A Master Plan for Courthouse Village - College of Humanities and ...

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Soil Conditions and Development Potential The role played by soils in choosing building site locations and sanitary facilities is extremely significant and should be a vital part of the local land use planning program. Of the County's 188,800 total acres, only about 17,000 acres or nine percent are capable of supporting intensive residential development with physical modifications. In order to support high density development, these areas would require water and sewer systems. Septic tanks would require some modifications in these areas for lower densities. In the 2023 Comprehensive Plan, three development potential categories were used in analyzing Goochland County's soils: slight; moderate; and severe. In considering soils suitable for building site developments, three major soil types are included in the slight category: Georgeville, Madison and Pacolet. These soil types comprise approximately nine percent of the total land area in Goochland County. The moderate category consists of several major soil types in the County: Masada, Mayodan, Nasan and Tatum. These soil types have moderate limitations for development due primarily to slope and low strength. Although the four soil types listed are the most prevalent in this category, there are several other soil types included in this category in Goochland County. In fact, this category of soils makes up a majority of the soils in the County. The major soils found in the severe category include Creedmoor, Enon, Fluvanna, Wedowee, Monacan, Pinkston, Sedgefield, Tuckahoe, Vance and Wilkes. These soils have severe limitations for development due to slope, shrink-swell potential, low strength and wetness. These soils comprise approximately forty percent of the land area in Goochland County. Thus, soils are a major limiting factor for development in Courthouse as well as the County as a whole (Goochland, 2003). In considering the capability of soils to support septic tanks, there are no soil types which have slight limitations for development. Most soils are classified as having moderate limitations; while some forty percent have severe limitations. The soils in Goochland County have high concentrations of clay which provide slow percolation for septic tank absorption fields. Engineering modifications can be carried out which will increase the capacity of some soils to support septic tank drain fields. However, specific soil conditions should be studied when evaluating development proposals for specific sites. The overriding danger of residential development with septic tanks in areas with severe soil limitations is disease. The soil characteristics exhibited in the severe category restrict the dilution of effluent drainage by causing surface pooling due to the high clay content of the soil. If this leads to contamination of water supplies, it could result in the occurrence of typhoid, dysentery, hepatitis, staph, salmonella and sugella in epidemic proportions. Contamination of water supplies created by a malfunctioning waste disposal unit can have serious implications. The dangers are real and should be closely monitored. A Master Plan for Courthouse Village Page 45 of 96 Spring, 2006 Goochland County
Housing Cost Implications The soil conditions of Goochland County, and to a lesser degree Courthouse Village, will influence land and land development costs. In most cases, these costs will be passed on to the purchaser, thus hindering the development of sound housing at an affordable price to middle income people. Also soils and slopes will impact on drainage systems required in new developments. This will result in additional engineering costs which will be added to the price of new homes. Thus, areas which have the physical carrying capacity to support higher densities should be indicated on a future land use map of the County. These areas could be developed in a manner which would spread the development cost over a large number of units and result in lower cost to the homeowner. Since only a small amount of soils in the severe category exists in Goochland County, a comprehensive management program of these areas is essential. It is in the best interest of the County that these prime development areas be utilized to provide needed housing and commercial and industrial growth consistent with local goals and objectives identified in the Comprehensive Plan. ASSETS AND LIABILITIES The following is a summary of the various aspects of Courthouse Village, which may be viewed as assets and liabilities to achieving the intent of this Master Plan. Table 13: Assetts and Liabilities of Courthouse Village Assets Liabilities 1 Historical Significance of Courthouse Square 1 Lack of affordable housing 2 Sufficient road network and capacity 2 Little housing diversity 3 Remaining developable land area 3 Insufficient Development Densities 4 Increasing Population/workforce 4 Existing suburban land use pattern 5 Rising Incomes 5 Lack of a distinguishable Village retail node 6 Existing Water and Sewer 6 Aesthetic inconsistency of signage 7 Low Unemployment 7 Underdeveloped trails network 8 Direction from Past Plans 8 Near capacity of wastewater treatment facility 9 Installed sidewalks & lighting along rt. 6/522 9 Inconsistent landscaping theme 10 New High School / expansion of community college Strong community support fro maintaining 11 character A Master Plan for Courthouse Village Page 46 of 96 Spring, 2006 Goochland County
Page 1 and 2: A Master Plan for Courthouse Villag
Page 3 and 4: Executive Summary Purpose As part o
Page 5 and 6: Table of Contents I. EXECUTIVE SUMM
Page 7 and 8: Figure 13: Overhead Power Lines…
Page 9 and 10: Historical Background In March 1727
Page 13 and 14: The median income of Goochland Coun
Page 15 and 16: Table 6: Major Employers in Goochla
Page 17 and 18: especially residential. Even though
Page 19 and 20: planning and coordinating growth, c
Page 21 and 22: Introduction Of the nine designated
Page 25 and 26: Population & Employment According t
Page 27 and 28: The Comprehensive Plan also sets ou
Page 31 and 32: B2 Limited Business District This d
Page 35 and 36: State Route 632 (Fairground Road) p
Page 37 and 38: Figure 7: Sidewalk Conditions in Co
Page 39 and 40: Figure 9: Streetlights in Courthous
Page 41 and 42: at the intersection of Sandy Hook R
Page 43 and 44: Housing As was the case stated in t
Page 45 and 46: Utilities Overhead Utilities and Li
Page 49 and 50: Environmental Factors The following
Page 51: These factors limit the capacity to
Page 55 and 56: Purpose The following Courthouse Vi
Page 57 and 58: Implementation Goochland County Pla
Page 59 and 60: Traffic Impact Analysis The first s
Page 61 and 62: Low Density Residential This land u
Page 63 and 64: ARCHITECTURE & PLACE DESIGN Equally
Page 65 and 66: DESIGN GUIDELINES The following Des
Page 67 and 68: traveling in the opposite direction
Page 69 and 70: Lighting/Overhead Utilities The Cou
Page 71 and 72: Implementation Goochland County Pla
Page 73 and 74: Figure 25: Parking to the rear of b
Page 75 and 76: Transportation-related Funding Sour
Page 77 and 78: UTILITIES Goal 10: Adequate infrast
Page 79 and 80: Objective 13.3: An interconnected s
Page 81 and 82: Implementation Planning staff shoul
Page 83 and 84: APPENDICES A Master Plan for Courth
Page 87 and 88: Source: U.S. Bureau of the Census,
Page 89 and 90: Appendix C: Goochland County Revise
Page 91 and 92: Source: VDOT Mobility Management Di
Page 93 and 94: LAND USE - Gateways to the Village
Page 95 and 96: Land Use - Commercial Commercial de

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