04SN0107-Dec 17.pdf.December 17, 2003 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
04SN0107
Jacobs Glenn LC
Dale Magisterial District
West line Newbys Bridge Road
REQUEST:
Amendmem to zoning. (Case 00SN0266) to delete a requiremem to provide 'an
emergency access.
PROPOSED LAND USE:
A single family residential subdivision:is planned. Conditions of.zoning approval~ for.
Case 00SN0266 require-the provision' of an emergency access from the property.
Relief from this requirement is requested.
PLANNING COMMISSION ~COMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE'OF THE:~PROFFE 'P,:ED CONDITION ON
PAGE 2.
AYES: MESSRS. LITTON, GULLEY.AND STACK.
NAYS: MESSRS.. GECKERAND CUNNINGHAM.
STAFF.RECOMMENDATION
Recommend denial for the .following reason:
The adjacem Jacobs Glenn SubdiviSion has more than.fifty(50) homesthat have only one
('l).point of access. The intent ofthe emergency access fr0m the subjectPropertyt'O Jacobs
G1enn Subdivision is to pr°videa Second meanSof accesS foremergency~vehicles:. Sineethe
currentzoning prohibits a public.road connection to the stub ioad, the emergency accessroad
should still be required.
ProViding a FIRST CHOICE Community Through Excellence in Public Service.,
(NOTE: THE' ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER: CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLYA "STAFF" AR2E RECOMMENDED SOLELYBY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITION
(CPC)
Location:
ADDITIONAL CONDITIONS
No public mad connection shall be provided to Jacobs Bend Drive in the Jacobs
Glenn Subdivision.- (P&T)
GENERAL INFORMATION
West line of Newbys Bridge Road, south of Valencia Road.. "Tax ID 759-684-2733 (Sheet
II).
Existing Zoning:
Size:
R-12
30.0 acres
Existing Land Use:
Single family residential
Adiacent Zoning and Land Use:
North - A; Single family residential, or vacant
South - R-12; Vacant .
East - A and R-9; Single family residential
West - R-12; Single family residential or vacant
UTILITIES AND ENVIRONMENTAL
The requested amendment will have no impact these facilities.
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Fire Service:
PUBLIC FACILITIES
This property is currently servedby the Manchester Fire/Rescue StatiOn, Company Number 2
and Manchester Rescue Squad.
At-the time Jacobs Glenn, Section C was subdivided, a stubroad, Jacobs Bend Drive, was
provided to the subjeCt:: property.: ' The intent'Of, this stub road waste ultimately provide a
second means of access for .emergency Vehicles m JacobsGlenn Subdivision. In lieu of
· public road access to this stub-m~d~: the approVedproffered Condition.requires an emergency
access to Jacobs Bend Drive. ~roffered'ConditiOn: 15, Case 00SN0266)
The applicant is requeStingto mm0Ve the requirement for the emergency access road. Jacobs
Glem~ currently has more· ~an fi~ (50)'hor~eS~thathave °~7°ne (i) point of access. Since
the zoning prohibits a public r°ad eOnneCtion t° the existing~tub rOad, theemergencY access
road Should still be required. Ttiei~efore, staffdoesnot support deletiOn ofthe reqUirement to
provide this emergency access.
Transportation:
The requested amendment .Will have no impact on these, facilities.
LAND USE
Comprehensive Plan:
Lies within the boUndafi'~s, of-.the Central Area Plan'which suggests the property'is
appropriate for residential;Use Of ~0 to 2~5 d~eiiing unitsPer ·aCre.
Area Development Trends:
The area is characterized by!A~c~mral (A)and ReSidentifli~r9 and R~I 2)'zoning and has
been developed for singlelfanailYresidential uses orrem~:~aeant,-BaSed uponthe'adopted'
Plan;~er residential~d~vlel°Pment is anticipated in thearea.
Zoning History:
· on January 24, 2001, the Bogd 0f Supervis0rs~ upon a.favOrable :recommendation from. the
Planning Commission, approvedi:rezoning of the.reqUest prOpertY (Case 00SN0266)~:i With.
approval of Case 00sN0266,:theaPplicant a eed:to proVide,an!emergenCy access ~om. lthe
e~teTM terminus of Jac0b.s:Bend Drive thrOugh!the Su-bject:prop~rty (P~°ff~red Condition 1:51.
Case 00SN0266). The:intent ofth~'emergenCyaeeess isiO:~rd~de::a second means 0faC~sS
for: emergency vehicles to Jaeob~:Glenn Subdivision: The emergencY access is intended.to
accommOdate pedestrian andbiCy41e traffic, as~weli: primary aeCess is proposed to Newbys
' 3 04SN0107-DEC 17-BOS
Bridge 'Road. The applicant now wishes to be relieved of the requirement to provide the
emergency access.
Site Design:
Conditions of zoning approval for Case 00SN0266 require that there be no public road
connection to Jacobs Glenn SubdiVision. This requirement is ~part of the condition the
applicant is currently seeking relief from. The applicant hasagain proffered no public road
connection to Jacobs Glenn Subdivision. (Proffered: Condition)
ConnectivitW:
The Planning Commission recently considered a Connectivity POlicy, which, amongother
things, is intended to set forth specific requirements for making connections to or providing
stub road streets. Following the pUblic hearing on' the' proposal the Commission
recommended the Board of Supervisors adopt the:policy: Therecommendedpoliey requires
streets in new subdivisions to connect to all adjacent stUbs'Urde~s the reSUltant local street
pattem would create a traffic count that exceeds ithe PlmgCommission's stub Road
policy. Connection to the stubr°adwould be recommended:bY~e Policy: The PoliCy.would
also allow connections to bewaived in certain Circumstances: 'The policyis pending before
the Board of Supervisors.
CONCLUSIONS
Jacobs Glen Subdivision has momthan fifty (50) homes that have only one(l)point of access. -The
intent of this emergency access ist° pr°vide a second means of acCess:for emergency vehicles to
Jacobs Glenn'Subdivision. Since-the current zoning prohibits apublic~oadconriectionto the-stut
road, the emergency access road should still be required.
Given these considerations, denial of thiS reqUest is recommended.
CASE HISTORY
Planning Commission' Meeting (11/18/03:.):
'The applicant did not accept .staff's recommendation, but-. did accept the~ Planning
CommissiOn's recommendation: Several'persons were present~'in sUpport ofthis proposal,
Mr. Litton indicated that it would::be unfair for this development~to bear the maintenance COst
foran emergency access to serve an adjacent development.
On motiOn °fMr. Litton, seconded by Mr. Gulley, the Commission'recOmmended approval
of-this request and acceptance of:the prOffered condition on page 2.
4 04SN0107-DEC17zBOS
AYES: Messrs. Litton, Gulley and Stack.
NAYS: Messrs. Gecker and Cunningham.
The Board of Supervisors, on Wednesday, December 17, 2003, beginning at 7:00 p.m,, will take
under consideration this request.
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04SN0107-DEC:lq-BOS