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August 24, 1988 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
885017
Rowe Associates, Inc.
Dale Magisterial District
Southwest line of Chippenham Parkway
RE UEST: Rezoning from Agricultural (A) to Residential (R-9). A single
family residential subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
STAFF RECOMMENDATION
Recommend approval of Residential (R-12) zoning, and denial of Residential
(R-9) with rejection of the proffered conditions for the following reason:
Although the requested zoning and land use conform to the Central Area
Land Use and Transportation Plan, Residential (R-9) zoning would not be
compatible with, or comparable to, surrounding development. Residential
(R-12) zoning, however, would ensure development comparable to the sur-
rounding existing development.
(NOTE: 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.)
CONDITION
(STAFF) A 200 foot building setback line and buffer strip, exclusive of
easements and required yards, shall be provided adjacent to
Chippenham Parkway (Route 150). The area within this buffer shall
be planted, permed, and/or left in its natural state, if there is
sufficient vegetation to provide adequate screening, If sufficient
vegetation does not exist, a landscape plan shall be approved by the
Planning Department and a bond posted to cover the cost of imple-
menting the plan, prior to approval of final site plans or recorda-
tion of subdivision plats. The developer shall flag this buffer for
inspection prior to approval of any final site plan or recordation
of any plat. This building setback line and buffer strip shall be
noted on the final site plans, and final check and record plats.
The Planning Commission may modify this condition at the time of
tentative subdivision review. (P&T)
PROFFERED CONDITIONS
1. Maximum total lots of 75.
2. Average lot size 17,000 square feet plus.
GENERAL INFORMATION
Location: Fronts approximately 2,727 feet on the
southwest line of Chippenham Parkway,
approximately 1,100 feet northwest of
Hopkins Road. Tax Map 52-3 (1) Parcel 2
(Sheet 15).
Existing Zoning: A
Size: 33.15 acres
Existing Land Use: Vacant
Adjacent Zoning & Land Use: North - R-7; Single family residential
South - R-7; Single family residential
or vacant
East - A, B-1, B-2 & B-3 with Conditional
Use Planned Development; C&P
Telephone, Meadowbrook Plaza
Shopping Center, Chippenham Parkway
or vacant
West - R-7; Single family residential
or vacant
Utilities: 12 inch water main along north line of
Cascade Street. 8 inch water main at
intersection of Jessup Road and Upp Street,
400 feet from west line of site. 8 inch
water main in Upp Street at intersection of
Marty Boulevard, 400 feet from west line of
site. Source of water is Swift Creek
Reservoir. Use of public water is recom-
mended and intended. No off-site easements
in conjunction with extension of public
water will be necessary.
Site lies in Falling Creek sewage drainage
area and is served by Falling Creek Treat-
ment Plant. 8 inch trunk sewer line tra-
verses the southern end of this site. 12
inch trunk sewer line is located in Upp
Street. Use of public sewer is recommended
and intended. No off-site easements in
2 R~S017/BSJUL8/AUG24H
conjunction with extension of public sewer
will be necessary.
Environmental Engineering: Site is considered very poor for the pro-
posed use. Terrain is gently sloping and,
when cleared, has slight chance for ero-
sion. Approximately 90~ of site has a
seasonal watertable of less than 12 inches
below the natural soil surface during the
winter months. Wet crawl space conditions
will be common along with yards which will
be saturated during the winter months.
Site drains to Falling Creek via existing
drainage easements. Area is very flat and
water stands on a majority of this prop-
erty. Drainage problems exist in the
subdivisions to the south and west of this
site. The existing culvert under Chippen-
ham Parkway, which abuts this property and
provides drainage for this site, is ade-
quate but is one-third or more full of
water at most times. Water from this
culvert backs up on the site. There are no
erosion problems existing and/or antici-
pated; however, additional drainage prob-
lems are anticipated if existing culvert
under Chippenham Parkway is not made free
flowing. A profile should be run using the
existing bottom of the culvert under Chip-
penham Parkway as a base to determine the
extent of downstream improvements neces-
sary. It cannot be determined at this time
if off-site easements will be necessary.
Schools: Estimate approximately 58 school age chil-
dren will be generated if this development
were to occur under typical development
standards. However, a tentative subdivi-
sion plat has been submitted which proposes
93 lots. If approved as shown on this
tentative, 65 students could be expected.
Lies in the Falling Creek Elementary School
attendance zone: capacity - 630, enroll-
ment - 588; Falling Creek middle school
zone: capacity - 1,080, enrollment -
1,028; Meadowbrook High School zone:
capacity - 1,350, enrollment, 1,431.
Fire Service: Dale Fire Station, Company ~E11 (paid/volun-
teer). At present, fire service capability
is good. County water and fire hydrant
3 88S017/BSJUL8/AUG24H
placement should be provided for fire
protection purposes in compliance with
nationally recognized standards.
General Plan
(Central Area Land
Use and Transpor-
tation Plan): Medium density residential
(1.51-4.00 units/acre)
Transportation: This proposed development could generate
approximately 820 average daily trips.
These vehicles may be initially distributed
along Cascade Street (Route 2265), Jessup
Road (Route 643), Stanley Drive (Route
794), and Benika Drive (Route 805) which
had 1986 traffic counts of 1131, 869, 1112,
and 312 vehicles per day, respectively.
It is not anticipated that the traffic
volumes on the residential streets in this
area will exceed normal subdivision levels.
At the time of tentative subdivision plan
review, staff may make specific recommenda-
tions regarding connection to adjacent stub
roads. Due to the proximity of Chippenham
Parkway, staff will request that a plan be
developed prior to tentative subdivision
approval and implemented which addresses
noise abatement in accordance with the
standards set forth in the Federal Aid
Highway Program Manual.
