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05SN0234-NOV22.pdf May 17,2005 CPC i\ugust 16, 2005 CPC September 20, 2005 CPC October 18, 2005 CPC November 22,2005 BOS STAFF'S REQUEST ANALYSIS AND RECOMMENDA nON 05SN0234 Thomlyn, LLC Matoaca Magisterial District Ettrick Elementary, Matoaca Middle and Matoaca High School Attendance Zones Southwest quadrant of Woodpecker, Lakeview and Chestnut Ridge Roads REQUEST: Rezoning from Agricultural (A) to Residential (R-12). PROPOSED LAND USE: A single family residential subdivision having a maximum of eighty-three (83) dwelling units is planned, yielding a density of approximately 1.7 dwelling units per acre. (Proffered Condition 3) PLANNING COMMISSION RECOMMENDA nON RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 THROUGH 4. AYES: MESSRS. LITTON, WILSON, GECKER AND GULLEY NAY: MR. BASS STAFF RECOMMENDATION Recommend approval for the following reasons: A. The proposed zoning and land uses conform to the Southern and Western Area Plan which suggests the property is appropriate for residential use of 1.01 - 2.5 units per acre. B. The proffered conditions adequately address the impacts of this development on necessary capital facilities, as outlined in the Zoning Ordinance and Providing a FIRST CHOICE community through excellence in public service Comprehensive Plan. Specifically, the needs for roads, schools, parks, libraries and fire stations is identified in the Public Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program, and the impact of this development is discussed herein. The proffered conditions mitigate the impact on capital facilities, thereby ensuring that adequate service levels are maintained as necessary to protect the health, safety and welfare of County citizens. (NOTE: THE ONLY CONDITION THAT MAYBE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS NOTED WITH "STAFFICPC" 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.) PROFFERED CONDITIONS The Owners-Applicants in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and their successors or assigns, proffer that the development of the property known as Chesterfield County Tax IDs 791-621-0110; 791-620-1025 (the "Property") under consideration will be developed according to the following conditions, if and only if, the rezoning request for R-12 is granted. In the event the request is denied or approved with conditions not agreed to by the Owners-Applicants, these proffers and conditions shall be immediately null and void and of no further force or effect. (STAFFICPC) 1. Timbering. Except for the timbering approved by the Virginia State Department of Forestry for the purpose of removing dead or diseased trees, there shall be no timbering on the Property until a land disturbance permit has been obtained from the Environmental Engineering Department and the approved devices have been installed. (EE) (STAFFICPC) 2. Cash Proffer. The applicant, subdivider, or assignee(s) shall pay the following to the County of Chesterfield, prior to the issuance of a building permit, for infrastructure improvements within the service district for the property: a. $15,600 per dwelling unit, if paid prior to July 1, 2006; or b. The amount approved by the Board of Supervisors not to exceed $15,600 per dwelling unit adjusted upward by any increase in the Marshall and Swift Building Cost Index between July 1,2005, and July 1 of the fiscal year in which the payment is made if paid after June 30, 2006. 2 OSSN0234-NOV22-BOS (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) c. Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. Should Chesterfield County impose impact fees at any time during the life of the development that are applicable to the property, the amount paid in cash proffers shall be in lieu of or credited toward, but not in addition to, any impact fees, in a manner determined by the County. (B&M) 3. A maximum of eighty-three (83) dwelling units shall be permitted. (P) 4. WITHDRA WN 5. Transportation. (a) In conjunction with recordation of the initial subdivision plat, forty-five (45) feet of right-of-way on the west side of Woodpecker Road, measured from the centerline of that part of Woodpecker Road immediately adjacent to the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (b) Direct access from the property to Woodpecker Road shall be limited to one (1) public road. This public road shall be a residential collector road. The exact location of this public road shall be approved by the Transportation Department. (c) In conjunction with development of the initial section, the developer shall be responsible for the following improvements: 1. Construction of additional pavement along Woodpecker Road at the public road intersection to provide left and right turn lanes based on Transportation Department standards; and, 11. Widening/improving the west side of Woodpecker Road to an eleven (11) foot wide travel lane, measured from the centerline of the road, with an additional one (1) foot wide paved shoulder plus a seven (7) foot wide unpaved shoulder, and overlaying the full width of the road with one and a half (1.5) inch of compacted bituminous asphalt concrete, with any modifications approved by the 3 OSSN0234-NOV22-BOS (STAFF/CPC) (STAFFICPC) (STAFFICPC) (STAFFICPC) (STAFFICPC) (STAFF/CPC) (STAFF ICPC) Location: 6. 7. Transportation Department, for the entire property frontage; and, 111. Dedication, free and unrestricted, to and for the benefit of Chesterfield County, of any additional right-of-way (or easements) required for these improvements. (T) Dwelling Size. The minimum gross floor area for each dwelling unit shall be 2,000 square feet. (BI & P) Restrictive Covenants. The following restrictive covenants shall be recorded in conjunction with the recordation of any subdivision plat: (a) As a minimum, the landscaping requirement on each lot shall be $800.00 (b) All driveways shall be paved (P) 8. The required fifty (50) foot buffer along Woodpecker Road shall be recorded as open space. (P) 9. The Resource Protection Area (RP A) along Oldtown Creek shall be recorded as open space. (P) 10. The required thirty (30) foot buffer along the proposed collector road referenced in proffered condition 5.b. shall be recorded as open space. (P) 11. A minimum of twenty (20) feet in width of open space shall be provided along the eastern and western property boundaries adjacent to Tax ID's 791-620-7604; 791-619-6361; 791-619-5904; 790-621-5162; and 791-621-0461. (P) 12. At a minimum, the open spaces noted in proffered conditions 8 through 11 shall include fourteen (14) acres, total. (P) GENERAL INFORMATION Southwest quadrant of Woodpecker, Lakeview and Chestnut Ridge Roads. Tax IDs 791- 620-1025 and 791-621-0110 (Sheet 41). 4 OSSN0234-NOV22-BOS Existing Zoning: A Size: 50.3 acres Existing Land Use: Single family residential or vacant Adiacent Zoning and Land Use: North, East and West - A; Single family residential or vacant South - A and R-9; Single family residential or vacant UTILITIES Public Water System: The public water system is not directly available to serve this site. An off-site water line extension will be necessary. The closest public water lines are as follows: There is an existing sixteen (16) water line stubbed out parallel to Woodpecker Road that is served by a twelve (12) inch water line along Temple Avenue in Colonial Pine Estates, approximately 3,245 feet southeast of this site; there is an eight (8) inch water line along Rolling Side Drive, Forest View Subdivision, Section 3 that terminates adjacent to Lakeview Road, approximately 1,965 feet east of this site, and; there is an existing sixteen (16) inch water line along a portion of Woodpecker Road that terminates adjacent to John Winston Jones Parkway approximately 11,500 feet northwest of this site. Use of public water is required by County Code. Further, study needs to be performed in this area to determine potential fire flows and residual pressure. Connection to two (2) or more of the above existing water lines may be necessary. The Water/ Wastewater Facilities Plan calls for a sixteen (16) water line along Woodpecker Road. The developer may be eligible for reimbursement of over-sizing costs if the minimum sized