89SN0337
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September-19,-1989-€PS
Navemaer-2I,-1989-8P€
Beeember-13,-1989-8S
January 10, 1990BS
REQUES,ANAtYSIS
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RECOMMENDATION
39SNQ337
CarrollFoste",Ion.
CloverllillMagisterialDistrict
Off th" north Iin.. of Hull Street Road
J1EQUE.5T: RezoningfrOJllAgricultural (A) to Residential (R-9).
PROPOSED UND USE,
A single family residential subdivision is planned.
PLANNING COMl1ISSION RECOJOOlNDATION
RECOMMEND APPROVAL OF RESIDENTIAL (11-12) SUBJECT TO THE CONDITION AND ACCEPTANCE
OF TIlE PROFFERED CONDITIONS ON PAGES 2 AND 3.
STAFFRECOl1l1ENIJATION
Rec""""..nd appr<wal of 11-12, subject to the condition and acceptance of the
proffered conditions, and denial of R-9 for the following reasons:
A. Although the PQwhitefRol1te 288 Development Are.. Land Use and '1i:ans-
portation Plan designates th"request site formediUllldellsity res
idential (l.Sl to 4.0 unitsJacre) develop"",nt, the County Utilities,
Trallsportation, and Plaooiog Departments are undertaking Ii study to
dete.rmioe the phasing of =tension of public facilities, and tha land
uses appropriate gi"en the future availability of utilities, for t he
Upper SI>ift Creek araa. The PIa", known as UpPer Swift Creek Plan, is
currently scheduled to be considered by the PlanningC<mwission ata
special public hearing on February 13, 1990. .The Proposed Pl,a"
designates the request propartyand surrounding area for sing1e t amily
residentialdevelopmant of 1.01 to2.50units!acre. Therec,,""""nded
zoning and land uses "-onformto the existing PO\lhiteJR.Qute 2SS P1an,
and would provide an appropriate traositiou from the siogla family
detached r"sidenc"s to the "ast to th"high"r density d"velopnl"nt
current1ypermittedonthepropertiestoth"",est.
B. The proffered conditions agr""d to by the applicant at th" Planning
Commission on Nov","ber 21,1989, and sUbseq""otly submitted to the
Planning Department "'ill fUrther ensUre Mmpatibility "lith the
proposed Upper SWift Creek Plan and will attempt to ~itigate the
impact of the propos"d development On the Swift Creek R.es"rvoi"
~atershed by controlling nutrient
runoff through the ilnplementa-i:ionof
loadings and development borne
"best lllattagement practices."
(t>l0TE: THECONDITIONSNOTEDWITli"STAFF/CPC"WEREAGREEDUPONBYBOTIISTAF:F1IND
TIffi COMMISSION. CONIlI1'IONS WI'tII ONLY A "STAFF" ARE RECOKMENIlED SOLELY 1>'1 STII1F.
CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMllNDED BY TIlE
PLANNINGCOMHISS10N.)
CONDITION
(STAfF/CPe)
AIOOfootb\lfferexclusiVe.ofeasements.lotareaandre'luired
yards shall be established attdma.intainedhodzontallyabove the
173.00 foot contour line a10ttg the northern boundary of the
t'e'luest site ilOlllediately adjacent to S"Ut Creek Rese:nroir. The
area of this buffer strip shall either be left in its ttatural
staw. if sufficient vegetation exists to provide adequate.
scre"ning; or be plallt"d and/or bermed in accordance with a
landscape plan approved by the Planning Department, if sufficient
vegetation does not exist to provide ""equat" sc=ening. This
plan shall also incorporate pedestrian and bicycle paths to
prol/ide th" greatest :possible s<l-fety and convenience from th"
subj"et property to the proposed residential d"velopment (Ca.s"
83S182) to the "est. Prior to approval of att y final site plan or
recordation of any pu.t. the developer shall flag this buffer for
im,pection,andShaIIPostabondtocol/ertoeilllPlem<mtationOf
the landscape plan. if such plan is r"quired. Except for
approvedpubliCroadaccess(es),pedes'trianandbicyclep"ths. no
acceSS shall be permitU!-d through this buffer strip. This
building sethack and bttffer strip shall be noted on any final
site platts and any fln.al check or recordation plats.
