STAFF S REQUEST ANALYSIS AND RECOMMENDATION 06SN0220 (AMENDED) Brookstone Builders

Transcription

1 E MNGE: arla Orr B Time emaining: 365 days TFF EQUET NLYI N EOMMENTION 06N0220 (MENE) Brookstone Builders November 16, 2006 P February 20, 2007 P pril 17, 2007 P June 19, 2007 P ugust 21, 2007 P October 16, 2007 P November 20, 2007 P February 19, 2008 P June 17, 2008 P November 18, 2008 P October 20, 2009 P November 16, 2010 P March 20, 2012 P November 15, 2012 P February 19, 2013 P May 21, 2013 P ugust 20, 2013 P November 19, 2013 P ecember 11, 2013 B January 22, 2014 B ale Magisterial istrict Jacobs Elementary; Manchester Middle; and lover Hill High chools ttendance Zones North line of Jacobs oad EQUET: I. ezoning from gricultural () and esidential (-12) to esidential (-15). II. Waiver to the street connectivity requirements for Land Grant rive and Newbys Wood Trail. POPOE LN UE: single-family residential development with a minimum lot size of 15,000 square feet is planned. The applicant has agreed to limit development to a maximum of sixty-seven (67) lots, yielding a density of approximately 0.88 Providing a FIT HOIE community through excellence in public service

2 dwelling units per acre. lso, waiver to street connectivity requirements is requested as no public road access is proposed from the development to Land Grant rive and Newbys Wood Trail. PLNNING OMMIION EOMMENTION EOMMEN PPOL OF EQUET I (EZONING) N EPTNE OF THE POFFEE ONITION ON PGE 2 THOUGH 6. EOMMEN PPOL OF EQUET II (WIE TO THE TEET ONNETIITY EQUIEMENT FO LN GNT IE N NEWBY WOO TIL) N EPTNE OF POFFEE ONITION 14 ON PGE 6. equest I (ezoning): TFF EOMMENTION ecommend approval for the following reasons:. The proposed zoning and land use complies with the recommendations of the omprehensive Plan which suggests the request property is appropriate for uburban esidential use (2.0 to 4.0 dwellings per acre). B. The applicant has offered to address the impact of the development on necessary capital facilities in accordance with the Board of upervisors Policy, thereby assuring adequate service levels are maintained to protect the health, safety and welfare of ounty citizens. equest II (Waiver to street connectivity to Land Grant rive and Newbys Wood Trail): ecommend approval for the following reason: bsent a connection to Land Grant rive and Newbys Wood Trail, a sufficient number of accesses are planned to adequately disperse traffic without causing a concentrated use of any one (1) stub street, and, with the emergency access to be constructed at Newbys Wood Trail, to provide access in the event of an emergency. (NOTE: THE ONLY ONITION THT MY BE IMPOE I BUFFE ONITION. THE POPETY OWNE() MY POFFE ONITION. ONITION() NOTE TFF/P WEE GEE UPON BY BOTH TFF N THE OMMIION.) POFFEE ONITION (TFF/P) 1. Utilities. Public water and wastewater systems shall be used. (U) 2 06N JN22-BO-PT

3 (TFF/P) 2. Impacts on apital Facilities.. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay the following to the ounty of hesterfield, prior the issuance of a building permit for infrastructure improvements within the service district for the property; provided, however, that the period through June 30, 2017, the applicant sub-divider, or assignee(s) shall pay the following to the ounty of hesterfield, immediately after completion of the final inspection: i. $18, per dwelling unit, if paid prior to July 1, 2017; or ii. If paid after June 30, 2017, and before July 1, 2018, $18, per dwelling unit, adjusted for the four year cumulative change in the Marshall and wift Building ost Index between July 1 of the fiscal year in which the case was approved and July 1 four years later. Thereafter, the per dwelling unit cash proffer amount shall be automatically adjusted, annually, by the annual change in the Marshall and wift Building ost Index on July 1 of each year. iii. iv. In the event the cash payment is not used for which proffered within 15 years of receipt the cash shall be returned in full to the payer. hould any impact fees be imposed by hesterfield ounty at any time during the life of the development that are applicable to the property, the amount paid in cash proffers shall be in lieu of or credited toward but not to be in addition to any impact fees in a manner determined by the ounty. B. ash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. (B&M) (TFF/P) 3. ensity. maximum of sixty seven (67) residential lots shall be permitted. (P) (TFF/P) 4. Timber Management, for the purpose of enhancing the health and viability of the forest, under the supervision of a qualified forester, will only be allowed upon the submission and approval of the appropriate forest management plan to include, but not limited to, erosion control, hesapeake Bay ct/wetland estrictions and the 3 06N JN22-BO-PT

