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Sep05final.cdrW-2798 September 2005 1
September 21, 2005 Eddie A. Rice & Gladys W. Rice 1536 Hinsdale Road Walnut Cove, NC 27052 RE: ZONING MAP AMENDMENT W-2798 Dear Mr. & Mrs. Rice The attached report of the Planning Board to the City Council is sent to you at the request of the Council Members. You will be notified by the City Secretary’s Office of the date on which the Council will hear this petition. Sincerely, A. Paul Norby, AICP Director of Planning pc: City Secretary’s Office, P.O. Box 2511, Winston-Salem, NC 27102
Henry H. Isaacson, P. O. Box 1888, Greensboro, NC 27402
W-2798 September 2005 2
ACTION REQUEST FORM
DATE: September 21, 2005 TO: The Honorable Mayor and City Council FROM: A. Paul Norby, AICP, Director of Planning
COUNCIL ACTION REQUEST:
Request for Public Hearing on zoning map amendment of Eddie A. Rice and Gladys W. Rice
SUMMARY OF INFORMATION:
Zoning Map Amendment of Eddie A. Rice and Gladys W. Rice from RS-9 to RM-8-S (Residential Building, Townhouse): property is located on the southwest corner of Griffith Road and Everidge Road (Zoning Docket W- 2798).
PLANNING BOARD ACTION: MOTION ON PETITION: APPROVAL FOR: UNANIMOUS AGAINST: NONE SITE PLAN ACTION: CONFORMS
W-2798 September 2005 3
CITY ORDINANCE - SPECIAL USE Zoning Petition of Eddie A. Rice and Gladys W. Rice, Docket W-2798 AN ORDINANCE AMENDING THE WINSTON-SALEM CITY ZONING ORDINANCE AND THE OFFICIAL ZONING MAP OF THE CITY OF WINSTON-SALEM, N.C. _________________________________
BE IT ORDAINED by the City Council of the City of Winston-Salem as follows:
Section 1. The Winston-Salem City Zoning Ordinance and the Official Zoning Map of
the City of Winston-Salem, N.C. are hereby amended by changing from RS-9 to RM-8-S
(Residential Building, Townhouse) the zoning classification of the following described property: Tax Block 3932, Tax Lot 101
Section 2. This Ordinance is adopted after approval of the site plan entitled Eddie A.
Rice and Gladys W. Rice and identified as Attachment "A" of the Special Use District Permit
issued by the City Council the _______ day of __________________, to Eddie A. Rice and
Gladys W. Rice.
Section 3. The City Council hereby directs the issuance of a Special Use District Permit
pursuant to the Zoning Ordinance of the Unified Development Ordinances for a development to
be known as Eddie A. Rice and Gladys W. Rice. Said Special Use District Permit and site plan
with associated documents are attached hereto and incorporated herein.
Section 4. This Ordinance shall be effective from and after its adoption.
W-2798 September 2005 4
SPECIAL USE DISTRICT PERMIT
Issued by the City Council
of the City of Winston-Salem
The City Council of the City of Winston-Salem issues a Special Use District Permit for
the site shown on the site plan map included in this zoning petition of Eddie A. Rice and Gladys
W. Rice, (Zoning Docket W-2798). The site shall be developed in accordance with the plan
approved by the Board and bearing the inscription: "Attachment A, Special Use District Permit
for RM-8-S (Residential Building, Townhouse), approved by the Winston-Salem City Council
the ______ day of _____________________, 20____" and signed, provided the property is
developed in accordance with requirements of the RM-8-S zoning district of the Zoning
Ordinance of the Unified Development Ordinances, the Erosion Control Ordinance, and other
applicable laws, and the following additional conditions be met: • PRIOR TO ISSUANCE OF ANY PERMITS
a. Developer shall have a storm water management study submitted for review by the Public Works Department of the City of Winston-Salem.
b. Developer shall record a negative access easement across the frontage of Griffith Road.
• PRIOR TO THE ISSUANCE OF GRADING PERMITS
a. Developer shall obtain a driveway permit from WSDOT. Additional improvements include: providing sidewalk along the frontage of Griffith Road, widening Everidge Road and Griffith Road 13’ from the centerline with curb and gutter, and upgrading the existing section of Saratoga Street to City street standards including curb and gutter prior to issuance of driveway permit.
