97SN0196
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April 15, 1997 CPC
mftC 17, 1997 CPC
July 23, 1997 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
97SN0196
Forest Lake Associates, L.L.C.
Bermuda Magisterial District
Off the west line of Jefferson Davis Highway
REQUEST: Rezoning from Agricultural (A) and Residential Townhouse (R-TH) to Residential
(R-9).
PROPOSED LAND USE:
A single-family residential subdivision with a minimum lot size of 9,000 square
feet is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use conforms with the Southern and Western Area
flan and with the Chester Villalle Plan, both of which suggest the property is
appropriate for residential use of 1.01 to 4.0 units per acre.
B. The proposed zoning and land use is representative of and compatible with existing
and anticipated area residential development.
C. The development standards of the Zoning Ordinance and proffered condition
further insure land use compatibility with area residential development and address
utility concerns.
(NOTE: THE ONLY CONDITION THAT MAYBE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDmONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDmONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITION
(STAFF/CPC)
The Public water and wastewater systems shall be used.
GENERAL INFORMATION
Location:
Located off the west line of Jefferson Davis Highway, south of Forest Lake Road. GPIN
798-646-2497 and 7458; 797-647-Part of Parcel 9724 (Sheet 41).
Existin~ Zonin~:
A and R-TH
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33.1 acres
Existin~ Land Use:
Vacant
Adjacent Zoning & Land Use:
North - R-7; Vacant
South - A; Vacant
East - A and R-7; Vacant
West - R-7 and A; Vacant
UTILITIES
Public Water System:
There is an existing twenty-four (24) inch water line and an existing eight (8) inch water
line along Jefferson Davis Highway approximately 1,650 feet east of the request site. In
addition, there is an existing six (6) inch water line in Nile Road, approximately 1,000 feet
north of the request site.
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The bulk of the request site lies within the Southern and Western Area Plan which requires
the use of the public water system. The remaining portion of the request site lies within
the Chester Villajie Plan which recommends use of the public water system. The applicant
has proffered use of the public water system. (Proffered Condition)
Public Wastewater System:
There is an existing thirty (30) inch wastewater trunk line extending across the request
site. Use of the public wastewater system is required on that portion of the request site
contained within the Southern and Western Area Plan. The applicant has proffered use
of the public wastewater system. (Proffered Condition)
ENVIRONMENTAL
Drainalle and Erosion:
The property drains directly into Ashton Creek. There are no existing or anticipated on-
or off-site drainage or erosion problems. It should be noted that a large portion of the rear
of the property consists of floodplains, Resource Protected Areas (RPA) and wetlands
which will have an affect on the ultimate lot yield.
PUBLIC FACILITIES
The need for fIre, school, library, park and transportation facilities is identifIed in the
Public Facilities Plan, the Thoroullhfare Plan and the FY1997-2001 Capital Improvement
Program. This rezoning will reduce the potential number of dwelling units permitted on
the property.
Fire Service:
The Public Facilities Plan indicates that Emergency Services calls are expected to increase
forty-five (45) percent by the year 2015. Eight (8) new fire/rescue stations are
recommended for construction by the year 2015 in the Public Facilities Plan. This
property is currently served by the Dutch Gap Fire/Rescue Station, Company Number 14
and Bensley-Bermuda Rescue Squad. Fire hydrants with adequate water flow must be
provided in compliance with nationally recognized standards (Le., National Fire Protection
Association And Insurance Services Office). When the property is developed, the number
of hydrants and quantity of water needed for fIre protection will be evaluated during the
plans review process. Also, the need for ingress/egress for emergency equipment and
designation of fire lanes will be determined during the review of the aforementioned plans.
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Considering that this request will reduce the number of dwelling units by approximately
twenty-nine (29), there should be a reduction of approximately sixteen (16) calls for fIre
and rescue services per year.
Schools:
This request would decrease the number of school age students generated by approximately
sixteen (16). The site lies in the Marguerite Christian Elementary School attendance zone:
capacity -775, enrollment - 693; Chester Middle School zone: capacity - 720, enrollment
- 1,028; and Thomas Dale High School zone: capacity - 1,325, enrollment - 1,700.
Renovations are scheduled for Chester Middle in the Fall of 2000 and to Thomas Dale in
the Fall of 1999.