4 issuance of a land disturbance permit by the Environmental Engineering epartment. ny other timbering shall be incorporated into the site development erosion and sediment control plan/narrative as the initial phase of infrastructure construction and will not commence until the issuance of the actual site development land disturbance permit. (EE) (TFF/P) 5. onstruction Traffic. onstruction traffic for the initial development shall be limited to Existing Jacobs oad and Jacobs oad Extended and shall be further limited on Existing Jacobs oad from entering and exiting the site between the hours of 7:45 a.m. and 8:45 a.m. and 2:15 p.m. and 3:15 p.m. on days of the regular school year. (TFF/P) 6. ccess. Note: This prohibits the use of any subdivision street, including Fordham oad, for the initial construction access. (P). No lots shall have sole access to ouble Tree Lane. B. In conjunction with preliminary plan submittal, an access plan for Jacobs oad Extended shall be submitted to and approved by the hesterfield ounty Transportation epartment. ccess from the property to Jacobs oad Extended shall be as per the approved plan.. There shall be no connection to Land Grant rive. (T) (TFF/P) 7. edication. In conjunction with recordation of the initial subdivision plat or within ninety (90) days of a request by the Transportation epartment, whichever occurs first, a seventy (70) foot wide right-of-way for an east/west collector ( Jacobs oad Extended ) from the eastern property line to the western property line shall be dedicated, free and unrestricted, to and for the benefit of hesterfield ounty. The exact location of this right-of-way shall be approved by the Transportation epartment. (T) (TFF/P) 8. On-ite oad Improvements. To provide an adequate roadway system, the developer shall provide the following road improvements with the development of the property:. onstruction of a traffic island/circle or other alternative traffic calming device in Jacobs oad Extended if approved by the Transportation epartment and OT. The location 4 06N JN22-BO-PT

5 and design shall be determined at time of tentative subdivision review; B. onstruction of two (2) lanes of Jacobs oad Extended, to OT Urban ollector tandards (40 mph) with modifications approved by the Transportation epartment, from the intersection of Jacobs oad and existing Fordham oad through the property to the western property line. The portion of Jacobs oad Extended immediately adjacent to Tax I shall be located as far north as practical. The exact length and location of this improvement shall be approved by the Transportation epartment;. onstruction of right and left turn lanes along Jacobs oad Extended at each public road intersection, as determined by the Transportation epartment. edication to hesterfield ounty, free and unrestricted, any additional right-of-way (or easements) required for the improvements identified above. (T) (TFF/P) 9. Phasing Plan. Prior to any construction plan approval, a phasing plan for the required road improvements as identified in Proffered ondition 8, shall be submitted to and approved by the Transportation epartment. (T) (TFF/P) 10. Minimum welling ize. The minimum gross floor area for one story dwelling units shall be 1800 square feet and dwelling units with more than one story shall have a minimum gross floor area of 2200 square feet. (BI & P) (TFF/P) 11. Foundations. ll exposed portions of the foundation of each new dwelling unit shall be faced with brick, stone veneer, or decorative concrete. Exposed piers supporting front porches shall be faced with brick or stone veneer. (BI & P) (TFF/P) 12. Tree Preservation. twenty (20) foot tree preservation strip, exclusive of required yards, shall be maintained along the boundary of the development adjacent to Newbys Wood and Fernbrook ubdivisions. Utility easements shall be permitted to cross this strip in a perpendicular fashion. ny healthy trees that are eight (8) inches in caliper or greater shall be retained within this tree preservation strip except where removal is necessary to accommodate the improvements permitted by the preceding sentence. (P) 5 06N JN22-BO-PT

6 (TFF/P) 13. ulverts. If any road is an only means of access, the culvert capacity during the 100-year storm will be designed to limit the head water elevation to the edge of the pavement at the road sag. (EE) (TFF/P) 14. gated emergency access, approved by the Fire epartment, shall be provided from Jacobs oad to Newbys Wood Trail. (F) Location: GENEL INFOMTION The request property fronts the north line of Jacobs oad, west line of Fordham oad and the southern termini of ouble Tree Lane and Land Grant rive. Tax Is ; ; ; and 3089; and and Part of Existing Zoning: ize: and acres Existing Land Use: ingle-family residential or vacant djacent Zoning and Land Use: North - -12; ingle-family residential or vacant outh and -12, and ; ingle-family residential or vacant East and ; ingle-family residential, public/semi-public or vacant West -15 and ; ingle-family residential or vacant Public Water ystem: UTILITIE There is an eight (8) inch water line extending along Newbys Wood Trail that terminates adjacent to Jacobs oad, approximately 350 feet east of this site. In addition, an eight (8) inch water line extends along ouble Tree Lane and terminates approximately 175 feet north of this site. nother possible point of access to public water is the existing eight (8) inch water line extending along Gregory rive, 400 feet north of this site. n off-site easement will be required to connect to this line. Note should also be made of an existing 6 06N JN22-BO-PT

