W-3246 - City of Winston

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MU-S
EXISTING ZONING:
RS9 and MU-S
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PETITIONER:
Brookberry Farm LLC
(Brookberry Farms Phase V)
MEA
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KD
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PROPOSED ZONING:
MU-S and
Site Plan Amendment
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DOCKET #: W3246
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644'
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WES T WARD
Property included
in zoning request
FORSYTH COUNTY ZONING
5
68
616
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DS
500' mail notification
radius. Property not
in zoning request
RS9
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HUNTERS KNOLL RD
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BRIDGEGATE DR
MEADOWLARK GLEN LN
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Printed: 2/24/2015
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SCALE:
1'' represents 600'
STAFF:
King
GMA:
3
ACRES:
25.12
NEAREST
BLDG:
10' east
MAP(S):
5896.03, 5896.04
CITY-COUNTY PLANNING BOARD
DRAFT STAFF REPORT
PETITION INFORMATION
Docket #
Staff
Petitioner(s)
Owner(s)
Subject Property
Address
Type of Request
Proposal
W-3246
Aaron King
Brookberry Farm, LLC
Same
PIN#s 5896-50-4386, 5896-60-1534, 5896-61-2054, and 5896-61-3322
No existing addresses for the subject property
Special use rezoning and site plan amendment
The petitioner is requesting a site plan amendment to reconfigure the
lotting pattern on the existing MU-S zoned land and to amend the Official
Zoning Maps for the subject property from RS9 (Residential Single
Family; 9,000sf lot size) to MU-S (Mixed Use – Special use zoning). The
petitioner is requesting the following uses:
Residential Building, Single Family; and Planned Residential
Development
Neighborhood
Contact/Meeting
Zoning District
Purpose
Statement
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Location
Jurisdiction
Ward(s)
Site Acreage
Current
Land Use
Surrounding
W-3246 March 2015
NOTE: General, special use limited, and special use district zoning were
discussed with the petitioner(s) who decided to pursue the rezoning as
presented.
The petitioner has reached out to the residents of Brookberry Farm and
the adjacent property owners. See attached documents for additional
details.
The MU-S District is intended to accommodate a comprehensively
planned, pedestrian oriented mix of three (3) or more distinct land uses.
This district has applications in a broad range of urban to suburban
locations. The size and intensity of MU-S developments may vary based
on their physical context and location. The MU-S District provides
greater development flexibility in exchange for certain planning and
design considerations.
(R)(1) - Is the proposal consistent with the purpose statement(s) of the
requested zoning district(s)?
Yes, the site is partially zoned MU-S and is part of the larger Brookberry
Farm development.
GENERAL SITE INFORMATION
Southern terminus of Summer Hill Lane, west of Meadowlark Drive
City of Winston-Salem
West
± 25.12 acres
Undeveloped land
Direction
Zoning District
1
Use
Property Zoning
and Use
Applicable
Rezoning
Consideration
from Chapter B,
Article VI,
Section 6-2.1(R)
Physical
Characteristics
Proximity to
Water and Sewer
Stormwater/
Drainage
Watershed and
Overlay Districts
Analysis of
General Site
Information
North
MU-S
Single family homes
East
RS9
Single family homes
South
RS9
Single family homes
West
MU-S
Single family homes
(R)(2) - Is/are the use(s) permitted under the proposed
classification/request compatible with uses permitted on other
properties in the vicinity?
Yes, the proposed uses are residential in nature and would be consistent
with the surrounding development pattern.
The site contains a varying topography with a small creek located on the
western edge of the site.
The site has access to public water and sewer.
A stormwater study will be required.
The site is not located within a water supply watershed.
The subject property contains 25.12 acres and is located along the eastern
edge of the Brookberry Farm development. The proposed site plan
depicts a continuation of the single family development in this area. The
site appears suitable for the proposed improvements.
SITE ACCESS AND TRANSPORTATION INFORMATION
Capacity/LOS D
Street Name
Classification
Frontage
ADT
Count
Summer Hill Lane
Local Street
50’
NA
NA
The site would have one access point onto the existing stub street of
Proposed Access
Summer Hill Lane. The site also provides a stub connection to the south
Point(s)
that could lead to a future connection with Wallridge Drive.
In November of 2014, Winston-Salem voters approved a bond package to
Planned Road
fund numerous projects throughout the City. One of those projects is to
Improvements
widen Meadowlark Drive to a three lane section with pedestrian and
bicycle facilities. The City Engineering Department is currently in the
process of hiring a Transportation consultant to design this widening
project. The tentative timeline has construction starting in the summer of
2016.
Trip Generation - Existing Zoning: RS9 Portion
Existing/Proposed 14.30 acres @ 9,000sf lots = 69 lots x 9.57 (SFR Trip Rate) = 660 Trips
per day
Sidewalks
Transit
Connectivity
W-3246 March 2015
Proposed Zoning: Total Site
39 lots x 9.57 = 373 Trips per day
Sidewalks are required on one side of the proposed streets.
No routes available in this area.
The proposed site plan has a connectivity index of 1.5 which exceeds the
minimum UDO requirement of 1.2
2
Traffic Impact
Study (TIS)
Analysis of Site
Access and
Transportation
Information
No TIS required for this request.
