08SN0143
No'/ember 20,2007 CPC
January 9, 2008 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0143
Iron Bridge Holdings, LLC
Dale Magisterial District
North line of Deerfield Drive
REQUEST: Rezoning from Residential (R-15) to Neighborhood Business (C-2).
PROPOSED LAND USE:
Expansion of an adjacent ophthalmology office incorporating eyewear sales and
service is planned. With approval of this request, uses would be limited to those
permitted by right or with restrictions in a Neighborhood Office (0-1) District plus
eyewear sales and service. (Proffered Condition)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing landscaping along Deerfield Drive to
minimize views of the proposed development from adjacent residential properties. This
recommendation is made for the following reason:
A. While the proposed zoning and land uses do not conform to the Central Area Plan
which suggests the property is appropriate for residential use of 1.0 - 2.5 dwelling
units per acre, the proposed office uses provide an appropriate transition to, and
compatibility with, the adjacent residential development.
Providing a FIRST CHOICE community through excellence in public service
B. A mInImum prOVISIon for enhanced landscaping along Deerfield Drive will
effectively reduce the visual impact of the proposed development on residential
properties fronting this right of way.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/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.)
PROFFERED CONDITION
(STAFF/CPC)
Uses on the property shall be limited to:
a. All uses permitted by right or with restrictions In the
Neighborhood Office (0-1) District.
b. Eyewear sales and service associated with an optometrist or
ophthalmologist office. (P)
GENERAL INFORMATION
Location:
North line of Deerfield Drive, west of Iron Bridge Road. Tax ID 768-664-7853.
Existing Zoning:
R-15
Size:
0.4 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North and east - C-3; Commercial and office
South and West - R -15; Single family residential
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08SN0143-]AN9- BOS- RPT
UTILITIES
Public Water System:
The public water distribution system is available to serve this site. There is an existing
twelve (12) inch water line extending along Deerfield Drive, adjacent to this site. Use of the
public water system is required by County Code.
Public Wastewater System:
The public wastewater collection system is available to serve this site. There is an existing
eight (8) inch wastewater collector line extending along Deerfield Drive, adjacent to this
site. Use of the public wastewater system is required by County Code.
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the west through Deerfield Subdivision to tributaries of Swift
Creek. There are no known on- or off-site drainage or erosion problems and none are
anticipated after development.
PUBLIC FACILITIES
Fire Service:
The Airport Fire Station 15 currently provides fire protection and emergency medical
service. This request will have a minimal impact fire and EMS.
Transportation:
This request will have a minimal impact on the existing transportation network.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property IS
appropriate for residential use of 1.0 - 2.5 dwelling units per acre.
Area Development Trends:
The subject property represents an infill property surrounded by commercial and office
developments to the north and east along Iron Bridge Road and single family residential
development to the south and west within the Deerfield Estates Subdivision.
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08SN0143-]AN9- BOS- RPT
Development Standards:
The request property lies within an Emerging Growth District Area. The purpose of the
Emerging Growth District Standards is to promote high quality, well-designed projects.
Development of the site must conform to the development standards of the Zoning
Ordinance, which address access, parking, landscaping, architectural treatment, setbacks,
signs, buffers, utilities and screening of dumpsters and parking areas.
Uses:
As proffered, uses would be limited to those permitted by right or with restrictions in the
Neighborhood Office (0-1) District. In the 0-1 District, the sale and servicing of eyewear is
a restricted use, subject to this service being performed in conjunction with an optometrist or
ophthalmologist practice and not exceeding fifteen (15) percent of the gross floor area of the
office. As previously noted, an expansion of an adjacent ophthalmologist operation is
proposed. The Proffered Condition would also permit the sale and servicing of eyewear in
conjunction with such use in excess of the fifteen (15) percent limitation.
Perimeter Landscaping on Deerfield Drive:
Given that residential uses front Deerfield Drive directly across from the subject property,
staff recommends enhanced landscaping. Staff suggests that a minimum of one and a half
(1.5) Perimeter Landscaping C be planted along this right of way to reduce the visual impact
of the development on these adjacent residential properties. The applicant has not agreed to
this minimum landscaping provision.
CONCLUSIONS
While the proposed zoning and land uses do not conform to the Central Area Plan which suggests
the property is appropriate for residential use of 1.0 - 2.5 dwelling units per acre, the proposed
office uses provide an appropriate transition to, and compatibility with, the adjacent residential
development. A minimum provision for enhanced landscaping along Deerfield Drive will
effectively reduce the visual impact of the proposed development on residential properties
fronting this right of way.
Given these considerations, approval of this request is recommended subject to the applicant
addressing a minimum provision for enhanced landscaping along Deerfield Drive to minimize
views of the proposed development from adjacent residential properties.
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08SN0143-]AN9- BOS- RPT
CASE HISTORY
Planning Commission Meeting (11/20/07):
The applicant accepted the Commission's recommendation, but did not accept Staffs
recommendation. There was no opposition present.
Mr. Litton noted that area residents had expressed concern relative to maintaining views
into the subject property for security reasons and that enhanced landscaping along
Deerfield Drive would adversely impact such visibility.
On a motion of Mr. Litton, seconded by Mr. Wilson, the Commission recommended
approval and acceptance of the proffered condition on page 2.
AYES: Messrs. Gecker Gulley, Bass, Litton and Wilson.
The Board of Supervisors, on Wednesday, January 9, 2008, beginning at 6:30 p.m., will take
under consideration this request.
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08SN0143-]AN9- BOS- RPT
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