7 thirty (30) inch water transmission line that extends across the request site north of Jacobs oad and across the northern most portion of this site. This line experiences a high variation in pressure depending upon the cycling of the pumps at the nderson Water Pump tation, and will not be suitable to serve this development. Use of the public water system is intended. (Proffered ondition 1) Per Utilities epartment esign pecifications (-21), wherever possible, two (2) supply points shall be provided for subdivisions containing more than twenty-five (25) lots. Public Wastewater ystem: The public wastewater system is available to serve this site. twenty-seven (27) inch wastewater trunk line extends along a tributary of Horners un that crosses this site. The applicant has proffered to use the public wastewater system. (Proffered ondition 1) rainage and Erosion: ENIONMENTL The subject property has several perennial streams surrounding and draining through the property. These streams drain to the north to a tributary of Falling reek. There are no known on- or off-site drainage or erosion problems and none are anticipated after development. The property is wooded and, as such, should not be timbered without obtaining a land disturbance permit from the epartment of Environmental Engineering and the approved measures are installed (Proffered ondition 4). This will ensure appropriate erosion control measures are in place prior to land disturbance. Water Quality: ll perennial streams are subject to a 100 foot conservation area, inside of which uses are very limited. This P determination process has now been performed by virtue of this project s previous submittal as a proposed agricultural subdivision when it went through the tentative plat approval process in In order to provide appropriate emergency access to properties that may only have one means of access, any proposed road that provides such access that crosses the perennial stream must be designed such that the 100 year storm does not top the road. (Proffered ondition 13) PUBLI FILITIE The need for schools, parks, libraries, fire stations, and transportation facilities in this area is identified in the ounty s adopted Public Facilities Plan, the Thoroughfare Plan and the apital 7 06N JN22-BO-PT

8 Improvement Program and further detailed by specific departments in the applicable sections of this equest nalysis. This development will have an impact on these facilities. Fire ervice: The Public Facilities Plan, as part of the omprehensive Plan, indicates that fire and emergency medical service (EM) calls increased by forty-four (44) percent from 2001 to 2011, significantly faster than the ounty s population increase of seventeen (17) percent. Of the total incidents in 2011, nearly seventy-six (76) percent were medical emergencies and twenty-four (24) percent were fire-related. It is expected with the general aging of the population that medical emergency incidents will increase faster than the rate of population growth over time. Five (5) new fire/rescue stations are recommended for construction by 2022 in the Plan. In addition to the five (5) new stations, the Plan also recommends the replacement/revitalization of four (4) existing stations. Based on sixty-seven (67) dwelling units, this request will generate approximately seven (7) calls for fire and emergency medical service each year. The Manchester olunteer escue quad Fire tation, Number 24, and Manchester olunteer escue quad currently provide fire protection and emergency medical service (EM). The applicant has offered measures to address the impact on Fire and EM. (Proffered ondition 2) Fire and EM supports the proposed emergency access connection from Jacobs oad to Newbys Wood Trail as it improves the access in the event of an emergency (Proffered ondition 14). The connection to the north with ouble Tree Lane is acceptable and Fire and EM does not require an additional access with Land Grant rive. (Proffered ondition 6.) When the property is developed, the number of hydrants, quantity of water needed for fire protection, and access requirements will be evaluated during the plans review process. 8 06N JN22-BO-PT

9 chools: IMPT OF EELOPMENT NLYI: esidential Yield: 148 chool Name tudent Yield From esidential evelopment * Membership Functional apacity % of apacity No. of Trailers ** Elementary: Jacobs oad % 5 Middle: Manchester 17 1,431 1, % 20 High: lover Hill 23 1,875 1, % 0 Total 71 NOTE: * The tudent Yield is based on the FY2014 ash Proffer Methodology as provided by the hesterfield ounty Finance epartment. NOTE: ** If a school is less than 90% of capacity and has trailers, those trailers are not identified in the staff report. tudent Membership is based on membership as of chool apacity is based on the pace Utilization tudy. fter review of this request, the proposed rezoning case will continue to have a substantial impact on the aforementioned schools involved. The elementary and secondary school students generated by the proposal would continue to push enrollment to capacity and beyond at each school. Over time this case, combined with other tentative residential developments, infill developments and zoning cases in the area, will continue to push elementary and secondary schools beyond their capacity. Therefore, the aforementioned units should continue to be subject to full cash proffers, to mitigate the impact that this proposed development would have on schools. (Proffered ondition 2) Libraries: onsistent with Board of upervisors Policy, the impact of development on library services is assessed ounty-wide. This development would likely impact the existing La Prade Library or a planned library in the eams-gordon area. The Public Facilities Plan 9 06N JN22-BO-PT