(STAPF}CPC)
PROl'FEREDCONDITIONS
L
Unless the adopted Up"e" Swift C"eek Plan aU""s greater
d"nsity. amaxillllllll.of 1.(/1 to 2.50 units per acreshaU be
maintained in conjunction wito__ the development of the
request site.
(STAPF/epc)
,.
Prior to any land disturbing activity." drainage and
erosion eontrol plan shllU be.subl:iittedto, and approved by,
Envirorunental Engineering. The pisn shall include measures
to oinimize the iJopact of surface """off On the "ater
quality of SwiftC""ekReservoir. The drainalJe plan shall
include th" institotion of "best management practice,," as
specifi"d in the final report prepared by Camp Dr<esser &
McKee for the Upper s"ift Creek Area Watersheds, "nless l""s
stringattt standards are specified in the adoptadUwer Swift
ereek Platt in "hich case the l"ssstringent standards shall
apply.
Further. the "best manageJllf!Jlt praeticBs" shall i~dude, but
shall not be 1imit"d to, the use of wet detention
hasins/permanent po,,1(s) for the control "f nttnient
loadings on th" watershed for the. gwift Creek Reservoir.
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The e~{)sion control and drainage pIa" shall assute. to the
maximumext<mtpossible, that thedevelop"'''''t of the site
will not contribute to any water quality and sedimentation
problems in the reserv<lir w"tershed.
GENERAL INfORMATION
Locatio",
Liesapproxi"",telY1.550feetoffthenarthlineofHullStreetRoad,e"st
of Winter pock Road. ,,,,,Map 61-14 (l) Parcel 3 and Tax Map 75-2 (1) Parcel
6 (Sheet 20).
F.xistiol/:Zoninl/:'
Agricultural (A)
~,
6.00 ae""-,,
&:istingLandUse:
Vacant
Adjacent Zonin;o; & Land Use:
Ncrth
South
Hast
\lest
R-9;Sil'.glefami1y....sidential
A;Vacanr
R-7;Singlefamilyr"-sidential
R-9; Single fawUy resid<mtial, forestal, a"vacant
PUBLlCFACILI'tIES
Utiliti<>s:
Water:
An8 inch "'ater line is l""ated approxi""'tely 400 feetfr<>m the site
at Harbour Pointe Road. Off-site easements may be required betwee"
"djace"tp=perties to the east. Use of public w"ter is required by
Ordinan"eandiSintended.
S"W"ral':'"
The site lies intl1e Uppe" Swift Creek sewage drainage area. 8 inch
publiewaste"aterlinelocatedalnng'tl1eeasternprnlX'"tYline. The
request site is served by the hacto:r" Creek Treatment Plant.
Off-site easements will be required if" wast_ater c'm""-cUa" is ""'de
t"anexistingmanholealongtheprop"rtYlinesofadjacentlottothe
east. Th"p"blioWllste"ate-r system is ""quired by Ordinance if any
structur.. is within 100 feet of the public system.- Use of public
wast..wat"r.ls "ecomrnendedand is.lntended.
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89SN0337/pc/JAN10R
Po "'l.stm'ater tnlllk will be extended to,"ards
dO!vO!lopment of "The Lak"s" TO"llhouse project.
allailable to th" req,wst site.
the
This
SQuth"l'st ..ith
trunk will l>e
Draina~l' and Erosion:
llrains to Swift C:reek Reservoir. No existiug slid/or anticipated on- or
off-site drainage or er"sion_pr.ohlems. Off-sit.. easements may 00 nlquired.
/my pits or b"sins f<>rer<>sio-'" contr<>l should be designe.d to handle 257.
mor<>-th<Incapaei.ty.
Fir"Servie,,:
Clover Hill Fire Station, COlllpany 117. At present, :fire service cap.'lbility
ad"'luate. County water flows and fi~e hydrants must be provided for fire
protection purposes in compliance with nationally recognized standards.
