89SN0317
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Sep~ember-19,-1989-€P6
November-16,-1989-€P€
Beeember-~3.-1989-BS
January 10, 1990 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
89SN0317
Glenn M. Hill
and
John A. Zaun
Bermuda Magisterial District
North line of Thurston Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-9). A single family
residential subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
STAFF RECOMMENDATION
Recommend approval of Residential (R-9) zoning on that portion of the property
that lies north of Hunter Lane Extended and Residential (R-12) on the remaining
portion of the property and more specifically as shown on the map titled Staff's
Recommendation. This recommendation is made for the following reasons:
A. While the requested R-9 zoning conforms to the Central Area Land Use
and Transportation Plan which designates the area for medium density
residential (Le. 1.5 to 4.0 units per acre), the area immediately
surrounding the subject site to the west is characterized by res-
identially zoned lots ranging in size from 10,000 to 17,000 square
feet.
B. The recommended R-9 to the north would be compatible with lots in
Kingsland Acres Subdivision, whereas, the recommended R-12 to the
south would provide a transition between Squarefield Park Subdivision
on the west to the larger lots to the south and east.
(NOTE: THE CONDITIONS NOTED WITH t1STAFF/CPC" 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.)
CONDITIONS
(STAFF)
(STAFF)
1.
A thirty-five (35) foot buffer strip, exclusive of easements and
required yards, shall be established and maintained adjacent to
Thurston Road (Route 1452). The area of this buffer strip shall
either be left in its natural state, if sufficient vegetation
exists to provide adequate screening; or be planted and/or bermed
in accordance with a landscape plan approved by the Planning
Department, if sufficient vegetation does not exist to provide
adequate screening. Prior to approval of any final site plan or
recordation of any plat, the developer shall flag this buffer
strip for inspection, and shall post a bond to cover the
implementation of the landscape plan, if such plan is required.
Except for approved public road access(es), no access shall be
permitted through this buffer strip. This buffer strip shall be
noted on any final site plans, and any final check and
recordation plats. (P&T)
2.
A fifty (50) foot buffer strip, exclusive of easements, lot area
and and required yards, shall be established and maintained along
the northern and eastern property lines of the request site. The
area of this buffer strip shall either be left in its natural
state, if sufficient vegetation exists to provide adequate
screening; or be planted and/or bermed in accordance with a
landscape plan approved by the Planning Department, if sufficient
vegetation does not ~xist to provide adequate screening. Prior
to approval of any final site plan or recordation of any plat,
the developer shall flag this buffer strip for inspection, and
shall post a bond to cover the implementation of the landscape
plan, if such plan is required. Except for approved public road
access(es), no access shall be permitted through this buffer
strip. This buffer strip shall be noted on any final site plans,
and any final check and recordation plats. This condition may be
eliminated at such time in the future as the adjacent properties
may be granted like zoning. (p)
GENERAL INFORMATION
Location:
Fronting approximately 566 feet on the north
line of Thurston Road, approximately 1,600
feet east of Hopkins Road. Tax Map 81-10 (2)
Squarefield Park Farms, Lot 31 (Sheet 23).
Size:
Existing Zoning:
Agricultural (A)
37.0 acres
Existing Land Use:
Vacant
Ad;acent Zoning & Land Use:
North - A and R-7; Single family
residential or vacant
South - A; Single family residential or
vacant
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~9SN0317/PC/JANlOP
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East - A; Single family residential or
vacant
West - R-7, R-12 and A; Single family
residential or vacant
Utili ties:
An eight (8) inch water line is located along
Firethorne Lane and along both Glisson and
Nike Roads approximately fifty (50) feet west
of the site. The source of water is the
Appomattox River Water Authority. The use of
public water is required by Ordinance.
Permanent off-site easements may be necessary
at some locations depending upon the design
of the water line on site. At the time of
tentative subdivision review, specific
requirements may be imposed regarding the
looping of on-site water lines.
An eight (8) inch wastewater trunk line is
located along Firethorne Lane, as well as
along Glisson and Nike Roads immediately west
of the site. The site is located in the
Kingsland Creek drainage basin and is served
by the Proctor's Creek Treatment Plant. Use
of public wastewater is recommended and is
-required by Ordinance for any dwelling within
200 feet of the existing public wastewater
system. Off-site easements appear to be
necessary from the site to the existing
public wastewater system at both Glisson and
Nike Roads.
Environmental EnRineerinR:
The site drains to both Proctors Creek and
Kingsland Creek via tributaries. Although no
major problems are foreseen, the site is flat
and water stands in some isolated areas.