DISCUSSION
The applicant has requested rezoning from Agricultural (A) to Residential
(R-9). A single family residential subdivision is proposed.
In reviewing this request, staff considered other developments in the
area, as well as the recommendation of the Central Area Land Use and
Transportation Plan.
This site is bordered by Hening Heights Subdivision to the west and Alice
Heights, Section B, and North Chesterwood Subdivisions to the south.
Hening Heights Subdivision is zoned R-7, but lots adjacent to this re-
quest range from 36,000 to 76,000 square feet with an average lot size of
approximately 40,000 square feet. Lot widths average approximately 90
feet. Alice Heights, Section B is also zoned R-7, and here lots range
from 11,250 to 14,240 square feet with an average lot size of approxi-
mately 12,745 square feet. Lot widths average approximately 75 feet. In
North Chesterwood, also zoned R-7, lots range from 11,250 to 52,800
4 88S017/BSJUL8/AUG24H
~_ t
square feet, and have an average lot size of approximately 13,226 square
feet. Lot widths average approximately 75 feet.
The Central Area Land Use and Transportation Plan recommends that this
area be developed at medium density residential (1.51-4.00 units/acre)
standards. Under Residential (R-9) zoning, typical development of the
site, at 2.48 units/acre, could yield eighty-two (82) lots; maximum
Residential (R-9) development, at 4.00 units/acre, could yield 132 lots.
Staff, however, is recommending Residential (R-12). Typical Residential
(R-12) development of this site, at 2.00 units/acre, would produce six-
ty-six (66) lots; maximum Residential (R-12) development of the site, at
3.05 units/acre, could yield 101 lots. Although either the R-9 or the
R-12 range of densities would lie within the range called for by the
Central Area Plan, the recommended R-12 density would also be compatible
with the adjacent development; the R-9 density would not be. Specifi-
cally, R-12 would require that proposed lots in this development be as
large as adjacent lots in North Chesterwood and Alice Heights Subdi-
visions.
This property adjoins Chippenham Parkway for approximately 2,727 feet.
Due to the high traffic volumes along this road, a significant visual and
noise impact will directly affect homes located in proximity to that
road. The 200 foot building setback and buffer strip along the full
length of the property would reduce these impacts. This buffer should be
supplemented with additional landscaping, if necessary, to assure that
homes located along the right of way of Chippenham Parkway would not be
detrimentally affected (Condition on page 1).
It appears that a portion of the above mentioned buffer was recently
cleared when Plantation Pipeline installed gas lines in easements they
hold. The developer will be required to include this pipeline easement's
location on the tentative subdivision plat. Setbacks of homes from the
pipeline will be addressed at the time of tentative subdivision review.
Drainage issues will also be addressed at the time of tentative subdivi-
sion review.
As the proposed density and lot size of Residential (R-12) would be
compatible with surrounding subdivisions, and as they conform to the
Central Area Land Use and Transportation Plan, staff recommends approval
of Residential (R-12). Finally, through tentative subdivision review,
the County can ensure orderly and safe physical development of this site.
CASE HISTORY
Planning Commission Meeting (3/15/88):
At the request of the developer, and on motion of Mr. Miller, seconded by
Mr. Kelly, the Commission deferred this case sixty (60) days.
AYES: Unanimous.
5 885017/BSJUL8/AUG24H
Staff (4/22/88):
To date, staff has received no further information on this case from the
applicant.
Planning Commission Meeting (5/17/88):
At the request of the developer, and on motion of Mr. Miller, seconded by
Mr. Warren, the Commission deferred this case for sixty (60) days to
their July 19, 1988, meeting.
Staff (6/29/88):
To date, staff has received no further information on this case from the
applicant.
Planning Commission Meeting (7/19/88):
Mr. Jay Rowe came forward to represent this request. He stated that to
address staff's concerns he would proffer a condition to limit the number
of lots to seventy-five (75) maximum. He noted that based on this prof-
fer the average lot size would be 14,000 square feet or larger. He noted
that this average lot size was greater than that of the surrounding
neighborhoods. He stated that Residential (R-9) zoning would allow him
to create open spaces to address drainage concerns. He stated that it
was his intent to develop a mixture of starter homes, but that at this
time he could not proffer a condition to the specific type and size of
homes to be constructed on the property.
Mr. Raymond Mayes came forward to represent the Chesterwood Drive resi-
dents. He stated that previously Town and Country Builders had proposed
rezoning the property Residential (R-9) and that Mr. Harry Daniel, the
Dale District Supervisor had indicated that, until such time as issues of
compatibility, drainage, traffic, and buffering along Chippenham would
have been adequately addressed, he would not support development of the
subject property.
Mr. Mayes further indicated that, since the drainage and traffic problems
had not been properly addressed through this request, he felt, the case
should not be approved.
Mr. Miller indicated that he continued to
drainage problems in the area and to the
constructed on the subject property. He
cerns and feeling that the concerns had not
could not support the request.
6
have concerns relative to the
type and style of homes to be
stated that, given these con-
been adequately addressed, he
"SS017/BSJUZ8/AUG24H
~,
On motion of Mr. Miller, seconded by Mr. Perkins, the Commission resolved
to recommend denial of Case 885017.
AYES: Messrs. Belcher, Kelly, Miller, Perkins and Warren.
Applicant (8/5/88):
On August 5, 1988, the applicant made the second proffer for a minimum
average lot size.
The Board of Supervisors on Wednesday, August 24, 1988, beginning at 2:00
p.m., will take under consideration this request.
7 88S017/BSJUL8/AUG24H
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LEGEND `~
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