10 recommends the new eams-gordon Branch address existing and anticipated demand issues on the existing Le Prade, lover Hill, Bon ir and Midlothian libraries. The applicant has offered measures to address the impact of the development on libraries. (Proffered ondition 2) Parks and ecreation: The Public Facilities Plan identifies the need for three (3) regional parks totaling 600 acres, ten (10) community parks totaling 790 acres, nine (9) neighborhood parks totaling 180 acres, and three (3) water-based special purpose parks. The Plan also identifies the need for urban parks within mixed use developments to compliment and provide linkages to the ounty s park system. The Plan identifies the need for linear parks and trails and resource-based special purpose parks [historical, cultural and environmental] and makes suggestions for their locations. The Plan also addresses the need to expand existing park sites to meet level of service standards. The Plan also identifies the need to improve access to blueways through the acquisition of easements and properties. o-location with schools and other compatible public facilities is desired. The applicant has offered measures to address the impact of this development on Parks and ecreation facilities. (Proffered ondition 2) ounty epartment of Transportation: The applicant has proffered a maximum of sixty-seven (67) lots (Proffered ondition 3). Based on trip generation rates for single-family housing, development of the property could generate approximately 700 average daily trips. The Thoroughfare Plan, a component of the omprehensive Plan, identifies a proposed ollector through the property ( Jacobs oad Extended ). The applicant has proffered to construct two lanes of Jacobs oad Extended, with turn lanes and appropriate traffic calming, through the property in accordance with the Thoroughfare Plan (Proffered onditions 7 and 8). Proffered ondition 9 permits these improvements to be phased as the development occurs. ccess to collectors, such as Jacobs oad Extended, should be controlled to mitigate vehicular conflict points. The applicant has proffered to submit an acceptable access plan for Jacobs oad Extended to the Transportation epartment in conjunction with preliminary plan submittal. (Proffered ondition 6.B) The applicant has proffered to contribute cash, in an amount consistent with the Board of upervisors Policy, towards mitigating the traffic impact of development (Proffered ondition 2). s development continues in this part of the ounty, traffic volumes on area roads will substantially increase. ash proffers alone will not cover the cost of the improvements needed to accommodate the traffic increases N JN22-BO-PT

11 irginia epartment of Transportation (OT): OT notes that the Miller s un project has been submitted to hesterfield ounty with a tentative layout under hesterfield ounty s tentative process (10T0244 latest plan dated eptember 27, 2010, for which comments have been made by OT, and others). The tentative was submitted under the provisions of the OT 2009 ubdivision treet cceptance equirements () regulation. The developer has the option of continuing to use the provisions of the 2009, or the developer may opt to use the provisions of the In either case, the plans shall meet the regulatory requirement for access management as found under Otherwise, OT has no opinion concerning the remaining proffers. Financial Impact on apital Facilities: Per welling Unit Potential Number of New welling Units 67* 1.00 Population Increase Number of New tudents Elementary Middle High Total Net ost For chools $ 632,815 $ 9,445 Net ost for Parks $ 83,549 $ 1,247 Net ost for Libraries $ 21,641 $ 323 Net ost For Fire tations $ 47,503 $ 709 verage Net ost oads $ 537,273 $ 8,019 Total Net ost $ 1,322,781 $ 19,743 *Based on Proffered ondition 3. The actual number of dwelling units and corresponding impact may vary. s noted, this proposed development will have an impact on capital facilities. taff has calculated the fiscal impact of every new dwelling unit on schools, parks, libraries, fire stations and roads as $19,743 per unit. The applicant has been advised that a maximum proffer of $18,966 per unit would defray the cost of the capital facilities necessitated by this proposed development. The applicant has offered cash payments of $18,966 per dwelling unit to adequately assist in defraying the cost of this proposed development on capital facilities. (Proffered ondition 2) Note that circumstances relevant to this case have been reviewed and it has been determined that it is appropriate to accept the maximum cash proffer in this case N JN22-BO-PT

12 LN UE omprehensive Plan: The omprehensive Plan suggests the property is appropriate for uburban esidential II use (2.0 to 4.0 dwellings per acre). rea evelopment Trends: ensity: rea properties are zoned residentially and agriculturally and are occupied by singlefamily residential use within Fernbrook, Newby s Woods and Gregory s harter ubdivisions or are vacant. Jacobs oad Elementary chool is located east of the property across Fordham oad. It is anticipated that any development of area properties will be for residential purposes consistent with densities recommended by the Plan. Proffered ondition 3 limits the number of lots permitted to a maximum of sixty-seven (67), yielding a density of approximately 0.88 dwelling units per acre. There are two (2) existing dwellings on the request property which would be counted towards the maximum allowable density. welling ize and Foundation Treatment: Proffered onditions 10 and 11 address minimum dwelling size and foundation treatment. Tree Preservation: In response to concerns from area property owners, Proffered ondition 12 requires that where the proposed development is adjacent to Newbys Wood and Fernbrook ubdivisions, trees of a certain caliper would be preserved. It has been staff s experience that individual homeowners tend to clear tree preservation areas included within the boundaries of individual lots. To preserve the integrity of this strip, Proffered ondition 12 should be modified to require that these areas be provided in open space. ccess and treet onnectivity: With the proposed development, two (2) lanes of the collector road planned to connect Jacobs oad to ourthouse oad (Jacobs oad Extended) will be constructed from existing Jacobs oad through the property to its western property boundary (Proffered ondition 8.B). ccess for the proposed development will be provided along this collector, as approved by the ounty Transportation epartment (Proffered ondition 6.B). In addition, two (2) streets from within the Fernbrook ubdivision (ouble Tree Lane and Land Grant rive) stub in to the request property along its northern boundary. Newby s Wood Trail offers a connection from Jacobs oad Extended to the south N JN22-BO-PT

