04SN0107-Mar10.pdf STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0107
REQUEST:
Jacobs Glenn LC
Dale Magisterial District
West line NeWbys Bridge Road
Amendment to zoning (Case 00SN0266) to delete a requirement .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 RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF'THE PROFFERED CONDITION ON
PAGE 2.
AYES: MESSRS. LITTON, GULLEY AND STACK2
NAYS: MESSRS. GECKER AND CUNNINGHAM.
STAFF RECOMMENDATION
Recommend. denial for the folloWing reason:
The adjacent Jacobs Glenn'Subdivision has more than fifty (50) homes that have 'only one
(1) point, of access. The intent of the emergency, access fromthe subject property to Jacobs
Glenn' Subdivision is to provide a second means of access for emergency vehicles.- Since the
current zoning prohibits a public road connection tothe stub road, the emergency access rOad
should still be required.
Providing a FIRST CHOICE. COmmuni~ 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 ONLY A "STAFF" ARE RECOMlVIENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITION
(CPC)
No public road connection shall be prOvided to Jacobs. Bend Drive in the Jacobs
Glenn Subdivision. (P&T)
GENERAL INFORMATION
Location:
West line of Newbys Bridge Road, south of Valencia Road. Tax ID 759-684-2733 (Sheet
Existing Zoning:
R-12
Size:
30.0 acres
Existing LandUse:
Single family residential
Adjacent 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 stub road, Jacobs Bend DriVe, was
provided to the subject prOperty. The intent of this stub road-waS.to ultimately provide a
second means of access for emergency vehicles to JacobsGlennSubdivision; In lieu of
public road access to this stub road, the approved proffered ¢on~tion requires an emergency
access to Jacobs Bend Drive. (Proffered Condition 15, Case.00SN0266)
The appliCant is requeSting to remOve the requirement for the emergency access road. jacobs
Glenn currently has more than-fifty (50) homes thathave'only one (1) point ofaccess. Since
the zoning prohibits a public road connection to the existing stub-road, the emergency-access
road should still be required.' Therefore, staff does not 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 boundaries of:the Central Area Plan which sUggeSts 'the property is
appropriate for residential use :of 1..0 to 2.5 dwelling Units peracre.
Area Development Trends:
The area is characterized by Agricultural (A) and Residential(R-9 and R- 12) zoning and has
been deVelOped for single farrdlyresidential uses or remains vacant. ~Based uPon theadopted
plan, further residential development is anticipated in the area.
Zoning History:
On January 24, 2001, the Boardof Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning of the request property (Case 00SN0266). With
approval of Case 00SN0266, theapplicant agreed to provide an :emergency access from the
eastern terminus of Jacobs Bend Drive throughthe SubjeCt property (Proffered COndition 15,
Case 00SN0266). The intent ofthe emergency-access isto providea secOnd means ofaccess
for emergency vehicles tO Jacobs Glenn SubdiviSiOn: The emergency access is intended to
accommodate pedestrian and bicycle traffic, as Well..P~ access is proposed to NeWbys
' 3 04SN0107-MAR10-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 haS again proffered no public road
connection to Jacobs Glenn Subdivision. (Proffered Condition).
ConnectiviW:
The Planning Commission recently considered a Connectivity Policy, which,, among other
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~ The recommended policy requires
streets in new subdivisions to connect to ali adjacent stubs unless the resultant local Street
pattern would create a traffic count.that exceeds the Planning Commission's. Stub Road
Policy. Connection to the stub road would be recommended by the policy, The policy would
also alloW connections to- be waived in certain circumstances; The policy is pending before
the Board of Supervisors.
CONCLUSIONS
Jacobs Glen.Subdivision has more than fifty (50) homes that have only one (1) point of access. The
intent of this emergency access is to provide a second means of aCcess for emergency vehicles to
Jacobs Glenn Subdivision. Since the current zOning prohibits a public mad connection to the stub
road, the emergency access road shouldstill 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 of this proposal.
Mr.' Litton indicated that it would be unfair for this develOpment to bear ,the maintenance cost
for an emergency access to serve:an adjacent development~
On motion of Mr. Litton, seconded by Mr. Gulley, theCommission recommended approval
of this request and acceptance~ofthe proffered condition on page 2.
4 04SN0107-MAR10~BOS
AYES: Messrs. Litton, Gulleyand Stack.
NAYS:. Messrs.. Gecker and Cunningham.
Board of Supervisors Meeting (12/17/03):
Mr. Miller noted that a deferral was appropriate to provide' the Board an opportunity to
consider the subdivision connectivity policy and itsrelevancyto this case.
On their own motion, the Board deferred this case to the March i0, 2004, meeting.
Staff (12/18/03):
The apPlicant wasadvised in writing that any significant new or revised information should
be submitted no later than January 12, 2004, for consideration at the :Board's March. 10,
2004, public hearing.
Board of Supervisors Meeting (2/25/04):
The Board deferred consideration of the ConnectivityPolicy to the March 24, 2004, meeting.
staff (3./3/04):
To date, no new information has .been'submitted.
The Board of Supervisors, on Wednesday, March 10, 2004, beginning at 7:00 p.m., will take under
consideration this request.
04SN0107-MAR10-BOS