02SN0186-May22.pdfMay 22, 2002 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0156
Stoney Glen LLC and
The John J. and Ima M. Liesfeld Family LLC
Bermuda Magisterial District
· W~st line of Harrowgate Road
REQUEST:
Rezoning from Agficultttral (A), Residential (R~ 15) and Neighborhood Business (C~
2) to Residential (R-12) and Neighborho6d Business (C-2), plus proffered conditions
on an existing Neighborhood Business (C-2) tract and relief to street access
requirements for more than fifty (50) lots.
PROPOSED LAND USE:
A single family residential subdivision, with a minimum lot size of 12,000 square
feet, is planned. The applicant has proffered to limit development to a maximum of
217 lots yielding a density of approximately 1.5 dwelling units per acre. In addition,
neighborhood business uses are proposed on a portion of the request property.
PLANNING .COMMISSION RECOMMENDATiON
RECOMMEND APPROVAL AND ACCEPTANCE OF PROFFERED CONDITIONS ON PAGES
3 THROUGH 6 SUBJECT TO THE APPLICANT'S WILLINGNESS TO ADDRESS PARKS
DEPARTMENT'S CONCERNS RELATIVE TO A LINEAR TRAIL ALONG TIMSBEtLKY
CREEK. SINCE THAT TIME, PROFFERED CONDITION 17 WAS SUBMITTED.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
AYES: MESSRS. LITTON, CUNNINGHAM AND STACK
NAYS: MR. GECKER
ABSENT: IVlR. GULLEY
STAFF RECOMMENDATION
Recommend approval subject to fire concerns being addressed, as discussed herein. Recommend
that Proffered Condition 14 prohibiting public road access into adjacent subdivisions north of the
request property and pertaining~o emergency access not be accepted. This recommendationis made
for the following reasons:
(NOTES:
The proposed residential zoning and land use conform to the Southern and Westem
Area Plan which suggests the property is appropriate for single family residential use
of 2.51 to 4 units per acre or less.
The proposed commercial zoning and land use conform to the Plan which suggests
limited retail and personal service centers should be provided within planned
residential areas to attract customers from mediate neighborhoods only.
As conditioned, the proposed zoning and land uses are representative of, and
compatible with, existing and anticipated area development.
The proposed emergency access included in Proffered Condition 14 does not satisfy
the requirements of the Subdivision Ordinance with respect to the provision of a
second means of public road access to the residential portion of this development
west of Timsberry Creek. Further, the condition precludes access to adjacent
subdivision thereby restricting options for the development to comply with this
public road access requirement at the time of tentative subdivision plan review.
THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER
CONDITION. 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
RECOIVlMENDED BY THE PLANNING COMMISSION.
IN RESPONSE TO COMMISSION CONCERN, PROFFERED
CONDITION 17 HAS BEEN SUBMITTED SUBSEQUENT TO THE
COMMISSION'S CONSIDERATION OF THIS REQUEST. SHOULD
TIlE BOARD WISH TO APPROVE THIS REQUEST, IT WOULD BE
APPROPRIATE TO ACCEPT THE PROFFERED CONDITION 17 IN
02SN0186-MAY22-BOS
2
ADDITION TO THE PROFFERED CONDITIONS ON PAGES 3
THROUGH 6, AS RECOMMENDED BY STAFF.)
PROFFERED CONDITIONS
The owners/applicants hereby proffer the following conditions, which shall apply m the subject
properties as reflected on the attached zoning plat revised on February 15 and 26, 2002 by Gene
Watson & Associates, P.C. ('"the zoning plat"):
(STAFF/CPC) 1.
A maximum of 217 residential lots shall be permitted on the property
zoned R-12 as reflected on the zoning plat. (P)
(STAFF/CPC) 2.
The exposed surfaces of the foundations of each residential dwelling
shall be covered with brick or stone veneer or exterior insulation and
f'mishing systems (EIFS) materials. (BI)
(STAFF/CPC) 3.