Schools:
Approximately 11 school age children will be generated by this request.
The site lies in the Clover Hill Elementary School attendance zone:
capacity _ 766, enr<>Ument - 1.029; SWift C.eek Middle S~hool attendance
zo"e' capacity - 1.3Sll, enrollment - 1,592; and Clove. Hill High School
attendance zone: capacity. 1,530, enrollment - 1,746. New s~hools are
cu,.,.ently needed at ea~h level in this school zone. The proposed lQts with
an anticipated 11 students wouldha"e slight impact on scho<>ls. School
capacity problems "ill continue in the area at elementary, middle, and high
schools. Even slight additions increases the problem. Access tolloate 300
near Clovet Hill High School would ioc."as" aheady difficult t.affic
problems.
1Iansportati<>n:
This proposed de.....lopment could generate appro:ltimately 150 a......age daily
trips. These lIehicles will be distributed along Hull Street Road (Route
3M) which had a 1988 traffic count of 1".360 vehicles per day.
At this time, ther" is no public road aCCeSS available to this property.
The adjaceut propsrty to the w"-St is zoned"<:sid..ntialwith Conditiun"lUse
Planned fu,vel"l'lll"nt. The appr<>ved Mastel: Phn for that adj"cent pr<>perty
identifies a stuh road to serve this proposed development. Ac<::ess "nd
mitigsting read improvemanL conditions are imposed on that adj"cent
property. lfa<::ce"sforthisd"veloplWtltisproV'idedthl:ooghthat"djacent
properLy, similar ",,-cess and mitiga.tin:;: and ilnprovements should be
pro\!'ided. At the time of tent"tive subdivision r"vi"", spe,,-ific
recommendations ~ill be provided regarding "ccess "lid mitigating toad
imjlro"""",nts.
Impact on Ca?ib1Facilities:
A. In "nalyzing this request. staffh"s esti"",ted that a ""'''Uwmof 24
new dw"lling Wlits would be created as " result of th.. <>rigin"l
requested rezoning of the subject property to JW"idential (R-9). For
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~..SN0337/pcIJAN10R
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the purposes of this analysis on elll'ltal Faciliti"-,,, the following
assumptions are made:
L 0.72 sclmol age children will be generat"-d peI" dwelling
unit;
2. 2.6 resIdents per dw..llingunit;
3. 6.5 acres oipark land per 1,000 residents;
4. 52,000 J;esidnnts pe" full library branch,
43.000resid<mtsperint"rmediatelib-.:arybranch,
18,000 residents per mini library branch;
5. a fiv" (5) minutes n,gp<:mse time with an ultimate population
of 12,000 resid""ts per fire station.
Based on the above asSlllllptions. this request wouldgener-.ate 17 new
schOOlchildren. T'hesestudentswouldbedistributedasfollows: 8
al"'*'ntary sebo"l students (1% of " new elementary school); 4 orlddle
school students (less than 1% of a new middle $c:.oo1); and 5 high
School students (less than 1% of a n"" high school).
The total increase iup"puVl.ti"n that "an be ""p"cted to begenerat ed
by this development is 52 new residents. Thiswouldcreatetbeneed
for an additional .40 acres of park hud in tbe area. It sh<>uld 00
noted that Woodlake Park is located appr"ximate1y two (2) mile"
uorth"estof this re'luest.
This re'luest would c"eate tru. need for 1% of a ne.. full service
1ib"arybranch; 12 or ane.. int"=.ediate branch, and 1% of "lIlini
libr,,"Y branch.
The Fire Department h"" indicated that the re"idents of this proposed
developm.entwould b" served by tru. Cluver Hill Fire DepartJlrent, 111..
"ervi"e capabilfty of this station is rated as "dequate at this tim e.
