Commission recommends against Swift Creek plan
By Greg Pearson STAFF WRITER

Page Dowdy/Chesterfield Observer The Upper Swift Creek Plan, which will be used to determine future growth in the watershed, is being forwarded to the county board for possible action.

The Chesterfield Planning Commission forwarded the Upper Swift Creek Plan on a 4-1 vote to the Board of Supervisors last week, but is recommending that supervisors reject it. Commission members have said they need more time to determine where and what kind of growth should occur in the Route 360 corridor west of Route 288.

The land use plan includes a provision requiring residents and businesses located within the plan area to pay a 10-15 cent higher rate on property taxes to fund needed road improvements. The plan area includes the communities of Brandermill, Woodlake, Deer Run, Ashbrook and Hampton Park. That taxing provision has received little public discussion.

Last month, Chairman Dan Gecker of the commission asked the county board for 60 more days to complete the plan and hold a community meeting. When the commission didn't receive a response from the board by earlier this month, commission members assumed the request had been rejected. But administration officials say the request is on the board's meeting agenda for this week. Most commission members felt they had no other choice than to take action last week since the deadline set by the board is May 28. The commission's only regularly scheduled meeting this month was May 15.

Much of the debate on land use centers around growth in the Upper Swift Creek Watershed that drains into the reservoir. Four years ago, the county board directed the commission to revise the comprehensive plan so it could better determine the outcome of rezoning cases. Board members have publicly expressed their impatience with the progress on the revisions.

Northern Courthouse Road plan

The commission also recommended approval of the Northern Courthouse Road Plan, which will determine future development along that roadway from Midlothian Turnpike south to Hull Street Road. Clover Hill Commissioner Russ Gulley added a privately-held lake in the Mansfield Crossing subdivision as open space.

"The plan refined the language that discourages residential that is for rent," said Planning Director Kirk Turner.

County attorney Tara McGee cautioned commissioners that state law doesn't allow rental occupancies in land use plans, but Gecker disputed that and asked to see the case law. Gecker and Dale Commissioner Jack Wilson - both attorneys - voted for approval of the plan.

The requested review by the Virginia Department of Transportation reported little could be done to improve road safety on Courthouse Road. Safety had been stressed by Gulley as a reason for less commercial development along the road.

The plan could go to the county board for approval as early as next month. Gecker and Gulley earlier speculated that the board is going to add more commercial zoning for parcels fronting on Courthouse Road. Several homes there are vacant, but some community associations in the plan area have opposed more commercial development.

The Chesterfield County Chamber of Commerce has endorsed more commercial growth, saying more businesses there would not attract more traffic. "It will provide goods and services for the residents who live there and are already traveling the road," said Bob Schrum, a member of the chamber's board of directors.

Higher development fees

Members of the development community, planning staff and a planning commissioner will soon begin meetings to discuss higher subdivision fees paid by developers and others seeking rezonings and variances. Assistant Planning Director Glenn Larson told the commission last week that higher fees are necessary because of the more numerous and complex rezonings being reviewed. Thirtyseven cases were scheduled for the commission last week.

Turner said fees would be used to hire two more planners to handle the additional workload. Typically, the planning department tries to recoup 80 percent of the cost of those hired, but Turner added that the county board has not applied those higher fees to smaller cases and commercial rezonings that encourage business growth. The commission will review the recommendation before the county board makes the final decision.

Watershed protection

Water Quality Analyst Scott Flanigan briefed the commission on plans the Environmental Engineering Department is considering to protect the Swift Creek Reservoir from pollutants. The commission wants to be updated monthly on activity designed to preserve the reservoir as a source of drinking water.

Matoaca Commissioner Wayne Bass wants developers held to higher developmental standards because of some large projects in the developmental pipeline. "We have to demand it," he insisted.

Flanigan said meetings were held last month with developers, engineers, builders and citizens to get their input. When development that already has been approved is completed, the county estimates it will be 400 pounds of phosphorous over the annual limit of 25,000 pounds flowing into the reservoir.

Flanigan is proposing numerous alternatives including reducing paved parking lots and driveways and changing them to gravel; channeling rainfall from downspouts to vegetative areas instead of streets and driveways; requiring larger setbacks from wetlands; and more natural areas next to streams and lakes. Other proposed incentives are higher development densities for conservation easements, reducing proffers for dedicated conservation areas and a tax credit for homeowners who reduce impervious areas in their yards.