13 In addition to promoting fire and emergency services safety, subdivision road connections provide interconnectivity between residential developments, thereby reducing congestion along collector and arterial roads and providing a convenient and safe access to neighboring properties. n exception to the esidential ubdivision onnectivity Policy is requested (equest II) to preclude any public road connections to Land Grant rive and only an emergency access to Newbys Wood Trail (Proffered onditions 6. and 14). The Policy allows the Board, through the ommission s recommendation, to waive the requirement for streets in new subdivisions to connect to adjacent public streets that are designed as local streets, residential collectors and thoroughfare streets. taff must evaluate this waiver based upon three (3) criteria: (1) there must be a sufficient number of other stub streets to adequately disperse traffic and not cause a concentrated use of any one (1) stub street; (2) the connection to a particular stub will cause concentrated traffic at that location; or (3) the projected traffic volume on any one (1) local street within an existing subdivision exceeds 1,500 vehicle trips per day. everal of the streets within the adjacent Fernbrook ubdivision were developed prior to the adoption of the Planning ommission s tub oad Policy. s such, the traffic volume on some of these lot-frontage streets, such as Fordham oad, currently exceeds the 1,500 vehicles per day guideline established by the Policy. However, maintaining available stub road connections could disperse the traffic generated by this proposed development and not put the traffic burden on particular stub road(s) in violation of the Policy standards. The applicants indicate they plan to connect to ouble Tree Lane to the north. To ensure the connection to ouble Tree Lane affords connectivity for the entire development, Proffered ondition 6.. prohibits lots from having sole access to the road. This access provides sufficient street access to disperse traffic from the development without a connection to Land Grant rive. The applicants also indicate they do not plan to connect a public road to Newbys Wood Trail to the south, but offer an emergency access to improve access in emergencies. (Proffered ondition 14) onstruction Traffic: Proffered ondition 5 limits construction traffic to Jacobs oad and Jacobs oad Extended, to include limitations during bussing hours for the adjacent Jacobs Elementary chool. This prohibits the use of any subdivision street, including Fordham oad for construction access. This proffered condition will be difficult, if not impossible, to enforce. ONLUION The proposed zoning and land use comply with the recommendations of the omprehensive Plan which suggest the request property is appropriate for uburban esidential use (2.0 to N JN22-BO-PT

14 dwellings per acre). In addition, the proffered conditions adequately address the impacts of this development on necessary capital facilities, as outlined in the Board s policy thereby insuring adequate service levels are maintained to protect the health, safety and welfare of ounty citizens. sufficient number of accesses are planned to adequately disperse traffic, provide access in the event of an emergency, and so as not to cause a concentrated use of any one (1) stub street. Given these considerations, approval of the rezoning (equest I) and waiver to connectivity for Land Grant rive and Newbys Wood Trail (equest II) is recommended. E HITOY Planning ommission Meeting (11/16/06): t the request of the applicant, the ommission deferred this case to February 20, taff (11/20/06): The applicant was advised in writing that any significant, new or revised information should be submitted no later than ecember 18, 2006, for consideration at the ommission s February 20, 2007, public hearing. lso, the applicant was advised that a $ deferral fee must be paid prior to the ommission s public hearing. taff (1/24/07): To date, no new information has been submitted, nor has the $ deferral fee been paid. pplicant (2/12/07): The deferral fee was paid. Planning ommission Meeting (2/20/07): t the request of the applicant, the ommission deferred this case to pril 17, N JN22-BO-PT