• PRIOR TO THE SIGNING OF PLATS
a. All documents including covenants, restrictions, and homeowners’ association agreements shall be recorded in the office of the Register of Deeds. Final plats must show common open space declarations.
b. Developer shall extend the “future street stub” to the western property line.
• PRIOR TO ISSUANCE OF OCCUPANCY PERMITS a. Developer shall coordinate with WSTA for future bus stop location, with or
without bus shelters or benches as determined by WSTA.
W-2798 September 2005 5
• OTHER REQUIREMENTS
a. Any freestanding signage shall be limited to one monument sign with a maximum height of six feet.
b. All on site lighting shall be a maximum of 15 feet tall and shall be of the “shoebox” type or otherwise designed not to cast direct light on adjacent properties.
W-2798 September 2005 6
September 8, 2005
Docket # W-2798 Staff Aaron King Petitioner(s) Eddie A. Rice and Gladys W. Rice Owner(s) Same Subject Property Tax Lot 101 /Tax Block 3932 Type of Request Rezoning from RS-9 to RM-8-S for 59 Townhouse units. Proposal The petitioner is requesting to amend the Official Zoning Maps for
the subject property from RS-9 (Residential Single Family) to RM- 8-S (Residential Multifamily). The petitioner is requesting the following uses: • Residential Building, Townhouse
Zoning District Purpose Statement
The RM-8 District is primarily intended to accommodate duplexes, twin homes, townhouses, multifamily, and other low intensity multifamily uses at a maximum overall density of eight (8) units per acre. This district is appropriate for Growth Management Areas 2 (Urban Neighborhoods) and 3 (Suburban Neighborhoods). (S)(1) - Is the proposal consistent with the purpose statement(s) of the requested zoning district(s)?
Applicable Rezoning Consideration from Chapter B, Article VI, Section 6-2.1(S)
Yes, the subject property is located within GMA 3 and proposes townhouse units at an overall density of 7.97 dwelling units per acre.
GENERAL SITE INFORMATION Location Southwest corner of Griffith Road and Everidge Road Jurisdiction City of Winston-Salem Ward(s) South Site Acreage Approximately ± 7.4 acres Current Land Use
Undeveloped property
undeveloped property South RS-9 Single family home;
undeveloped property East RS-9 Single family homes
Surrounding Property Zoning and Use
West RS-9 Single family homes Applicable Rezoning Consideration
(S)(2) - Is/are the use(s) permitted under the proposed classification/request compatible with uses permitted on other properties in the vicinity?
W-2798 September 2005 7
Although there is no residential multifamily zoning directly adjoining the subject property, Griffith Road has experienced a substantial amount of multifamily development in the past 5-10 years.
Physical Characteristics
The property’s highest elevation occurs in the approximate middle of the property at +/-826 feet. From the mid-portion of the property, the topography slopes down mildly to the east and the west, and more specifically toward the northeast corner.
Proximity to Water and Sewer
The subject property will be served by public water and public sanitary sewer.
Stormwater/ Drainage
No known stormwater issues exist currently in the area. The site plan indicates that there will be two stormwater detention ponds located at the northeast and southwest corners of the property.
Watershed and Overlay Districts
The subject property is not located within a water supply watershed.
Analysis of General Site Information
The subject property is approximately 7.4 acres is size and will accommodate 59 townhouse units. The site lends itself well to development, due to its mild topography and lack of any development obstacles such as streams or wetlands. The property is not located within any flood zones and does not face any watershed constraints.
Recommended Conditions
PRIOR TO THE ISSUANCE OF ANY PERMITS: • Developer shall have a stormwater management study
submitted for review by the Public Works Department of the City of Winston-Salem.
SITE ACCESS AND TRANSPORTATION INFORMATION
Street Name Classification Frontage ADT Count
Capacity/LOS D
Western 5,100 16,100
Everidge Road Local Road Southern NA NA Saratoga Street Local Road Northern NA NA
Proposed Access Point(s)
The subject property will have two access points, with the main entrance located on Everidge Road. The primary entrance on to Everidge Road is located approximately 225 feet west of Griffith Road and will continue through the approximate middle of the property before connecting with the existing Saratoga Street right- of-way located at the southern property line. The proposed street serving the development will be a public street and there will be no direct access to the site from Griffith Road.
Planned Road Improvements
The Thoroughfare Plan recommends that Griffith Road be constructed as a three-lane urban cross section with bicycle and pedestrian accommodations.