In conjunction with recordation of the initial subdivision plat or prior
to final site plan approval, whichever occurs first, a ninety (90) foot
wide right-of-way for an east/west major medal ("Wellspring Road
Extended") from Harrowgate Road to the western property line shall
be dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. The exact location of this right-of-way shall be
approved by the Transportation Department. CT)
(STAFF/CPC) 4.
In conjunction with recordation of the initial subdivision plat or prior
to final site plan approval, whichever occfirs first, sixty (60) feet of
right-of-way on the west side of Harrowgate Road, measured from the
centefline of that part of Harrowgnte Road immediately adjacent to
the property, shall be dedicated, free and ua~stricted, to and for the
benefit of Chesterfield County. (T)
(STAFF/CPC) 5.
(STAFF/CPC) 6.
Direct access from the property to Harrowgate Road shall be limited
to two (2) public roads. One access shall be Wellspring Road
Extended, and shall align Wellspring Road. The other access shall
generally be located towards the northern property line. The exact
location of these accesses shall be approved by the Transportation
Department. (T)
Prior to tentative subdivision or site plan approval, whichever occurs
first, an access plan for Wellspring Road Extended shall be submitted
to and approved by the Transportation Department. Access from the
property to Wellspring Road Emended shall conform to the approved
access plan. (T)
02SN0186-MAY22-BOS
3
(STAFF/CPC)
(STAFF/CPC)
To provide an adequate roadway system at the time of complete
development, the owner/developer shall be responsible for the
following:
Construction of additional pavement along Harrowgate Road
at each approved access to provide left and right turn lanes, '
based on Transportation Department standards;
Consm~cfion of two (2) lanes of Wellspring Road Extended,
to VDOT Urban Minor Arterial Standards (50 mph) with
modifications approved by the Transportation Department,
from Harrowgate Road to the western property line;
Construction ora three (3) lane typical section (i.e., one (1)
westbound lane and two (2) eastbound lanes) for Wellspring
Road Extended at its intersection with Harrowgate Road. The
exact length of this improvement shall be approved by the
Transportation Depat [merit;
Construction of additional pavement along Wellspring Road
Extended at each approved access to provide left and right
mm lanes, based on Transportation Department standards;
and
Dedication to Chesterfield County, free and unrestricted, of
any additional fight-of-my (or easements) required for the
improvements identified above. Provided, however, in the
event the developer is unable to acquire any "off-site" right-
of-way that is necessary for any improvement described in
7(a), the developer may request, in writing, that the County
acquire such right-of-way as a public road improvement. All
costs associated with the acquisition of the right-of-way shall
be borne by the developer. In the event the County chooses
not to assist the developer in acquisition of the "off-s{te" fight
of way, the developer shall be relieved of the obligation to
acquire the "off-site" right-of-way and shall provide the road
improvements within available right-of-way as determined by
the Transportation Depaxtment, (T)
Prior to any construction plan or site plan approval, whichever occurs
ftrst, a phasing plan for the required mad improvements, as identified
02SN0186-MAY22-BOS
4
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
11.
12.
13.
14.
15.
in Proffered Condition 7, shall be submitted to and approved by the
Transportation Department.
With the exception of timbering which has been approved by the
Virginia State Department of Forestry for the purpose of removing
dead or diseased trees, there shall be no timbering until a land
disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been
installed. (EE)
All residential dwellings shall have a minimum gross floor area of
2,000 square feet. (P)
Restrictive Covenants. The following provision shall be contained in
restrictive covenants which shall be recorded Ln conjunction with the
recordation of any subdivision plat. Further, the following provisions
in the restrictive covenants cannot be modified or amended for a
period of at least twenty (20) years following recordation:
a. All driveways shall be paved.
b. All mailboxes shall be of a uniform design. (P)
There shall be a twenty-five (25) foot common open space adjacent to
the Hill Spring and Foxwood Subdivisions west of Timsberry Creek.