15 taff (2/21/07): The applicant was advised in writing that any significant, new or revised information should be submitted no later than February 26, 2007, for consideration at the ommission s pril 17, 2007, public hearing. lso, the applicant was advised that a $ deferral fee must be paid prior to the ommission s public hearing. taff (3/12/07): To date, no new information has been submitted, nor has the $ deferral fee been paid. pplicant (4/11/07): The deferral fee was paid. Planning ommission Meeting (4/17/07): t the request of the applicant, the ommission deferred this case to June 19, taff (4/18/07): The applicant was advised in writing that any significant, new or revised information should be submitted no later than pril 23, 2007, for consideration at the ommission s June 2007, public hearing. In addition, the applicant was advised that a $ deferral fee must be paid prior to the ommission s public hearing. pplicant (5/7/07): mended proffered conditions were submitted. rea esidents, pplicant, taff and ale istrict ommissioner (5/10/07): meeting was held to discuss transportation impacts for this case. iscussion focused on the applicant s proposal to relieve traffic on Fordham oad by extending Jacobs oad from its western terminus to ourthouse oad as a collector road and severing the public road connection between Jacobs oad and Fordham oad. oncerns were expressed relative to the lack of connectivity between Fordham oad and Jacobs oad and its impact on Fernbrook ubdivision, emergency services and the elementary school; proximity of the new collector road in relation to existing subdivision developments; the 15 06N JN22-BO-PT

16 condition of Newby s Bridge oad; construction traffic; and connectivity to Newby s Wood ubdivision. follow-up meeting was announced for May 31, 2007, to discuss other case-related issues. taff (5/25/07): evised proffered conditions were submitted and the applicant was amended to include relief to street access requirements. To date, the deferral fee has not been paid. rea esidents, pplicant, taff and ale istrict ommissioner (5/31/07): meeting was held to discuss other case related issues. oncerns were expressed relative to dwelling unit types, drainage, access, and the phasing of the development and associated road improvements. It was indicated that the applicant would review comments from the community meetings prior to determining if additional meetings were warranted. pplicant (6/19/07): The deferral fee was paid. Planning ommission Meeting (6/19/07): t the request of the applicant, the ommission deferred this case to their ugust 21, 2007, meeting. taff (6/20/07): The applicant was advised in writing that any significant new or revised information should be submitted no later than June 25, 2007, for consideration at the ommission s ugust public hearing. The applicant was also advised that a $ deferral fee must be paid prior to the ommission s public hearing. taff (8/1/07): To date, no new information has been received nor has the deferral fee been paid N JN22-BO-PT

17 taff (8/20/07): The deferral fee was paid. Planning ommission Meeting (8/21/07): On their own motion, the ommission deferred this case to their October 16, 2007, meeting. taff (8/22/07): The applicant was advised in writing that any significant new or revised information should be submitted no later than ugust 27, 2007, for consideration at the ommission s October public hearing. pplicant (8/29/07, 9/27/07 and 9/28/07): evised proffered conditions were submitted. pplicant (10/2/07): waiver to the street connectivity policy was requested. Planning ommission Meeting (10/16/07): On their own motion, the ommission deferred this case to their November 20, 2007, meeting. taff (10/17/07): The applicant was advised in writing that any significant, new or revised information should be submitted no later than October 22, 2007, for consideration at the ommission s November public hearing. taff (10/26/07): To date, no new information has been submitted N JN22-BO-PT

18 pplicant (10/26/07): mended and new proffered conditions were submitted. Exhibit was revised. Planning ommission Meeting (11/20/07): t the request of the applicant, the ommission deferred this case to their regularly scheduled meeting in February taff (11/21/07): The applicant was advised in writing that any significant new or revised information should be submitted no later than ecember 10, 2007 for consideration at the ommission s February, 2008 public hearing. The applicant was also advised that a $ deferral fee must be paid prior to the ommission s public hearing. pplicant (1/8/08): evised proffered conditions and Exhibit were submitted. taff (1/11/08): The deferral fee was paid. pplicant (1/23/08): evised proffered conditions were submitted. rea esidents, pplicant, taff and ale istrict upervisor and ommissioner (2/5/08): meeting was held to discuss this case. iscussion focused on the applicant s proposal to extend Jacobs oad to ourthouse oad and a recent change to the proffered conditions to maintain the public road connection between Jacobs and Fordham oads. arying opinions were shared as to whether severing the Fordham/Jacobs oads connection would provide relief to Fordham oad or encourage use of proposed subdivision streets or the elementary school bus loop to access Fordham oad. It was generally agreed that the applicant would defer this case to provide additional time to work through transportation issues with the community and the ale istrict ommissioner N JN22-BO-PT

19 Planning ommission Meeting (2/19/08): t the request of the applicant, the ommission deferred this case to their June 17, 2008 meeting. taff (2/21/08): The applicant was advised in writing that any significant, new or revised information should be submitted no later than pril 7, 2008 for consideration at the ommission s June public hearing. The applicant was also advised that a $ deferral fee must be paid prior to the ommission s public hearing. rea ommunity epresentatives, pplicant, taff and ale istrict ommissioner (3/19/08): meeting was held to discuss this case. iscussion focused on the extension of Jacobs oad, connectivity between Jacobs and Fordham oads and project density. Those in support of the road extension and severing connectivity between Jacobs and Fordham oads noted the potential traffic relief to Fordham oad. Those opposed indicated concern relative to the road extension carrying additional traffic from other communities; proximity of the extension to neighboring lots; lack of connectivity for emergency vehicles; use of elementary school bus loop as a cut-through; and preference for a reduction in project density rather than the road extension. The applicant indicated the need to work further with the ale istrict ommissioner relative to resolution of these issues. taff (5/13/08): To date, no new information has been submitted nor has the deferral fee been paid. Planning ommission Meeting (6/17/08): t the request of the applicant, the ommission deferred this case to their November 18, 2008 meeting. taff (6/18/08): The applicant was advised in writing that any significant new or revised information should be submitted no later than eptember 8, 2008 for consideration at the 19 06N JN22-BO-PT