W-2798 September 2005 8
Trip Generation - Existing/Proposed
Existing Zoning: RS-9 7.4 acres (RS-9) x 43,560 / 9,000 = 35 units x 9.57 (SFR Trip Rate) = 335 Trips per Day Proposed Zoning: RM-8-S 59 units x 6.59 (Multifamily Trip Rate) = 388 Trips per Day
Sidewalks Sidewalks are provided adjacent to the 90° parking in front of the multifamily buildings. WSDOT has requested sidewalks along the frontage of Griffith Road, with linkages to the internal sidewalk network.
Connectivity This proposal provides an adequate level of connectivity by connecting Everidge Road to the existing Saratoga Street right-of- way. The site plan also provides a stub street to the west located at the southwest corner of the property.
Analysis of Site Access and Transportation Information
The proposal does a good job of providing connectivity within the site and also not adding an additional driveway cut on Griffith Road. By providing the stub connection at the southwest corner of the property, the opportunity for future interconnectivity will be present. Trip generation numbers for this request show a minor increase of 53 trips per day over what the existing zoning currently allows. The Thoroughfare Plan does recommend that Griffith Road be constructed as a three-lane cross section with bicycle and pedestrian accommodations. The request for sidewalks along the Griffith Road frontage is based on this recommendation of the Thoroughfare Plan. The unimproved portion of the existing Saratoga Street right-of-way will be required to be constructed per City street standards, including the installation of curb and gutter.
Recommended Conditions
PRIOR TO THE ISSUANCE OF ANY PERMITS: • Developer shall record a negative access easement across
the frontage of Griffith Road. PRIOR TO THE ISSUANCE OF GRADING PERMITS: • Developer shall obtain a driveway permit from WSDOT.
Additional improvements shall include, but are not limited to: providing sidewalk along the frontage of Griffith Road, widening Everidge Road and Griffith Road 13’ from the centerline with curb and gutter, and upgrading the existing section of Saratoga Street to City street standards including curb and gutter prior to issuance of a driveway permit.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: a. Developer shall coordinate with WSTA for future bus stop
location, with or without bus stops as determined by WSTA.
W-2798 September 2005 9
Clemmons Middle School
Parkland High School
18 1457 1475 1511-1774 10
CONFORMITY TO PLANS AND PLANNING ISSUES Legacy GMA GMA 3 (Suburban Neighborhoods) Relevant Legacy Recommendations
Legacy recommendations related to residential development include: encourage a mixture of housing types in neighborhoods; encourage infill development; and allow higher density infill development at appropriate locations. Legacy also calls for infill development to be attractive to residents of the existing area.
Relevant Area Plan(s)
Area Plan Recommendations
• The Development Guide recommends Residential – Low Density (0-5 DU/AC) uses for this site.
(S)(3) - Have changing conditions substantially affected the area in the petition? Several multifamily development zoned RM-8 and RM-12 have been approved on Griffith Road in the last 5-10 years. (S)(4) - Is the requested action in conformance with Legacy?
Applicable Rezoning Consideration from Chapter B, Article VI, Section 6-2.1(S) Yes Analysis of Conformity to Plans and Planning Issues
Yes, this proposal is in substantial conformance with Legacy. The overall density of this site is slightly higher than the South Stratford Road Development Guide’s recommendation of 0-5 dwelling units per acre, but staff feels that proposal warrants a minor increase in density due to changing conditions in the general area and the well designed layout of the site.
RELEVANT ZONING HISTORIES
Direction from Site
Acreage Staff CCPB
South 0.70 acre
Approved December 16, 2002
Approved October 7, 2002
Approved February 4, 2002
Denied December 17, 2001
Northeast 0.54 Denial Denial
SITE PLAN COMPLIANCE WITH UDO REQUIREMENTS Square Footage Placement on Site Building
Square Footage 45,000 sf in 11 buildings Various locations Units (by type) and Density
59 Townhouse Units at an overall density of 7.97 dwelling units per acre
Required Proposed Layout Parking 118 spaces 149 spaces 90° parking in front of
buildings Maximum Proposed Building Height
45 feet 35 feet Maximum Proposed Impervious
Coverage 65% 55% UDO Sections Relevant to Subject Request
• Section 2-1.1(L) RM-8 District • Section 2-5.62 Use Conditions (Residential Building,
Townhouse) (A) Legacy policies: Yes (B) Environmental Ord. Yes
Complies with Chapter B, Article VII, Section 7-5.3 (C) Subdivision Regulations Yes Analysis of Site Plan Compliance with UDO Requirements
The site plan submitted with this request does comply with UDO requirements, with one exception. The site plan does not indicate where the common recreation area will be located. It appears that the site contains enough open space to meet the UDO requirement of 100 sf per unit (59 units x 100 = 5,900 sf.), however the site plan does not indicate where this area will be located. It is anticipated that this will be addressed as part of the revised site plan submittal. Staff has also recommended that the petitioner: a) provide some enhanced landscaping between Griffith Road and the units that back up to it; b) provide some sort of decorative fence or landscape treatment for the detention pond located at the intersection of Griffith Road and Everidge Road. Staff would like to commend the petitioner for providing a well designed site plan. The petitioner did take part in one of the informal interdepartmental Friday morning development review meetings and has addressed all issues brought up at that meeting.