water line necessary to serve this site is less than the size water line proposed by the facility plan. Per Utilities Department Design Specifications (DS-21), wherever possible, two (2) supply points shall be provided for subdivisions containing more than twenty-five (25) lots. Public Wastewater System: There is an existing eighteen (18) inch wastewater trunk line extending along Old Town Creek approximately 2,200 feet southeast of this site. 5 OSSN0234-NOV22-BOS Use of the public wastewater system is required by County Code. Off-site easements will be required to extend the public wastewater system to this site. It will be the developer's responsibility to acquire these easements. ENVIRONMENTAL Drainage and Erosion: The property is mostly wooded and should not be timbered without first obtaining a land- disturbance permit from the Environmental Engineering Department and the appropriate devices installed (Proffered Condition 1). Currently, there are no on- or off-site drainage or erosion problems with none anticipated after development. Water Quality: The property drains south directly into Old Towne Creek, a perennial stream, and is therefore subject to a 100 foot conservation area, inside of which uses are very limited. The eastern and western property lines consist of defined streams that may also be perennial. A perennial determination should be performed as soon as possible. PUBLIC FACILITIES The need for fire, school, library, park and transportation facilities is identified in the Public Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program. This development will have an impact on these facilities. Fire Service: The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls are expected to increase forty-four (44) to seventy-eight (78) percent by 2022. Six (6) new fire/rescue stations are recommended for construction by 2022 in the Plan. In addition to the six (6) new stations, the Plan also recommends the expansion of five (5) existing stations. Based on eighty-three (83) dwelling units, this request will generate approximately twenty-eight (28) calls for fire and emergency medical service each year. The applicant has fully addressed the impact on fire and EMS. (Proffered Condition 2) The Ettrick Fire Station, Company Number 12, and Ettrick-Matoaca Volunteer Rescue Squad currently provides fire protection and emergency medical service. When the property is developed, the number of hydrants, quantity of water needed for fire protection, and access requirements will be evaluated during the plans review process. Schools: Approximately forty-two (42) students will be generated by this request. This site lies in the Ettrick Elementary School attendance zone: capacity - 661, enrollment - 495; Matoaca Middle School attendance zone: capacity - 1,415, enrollment - 882; and 6 OSSN0234-NOV22-BOS Matoaca High School attendance zone: capacity - 1,594, enrollment - 1,467. The enrollment is based on September 30,2004 and the capacity is as of 2004-2005. There are currently two (2) trailers at Ettrick Elementary and three (3) trailers at Matoaca Middle. The trailers at the elementary school are used for other programs. In the next several years, Ettrick will continue to experience moderate membership growth. However, Matoaca Middle and High will continue to see increased membership growth as existing and proposed developments continue to build out in this area of the County. The applicant has addressed the impact of this development on schools. (Proffered Condition 2) Libraries: Consistent with the Board of Supervisors' Policy, the impact of development on library services is assessed countywide. Based on projected population growth, the Public Facilities Plan identifies a need for additional library space throughout the County. Development of the property noted in this case would most likely affect Ettrick-Matoaca Library. The Plan indicates a need for additional library space in the Ettrick-Matoaca area. The applicant has agreed to fully participate in the cost of providing for area library needs. (Proffered Condition 2) Parks and Recreation: The Public