There shall be a twenty (20) foot common open space adjacent to the
Greyfield Place Subdivision east of Timsberry Creek. (P)
There shall be no public mad access to Hill Spring, Foxwood or
Greyfield Place Subdivisions. Emergency access shall be permitted
through Foxwood Subdivision. If emergency access is provided, such
access shall be vacated at such time that Wellspring Road Extended ia
constructed ~o Branders Bridge Road. The developer slaall post a
bond for the vacation ofthe emergency access. The exact designand
treatment of the emergency access shall be approved at the time of
tentative subdivision review. (FD)
No subdivision within the subject property shall be named Stoney
Glen or any derivation thereof. (P)
02SN0186-MAY22-BOS
5
(STAFF/CPC) 16.
(STAFF/CPC) 17.
Location:
Any development on property zoned C-2 as reflected on the zoning
plat shall conform to the required conditions for development set
forth in County Code Section 19-149 (a)-(d). (Note: This does not
prohibit canopied gasoline sales.) Provided, further, buildings on the
property zoned C-2 shall have pitched roofs and the facades shall be
constructed primarily of brick. (P)
A ten foot w/de pedestrian easement shall be provided along the
northern side of Timsberry Creek w/thin the utility easemem on the
subject property. The easement shall include an access easement
from Wellspring Road Extended to that part of the easement along
Timsberry Creek. The exact location of the easement shall be
determined at the time of tantative subdivision review. (P&R)
GENERAL INFORMATION
West line of Harrowgatc Road, across from Wellspring Road. Tax IDs 791~641-1825 and
793-640~0587 (Sheet 34).
Existing Zoni~:
Size:
Agricultural (A), Residential (R-15) and Neighborhood Business (C-2)
148.8 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North
South
East
West
- A and R-15; Single family residential or vacant
~ A, R-9 and R-12; Single family residential or vacant
- A, R-7 and R-12; Single family residential or vacant
- A, R-9 and R-15; Single family residential or vacant
6 02SN0186-MAY22~BOS
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the southwest side of
Harrowgate Road, adjacent to the request site; an existing twelve (12) inch water line
extending along an un-named stab road from Stoney Creek Parkway which terminates
adjacent to the northern boundary of this site; and an eight (8) inch water line along an
named stab road from Foxwood Road that termiaates approximately 100 feet northwest of
this site. Use of the public water system is required by County Code.
Public Wastewater System:
There is an existing twenty-one (21) inch wastewater extending along Timsberry Creek and
across the central portion of the request site. In addition, there is an existing twelve (12) inch
wastewater trunk line which extends along a tributary of Timsberry Creek and adjacent to the
southern boundary of the request site. Use of the public wastewater system is required by
County Code.
ENVIRONMENTAL
Drainage and Erosion:
The parcel drains to Timsberry Creek which bisects the property. There are no existing on-
site drainage or erosion problems and none are anticipated as a result of development There
are no off-site erosion problems; however, there are off-site drainage problems. The culvert
under Harrowgate Road is inadequate to serve the several miles of upstream watershed. The
lower floor of a tri-level home located within the Timsberry Creek floodplain and adjacent to
Harrowgate Road, built in 1957 is approximately three (3) feet below ground elevation and
experiences flooding every few years during moderate to severe storms. Due to the very
large upstream drainage area, the structure wa~ subject to flooffmg prior to any development.
The creek is located approximately eighty (80) feet to 100 feet from the home, and the area
between the creek's top of bank and the home is very flat.
To insure that there are no erosion problems during timbering, a land disturbance permit
should be obtained and the approved devices installed prior to any timbering. (Condition 9)
If any lots west of Timsberry Creek are recorded where access must be gained across
Timsberry Creek, a temporary emergency access must be constructed and used until
permanent access to Treely Road is obtained. (Proffered Condition 14)
7 02SN0186-MAY22-BOS
· Water Quality:
Timsberry Creek and an adjacem tributary to the south are perennial streams and, as such,
subject to Chesapeake Bay requirements (Resomce Protection Areas).
