HomeMy WebLinkAboutOrdinance 5658ORDINANCE NO. 5658
AN ORDINANCE REZONING THAT PROPERTY
DESCRIBED IN REZONING PETITION RZN 13-4573, FOR
APPROXIMATELY 0.84 ACRES, LOCATED AT 825 SOUTH
STONEBRIDGE ROAD FROM R -A, RESIDENTIAL
AGRICULTURAL, TO NS, NEIGHBORHOOD SERVICES
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby changes the
zone classification of the following described property from R -A, Residential Agricultural to NS,
Neighborhood Services, as shown on Exhibits "A" and "B" attached hereto and made a part
hereof.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the
official zoning map of the City of Fayetteville to reflect the zoning change provided in Section 1.
PASSED and APPROVED this 51h day of February, 2014
APPP nvFn
Un
ATTEST:
By: 'C.
SONDRA E. SMITH, City Clerk/Treasurer
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RZN 13-4573
Close Up View
6 RZN13-4573
- Footprints 2010
- Hillside -Hilltop C
[_ _! Design Overlay
Design Overlay
------ Planning Area
EXHIBIT "A"
HAMMANS
HOLMM)R
CS
District
SUBJECT PROPERTY
C-1
- pEAOhO RSFA
Nr
0 125 250 Soo 750 1.000
Feet
j — 11
EXHIBIT `B"
RZN 13-4573
A PART OF LOT 35 IN THE PLAT OF THE W.E. ANDERSON FARM, LYING SOUTH
OF THE ARKANSAS STATE HIGHWAY NO. 16, ALSO BEING A PART OF THE NE1/4
OF THE NE1/4 OF SECTION 23, TOWNSHIP 16 NORTH, RANGE 30 WEST,
WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF
SAID NEI/4 OF THE NE1/4; THENCE SOUTH 287.53 FEET ALONG THE EAST LINE
OF SAID NE1/4 OF THE NE1/4 TO THE POINT OF BEGINNING; THENCE ALONG
SAID EAST LINE SOUTH 227.62 FEET TO THE SOUTH LINE OF
SAID LOT 35; THENCE ALONG SAID SOUTH LINE S78000'00"W 153.35 FEET;
THENCE NORTH 259.50 FEET; THENCE EAST 150.00 FEET TO THE POINT OF
BEGINNING. CONTAINING 0.84 ACRES, MORE OR LESS.
SUBJECT TO THE S. STONE BRIDGE ROAD RIGHT-OF-WAY ALONG THE EAST
LINE, A SEWER/WATER LINE EASEMENT ALONG THE SOUTH LINE FILED 2008-
395 IN THE OFFICE OF THE CIRCUIT CLERK, WASHINGTON COUNTY,
ARKANSAS, AND ANY OTHER EASEMENTS AND/OR RIGHTS-OF-WAY OF
RECORD.
City of Fayetteville Item Review Form
2014-0014
Legistar File Number
02/04/2014
City Council Meeting Date - Agenda Item Only
N/A for Non -Agenda Item
Andrew Garner Development Services
Submitted By Department
Action Required:
RZN 13-4573: Rezone (825 S. STONEBRIDGE ROADMAMMANS, 566): Submitted by HOWARD
HAMMANS JR. for property located at 825 SOUTH STONEBRIDGE ROAD. The property is zoned
R -A, RESIDENTIAL AGRICULTURAL and contains approximately 0.84 acres. The request is to
rezone the property to NS, NEIGHBORHOOD SERVICES.
Does this item have a cost? =
Cost of this request Category or Project Budget
Account Number Funds Used to Date
$0.00
Project Number Remaining Balance
Budgeted Item? = Budget Adjustment Attached?
Previous Ordinance or Resolution #
Original Contract Number:
Comments:
,T,A a. I� J
1, -11, & - �
Program or Project Name
Program or Project Category
Fund Name
V20130812
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THE CITY OF FAYETTEVILLE, ARKANSAS
DEPARTMENT CORRESPONDENCE
A
CITY COUNCIL AGENDA MEMO
To: Mayor Jordan, City Council
Thru: Don Marr, Chief of Staff �t
Jeremy Pate, Development Services Director(`
From: Andrew Garner, City Planning Director
Date: January 16, 2014
Subject: RZN 13-4573: Rezone (825 S. Stonebridge Road/Hammans)
RECOMMENDATION: The Planning Commission and Planning Division staff recommend approval of an
ordinance to rezone the property from R -A, Residential Agricultural to NS, Neighborhood Services.