If approved. this request ""uld generat" a minimal need for a ne" fire
station in the area.
fl. In "na1yzingthis request, "taffhaaestilllatedthata""'''iJnum''f15
newdwe1ling units w1l1 00 created ""a result of the recOllIlllended
re"onioRor tbo"ubj"-ctpr<Jpertyto Residenth1 (R-lZ) with acceptance
of the newly proffered condiU"" limiting """"illlWndensity to 2.50
units/acre. Fortbepurj>O"ea"ftbisanalysisanCapital.Facilities,
the 1011""in& aa"""'pti"n" a..... made,
1. 0.72 school age children ...ill he generated per d....lling
unit;
2. 2.6 ~esident" per dwelling unit,
3. 6.5 acres of park land pe~ 1,000 residents;
4. 52,OOOresidentsperfulllibrarYhranch,
43.000 residents per intermediate libraryhranch,
18,OOOresidentsperlllinilihrarYbranch;
5. a five (5) minutesresp""settmel<ithanultilllatepopuiation
"f 12,000 residents per ftre station.
Based on the above assumpU""s,
schOOlchildren. Thesestudents
this request wouid generate 11 new
iiou1d be distributed as follow", .5
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39SNOJ)7!PC!JANlOR
el"",entarysch""l students (less tban 1% of a ne",e1ementary sch"" 1);
2midd1esch<>nlstudeoU(1essthaniZofane"..iddlescboal);"nd4
high school studeIlU (less thaD 1% of a lie" high school).
The total increase inpo\>ulationthatcanbeexpectedtob"-ll",,-erated
by this dev,,-1opment is 3'1 nell resid,,-nts. This"ouldcreateth,,-need
foranadditional.25acresofparklandintbearea.ltshou1dbe
noted that 1iIoodlake Park is located approximately two (2) miles
lIorthwest of this request.
This request would cr,,-ate a minimal need for a new full ",,-rvice
library branch, a ne" intemediate branch, or a mini library branch.
Th"PireD"partmenthasindicatedthattheresidentsofthisprnposed
development ,,=1<1 be served by the Clover Hill Fire Department. The
se",ice capability of this station is rated as adequate at this time.
HOlffl-ver, if approved, this request "ould llenerate a mini.mal of th"-
ne..d for afieW fire station in the ''''''a.
LANDtlSE
Ge"eralPla":
Lies "ithin the houndaries ef the Pe"hite/ll.eute 288 Development Area Land
Us.. and Tra"s!>ortatien Plan. Thet!im designatesrequ.est prep"rty for
medium density residential use (LSl to 4.00 units/acre or IOOre). Res-
idential(R_9)development,servedhypublic"aterandse""r,atama",imum
density of 4.0 units/acra "ould yield appro)[imately twenty-four (24) lots.
Conversely, Residential (R-12) devaloJ>lll"-1lt with the newly proffered
condition lirniting density to a maximum of 2.50 units/acre, as recommended
by staff, would yield appro"imately fifteen (IS) lots. The recommended
Z(}ningandresu1tingdensitieSoonfoTllltothe~and""uldbecompatible
with area development.
Area Development Trends:
The area surrounding the site is characterized by single family residential
subdivisions and de\Mloping townhouse project, zoned Residantial (R-7 and
R-9 with Conditional US" Planned DeveloJ>lll"-1lt), Residential Townhouse
(R-TH), or vacant lands. The subject property is bounded <:>n the north by
Swift Creek Reservoir and on the south by vacant Agricultural (A) zoned
property. East of the site is Bayport Landing, a zero lot lioe/patio
subdivision consisting of {ort.)'.one (41) lots. Open space within Bayport
Landing separatas thaaxistingresid"ntial lots from the request property.
Also lying to the e"st of the request and south of gaypo:rt Landing is the
Lands End Subdivision, consisting of eight (8) lots, each being one (l)
acre or greater in size. Immediat"iy lffl-st of th" re<[l>"st ~ite is a 34.3
acre tract of land that "as zoned Residential (R-!l) "ith COllditi"""l Use
Planned Development as part "f " larger mixed use devel~t (Case
83S1Bl). This property is undeveloped as of this tillle. Further "est of
this site is thn location of "The Lakes," a 5B.Sacre townh<)\lseproject
curre"tly ullder dellelopment for approximately 19'1 units.
