05SN0290-Sept21.pdf
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i\.Ugust 16, 2005 CPC
September 20, 2005 CPC
September 21, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
05SN0290
Broadwater Associates, L.P.
Bermuda Magisterial District
East line of Timsberry Circle
REQUEST: Conditional Use Planned Development to permit office use In a Residential
Townhouse (R- TH) District.
PROPOSED LAND USE:
Office uses are planned. Specifically, this request is to permit a rental management
office within the clubhouse facility of the Broadwater Townhouse project.
PLANNING COMMISSION RECOMMENDATION
THE PLANNING COMMISSION IS SCHEDULED TO CONSIDER THIS REQUEST ON
SEPTEMBER 20,2005. ON SEPTEMBER 21, STAFF WILL ADVISE THE BOARD OF THE
COMMISSION'S RECOMMENDATION.
STAFF RECOMMENDATION
Recommend denial for the following reason:
Although the Southern and Western Area Plan suggests the property is appropriate for
neighborhood mixed use center uses, the proposed office use encroaches into an existing
neighborhood and fails to provide an effective transition to this and other surrounding
residential developments as suggested by the Plan.
(NOTE: CONDITIONS MA Y BE IMPOSED OR THE PROPERTY OWNER(S) MA Y
PROFFER CONDITIONS.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
1. Uses shall be limited to a rental management office for the Broadwater
Townhome development. (P)
2. The rental management office shall be located within the clubhouse as shown on
the plan prepared by Timmons, titled "22.0+/- Acres of Land Lying on the East
Line of Harrowgate Road Known as Broadwater Townhomes Phase 1" and dated
May 5, 2003. (P)
GENERAL INFORMATION
Location:
East line of Timsberry Circle across from Broadwater Road. Tax ID 795-638-1293 (Sheet
34).
Existing Zoning:
R-TH
Size:
9.1 acres
Existing Land Use:
Residential townhouses and clubhouse facility
Adiacent Zoning and Land Use:
North, South and West - A and R-TH; Single family residential, townhomes or vacant
East - R-12, R-TH and A; Single family residential and townhouses
UTILITIES
Public Water and Wastewater Systems:
This request will not impact the required use of public water and wastewater. The
existing structure is connected to both the public water system and the public wastewater
systems.
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OSSN0290-SEPT21-BOS
ENVIRONMENTAL
Drainage and Erosion:
This request will have minimal impact upon environmental engineering facilities.
PUBLIC FACILITIES
Fire Service:
The Chester Fire Station, Company Number 1, and Bensley Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service. This request will
have minimal impact fire and EMS.
Transportation:
The proposed use (a management rental office) on the property will have a minimal
impact on the existing transportation network.
The Thoroughfare Plan also identifies an east/west limited access facility ("the East/West
Freeway"), with a recommended right-of-way width of 200 feet, extending from Hull
Street Road (Route 360) to Interstate 95. The alignment of this roadway extends through
the subject property. The Plan also identifies a proposed interchange on Harrowgate Road
for the East/West Freeway. The East/West Freeway is included in the Thoroughfare Plan
to improve access to this southern area of the County, and serve as a major traffic
reliever. Without this Freeway, area roads, even if improved, may not be able to handle
the increased traffic volumes as the County continues to develop.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan which suggests the
property is appropriate for centers that provide retail goods and services to surrounding
neighborhoods. Such centers should be located at the intersection of two arterial roads or
an arterial and a collector road. Further, small-scale offices would be appropriate
provided they are incorporated into the overall design of a project to provide an effective
transition to adjacent neighborhoods.
Area Development Trends:
Surrounding properties are zoned Residential (R-TH), Residential (R-12) and Agricultural
(A) and are occupied by residential subdivision developments (Broadwater Townhouses,
Farmview Estates and Happy Hill Farms Subdivisions), residential dwellings on acreage
parcels or are currently vacant. It is anticipated that a mix of retail and service uses designed
to serve area residential development will occur at the north east quadrant of the future
3
OSSN0290-SEPT21-BOS
intersection of Harrowgate Road and a proposed EastlWest Freeway as recommended by
the Plan.
Zoning History:
On March 26, 1975, the Board of Supervisors, upon a favorable recommendation from the
Commission, rezoned a 34.8 acre tract from Agricultural (A) to Residential Townhouse (R-
TH) (Case 74SN0134). Subsequently, plans were approved and recorded for a 223-unit
townhouse development with a clubhouse facility. The applicant retains ownership of the
project and leases the individual townhouse units.
The R-TH district permits the use of a model home as a real estate office for the
development during the construction of the development. The applicant used an unoccupied
townhouse unit for this purpose, but continued rental activities from this unit subsequent to
the completion of construction for the first phase of the project. The County received a
complaint relative to this activity and issued a Notice of Zoning Violation on March 14,
2003. The rental office was subsequently closed. The applicant has filed for a Conditional
Use Planned Development to permit a rental management office in a portion of the
clubhouse.
Proposed Office Use:
A Conditional Use Planned Development is requested to permit a portion of the clubhouse
facility (two office spaces) to be used as a rental management office for the Broadwater
Townhome development. (Proffered Conditions 1 and 2)
As previously noted, the Plan suggests that commercial development focused on serving
area neighborhoods be located along Harrowgate Road between Timsberry Creek to the
north and the proposed EastlWest Thoroughfare Plan road to the south (extension of Treely
Road east to Happy Hill Road). Small-scale office uses should be incorporated into this
overall design to provide an effective transition to adjacent neighborhoods. Hence, the
appropriate location for a rental management office to serve this development would be
along Harrowgate Road rather than situated within the boundaries of this residential project.
CONCLUSION
Although the Southern and Western Area Plan suggests the property is appropriate for
neighborhood mixed use center uses, the proposed office use encroaches into an existing
neighborhood and fails to provide an effective transition to this and other surrounding residential
developments as suggested by the Plan.
Given these considerations, denial of this request is recommended.
4
OSSN0290-SEPT21- BOS
CASE HISTORY
Planning Commission Meeting (8/16/05):
At the request of the applicant, the Commission deferred this case to September 20,2005.
Staff (8/17/05):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than August 22,2005, for consideration at the Commission's
September 20, 2005, public hearing.
Also, the applicant was advised that a $230.00 deferral fee must be paid prior to the
Commission's public hearing.
Applicant (8/24/05):
A proffered condition was submitted.
Applicant (8/26/05):
The $230.00 deferral fee was paid.
Staff (9/2/05):
The Commission is scheduled to consider this case on September 20,2005.
The Board of Supervisors, on Wednesday, September 21,2005, beginning at 7:00 p.m., will take
under consideration this request.
5
OSSN0290-SEPT21-BOS
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