Facilities Plan identifies the need for three (3) new regional parks, seven (7) community parks, twenty-nine (29) neighborhood parks and five (5) community centers by 2020. In addition, the Public Facilities Plan identifies the need for ten (10) new or expanded special purpose parks to provide water access or preserve and interpret unique recreational, cultural or environmental resources. The Plan also identifies shortfalls in trails and recreational historic sites. The applicant has offered measures to assist in addressing the impact of this proposed development on these Parks and Recreation facilities (Proffered Condition 2). Transportation: The property (50.3 acres) is currently zoned Agricultural (A), and is located at the Woodpecker RoadlLakeview Road intersection. The applicant is requesting rezoning from A to Residential (R-12) and has proffered a maximum of eighty-three (83) dwelling units (Proffered Condition 3). Based on single-family trip rates, development could generate approximately 815 average daily trips. These vehicles will initially be distributed along Woodpecker Road, which had a 2005 traffic count of2,784 vehicles per day. Based on the current volume of traffic it carries during peak hours, Woodpecker Road is functioning at an acceptable level (Level of Service C). 7 OSSN0234-NOV22-BOS The Thoroughfare Plan identifies Woodpecker Road as a major arterial with a recommended right of way width of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet of right of way on the west side of Woodpecker Road, measured from the centerline, in accordance with that Plan. (Proffered Condition 5.a) Access to major arterials, such as Woodpecker Road, should be controlled. The applicant has proffered that direct access from the property to Woodpecker Road will be limited to one (1) public road (Proffered Condition 5.b). This road should be located towards the southern property line. This proffer also requires that the public road be constructed as a residential collector (i.e. no-lot frontage) road. The traffic impact of this development must be addressed. The applicant has proffered to: 1) construct additional pavement along Woodpecker Road at the public road intersection to provide right and left turn lanes based on Transportation Department standards; 2) reconstruct Woodpecker Road for the entire property frontage to provide an eleven (11) foot wide travel lane, a one (1) foot paved shoulder and a seven (7) foot unpaved shoulder; 3) overlay the full width of the road for the entire property frontage; and 4) dedicate any additional right of way required for these improvements. (Proffered Condition 5.c) Area roads need to be improved to address safety and accommodate the increase in traffic generated by this development. Traffic generated by this development will initially travel along Woodpecker Road. Sections of Woodpecker Road have little or no shoulders, fixed objects adjacent to the edge of pavement, and poor vertical and horizontal alignments. The applicant has proffered to contribute cash, in an amount consistent with the Board of Supervisors' Policy, towards mitigating the traffic impact of this development. (Proffered Condition 2) Cash proffers alone will not cover the cost of the road improvements needed in this area. Currently included in the Six-Year Improvement Plan is a VDOT project that involves construction of left and right turn lanes at the Lakeview RoadlW oodpecker Road intersection. Right of way acquisition is complete and construction is expected to commence in Fall 2005. At time of tentative subdivision review, specific recommendations will be provided regarding stub road rights of way and the proposed internal street network. 