W-2798 September 2005 11
Recommended Conditions
PRIOR TO THE SIGNING OF PLATS: • All documents including covenants, restrictions, and
homeowners’ association agreements shall be recorded in the office of the Register of Deeds. Final plats must show common open space declarations.
• Developer shall extend the “future street stub” to the western property line.
OTHER REQUIREMENTS: • Any freestanding signage shall be limited to one monument
sign with a maximum height of six feet. • All on site lighting shall be a maximum of 15 feet tall and
shall be of the “shoebox” type or otherwise designed not to cast direct light on adjacent properties.
REMAINING SITE PLAN ISSUES
Issue Status Location of common recreation area Parking dimensions need to be shown Future stub street must be extended to western property line.
Awaiting revised site plans
CONCLUSIONS TO ASSIST WITH RECOMMENDATION Positive Aspects of Proposal Negative Aspects of Proposal
The petitioner has addressed staff’s concerns/comments discussed at the Friday morning informal, interdepartmental development review meeting.
The request will allow a minor increase in trip generation above what the current zoning allows.
The site plan does a good job of providing connectivity, while not placing another driveway cut on to Griffith Road.
The proposal in conformance with Legacy and does not significantly deviate from the South Stratford Road Development Guide.
W-2798 September 2005 12
SITE-SPECIFIC RECOMMENDED CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF ANY PERMITS:
a. Developer shall have a stormwater management study submitted for review by the Public Works Department of the City of Winston-Salem.
b. Developer shall record a negative access easement across the frontage of Griffith Road.
PRIOR TO THE ISSUANCE OF GRADING PERMITS:
a. Developer shall obtain a driveway permit from WSDOT. Additional improvements include: providing sidewalk along the frontage of Griffith Road, widening Everidge Road and Griffith Road 13’ from the centerline with curb and gutter, and upgrading the existing section of Saratoga Street to City street standards including curb and gutter prior to issuance of driveway permit.
PRIOR TO THE SIGNING OF PLATS: a. All documents including covenants, restrictions, and homeowners’ association
agreements shall be recorded in the office of the Register of Deeds. Final plats must show common open space declarations.
b. Developer shall extend the “future street stub” to the western property line.
PRIOR TO ISSUANCE OF OCCUPANCY PERMITS: a. Developer shall coordinate with WSTA for future bus stop location, with or without
bus shelters or benches as determined by WSTA. OTHER REQUIREMENTS:
a. Any freestanding signage shall be limited to one monument sign with a maximum height of six feet.
b. All on site lighting shall be a maximum of 15 feet tall and shall be of the “shoebox” type or otherwise designed not to cast direct light on adjacent properties.
STAFF RECOMMENDATION: APPROVAL NOTE: These are staff comments only; final recommendations on projects are made by the City-County Planning Board, with final decisions being made by the appropriate Elected Body, who may approve, deny, table or request modification for any project. THE APPLICANT OR REPRESENTATIVE IS STRONGLY ENCOURAGED TO ATTEND THE PUBLIC HEARINGS WHERE THE CASE WILL BE CONSIDERED BY THE PLANNING BOARD AND THE ELECTED BODY.
W-2798 September 2005 13
PUBLIC HEARING FOR: None AGAINST: None WORK SESSION MOTION: Jerry Clark moved approval of the zoning map amendment. SECOND: Paul Mullican VOTE:
FOR: Clark, Curtis, Eickmeyer, Glenn, King, Mullican, Smith AGAINST: None EXCUSED: None
__________________________ A. Paul Norby, AICP Director of Planning