,
existing subdivision developments abut the request property along the north, south and east
boundary lines.
To minimize the potential for golf balls to migrate outside the limits of the golf course, a
proffered condition requires a fifty (50) foot setback for fairways, greens and tees from any
5 02SN0179-FEB 19-CPC
adjacent property, except along a portion of the property located near the northeast comer
and shown as "Area A" on Exhibit A accompanying the application which reduces the
setback for fairways and greens to forty (40) feet (Proffered Condition 3). In addition, a
proffered condition requires written confirmation from the golf course architect that the
facility has been designed to address this issue. (Proffered Condition 8)
Development Standards:
The only building proposed on the request property is for restroom facilities. The
architectural treatment of any buildings on the property should be compatible with the
residential character of the area and the existing Salisbury Clubhouse. In order to ensure this
compatibility, a proffered condition requires any restroom facilities be architecturally
compatible with the Salisbury Country Club building (Proffered Condition 2). In addition, a
condition has been proffered to establish setback requirements for the fairways, tees, greens
and restroom facilities from the public rights of way, and adjacent properties (Proffered
Condition 3). The setbacks and architectural treatment will assure the development is
compatible with the surrounding residential development.
CONCLUSIONS
The proposed zoning and land use conforms to the Old Gun/Robious Area Plan which suggests the
property and surrounding property is appropriate for residential development of one (1) dwelling unit
to the acre or less. The expansion of the existing golf course will provide an amenity for the
surrounding development and is considered compatible with the suggested residential development
in the area.
The proffered conditions provide for amenities and standards of design that will enhance the project
and guarantee a quality development. The expansion of the Salisbury Golf Course will not only
enhance the existing course, but also the surrounding area. The proffered conditions meet, or
exceed, development standards accepted for similar types developments recently approved by the
County.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/19/02):
The applicant accepted staff's recommendation. Several area property owners expressed
concerns regarding drainage, wetlands disturbance and timbering.
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Staffindicated there should be no adverse impact on foundation of homes or driveways from
drainage resulting from this development and explained the recent wetlands disturbance and
timbering were permissible activities properly permitted by the Army Corps of Engineers and
the Environmental Engineering Department.
Mr. Gecker stated that the citizens' concerns had been addressed except for questions relative
to whether adjacent drainage would affect their septic systems. He requested that the Health
Department address this issue prior to the Board of Supervisors' heating.
On motion of Mr. Gecker, seconded by Mr. Marsh, the Commission recommended approval
of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Unanimous.
Staff (2/20/02):
The Health Department has addressed concerns relative to the impact of reduced surface
water runoff on area septic systems and their comments are discussed under the Utilities
section of this "Request Analysis".
The Board of Supervisors, on Wednesday, February 27, 2002, beginning at 7:00 p.m., will take under
consideration this request.
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EXHIBIT A
'02SN0179-1