Proper drainage outfalls should help provide
some positive drainage in the area. In flat
areas drainage easements are usually needed,
although it is uncertain whether they will be
needed in this case.
Schools:
Approximately 105 school age children will be
generated by this request. The site lies in
the Bellwood Elementary School attendance
zone: capacity 469, enrollment 463;
Falling Creek Middle School attendance zone:
capacity 1,080, enrollment 969; and
Meadowbrook High School attendance zone:
capacity 1,350, enrollment 1,316. A
definite impact on school facilities will
result in the Bellwood area. Coupled with
area impact from development along Kingsland
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89SN0317/PC/JAN10P
and Hopkins Roads, the major effect will be
on the elementary school which will require
attendance area boundary changes to
accommodate growth in the area. This growth
will affect Falling Creek, Salem Middle and
Meadowbrook High School. This situation
should be monitored to determine actual
impact over time, including a periodic review
of attendance boundaries. A new elementary
school will be needed in Kingsland Road area
in the mid 1990' s. No future expansion is
planned for these schools; however, Bellwood
Elementary had a renovation completed in 1986
while Falling Creek Middle School and
Meadowbrook High School had additions
completed in 1987 and 1988, respectively.
Fire Service:
Bensley Fire Station, Company /13. At
present, fire service capability is good.
County water and fire hydrants should be
provided in compliance with nationally
recognized standards.
General Plan
(Central Area Land
Use and Transporta-
tion Plan):
Medium density residential
(1.50 - 4.00 units/acre)
Transportation:
This proposed development could generate
approximately 1,480 average daily trips.
These vehicles could be initially distributed
to Firethorne Lane and Thurston Road which
had 1986 traffic counts of 311 and of 403
vehicles per day, respectively. If access is
provided to Thur?ton Road, it should be
located as far from the Seaboard Coast Line
Railroad as possible. The subdivision road
network should not encourage through traffic
between Thurston Road and Kingsland Road. At
the time of tentative subdivision review,
specific recommendations will be made
regarding access and road improvements to
facilitate traffic generated by this
development.
DISCUSSION
The applicant is requesting rezoning from Agricultural (A) to Residential
(R-9). A single family subdivision, served by public water and sewer, is
planned. Typical R-9 development, at 2.48 units/ acre, would yield ap-
proximately ninety-one (91) lots; maximum R-9 development, at 4.01
units/acre, could produce approximately 148 lots.
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~9SN0317/PC/JANIOP
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A similar rezoning request (Case 88SN0127) involving the subject property
was considered by the Commission in August and September of 1988. During
discussion of the proposed zoning, issues were raised by area residents
related to the impact of anticipated development densities on schools,
transportation, erosion control and the overall quality of homes in the
proposed project. The applicants submitted proffered conditions to the
Commission regarding minimum house sizes, architectural controls and
erosion control (use of concrete curb and gutter). However, on September
20, 1988, the Planning Commission recommended denial of the proposed zoning
and the applicants, subsequently, withdrew their request.
In evaluating this request, staff has considered both the Central Area Land
Use and Transportation Plan and surrounding development. Although the
proposed Residential (R-9) zoning is in general conformance with the
Central Area Plan designation of the area for medium density residential
development (1.50-4.00 units/acre), staff recommends a transitional zoning
of the property which consists of Residential (R-9) zoning of the northern
portion of the site adjacent to Kingsland Acres, with Residential (R-12)
zoning the remaining portion of the site adjacent to Squarefield Park,
southward to Thurston Road. Because of the existing densities and pattern
of development in the area, it is felt that the recommended zoning
represents an appropriate transition from the smaller lots located to the
north and west of the site and will ensure compatibility with surrounding
development. Approximately l4.4 acres of the site is recommended for
Residential (R-9) zoning with the remaining area consisting of
approximately 22.6 acres being recommended for Residential (R-12) zoning.
Based on these approximate acreages, it is anticipated that typical R-9
development at 2.48 units/acre would yield approximately thirty-five (35)
lots with a maximum R-9 development at 4.01 units/acre of approximately
fifty-seven (57) lots. Residential (R-12) development on the remaining
22.6 acres at typical development of 2.0 units/acre would yield approxi-
mately forty-five (45) lots with a maximum yield at 3.06 units/acre of
approximately sixty-nine (69) lots. Therefore, the number of lots antic-
ipated, as a result of staff's recommendation, at typical R-9 and R-12
yields would be approximately eighty (80) lots, with a maximum yield of R-9
and R-12 combined being approximately 126 lots.