PUBLIC FACILITIES
The need for tire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the FY 2002-2007 Cap. jtal improvement Pro_gram. The
rezoning will not result in the number of permitted dwelling units. Accordingly, there is no net
increase in the impact on capital facilities.
Fire Service.:
The Public Facilities Plan indicates that emergency services calls are expected to increase
forty-i, ve (45) percent by 2015. Eight (8) new fire/rescue stations are recommended for
construction by 2015 in the Public Facilities Plan. A maximum number of dwelling units no
greater than that permitted under the existing zoning has been proffered (Proffered Condition
1). Consequently, the proposed zoning will have no net increase in the fiscal impact on fire
facilities. Based on 217 dwelling units, this development will generate approximately fift'y
(50) calls for fire and rescue services each year.
The Chester Fire Station, Company Number 1 and Bensley-Bermuda Volunteer Rescue
Squad currently provide fire protection 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.
To satisfy the requirements of the Subdivision Ordinance, when the cumulative total of lots
served by a local street in a subdivision exceed fifty (50) and/or when the number of lots
accessing a no-lot frontage collector street exceeds 100, a second public access road to all
lots must be provided. This requirement is to insure adequate emergency vehicles access
should one access become blocked. Proffered Condition 14 does not provide public access.
The Fire Department does not support the use of an emergency access (Proffered Condition
14). in this case, a stub road in the adjacent Stoney Glen development, west of Timsberry
Creek has been provided for the purpose of providing public access to the property.
Schools:
A maximum number of dwelling units no greater than that permitted under the existing
zoning has been proffered (Proffered Condifion 1). Consequenfly, theproposedzoningwill
have no net increase in the fiscal impact on school facilities. Approximately 115 students
will be generated by this development. The site lies in the Harrowgate Elementary School
attendance zone: capacity - 550, euroliment - 574; Carver Middle School zone: capacity -
8 02SN0186-MAY22-BOS
1,200, enrollment - 1,287; and Matoaca High School zone: current capacity - 820,
enrollment- 679. The new Matoaca High School will open this fail with a capacity of 1,750.
This development will have an impact on the elementary and middle school. There are
currently eleven (11) trailers at Harrowgate Elementary School.
Libraries:
Consistent with Board of Supervisors' policy, the impact of development on library services
is assessed countyvdde. Based on projected population growth, the Public Facilities Plan
identifies a need for additional library space throughout the County. Taking into account the
additional space provided by the new La Prade and Chester Libraries, there is still a projected
need for 55,000 additional square feet of library space County-wide by 2015. This
development will most likely impact the existing Chester Library or a proposed new facility
south of Chester along Harrowgate Road. The Plan indicates a need for additional library
space in this area of the County.
The applicant has proffered a maximum number of dwelling units no greater than that
permitted under the existing zon/ng (Proffered Condition 1). Consequently, the proposed
zoning will have no net increase in the fiscai impact on library facilities.
Parks and Recreation:
The Public Facilities Plan identifies the need for four (4) new regional parks. In addition,
there is currently a shortage of eommanity park acreage in the County. The Plan identifies a
need for 625 acres of regional park space and 116 acres of community park space by 2015.
The Plan also identifies the need for neighborhood parks and special purpose parks and
makes suggestions for their locations.
The applicant has proffered a maximum number of dwelling units no greater than that
permitted under the existing zoning (Proffered Condition 1). Consequently, the proposed
zoning will have no net increase in the fiscal impact on park facilities.