20 ommission s November public hearing. The applicant was also advised that a $ deferral fee must be paid prior to the ommission s public hearing. taff (10/28/08): To date, no new information has been submitted. The deferral fee was paid. Planning ommission Meeting (11/18/08): t the request of the applicant, the ommission deferred this case to their regularly scheduled meeting in October taff (11/19/08): The applicant was advised in writing that any significant, new or revised information should be submitted no later than ugust 10, 2009 for consideration at the ommission s October 2009 public hearing. The applicant was also advised that a $1, deferral fee must be paid prior to the ommission s public hearing. taff (9/28/09): To date, no new information has been submitted. taff (10/5/09): The deferral fee was paid. Planning ommission Meeting (10/20/09): t the request of the applicant, the ommission deferred this case to their regularly scheduled meeting in November taff (10/21/09): The applicant was advised in writing that any significant, new or revised information should be submitted no later than eptember 20, 2010 for consideration at the ommission s November 2010 public hearing. The applicant was also advised that a $1, deferral fee must be paid prior to the ommission s public hearing N JN22-BO-PT

21 taff (10/21/10): To date, no new information has been submitted, nor has the deferral fee been paid. pplicant (11/15/10): The deferral fee was paid. Planning ommission Meeting (11/16/10): t the request of the applicant, the ommission deferred this case to their regularly scheduled meeting in March taff (11/17/10): The applicant was advised in writing that any significant, new or revised information should be submitted no later than January 3, 2012 for consideration at the ommission s March 2012 public hearing. The applicant was also advised that a $1, deferral fee must be paid prior to the ommission s public hearing. pplicant (2/22/11): The application was amended to correct the acreage. taff (3/2/12): To date, the deferral fee has not been paid. pplicant (3/20/12): The deferral fee was paid. Planning ommission Meeting (3/20/12): On their own motion and with the applicant s consent, the ommission deferred this case to their November 15, 2012 public hearing N JN22-BO-PT

22 taff (3/21/12): The applicant was advised in writing that any significant, new or revised information should be submitted no later than ugust 31, 2012 for consideration at the ommission s November 15, 2012 public hearing. pplicant (10/8/12): The application was amended to remove the request for relief from street access requirements and the request to waive street connectivity requirements. Planning ommission Meeting (11/15/12): On their own motion and with the applicant s consent, the ommission deferred this case to February 19, taff (11/15/12): The applicant was advised in writing that any significant new or revised information should be submitted no later than November 21, 2012 for consideration at the ommission s February 19, 2013 public hearing. taff (1/29/13): To date, no new or revised information has been submitted. Planning ommission Meeting (2/19/13): On their own motion, and with the applicant s consent, the ommission deferred this case to May 21, taff (2/20/13): The applicant was advised in writing that any significant new or revised information should be submitted no later than March 11, 2013 for consideration at the ommission s May 21, 2013 public hearing N JN22-BO-PT

23 taff (5/2/13): To date no new or revised information has been received. Planning ommission Meeting (5/21/13): On their own motion, and with the applicant s consent, the ommission deferred this case to their ugust 20, 2013 public hearing. taff (5/22/13): The applicant was advised in writing that any significant, new or revised information should be submitted no later than June 10, 2013 for consideration at the ommission s ugust 20, 2013 public hearing. taff (7/25/13): To date, no new information has been received. Planning ommission Meeting (8/20/13): On their own motion, and with the applicant s consent, the ommission deferred this case to their November 19, 2013 public hearing. taff (8/21/13): The applicant was advised in writing that any significant, new or revised information should be submitted no later than eptember 9, 2013 for consideration at the ommission s November 19, 2013 public hearing. pplicant (9/30, 10/4, 10/7, 10/21 and 10/28/13): evisions to proffered conditions and proposed connectivity were submitted. Planning ommission Meeting (11/19/13): The applicant s representative accepted the recommendation. There was opposition present expressing concern relative to increased traffic along Fordham oad and the lack of sidewalks along the road. Opposition also expressed concerns relative to increased 23 06N JN22-BO-PT