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Buffers & Screenin~'
A l(lOf""t bUffet',measur<<dfrOlllthe 17S.00 foot contour line. isrecom-
mended along tho< northern boundary of the site adjacent to Swift Cre..k
Resert'"i.: The buHer wil1no1: only Serve the purpose of providing a
visualba.-rierfrOlllther"""rvoh:intofuturesinglefamilyresidences,but
"111s1so helpt" address conCerns relatedt" themalnt"""'""e of water
quality in the Upp"rS"ift Cl:'>)ekDrainageBasin. By requiring a 100 foot
buffe" along the re"erv<>ir. the County can help to reduce the amount o:f
runoff and llutrient loadings thatwouldothetwise flow into S"ift C "eek.
Similar conditions of ~oning were imposed on the adjacent properties
immediately to the east (Bayport L1Illding) and to the west (Case 83S18Z) .
This condition is also consistent "ith proffered conditi<,ns accopt" dbythf!
Commission and Board in p...,vious Zoning cases (i."., Case 89SN01421DuVal
and Case 86S042/Eagle COW" Subdivisinn) and with Case 89SNOJ42 (LaPrade)
currently under consideration by the Commission. In each of thes" cases,
buffers "",il/or setback cn...ditions have been used to help reduce the impact
...hich runoff borne nutrients and sediments resulting from residential
d""eloplllent can have On the County's "critically sensitiva"wat"rshed s.
Conclusions,
Although the orid""l request of Residential (R-9) zoning confnrms to the
range medi"," density residel'ltial (1.51 to 4.00 unitshcre), do>.velop1llent
prescribed for this "re" by the p"..hite/Route 288 DevdoPtDent Aree Land Usn
and Transport"tion Plan, the recol1iliendedResidential (R-12) zoning with
prnfferlld conditions, is ",o"e compatible .dth surrounding <:levelopment and
provides a better t.rnnsition from the 1arge" single f""'ily lots east 0 fthe
site to the higher density townhouse devdnp",<mt to the ..est. The"efo"e,
staff recOllllllends approval of Residential (lI~l1), subject to the condition
and.:lcceptance of the proffered cnnditions.
CASEHISTOllY
Planning Co~ission Meeting (9/19/89),
Mr. Jim Hayes, theapplicant'srapresent"tiva, came forward and "e9ue.ste da
sixty(60) day <:leferral.
Thare..as no opposition present.
On IlIotion of Mr. Warren,secnudedbyMr. Kelly, the C""""issi"n r.;,sol vedta
defer Case 39SN0337 to the November Planning CO/Imlissionmeeting.
AYES, Unanimnus.
Pl"nningCo~isSionMeeting(1l121/89),
Mr. JlrnHayes, theapplic""t'srepresentative. came forward and state dhis
acceptance of staff's reco",,"endation, as written.
7 39SN0337/pc/JAN10R
A bdef discussion of the request and its compli;m~e with the proposed
Upper Swift Creek Plan follo~d.
Mr. Hayes stat~d
r~lating t<:> the
conformance to the
that h~ would
implelllenUtion
proposedE.b!!!'
agree to
of "best
submit p~offered conditions
m8n"gem~nt practices" and
No opposit:1on "as pTesent:.
On motion of Mr. Warren, seconded by Mr. Kelly. the C=ission res<:>lved to
rec(>lI\llIend approval of Case 895N0337 for Residential (R-l2) zoning, subject
to the c<:>ndition and verbally profh.:red conditions and denial of
Residential (R-q).
AYES, Unanilll(>ns.
Appli~ant (iZ!4!Sq),
On Monday, December 4. 1989, the applicant snblnitted the following
proffered conditions in c01l1l'li""ce "ith the verbal cOOll\llitment made at tbe
Novemb<>:r 21,1989, Planning Commission ",ee"ing. Staff recolllillends
acceptance of the proffe~"d conditions on page 1 of this report.
lloardof SnpervisorsMe"ting(12113/119),
Due to ar. advertising error, the B<:>ard defer:red this case to JallUary 10,
1990.
The Board of Supervisors on wednesday, Janna'-"y 10, 1990, heginning at 1:00 p.m.,
will take under conside:ration this request.
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89SN0337/PC/JAN10R
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