BACKGROUND: The subject property is located at the southwest corner of State Highway 16 (Huntsville
Road)/Stonebridge Road. The overall parcel is a rural residential property with a 1,195 square foot residence
and several outbuildings on approximately 2.8 acres of primarily cleared fields. The applicant has submitted an
application to rezone 0.84 acres of the property immediately surrounding the existing house from R -A,
Residential Agricultural to NS, Neighborhood Services. On January 13, 2014 the Planning Commission
approved a conditional use permit for a retail plant nursery use on this property. The applicant's intent as
indicated in their submittal documents is to convert the existing house into a retail store for antiques and sale of
plants along with the construction of a parking lot. The property around the house would remain largely
undeveloped except for agricultural uses such as greenhouses and growing plants for the nursery.
LAND USE ANALYSIS: City Plan 2030 Future Land Use Plan designates this site as City Neighborhood
Area. City Neighborhood Areas are more densely developed than residential neighborhood areas and provide a
varying mix of nonresidential and residential uses. The Future Land Use Plan anticipates the potential for a
dense urban neighborhood around the intersection of Crossover Road and Huntsville Road. This is depicted
with the City Neighborhood designation extending in a pedestrian -shed approximately '/4 -mile around the
intersection, continuing into the pedestrian -shed of another intense node of development at the intersection of
Huntsville Road/Stonebridge Road (the subject property). The land use transect quickly transitions to rural areas
associated with farming in the White River floodplain to the south and more rural residential areas to the east.
The applicant's request to rezone the property from a low density R -A zoning district to a mixed use zoning
district that would allow small-scale commercial uses is consistent with the City's planning objectives and
principles, and Future Land Use Plan designation of City Neighborhood Area. The NS district would allow for a
variety of residential and light nonresidential uses at a busy corner intersection of two arterial roadways. The
request is also compatible with the surrounding undeveloped commercial properties at the other three corners of
this intersection.
DISCUSSION: On January 13, 2014 the Planning Commission forwarded this item to the City Council with a
recommendation of approval with a vote of 7-0-0.
BUDGET IMPACT: None.
ORDINANCE NO.
AN ORDINANCE REZONING THAT PROPERTY
DESCRIBED IN REZONING PETITION RZN 13-4573, FOR
APPROXIMATELY 0.84 ACRES, LOCATED AT 825 SOUTH
STONEBRIDGE ROAD FROM R -A, RESIDENTIAL
AGRICULTURAL, TO NS, NEIGHBORHOOD SERVICES
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby changes the
zone classification of the following described property from R -A, Residential Agricultural to NS,
Neighborhood Services, as shown on Exhibits "A" and `B" attached hereto and made a part
hereof.
Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the
official zoning map of the City of Fayetteville to reflect the zoning change provided in Section 1.
PASSED and APPROVED this
APPROVED:
By:
LIONELD JORDAN, Mayor
day of 2014
ATTEST:
By:
SONDRA E. SMITH, City Clerk/Treasurer
EXHIBIT "A"
RZN134573 HAMMANS
Close Up View
Rte.
{( 'ELY0-
1 HOLMES DR -
H
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SUBJECT PROPERTY
41
1
RSFA
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bvngWV ZN 13-4573
- Footprints 2010
_ Hillside -Hilltop Ov
Design Overlay D
Design Overlay D
------ Planning Area
District
0 M 250 Soo Iso 1.000
Feet
EXHIBIT "B"
RZN 13-4573
A PART OF LOT 35 IN THE PLAT OF THE W.E. ANDERSON FARM, LYING SOUTH
OF THE ARKANSAS STATE HIGHWAY NO. 16, ALSO BEING A PART OF THE NE1/4
OF THE NE1/4 OF SECTION 23, TOWNSHIP 16 NORTH, RANGE 30 WEST,
WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF
SAID NE1/4 OF THE NE1/4; THENCE SOUTH 287.53 FEET ALONG THE EAST LINE
OF SAID NE1/4 OF THE NE1/4 TO THE POINT OF BEGINNING; THENCE ALONG
SAID EAST LINE SOUTH 227.62 FEET TO THE SOUTH LINE OF
SAID LOT 35; THENCE ALONG SAID SOUTH LINE S78°00'00"W 153.35 FEET;
THENCE NORTH 259.50 FEET; THENCE EAST 150.00 FEET TO THE POINT OF
BEGINNING. CONTAINING 0.84 ACRES, MORE OR LESS.