8 OSSN0234-NOV22-BOS Financial Impact on CaQital Facilities: PER UNIT Potential Number of New Dwelling Units 83* 1.00 Population Increase 225.76 2.72 Number of New Students Elementary 19.34 0.23 Middle 10.79 0.13 High 14.03 0.17 TOTAL 44.16 0.53 Net Cost for Schools $443,884 $5,348 Net Cost for Parks 50,132 604 Net Cost for Libraries 28,967 349 Net Cost for Fire Stations 33,615 405 Average Net Cost for Roads 742,186 8,942 TOTAL NET COST $1,298,784 $15,648 * Based on a proffered maximum yield of eighty-three (83) dwelling units. (Proffered Condition 3) The actual number oflots and corresponding impact may vary. As noted, this proposed development will have an impact on capital facilities. Staff has calculated the fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fire stations at $15,648 per unit. The applicant has been advised that a maximum proffer of $15,600 per unit would defray the cost of the capital facilities necessitated by this proposed development. Consistent with the Board of Supervisors' policy, and proffers accepted from other applicants, the applicant has offered cash to assist in defraying the cost of this proposed zoning on such capital facilities. (Proffered Condition 2) Note that circumstances relevant to this case, as presented by the applicant, have been reviewed and it has been determined that it is appropriate to accept the maximum cash proffer in this case. LAND USE Comprehensive Plan: The request property lies within the boundaries of the Southern and Western Area Plan which suggests the property is appropriate for residential use of 1.01 - 2.5 units per acre. 9 OSSN0234-NOV22-BOS Area Development Trends: Properties surrounding the request property to the north, east and west are zoned Agricultural (A) and are occupied by single family residential use on acreage parcels or are vacant. Properties to the south are zoned Agricultural (A) and Residential (R-9) and are occupied by single family residential use or are vacant. It is anticipated that residential use will continue in the area at densities as recommended by the Plan. Density: Proffered Condition 3 limits the development to a maximum of eighty-three (83) dwelling units yielding a density of approximately 1.7 dwelling units per acre. House Size: Proffered Condition 6 provides for a minimum size for dwellings. Restrictive Covenants: Proffered Condition 7 requires restrictive covenants to be recorded in conjunction with the recordation of any subdivision plat. It is important to note that the County will only insure the recordation of the covenants and will not be responsible for their enforcement. Once the covenants are recorded, they can be changed. Buffers and Open Spaces: Currently, the Subdivision Ordinance requires a fifty (50) foot buffer along Woodpecker Road and a thirty (30) foot buffer along the proposed collector road. These buffers may be included within the boundaries of individual lots. It has been staff s experience that individual homeowners tend to clear these areas resulting in a zoning violation on that individual lot. To preserve the integrity of the buffers, Proffered Conditions 8 and 10 require that these areas be provided in open space, thereby becoming the responsibility of a homeowner's association. Proffered Condition 9 requires that the Resource Protection Area (RP A) along Old Town Creek be recorded in open space. Proffered Condition 11 requires open space along the eastern and western property boundaries. Proffered Condition 12 requires that all open spaces required by these proffers total not less than fourteen (14) acres in area. CONCLUSIONS The proposed zoning and land uses conform to the Southern and Western Area Plan which suggests the property is appropriate for residential use of 1.01 - 2.5 units per acre. The proffered conditions adequately address the impacts of this development on necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the 10 OSSN0234-NOV22-BOS needs for roads, schools, parks, libraries and fire stations is identified in the Public Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program, and the impact of this development is discussed herein. The proffered conditions mitigate the impact on capital facilities, thereby ensuring that adequate service levels are maintained as necessary to protect the health, safety and welfare of County citizens. Given these considerations, approval of the request is recommended. CASE HISTORY Planning Commission Meeting (5/17/05): The applicant accepted staff s recommendation. There