Parks and Recreation discussed with the applicant the possibility of building a trail or
granting an easement to the County for a trail in open space adjacent to Timsberry Creek to
connect this and neighboring subdivisions to Harrowgate Elementary School and Harrowgate
Park. Also, a pathway should be developed to connect the subdivis~on's internal sidewalk
system to the trail along Timsberry Creek. The exact location to be determined at the time of
subdivision plan. review, in response to these concerns and concerns reiterated by the
Commission, the applicant submitted a proffered condition providing an easement for the
trail. (Proffered Condition 17)
9 02SN0186-MAY22-BOS
Transportation:
Most of the property is currently zoned Residential (R-15) and Neighborhood Business (C-2).
The applicant has added a small Agricultural (A) zoned parcel to this case, and is requesting
rezoning of the entire property to Residential (R-12) and Neighborhood Business (C-2). The
applicant has proffered a maximum density on the R-12 tract of 217 lots (Proffered Condition
1). This request will not limit development of the C-2 tract to a specific land use; therefore, it is
difficult to anticipate traff'lc generation. Based on single-family and retail trip rates,
development could generate approximately 5,680 average dally trips. These vehicles will be
distributed along Harrowgate Road, which had a 2000 traffic count of 9,093 vehicles per day.
The Thoroughfare Plan identifies Harrowgate Road as a major arterial with a recommended
right of way width of 120 to 200 feet. The applicant has proffered to dedicate sixty (60) feet of
right o£way, measured from the centefline of Harrowgate Road, in accordenee with that Plan
(Proffered Condition 4).
The Thoroughfare Plan also identifies an east/west major arterial ("Wellspring Road Extended")
with a recommended right of way width of ninety (90) feet, extending from Harrowgate Road at
its imersection with Wellspring Road, west through the property. The applicant has also
proffered to dedicate a ninety (90) foot wide right of way for Wellspring Road Extended
through the property in accordance w~th that Plan. (Proffered Condition 3)
Access to major arterials, such as Harrowgate Road and Wellspr'mg Road Extended~ should be
controlled. The applicant has proffered that direct access to Harrowgme Road will be limited to
two (2) public roads (Proffered Condition 5). One (1) of these accesses will be Wellspring Road
Extended. The other access will be located towards the northum property line. The applicant has
also proffered to submit an access plan for Wellspring Road Extended (Proffered Condition 6).
Access from the property to Wellspring Road Extended must be in accordance with the
approved access plan.
In order to address neighborhood concerns, the applicant has proffered a condition regarding
access to the adjacent subdivisions to the north. The applicant has proffered that no public
road connection will be provided from the property to Hill Spring, Foxwood or Greyf'leld
Place Subdivisions. (Proffered Condition 14)
The traffic impact of this development must be addressed. The applicant has proffered to: 1)
consumct left and right mm lanes along Harrowgate Road at each site road intersection, based
on Transportation Department standards; 2) construct two (2) lanes of Wellspring Road
Extended from Harrowgate Road through the property; 3) construct a three (3) lane typical
section [i.e., one (1) entering lane and two (2) existing lanes] for Wellspring Road Extended at
its intersection with Harrowgate Road; and 4) construct left and right turn lanes along
Wellspring Road Extended at each site road intersection, based on Transportation Department
standards (Proffered Condition 7). Constructing the turn lanes along Harrowgate may require
10 02SN0186-MAY22-BOS
the developer to acquire some "off-site" right of way. According to the proffer, ifthe developer
is unable to acquire the right of way for the mm lanes along Harrowgate Road, the developer
may request the County to acquire the right of way as a public road improvement. All costs
associated with the acquisition will be borne by the developer, ffthe County chooses not to
assist with the right of way acquisition, the developer will not be obligated to aequiro the "off-
site" right of way and will only be obligated to construct road improvements within available
right of way.
At time of tentative subdivision review, specific recommendations will be provided regarding
access and the internal street network.
Financial Imvact on Cavital Facilities:
Based on the proffered conditions, there will be no increase in the number of permitted
dwelling units. Accordingly, there will be no net increase in the impact on capital facilities.