24 traffic along Newbys Wood Trail if a public road connection is made from the proposed development to the Newbys Woods ubdivision. In response to neighborhood concerns, r. Brown stated that he would be supportive of a waiver to street connectivity so no public road access would be provided to Newbys Wood Trail. In response to a question from r. Brown, the Fire epartment acknowledged that an emergency access to Newbys Wood Trail would enhance emergency access for Newbys Wood ubdivision more so than providing increased emergency access for the proposed development. The applicant agreed to include a waiver to street connectivity to Newbys Wood Trail and to proffer that an emergency access would be constructed. (Proffered ondition 14) On motion of r. Brown, seconded by Mr. Patton, the ommission recommended approval of equest I (ezoning) and acceptance of the proffered conditions on pages 2 through 6. YE: Messrs. Brown, Wallin, Gulley, Patton and Waller. On motion of r. Brown, seconded by Mr. Gulley, the ommission recommended approval of equest II (waiver to the street connectivity requirements for Land Grant rive and Newbys Wood Trail) and acceptance of Proffered ondition 14 on page 6. YE: Messrs. Brown, Wallin, Gulley, Patton and Waller. Board of upervisors (12/11/13): On their own motion, and with the applicant s consent, the Board of upervisors deferred this case to their January 22, 2014 public hearing. taff (12/12/13): The applicant was advised in writing that any significant, new or revised information should be submitted no later than ecember 16, 2013 for consideration at the Board s January 22, 2014 public hearing. taff (1/6/14): To date no new or revised information has been received. The Board of upervisors, on Wednesday, January 22, 2014 beginning at 6:30 p.m., will take under consideration this request N JN22-BO-PT

25 E LY NI O U LN O O E G N Y TE P EN OP -12 E O E Y Z PL E WT E T G O EN G -15 JOB E W G O E MIL LO W IL LI X LI X G E IL L O O GB G O -9 FIE FOK ILLGE OUTH H TW O O Y OU N EW M O NG T TE G IG E L O E G O E TE FF W Y BLU F F LN BLU TT TT NT M OU L IN G O IN G TW KN IG H P P P L L LN OO L I E LN T OW N BU Y TO W N B U Y M N Z erial photos taken in 2009 N T G LE ELETIL LN I O E KN Z LN P NN MILL IE TE G PE F TE N E BL UF E O PP Z O TT G -25 LE T TE L IL M Y YG O MNITOB Z BUNETT HLEY GOE U N N -12 N T T Y O JOB OUT N EW B -15 NEWBY MILL PE N I IGE EW B N BY NN G J OB MILL PL U TE -12 MILL NEWBY Z W L I T E ON BO LE JOB O ELEM. TE ON I W O O O B ON E BO EL N E G BU T E G O W IN LOK LE Y LN LN EE T LE O UB n H HEPH E WT IL L IGE Z IN IW OO W HEPHE WTH NE GE I O H OU M GH IN H E GE N T PHIL I T Z TUN HUNTE L KE PL HUNTE L KE Z EI E TE T GLEN WOO LENI BE N NEWBY WOO L OT I I G GE FO P TY K IL I E U LENI T L I LN HUNTE L KE T WEGEMEE T I O L E I Z TE ON OU WO L EK T L H P J O B MILL Y E G EN IGE T ET -15 MIL L L N OG JOB GLENN H EPH E WB P E PE LN TIH TL T T TO M OUTHOU E PO NE O QU OO N T PO T L BIN EEK E I GE UN PL Feet LO N G c IN IW OO QU IL 1,200 E T TE T T 0 I L T BE N / 600 IL P JOB NE LIN T E ON L J O B HTE B E G L EN M B T W I O T T ON E BO WY BOON E BLUF F LE OB T EY O E E NN 1,200 BO MILLE UN ETIGE J I G E M GEGOY HTE UN E N I NW OO OX B -15 GE GOY Y LU M L LO U LN T LN B I G zc N G MY NE MI LL LN LY NH ETE L EY B T E ETTE MYFI G I K KEN E LWI BIW IK H FOO L NING I N BO J O M BIT L N -7 L P B H TO FO Z E FENBOOK PL FLLING EEK FM MB LE IE E IT H T W IN TH MP KEMPWO T T E H HONE PLN T O IN H I GL PW O FL LN O OLO NW FOXGLOE TE Y GO 06N0220 (MENE) ez: & -12 TO Z E E G Z 12 FLLING EEK FM Z E K N T Z P OU T U NTIO E O MG N -TH O GL -15 T Y N Z N L I Y Z Z TH H KE LONGWOO E UNE N T IL L -3 LI LH TY OL E LIBE WEIIGE LYNLE B E Y OX PL O-2 T -15 N L ET PU -2 P U N Z G I NOLPH Z zc Z N Z Z O-2 BL E -5 LL HU IG H OU E OU TH -3 ET E T L IN O LN Z LE U Z Z BE Z O LE PO -TH M OL BE M Z Z -3 Y GO E G LN O EIG H I TH U O B T T LN PO

26 06N0220-1