was opposition present. Concerns were expressed relative to traffic; lot size; density; reduced cash proffer amount for senior housing; and overall safety of area citizens. Mr. Bass indicated his belief that the proposed zoning did not comply with the Plan. Mr. Gecker expressed concerns relative to tree preservation; view shed on Woodpecker; and lack of open space. He indicated that more should be done to address compatibility with existing area development. On their own motion, the Commission deferred this request to August 16,2005. Staff (5/18/05): The applicant was advised in writing that any significant, new or revised information should be submitted no later than June 13, 2005, for consideration at the Commission's August 16,2005, public hearing. Staff (7/19/05): To date, no additional information has been received. Planning Commission Meeting (8/16/05): At the request of the applicant, the Commission deferred this case to September 20,2005. 11 OSSN0234-NOV22-BOS 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 $500.00 deferral fee must be paid prior to the Commission's public hearing. Applicant (8/18/05 and 8122/05): Additional and revised proffers were submitted. Staff (8/24/05): The deferral fee was paid. Planning Commission Meeting (9/21/05): The applicant accepted staff s recommendation. There was opposition present. Concerns were expressed relative to proposed lot sizes, traffic and density. Mr. Gulley expressed concerns relative to the provision of open space and if density was based on gross or net acreage. Messrs. Gecker and Gulley noted that a deferral was appropriate to provide time for the applicant to address a reduction in density; the provision of a collector road; and open space surrounding the property. Mr. Bass noted that even with the proposed changes, he was not in support of the proposed zoning. Mr. Gecker expressed concern relative to age-restricted units and the associated reduced cash proffer; the future turnover of such homes to families with school-age children; and the resulting zoning violations. At the request of the applicant, the Commission deferred this case to October 18,2005. 12 OSSN0234-NOV22-BOS Staff (9/22/05): The applicant was advised in writing that any significant, new or revised information should be submitted no later than September 26, 2005, for consideration at the Commission's October 18, 2005, public hearing. Also, the applicant was advised that a $500.00 deferral fee must be paid prior to the Commission's public hearing. Applicant (9/27/05): The deferral fee was paid. Applicant (9/28/05): Additional and revised proffers were submitted. Applicant (10/18/05): Revised proffered conditions addressing impact on capital facilities and age restricted occupancy were submitted. Planning Commission Meeting (10/18/05): The applicant accepted the recommendation. There was opposition present. Concerns were expressed relative to lot sizes; traffic and school impacts; and design with respect to location of open space. Mr. Bass indicated he had received a petition in opposition to R-12 zoning. He indicated area roads are inadequate to handle traffic increases. Mr. Bass made a motion to deny the request. Mr. Gulley seconded his motion. A vote on the motion was as follows: AYE: Mr. Bass NA YS: Messrs. Litton, Wilson, Gecker and Gulley Messrs. Wilson, Gecker and Litton indicated the proposal complies with the Plan and that R-12 zoning does not significantly increase the number of units over the yield of R-25 zonmg. 13 OSSN0234-NOV22-BOS Mr. Gulley indicated the applicant had increased the amount of open space; reduced the density; and that the alternative would be to decrease the amount of open space and increase the lot sizes. On motion of Mr. Wilson, seconded by Mr. Gecker, the Commission recommended approval of this request and acceptance of the proffered conditions on pages 2 through 4. A YES: Messrs. Litton, Wilson, Gecker and Gulley NA Y: Mr. Bass. The Board of Supervisors, on Tuesday, November 22, 2005, beginning at 7:00 p.m., will take under consideration this request. 14 OSSN0234-NOV22-BOS '" ~O) I a:: ) ...... ....