(Proffered Condition 1)
LAND USE
Comprehensive Plan:
The request property lies within the boundaries of the Southern and Western Ama Plan
which suggests the property is appropriate for single family residential use of 2.51 to 4 units
per acre or less. In addition, The Plan suggests limited retail and personal service centers
should be provided within planned residential areas to attract customers from immediate
neighborhoods only. The P..lan suggests transition issues including appropriate uses, building
scale, architecture and site design are critical to the location of these Neighborhood
Convenience Centers. Proffered Conditions and the standards of the Ordinance address these
design issues. (Proffered Condition 16)
Zoning History:
The existing zoning of the request properties was approved by the Board of Supervisors in
1959. The residential zoning was approved on April 8, ~959, and the commercial zoning
was approved on July 8, 1959.
Area Development Trends:
Surrounding properties are predominantly zoned for single family residential uses and
contain subdivision developments of varying densities. Agricultural parcels are
interdispersed among these residential zoning districts. A convenience store is located at the
comer of Tarris Lane and Harrowgate Road north of the request property.
11 02SN0186-MAY22-BOS
The request property abuts several subdivisions developed as part of the Stoney Glen
Development to the north which are zoned Residential (R-9). In addition, the request
property abuts a portion of Greenbriar Subdivision to the southwest which is zoned
Residential (R-9). Should this rezoning be approved, the residential portion of the request
property must comply with Residential (R-I 2) development standards.
The Plan suggests properties in the area of the request site are appropriate for residential
development with densities ranging from 2.51 to 4.0 dwelling units per acre or less. While
the amount of land available for development is limited, it is anticipated that residential
development within these suggested densities will continue in this immediate area.
Site Design:
As previously noted, this application includes a request to rezone a portion of the property to
Residential (R-12) for the development of a residential single family subdivision and a
portion of the existing residentially zoned property to Neighborhood Business (C-2). A
portion of the request property is currently zoned Neighborhood Business (C-2). Proffered
conditions have been offered on the existing and proposed C-2 zoned portion (Proffered
Condition 14). The C-2 Tract is to be located adjacent to Timsberry Creek which will
establish the southern boundary of commercial development and the proi~osed residential
development will establish the northern boundary along Harrowgate Road.
An east/west arterial (Wellspring Road Extended) will form he northern boundary of the
request site. This arterial transverses the subject property and is proposed to eventually
connect to Treely Road. At time of tentative plan review, requirements will be established to
provide appropriate setbacks/buffers on lots adjacent to this road.
Residential Standards:
A minimum gross floor area for homes of 2,000 square feet has been proffered (Proffered
Condition 20). Proffered Condition 2 addresses exterior wall surfaces of all foundations.
Covenants recorded for the development will require all driveways to be paved and all
mailboxes to be uniformly designed (Proffered Condition 11). These covenants will be
privately enforced. The County will only be responsible for insuring that the covenants are
recorded. According to Proffered Condition 11, these covenants cannot be modified or
amended for twenty (20) years following recordation. (Proffered Condition 11)
The Subdivision Ordinance requires the provision of a fifty (50) foot buffer along both sides
of the proposed Wellspring Road Extended and along Harrowgate Road adjacent to the
residential development. In addition, two (2) open space areas will be adjacent to the Hill
Spring and Foxwood Subdivisions west of Timsberry Creek and adjacent to Greyfield
Subdivision east of Timsberry Creek has been proffered. (Proffered Condition 12 and 13)
12 02SN0186-MAY22-BOS
Commercial Standards:
As previously noted, the request property is located within the Southern and Western Area
Plan. The Plan suggests limited retail and personal service centers should be provided within
plarmed residential areas to attract customers from immediate neighborhoods only. The Plan
suggests transition issues including appropriate uses, building scale, arckitecture and site
design are critical to the location of these Neighborhood Convenience Centers and, rather
than designating their locations on the Land Use Map, provides that their locations should be