SUBJECT TO THE S. STONE BRIDGE ROAD RIGHT-OF-WAY ALONG THE EAST
LINE, A SEWER/WATER LINE EASEMENT ALONG THE SOUTH LINE FILED 2008-
395 IN THE OFFICE OF THE CIRCUIT CLERK, WASHINGTON COUNTY,
ARKANSAS, AND ANY OTHER EASEMENTS AND/OR RIGHTS-OF-WAY OF
RECORD.
a e evi le
Y ARKANSAS
PC Meeting of January 13, 2014
'I'IIE CITY OF FAY ETTEVILLE. ARKANSAS
125 W. Mountain St.
Fayetteville, AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267
TO: Fayetteville Planning Commission
FROM: Andrew Garner, City Planning Director
DATE: Peee ber 26 2013 Updated January 16, 2014
RZN 13-4573: Rezone (825 S. STONEBRIDGE ROAD/HAMMANS, 566): Submitted by
HOWARD HAMMANS JR. for property located at 825 SOUTH STONEBRIDGE ROAD. The
property is zoned R -A, RESIDENTIAL AGRICULTURAL and contains approximately 0.84
acres. The request is to rezone the property to NS, NEIGHBORHOOD SERVICES.
Planner: Andrew Garner
Property Description and History: The subject property is located at the southwest corner of
State Highway 16 (Huntsville Road)/Stonebridge Road. The overall parcel is a rural residential
property with a 1,195 square foot residence and several outbuildings on approximately 2.8 acres
of primarily cleared fields. Surrounding land uses and zoning are depicted in Table 1.
TABLE 1
SURROUNDING LAND USE AND ZONING
Direction
Land Use
Zoning
North
Undeveloped
C-2, Thoroughfare Commercial
South
Undeveloped floodplain; hay fields
R -A, Residential Agricultural
East
Undeveloped
C-1, Neighborhood Commercial
West
Single family residence
R -A, Residential Agricultural
Proposal: The applicant has submitted an application to rezone 0.84 acres of the property
immediately surrounding the existing house from R -A, Residential Agricultural to NS,
Neighborhood Services. The applicant has also submitted an application for a conditional use
permit for a retail plant nursery use on this property. The applicant's intent as indicated in their
submittal documents is to convert the existing house into a retail store for antiques and sale of
plants along with the construction of a parking lot. The property around the house would be
largely undeveloped except for agricultural uses such as greenhouses and growing plants for the
nursery.
Public Comment: Staff has not received public comment.
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RECOMMENDATION:
Based on the findings herein, staff recommends that the Planning Commission forward
RZN 13-4573 to the City Council with a recommendation for approval.
IPLANNING COMMISSION ACTION: Required YES
January 13, 2014 ❑ Tabled X Forwarded ❑ Denied
in: Winston
d: Cook
7-0-0
COUNCIL ACTION: Required YES
❑ Approved ❑ Denied
INFRASTRUCTURE:
Streets: The site has access to State Highway 16 (Huntsville Road) a Principal Arterial,
and Stonebridge Road, a Minor Arterial. Huntsville Road is a two lane,
unimproved state highway with open ditches but is in the process of being
improved by the Arkansas State Highway and Transportation Department. Upon
completion Huntsville Road will be a fully improved four -lane road with
sidewalks on both sides. Additionally, a traffic signal will be installed at the
intersection of Stonebridge Road. Stonebridge Road is an unimproved two-lane
road but will be widened with the state highway improvements to accommodate a
turn lane at the traffic signal. Any additional required improvements would be
determined at the time of development.
Water: Public water is not available to the property. There is an 8 -inch water main north
of the property on the north side of State Highway 16 (Huntsville Road). This line
is inaccessible for direct tap. A main extension would be required across the
highway and would be permitted through the Arkansas State Highway and
Transportation Department.
Sewer: Sanitary sewer is not available to the site. There are sanitary sewer mains to the
east and west that could be extended to the site through an easement on adjacent
private property.
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Drainage: Standard improvements and requirements for drainage will be required for any
new development. This property is not affected by the 100 -year floodplain or the
Streamside Protection Zones.
Police: The Fayetteville Police Department did not comment on this request.
Fire: The Fayetteville Fire Department did not comment on this request.
CITY PLAN 2030 FUTURE LAND USE PLAN: City Plan 2030 Future Land Use Plan
designates this site as City Neighborhood Area. These areas are more densely developed than
residential neighborhood areas and provide a varying mix of nonresidential and residential uses.