-. '- ...... Q) Q) u. o o " ex> e ~ ~o ...."1("'" o:::c.."I("'" o CI) CO ....(,)0 ~ c:.- M<CCI):!: N..t~ QN",""O ZCl)CI) U) 0:: 0:: U 0 II) §::¡ ~ 0 o t::J f..:'.J ex> oq: / / 75' ~)ð~¡¿e--s PETffiON WE THE UNDERSIGNED CITIZENS OF THE MATOACA DISTRICT ARE IN oPPOSmON TO CASE #05SN0234. TIllS PROPERTY IS LOCATED AT 18800 AND 18900 WOODPECKER ROAD. THE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTHERN AND WESTERN AREA LAND USE PLAN. WE FEEL TIlAT A MINIMUM LOT SIZE OF 25,000 SQ.FT. (R-25) WITH L74 UNITS/ACRE IS APPROPRIATE FOR TIllS LOCATION. NAME ADDRESS PHONE .590 ";{L~ 09 o . 8,32. Jj (( ?) ~ 5::,-'"'9- S (J - d- óð 59c?- 9'/j ~¿) 0''70 -ê). go S q 0 ~ 0 <t- 10 J.. PETITION WE THE UNDERSIGNED CITIZENS OF THE MATOACA DISTRICT ARE IN oPPOSmON TO CASE #05SN0234. TIllS PROPERTY IS LOCATED AT 18800 AND 18900 WOODPECKER ROAD. THE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTIlERN AND WESTERN AREA LAND USE PLAN. WE FEEL THAT A MINIMUM LOT SIZE OF 25,000 SQ.FT. (R-25) WITH L74 UNITS/ACRE IS APPROPRIATE FOR TIllS LOCATION. NAME ADDRESS PHONE <!;;f}{) 9 &(){P "5 PETITION WE THE UNDERSIGNED CITIZENS OF THE MATOACA DISTRICT ARE IN oPPOSmON TO CASE #05SN0234. TIllS PROPERTY IS LOCATED AT 18800 AND 18900 WOODPECKER ROAD. 1HE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTHERN AND WESTERN AREA LAND USE PLAN. WE FEEL THAT A MINIMUM LOT SIZE OF 25,000 SQ.FT. (R-25) WITH L74 UNITS/ACRE IS APPROPRIA1E FOR TIllS LOCATION. NAME ADDRESS PHONE ~ff/ ~ ~4£.S' ('..¿~/~ .5J-.¿ -~r-F"'" ¡f~ 8'?t~~J-S ~ /~ rL~'f'lfrJ- f¡!f¡j;¡:::~;,~'ê;j:?;:; ~~~it ·~ 'r PETITION WE THE UNDERSIGNED CITIZENS OF THE MATOACA DISTRICT ARE IN oPPosmON TO CASE #05SN0234. TIllS PROPERTY IS LOCATED AT 18800 AND 18900 WOODPECKER ROAD. THE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTHERN AND WESTERN AREA LAND USE PLAN. WE FEEL THAT A MINIMUM LOT SIZE OF 25,000 SQ.FT. (R-25) WITH 1.74 UNITS/ACRE IS APPROPRIATE FOR TIllS LOCATION. NAME ADDRESS PHONE . A- r,)A SO 3J eð~e?¡ ~~ :'" ¡{¿ y?;¡ S-.2~/q Y -I .1'0""01 ,.1/"'",(1,~··C.1':;·~¿ ¡y., '- ~ -----=. - L·'-----r-:"". ._-~ " '} 5·;1." . 7 \,,~ V ~ rc .......... "V"'>oo. S!\. .... ---:J.t, -5-ti <P3 1/ I s- PETITION WE THE UNDERSIGNED CITIZENS OF THE MATOACA DISTRICT ARE IN oPPOSmON TO CASE #05SN0234. TIllS PROPERTY IS LOCATED AT 18800 AND 18900 WOODPECKER ROAD. THE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTIIERN AND WESTERN AREA LAND USE PLAN. WE FEEL THAT A MINIMUM LOT SIZE OF 25,000 SQ.Ff. (R-25) WITH L14 UNITS/ACRE IS APPROPRIATE FOR TIllS LOCATION. NAME ADDRESS PHONE " ~ ,::,05 LoJ:.ll1Ji ~ ) £.- , L(Q5 ~ ~.IzI~ ~'~o IOh ~ l ì II il "I i, '" 1 t t I 'I 10 - ? I 'ffo / ~ õD J ~, PETITION /1 WE THE UNDERSIGNED CITIZENS OF THE MA TOACA DISTRICT ARE IN OPPOSITION TO CASE #05SN0234. TillS PROPERTY IS LOCATED AT 18800 AND 18900 WOODPECKER ROAD. THE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTHERN AND WESTERN AREA LAND USE PLAN. WE FEEL THAT A MINIMUM LOT SIZE OF 25,000 SQ.FT. (R-25) WITH 1.74 UNITS/ACRE IS APPROPRIATE FOR TIllS LOCATION. NAME ADDRESS PHONE c9 ;l..J-ø 1:./-9 '] f I,/¡-' ¡;¿ C, 71J-e ¿c., --/J[i% 5 Lb-l:. L.j 7(, .5).0 - '-/57, J:¡" I~'f {11 6 - Ù) ". <-."') :< <- l>. ,""' ...... ......., T -" --.. ~ .¿ -. S;;¡ () ~ 'J!75' 3 . 7G' . f (! '. ,I/J.« '~';;-;).6"? ( I S Cd~Y 5 á.~ ~ 'l-7/o 2¿- 84-57 S2 6- f''/¡-1 t -$l~~7 l~!lb ,5 S8? í ,52C;. r.¡.~) ':P" S ;)a-715 5 P ¡tJyð û L-t.JCJ,Jþ f?EC !(o¿ /21>" ::J..:{6.7G ~? 1 ~ PETITION WE THE UNDERSIGNED CITIZENS OF THE MA TOACA DISTRICT ARE IN OPPOSITION TO CASE #05SN0234. TIllS PROPERTY IS LOCA TED AT 18800 AND 18900 WOODPECKER ROAD. THE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTHERN AND WESTERN AREA LAND USE PLAN. WE FEEL THAT A MINIMUM LOT SIZE OF 25,000 SQ.FT. (R-25) WITH 1.74 UNITS/ACRE IS APPROPRIATE FOR THIS LOCATION. NAME ADDRESS PHONE 5'26 ~ S Ji? - 'fL90S- .~ 5Vo:::._ $L1'05 Szc- 9óll ~ Pl!;lT£lON WE THB UNDERSIGNED Cfl1Z£NS OFlHE MA'l'OACA DISTRICT ARE IN opPOSfllON TO CASE #05SN0234. 11ßS PROPERTY 18 LOCATED AT 18800 AND 18900 WOODPBCIŒRROAþ. 