determined in conjunction with area development. A portion of the request property was
zoned for Neighborhood Commercial uses in 1959. This proposal reconf/gures the
boundaries ofthat original zoning. Given that the property is aiready zoned C-2 and could be
developed without this application, the current proposal provides an opportunity to gain
further restrictions so as to insure compatibility and preserve the residential character of the
area. Because of the existing C-2 zoning, staffdid not request that the uses be restricted to
those allowed in the Neighborhood Business (Cq) District which would be more in
compliance with the recommendations of the Plan. Rather, staff negotiated compliance with
C-1 design standards which would not be applicable to the existing zoning. (Proffered
Condition 16)
Given the locational criteria suggested by the Plan, limited commercial uses are appropriate
at the location proposed by this application. Specifically, the site will be located at the
intersection of an east/west arterial (Wellspring Road Extended) and Harrowgate Road;
Timsberry Creek establishes the southern boundary; and the proposed residential
development will establish the northern boundary. The request property lies within an
Emerging Crrowth District Area. The Zoning Ordinance specifically addresses access,
landscaping, setbacks, parking, signs, buffers, utilities and screening ofontside storage for
properties in this District. The purpose of the Emerging Growth District Standards is to
promote high quality, well-designed projects. Development of this commercial portion of
the property must be in compliance with these Standards.
The proffers will manage the intensity of the commemial tract by limiting building sizes and
square footage per acre consistent with C-1 standards. Further, the standards require a
residential architectural appearance and the proffers reinforce the residential character by
requiring primarily brick veneer buildings and pitched roofs. (Proffered Condition 16)
CONCLUSIONS
The proposed residential zoning and land use conform to the Southem and Westem Area Plan which
suggests the property is appropriate for single family residential use of 2.51 to 4 un/ts per acre or
less. The proposed commercial zoning and land use conform to the Plan which suggests limited
retail and personal service centers should be provided within planned residential areas to attract
13 02SN0186-MAY22-BOS
customers from immediate neighborhoods. As conditioned, the proposed commercial zoning
addresses the transition issues critical to the location of these Neighborhood Convenience Centers.
As proposed, the zoning and land use are representative of, and compatible with, existing and
anticipated area development.
Given these considerations, approval of this request is recommended subject to addressing concerns
mlatlve to emergency access, as discussed herein.
CASE HISTORY
Plarming Commission Meeting (4/16/02):
The applicant did not accept staff's recommendation, but did accept the Planning
Commission's recommendation.
There was support present.
Mr. Curmingham stated he supported the relief to the second access requirement because the
twelve (12) additional lots were not a significant number ha excess of the typical 100 lots and
he was concerned with the additional traffic on the narrow roads within the adjacent
development. He indicated the emergency acoess road to be provided adequately addressed
the Fire Department concerns.
Mr. Gecker expressed his concern with providing rellefto second access stating that the lots
over the threshold could be developed once the second public road connection was made
with Wellspring Road Extended. He stated the Commission should advocate connectivity to
existing subdivisions, attributing to traffic problems on arterials to the closing of stub roads.
Mr. Cunningham indicated he was concerned that the trail requested by Parks and Recreation
had not been addressed. The applicant indicated they would move forward with discussions
with Parks and Recreation to provide an easement for the trail.
On motion of Mr. Cunningham, seconded by Mr. Stack, the Commission recommend
approval of this request and acceptance of the proffered conditions on pages 3 through 6
subject to the applicants' willingness to address the Parks and Recreation Department's
concerns relative to a linear trail along Timsberry Creek.
14 02Slq0186-MAY22-BOS
AYES: Messers, Litton, Cunning, ham and Stack
NAYS: Mr. Geeker
ABSENT: Mr. Cmlley
Applicants (5/I/02):
Proffered Condition 17, requiting a pedestrian easement, as discussed at the Planning
Commission meeting was submitted.
The Board of Supervisors, on Wednesday, May 22, 2002, beginning at 7:00 p.m., will take under
consideration this request.
15 02SN0186-MAY22-BOS
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