The proposed site plan indicates that the 39 lots in this portion of the
Brookberry Farm development would gain access via an extension of
Summer Hill Lane. The site plan also includes a stub street to the south
that lines up with Wallridge Drive. Overall, this portion of the site has
good connectivity and would appear to produce nearly 300 less trips per
day than what could be developed under existing zoning conditions.
CONFORMITY TO PLANS AND PLANNING ISSUES
GMA 3 (Suburban Neighborhoods)
Legacy GMA
Relevant Legacy
 The mix, type, density and design of development should facilitate
Recommendations
walking, bicycling, and the use of transit, where available.
 Neighborhoods should be protected from inappropriate residential,
commercial, industrial, and institutional encroachment.
 Clustering of residential development is recommended for large
undeveloped parcels identified for residential use to protect
natural features, natural vegetation, and historic resources and
open space.
West Suburban Area Plan (2012)
Relevant Area
Plan(s)
The West Suburban Area Plan (2012) identified the area that includes the
Area Plan
Recommendations subject property as having potential to be a mixed-use area for singlefamily, multifamily, office, and commercial uses. The subject property is
located within a Special Land Use Area (SLUCA) of varied uses between
the Robinhood Village Community Activity Center to the north and the
Country Club Road/ Shallowford Road Metro Activity Center to the
south. Low-density residential is recommended for this central portion of
the SLUCA. The site plan of this new phase of the development is
provided, as required of the SLUCA in the area plan. The site plan is
consistent with the area plan’s land use recommendations.
No
Site Located
Along Growth
Corridor?
No
Site Located
within Activity
Center?
Applicable
(R)(3) - Have changing conditions substantially affected the area in
Rezoning
the petition?
Consideration
No
from Chapter B,
(R)(4) - Is the requested action in conformance with Legacy?
Article VI,
Yes
Section 6-2.1(R)
The subject request includes 25.12 acres zoned both RS9 and MU-S. The
Analysis of
MU-S portion of the site was approved and included in the original
Conformity to
Brookberry Farm rezoning in 2003. The site plan at that time showed the
Plans and
MU-S portion of this request as open space. The subject request would
Planning Issues
combine the 14.30 acres of RS9 zoned land with the existing MU-S
W-3246 March 2015
3
portion of Brookberry to create 39 single family residential lots. The
request continues the same general development pattern that is seen in the
adjacent portion of Brookberry. Staff is supportive of this rezoning and
site plan amendment request.
RELEVANT ZONING HISTORIES
Case
Request
Decision & Direction Acreage
Recommendation
Date
from Site
Staff
CCPB
F-1392 RS9 & RS9-S Approved
Includes
795
Approval
Approval
to MU-S
11/10/03
portion of
the site
SITE PLAN COMPLIANCE WITH UDO REQUIREMENTS
39 single family lots at an overall density of 1.55 dwelling units per acre
Units (by type)
and Density
UDO Sections
 Section 2-1.5 (C) MU-S District
Relevant to
Subject Request
(A) Legacy policies:
Yes
Complies with
Chapter B,
(B) Environmental Ord.
Yes
Article VII,
(C) Subdivision Regulations Yes
Section 7-5.3
The proposed site plan depicts a subdivision layout with lots ranging in
Analysis of Site
Plan Compliance size from around 10,000sf to 55,000sf. The site plan meets UDO
requirements.
with UDO
Requirements
CONCLUSIONS TO ASSIST WITH RECOMMENDATION
Positive Aspects of Proposal
Negative Aspects of Proposal
The site is adjacent to existing MU-S
The request would remove some common open
zoning.
space shown on the original master plan.
The request appears to generate less traffic
than what could be developed under
existing zoning.
The request is consistent with the
development pattern within the existing
portion of Brookberry Farm.
Even with the loss of some open space
associated with this request, there is still a
substantial amount located within the
existing Brookberry Farm development.
The request is consistent with the
recommendations of Legacy and the West
Suburban Area Plan.
SITE-SPECIFIC RECOMMENDED CONDITIONS OF APPROVAL
The following proposed conditions are from interdepartmental review comments and are
proposed in order to meet codes or established standards, or to reduce negative off-site impacts.
•
PRIOR TO ISSUANCE OF GRADING PERMITS:
a. Developer shall have a stormwater management study submitted for review by the
W-3246 March 2015
4
Public Works Department of the City of Winston-Salem. If required, an engineered
stormwater management plan shall be submitted and approved by the Public Works
Department. Plan may include the establishment of a Homeowners Association and
a funded escrow account for maintenance and repair of stormwater controls.
Relocation or installation of any stormwater treatment device into any buffer areas,
vegetation designated to remain, or close proximity to adjacent residentially zoned
land shall require a Staff Change approval at minimum, and may require a Site Plan
Amendment.
b. Existing trees to remain shall be cordoned off as shown on the site plan.
c. No trees shall be cut prior to erosion control devices being installed and approved.
Limits of creek disturbance shall not exceed 150 linear feet. If disturbance exceeds
150 linear feet, a state water quality permit will be required.
•
PRIOR TO ISSUANCE OF BUILDING PERMITS:
a. A maximum of ten percent (10%) of the residential units shall have garages which
open toward the front yard street. No more than half of those may protrude in front
of the front façade of the unit.
•
OTHER REQUIREMENTS:
a. The subject property shall be considered part of Land Bay I as shown on the original
master plan (F-1392).
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-3246 March 2015
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