1HB 12,000 SQ.FT. LOT SIZE (R-12) OOES NOT MBETTBE SOUIJIERN ANþ WF.STHRN ARF.ALAND USE PLAN. WE FEEL 1HAT A MINIMUM IDT SIZE OF 25~OOO SQ..FT. (R-25) Wl1H 1:.74 UNITSlACRHIS APPROPRIA1'EPOR THIS LOCATION. ! NAME ¡ · AI)I)RESS PHONE i. : I, 'I :j ¡ì I' ,J , ' 'I t ~ \\ o - , l1- '-~ \iD3 \ '"à \.. \. " iU lu , ì il ~ ,~ ;:: . " ¡: i; ~ . , i_i ! ; ì:.t i i ,- PETffiON WE THE UNDERSIGNED CITIZENS OF THE MATOACA DISTRICT ARE IN oPPOSmON TO CASE #05SN0234. TIllS PROPERTY IS LOCATED AT 18800 AND 18900 WOODPECKER ROAD. THE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTHERN AND WESTERN AREA LAND USE PLAN. WE FEEL THAT A MINIMUM LOT SIZE OF 25,000 SQ.FT. (R-25) WITH L14 UNITS/ACRE IS APPROPRIATE FOR TIllS LOCATION. NAME ADDRESS PHONE ~~SrdJ~Id~~f:-d32~- '~', ' _ " 7 JJ:J,., ,'~L -- 'e d;'1/: I 590~f'f- ¡.¿ ~1 ~ [i) ~ /7-SYJ ¡¿ ät:L /~ fP~., p/a. ~ .~~ ~~( LA~ie~~bv"f zA~~J-~Hý -- ~~ '> I J e r Jj. P è", Js-\,..,¡j ~ '()) ~ S)(' , 6~3S k- ~~ J?'t/2- i~Jtlt.'-<- L.J4h'-L P41'rçbvyy j/)'f 57P-.2"'~Y c..t.! ¡ ~ - ""2..5-:.7' (,\;( Lì' 2:3~u, cc¡O c-'tS' 3) Ih t¡¡ - .. ~ ~ ';?3 oj'/&-ð73,t' ~ 5?lo -a.t '- ~ . '70 ¿;¡::¡j- ?If 5L/ ~L,d:è,t¿~t4(./ /£'1% dJk4/1Jff '4'. 4 iq,. 5~t -?/1y . ,? ,.ffJ L.(./ - L ~ '-e' L r < .t:. . ~ .A . d¿~Eç 71/vÎ /11/~. ?.t=Ø- Þ:,. ..:(.JfS'¿).3 ~-~..q~7f ,~/ ¿ .(#-h7:..-J / $4¿¿) ('j".-hd 4Þ x?h,;.....iu. .£.J:f~¿ð <",,, '1'1"'1 -." .,~) 8J e Q ð' "~Æ.,o-t(.(..GV2.; ..:oJ ,l:LJ.J~ I B4-cv o¡'¡eST¡Cù¡ ~:Œ '(¿; T ~J!SIl-vdL~) u~ 2 -38<)3 5' zc '~J4-77 /0 PETITION WE THE UNDERSIGNED CITIZENS OF THE MATOACA DISTRICT ARE IN oPPOSmON TO CASE #05SN0234. TIllS PROPERTY IS LOCATED AT 18800 AND 18900 WOODPECKER ROAD. THE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTHERN AND WESTERN AREA LAND USE PLAN. WE FEEL THAT A MINIMUM LOT SIZE OF 25,000 SQ.FT. (R-25) WITH 1.74 UNITS/ACRE IS APPROPRIATE FOR TIllS LOCATION. NAME ADDRESS PHONE 'l?t7 oJ I).v- il PETffiON WE THE UNDERSIGNED CITIZENS OF THE MA TOACA DISTRICT ARE IN OPPOSITION TO CASE #05SN0234. TIllS PROPERTY IS LOCATED AT 18800 AND 18900 WOODPECKER ROAD. THE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTHERN AND WESTERN AREA LAND USE PLAN. WE FEEL THAT A MINIMUM LOT SIZE OF 25,000 SQ.FT. (R-25) WITH 1.74 UNITS/ACRE IS APPROPRIATE FOR THIS LOCATION. NAME ADDRESS PHONE /j;Pì.~.-/ ß.-t"-- - ~-- $ ! q /t?Jq ~A,(¡; lJí' .P!l J' 2-(, -IIi/£) ~. S- 6Jß- I 'i'.2ð (I ,(;;kc",O't-' L í't 52 ¿. - f? 6p~ * I't?.. PETITION WE THE UNDERSIGNED CITIZENS OF THE MATOACA DISTRICT ARE IN OPPOSITION TO CASE #05SN0234. THIS PROPERTY IS LOCATED AT 18800 AND 18900 WOODPECKER ROAD. THE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTHERN AND WESTERN AREA LAND USE PLAN. WE FEEL THAT A MINIMUM LOT SIZE OF 25,000 SQ.FT. (R-25) WITH 1.74 UNITS/ACRE IS APPROPRIATE FOR THIS LOCATION. ---------------------------------------------------------------------------- ---------------------------------------------------------------------------- NAME ADDRESS PHONE ---------------------------------------------------------------------------- ---------------------------------------------------------------------------- s;. O-i7S3 /~;::';;J 7 ú/c?¿-'()f3f¿-t(~_ /310 7 {^"Oo D 733 --53a 72/'-þ; 72 l~g39C¡ I';; PETITION WE THE UNDERSIGNED CITIZENS OF THE MATOACA DISTRICT ARE IN oPPOSmON TO CASE #05SN0234. lHIS PROPERTY IS LOCATED AT 18800 AND 18900 WOODPECKER ROAD. THE 12,000 SQ.FT. LOT SIZE (R-12) DOES NOT MEET THE SOUTHERN AND WESTERN AREA LAND USE PLAN. WE FEEL THAT A MINIMUM LOT SIZE OF 25,000 SQ.Ff. (R-25) WITH 1.74 UNITS/ACRE IS APPROPRIATE FOR TInS LOCATION. NAME ADDRESS PHONE S"2,.3~~? - ) 15 551- 1) 'Y ~ . k b~CJ· Tí'Cú.A~.;L(t,~y . 31oC¡~rdhfŸ"rn~ ð,..... õ'ao-OJ:),3 ~rè. L ~JJfi,~ 1<6517 ~UI''-¡j ~ <!ç- Or, Sa~· ~;¡,~ 'b6 -,a A. !1/ðOIL/r.. !,¡Ji b Þ //,~ ó, -;;;1.. A,y Í- ... I ~ D - h 6 it¡ PLb\)~Qh ß. HA'Its l1>loo3 KD \ nq S;de D( I 52G,_~2q<f ~ ;--,J,~ f. 1!ot.¡--r---l'é¿ ð ::?:, /èp j ¡. 'Y(,\J.¿"Qr; ,t)~ ¿, - % 01 jI L JL\J IU f:J \l\\ Þ---r<?OA-rt Q.~ 50Ci ~ LU N6Su)G ()<. S 20-1'05 1 ,45B£Rrzy L 7ll-rt; /<g5'ltJ f( ()Û7Á-,GSI.7)é> p p 5'-&-8'5-97 - tJ' P$V') G¡'¡£ilfl' LD?¡) ~¡¿I:'£-ré.~/"Ia(:'e.. 5w··L/11f . * Lt}¡f,()fJoc/T: tJ/)Sð,) I <g~05 Þ.+IL£ /(dt1d ó2-¿, ..6'/Yf