While area schools are currently overcrowded, the proposed development should decrease
the potential number of school children. Therefore, there will be a minimal impact on
these facilities.
Libraries:
This development will have no impact on these facilities.
Parks and Recreation:
The Public Facilities Plan identifies the need for two (2) new regional parks. In addition,
there is currently a shortage of community park acreage in the central area. The Public
Facilities Plan further identifies a need for seventy (70) acres of community park space by
the year 2015.
This request is proposing a decrease in the number of units. Therefore, there will be no
additional impact on parks and recreational facilities.
Transportation:
The existing Residential Townhouse (R-TH) zoning on the property would permit the
development of 161 dwelling units. Based on townhouse trip rates, development could
generate approximately 980 average daily trips. Based on the County's average density
for Residential (R-9) development, the requested zoning would permit development of 103
lots. Based on single family trip rates, development could generate approximately 1,060
average daily trips. These vehicles will be distributed along Jefferson Davis Highway
(Route 1/301) which had a 1996 traffic count of 17,985 vehicles per day.
Located between the subject property and Route 1/301 is an undeveloped subdivision
called Hillsview. When Hillsview was recorded in 1945, a right-of-way (Mid City Road)
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was provided from Route 1/301 to the subject property. On the east side of Route 1/301,
approximately 150 feet north of the Mid City Road right-of-way intersection, is an access
that serves a large mobile home park (Greenleigh). The separation along Route 1/301,
between the Greenleigh access and the Mid City Road right-of-way intersection, is
inadequate to permit a public road to be constructed within the Mid City Road right-of-
way to serve development of the subject property. Staff could support a public road
access to Route 1/301 that aligns with the Greenleigh mobile home park access.
At time of tentative subdivision review, specific recommendations will be provided
regarding subdivision street layout to include stub road rights-of-way to adjacent
properties.
Financial Impact on Capital Facilities:
Currently 161 townhouse units could be constructed on the property. The number of units
permitted with the approval of Residential (R-9) zoning is less than what is currently
permitted. Therefore, there is no net increase in the fmancial impact on capital facilities
resulting from the proposed zoning.
LAND USE
COlllPrehensive Plan:
Lies within the boundaries of the Southern and Western Area Plan and the Chester Villalle
flan, both of which suggest the property is appropriate for residential use of 1.01 to 4.0
units per acre.
Area Development Trends:
Adjacent properties are zoned Agricultural (A) and Residential (R-7) and are vacant. A
tentative subdivision plan has been submitted on the adjacent R-7 property to the north and
northwest. Development of the request site is intended to be an extension of that
subdivision. The tentative plat depicts 105 lots on 48.4 acres with an average lot size of
17,424 square feet. The approved tentative plan proposes access via extension of Forest
Lake Road, Evelyn Drive and Nile Road through the property. Conditions of the
approved tentative require an eventual road connection to Jefferson Davis Highway prior
to the recordation of more than fIfty (50) lots.
CONCLUSIONS
The proposed zoning and land use conforms with the Southern and Western Area Plan and
with the Chester Villaie Plan, both of which suggest the property is appropriate for
residential use of 1.01 to 4.0 units per acre. The proposed zoning and land use is
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97SN0196/WP/JULY23I
representative of and compatible with existing and anticipated area residential
development. In addition, the development standards of the Zoning Ordinance and
proffered condition further insure land use compatibility with area residential development
and address utility concerns. Therefore, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (4/15/97):
At the request of the applicant, the Commission deferred this case for sixty (60) days.
Staff (4/17/97):
The applicant was advised in writing that any significant new or revised information must
be submitted no later than May 5, 1997, for consideration at the June public hearing. The
applicant was also advised that a $50.00 deferral fee was due.
Staff (5/28/97):
To date, no new information, has been submitted nor has the $50.00 deferral fee been
paid.
Applicant (6/19/97):
The $50.00 deferral fee was paid.
Planning Commission Meeting (6/17/97):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Cunningham, seconded by Mr. Marsh, the Commission recommended
approval of this request and acceptance of the proffered condition on page 2.
AYES: Unanimous.
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The Board of Supervisors, on Wednesday, July 23, 1997, beginning at 7:00 p.m., will take under
consideration this request.
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97SNOl96
'REZ: A~ a R~TH TO R-9~
SH. 41
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