FINDINGS OF THE STAFF
1. A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: Staff finds that the applicant's request to rezone the property from a low
density Residential -Agricultural zoning district to a mixed use zoning district
that would allow small-scale commercial uses (NS, Neighborhood Services) is
consistent with the City's planning objectives and principles, and Future
Land Use Plan designation of City Neighborhood Area. The NS district
would allow for a variety of residential and light nonresidential uses at a
busy corner intersection of two arterial roadways. This is consistent with the
City Neighborhood Area land use designation and compatible with the
surrounding undeveloped commercial properties at the other three corners
of this intersection.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: The Future Land Use Plan map does not anticipate this property remaining
agricultural or rural into the future. Therefore the proposed zoning is
justified and needed to allow this property to be utilized for higher density
and/or non-residential intensity. The applicant's intent is to utilize the small
area being rezoned to NS for retail sale of plants grown on the land
surrounding the existing home, in addition to antique sales in the store. This
is a unique situation because the property owner wants to use this overall
parcel for agricultural and retail uses. The rezoning is needed to accomplish
the retail use as Use Unit 12, Limited Business, is not a permitted or
conditional use in the R -A zoning district.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
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Finding: Redevelopment of the subject property for a use greater than the existing
single-family dwelling and agricultural uses would result in an increase in
traffic to and from the property. However, staff does not find that the
request would create or increase traffic danger and congestion. The site is
adjacent to two principal arterials and the improvements to Huntsville Road
along with the installation of a traffic signal at Stonebridge Road will
accommodate high volumes of traffic.
4. A determination as to whether the proposed zoning would alter the population density
and thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
Finding: The request results in the potential for increased demand on public services.
The Engineering Division, Police Department, and Fire Department reviewed
this rezoning request and it is not anticipated that adverse impacts to public
services will result. Depending on the scale of development, improvements to
water and sewer will likely be required to be completed by the developer.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted
under its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning even
though there are reasons under b (1) through (4) above why the
proposed zoning is not desirable.
Finding: Not applicable. Staff recommends approval of the applicant's request.
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161.03 District R -A, Residential -
Agricultural
(A) Purposes. The regulations of the agricultural
district are designed to protect agricultural
land until an orderly transition to urban
development has been accomplished;
prevent wasteful scattering of development
in rural areas; obtain economy of public
funds in the providing of public
improvements and services of orderly
growth; conserve the tax base; provide
opportunity for affordable housing, increase
scenic attractiveness; and conserve open
space.
(B) Uses.
(1) Permitted uses
Unit 1
Cit -wide uses by right
Unit 3
Public Protection and utility facilities
Unit
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Unit 41
Accesso dwellin s
Unit 43
Animal boarding and training
(2) Conditional uses.
Unit 2
City-wide uses by conditional use
permit
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 35
Outdoor Music Establishments
Unit 36
Wireless communications facilities
11 Unit 42
Clean technologies
(C) Density.
Units per acre One-half
(D) Bulk and area regulations.
Lot width minimum
200 ft.
Lot Area Minimum:
Residential:
2 acres
Nonresidential:
2 acres
Lot area per dwelling unit
2 acres
E) Setback requirements.
11 Front 1 Side Rear
35 ft. 1 20 ft. 35 ft.
(F) Height requirements. There shall be no
maximum height limits in the A-1 District,
provided, however, that any building which
exceeds the height of 15 feet shall be
setback from any boundary line of any
residential district a distance of 1.0 foot for
each foot of height in excess of 15 feet.
Such setbacks shall be measured from the
required setback lines.
(G) Building area. None.
(Code 1965, App. A., Art. 5(1); Ord. No. 1747, 6-29-70;
Code 1991, §160.030; Ord. No. 4100, §2 (Ex. A), 6-16-
98; Ord. No. 4178, 8-31-99; Ord. 5028, 6-19-07; Ord.
5128, 4-15-08; Ord, 5195, 11-6-08; Ord. 5238, 5-5-09;
Ord. 5479, 2-7-12)
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161.16 Neighborhood Services
(A) Purpose. The Neighborhood Services district
is designed to serve as a mixed use area of
low intensity. Neighborhood Services
promotes a walkable, pedestrian -oriented
neighborhood development form with
sustainable and complementary
neighborhood businesses that are
compatible in scale, aesthetics, and use with
surrounding land uses. For the purpose of
Chapter 96: Noise Control, the
Neighborhood Services district is a
residential zone.
(B) Uses
(1) Permitted uses
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 10
Three-family dwellings
Unit 12
Limited Business
Unit 24
Home occupations
Unit 41
Accessory dwelling units
Note: Any combination of above uses is
permitted upon any lot within this zone.
Conditional uses shall need approval when
combined with pre -approved uses.
(2) Conditional uses
Unit 2
City-wide uses by conditional use
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government Facilities
Unit 13
Eating laces
Unit 15
Neighborhood shopping oods
Unit 19
Commercial recreation, small sites
Unit 25
Offices studios and related services
Unit 26
Multi -family dwellings
Unit 36
Wireless communication facilities"
Unit 40
Sidewalk cafes
(C) Density.