The site is joined on the west and northwest by Kingsland Acres, Sections 2
through 5 which are zoned R-7. Together these sections have an average
density of 3.04 units/acre and an average lot size of approximately 11,800
square feet. The lot sizes range from approximately 10,000 square feet to
approximately 15,000 square feet. Squarefield Park, which is zoned R-12,
also adjoins the site on the west. This subdivision has an average density
of 2.6 units/acre, and an average lot size of approximately 14,000 square
feet. Lot sizes range from approximately 12,100 square feet to
approximately 17,000 square feet.
Staff is also recommending buffer conditions (Conditions 1 and 2) along
Thurston Road (thirty-five (35) feet) as well as along the northern and
eastern boundary (fifty (50) feet) of the site. The requirement that the
fifty (50) foot buffer exclude lot areas, yard setbacks and easements with
help to assure proper land use transition and protection of the surrounding
development. Imposition of the fifty (50) foot buffer should also result
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89SN0317/PC/JAN10P
in larger than normal average lot sizes in those areas adjacent to the
buffer.
In addition, should the rezoning request be approved by the Board of
Supervisors, staff will recommend a street layout and circulation pattern
for the development at the time of tentative subdivision approval that will
minimize the impact of increased traffic on surrounding development.
Specifically, staff will recommend that any access to Firethorne Lane via
Nike Road or Glisson Road be' designed in a circuitous manner so as to
discourage "cut-through" traffic from using internal subdivision streets as
a primary means of access between Kingsland and Thurston Road area.
Further, it should be noted the applicant may wish to consider proffering
conditions similar to those proffered by the applicants in the previous
request in an effort to address concerns of area residents related to
issues such as minimum house sizes, architectural style and the density of
development.
Because the recommended zoning and land use and average density are
compatible with, and comparable to, the surrounding sections of Kingsland
Acres and Squarefield Park, and as they also conform to the Central Area
Land Use and Transportation Plan, staff recommends approval of Residential
(R-9) of the northern portion of the site adjacent to Kingsland Acres
Subdivision and Residential (R-12) on that portion of the site adjacent to
Squarefield Park Subdivision, southward to Thurston Road, subject to
conditions. Further, through t~ntative subdivision review, the County can
ensure orderly and safe physical development of this site.
CASE HISTORY
Planning Commission Meeting (9/19/89):
The applicant came forward and stated that he would agree to request a
sixty (60) day deferral. He noted that he would have preferred not to
defer the request.
There was no opposition to the requested deferral.
On motion of Mr. Perkins, seconded by Mr. Belcher, the Commission resolved
to defer Case 89SN0317 to the November Planning Commission meeting.
AYES: Unanimous.
Staff (10/30/89):
After further consideration of the recommended buffer conditions as
originally drafted, staff is of the opinion that Condition 1 should remain
at a minimum thirty-five (35) feet with no permitted modific.ation. In
addition, the fifty (50) foot buffer (Condition 2), rather than being
subject to any modification, should be permitted to be eliminated, but only
in the event that the adjacent properties are granted like zoning at some
future. date.
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~9SN0317/PC/JAN10P
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Planning Commission Meeting (11/16/89):
Mr. John Dodson, the applicants' representative, came forward and accepted
staff's recommendation. He stated that the applicants intend to construct
homes compatible with the adjacent property of Square Hill Park.
Responding to concerns of local residents regarding adequate buffering and
land use transition, Mr. Jacobson explained that buffering would be used in
this instance, to make a transition between small lots to large lots. He
stated that buffering would expand the size of the lots on the eastern
property line of the development.
Mr. Dodson stated that the eastern property line would be buffered with
Residential (R-15) lot sizes. He requested greater density in the interior
lots for better marketing purposes.
The Commission discussed maximum number of lots for the entire tract.
Mr. Dodson stated that compromises had been made with staff. Several area
residents came forward and stated their opposition to the request. They
indicated that their concerns were related to the density of the proposed
development and its impact on traffic and schools, as well as the size and
architectural standards of the homes.
Mr. Perkins stated that a typical Residential (R-15) zoning would be a
proper transition between the two (2) developments. He indicated that
there were no proffered conditions offered relative to house sizes and from
a land use point, the maximum number of lots requested by the applicants
was too great.
On motion of Mr. Perkins, seconded by Mr. Warren, the Commission resolved
to recommend denial of Case 89SN0317.
AYES: Messrs. Miller, Warren, Kelly, and Perkins.
ABSENT: Mr. Belcher.
CASE HISTORY
Board of Supervisors Meeting (12/13/89):
Due to an advertising error, the Board deferred this case to January 10,
1990.
The Board of Supervisors on Wednesday, January 10, 1990, beginning at 2:00 p.m.,
will take under consideration this request.
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89SN0317/PC/JAN10P
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