11 Units per acre 1 10 or less
(D) Bulk and Area
(1) Lot width minimum
le-famil
35 feet
o-famil
FAII
70 feet
ee or more
90 feet
other uses
None
(2) Lot area minimum.
Single-family
4,000 ago ft.
Two-family or more
3,000 sq. ft. of lot area
per dwelling unit
All other permitted
5 feet
and conditional
None
uses
(E) Setback regulations
Front:
A build -to zone that is located
between 10 and 25 feet from the
front property line.
Side
5 feet
Rear
15 feet
(F) Building height regulations.
Buildin Hei ht Maximum 1 45 ft.
(G) Building area. On any lot, the area occupied
by all buildings shall not exceed 60% of the
total area of the lot.
(Ord. 5312, 4-20-10; Ord. 5462, 12-6-11; Ord. 5592,
06-18-13)
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(L) Unit 12. Limited business.
(1) Description. Unit 12 consists of small-
scale establishments offering
commercial goods and services that are
accessible for the convenience of
individuals living in residential districts,
while compatible in size, scale and
appearance with the surrounding
neighborhood. These uses shall be
subject to the regulations in Chapter
164. All uses classified under Unit 12
must be within a building containing
3,000 square feet or less.
(2) Included uses
Personal Services:
-Day care
(Maximum gross floor
-Dry Cleaning
area of 1500 square
-Salon/Barber shop
feet)
-Tailoring
Specialized Retail:
-Antique/home decor
(Maximum gross floor
sales
area of 2000 square
-Apparel
feet)
-Art/architectural
supplies
-Bakery, Pastry shops
-Bicycle Shops
-Book store
-Coffee shop
-Delicatessen
-Drugstore
-Food specialty stores
-Florist
-Grocery
-
-Hardware
-Health food store
-Hobby /Craft Stores
-ice cream
-Meat Market
•RestauranVcafe
-Small appliance repair
-Stationary Store
-Toy store
-Video rental
Professional Offices:
-Accountant
(Maximum gross floor
-Architect
area of 3000 square
-Attorney
feet)
-Broker
•Business/Mgmt
Consultant
-Doctor
-Dentist
-Engineer
-insurance Sales
-interior Designer
-Optometrist
-Realtor
-Welfare agency
Studios for:Art
Maximum gross floor
•'Dance
area of 3000 square Music
feet) -Photography
*-Pottery
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Rezoning Application for 825 South Stonebridge Road, Fayetteville, AR 72701
Questions:
5a- Current Owner: Howard S. Hammans Jr., 1300 South Paradise Lane,
Fayetteville, AR 72701
5b -I am requesting this zone change from agricultural/residential to neighborhood
services because I want to open an Antiques/Gift Shop and a specialized plant
nursery with the present house on the property being the sales center for both.
5c- The proposed rezoning will relate to the surrounding properties in the
following ways in terms of land use, traffic, appearance and signage:
In terms of land use , the surrounding properties are a mixed bag:
1) Agricultural open pasture/flood plain to the south,
2) An empty -for -several -years undeveloped commercial lot to the east
(former vet clinic was demolished) and the lot filled and upgraded,
repossessed by the bank and for sale for years now with no takers.
3) The northeast caddy -cornered lot has been empty for years and only in
the last year has it been cleaned up and stockpiled soil has been stored
there -- no doubt due to the impending Hwy 16 widening and the
intersection remake/ traffic light installation at the Stonebridge/ Hwy. 16
intersection. One supposes the soil will be used in the road construction.
4) The northern adjacent commercial lot had a now -demolished mechanic's
shop and has been empty for a few years and is presently for sale.
5) To the west an occupied residence is across my field. The owner hopes
to sell his house for commercial development.
My property is desired to be a mixed bag as well: Specialized plant nursery and
antique store on the southeast portion of the land surrounding the house with the
rest of the land to remain residential/ agricultural zoning. Both the plant nursery
and antique store should be quiet, low -traffic businesses with little obvious
change in land use except for the required limited parking/ landscaping and
minimal signage the city allows.
Traffic generated due to the rezoning should be minimal due to the limited focus
of the nursery (old garden roses, daylilies, and some native plants) and the
limited size of the antique store/ nursery sales office (less than 1200 square feet).
The house will be repainted and parking and walking paths will be installed as
needed. Appearances will be little changed other than the paths, required
parking and landscaping and minimal signage.
5d- City water available: 8" pipe available
City sewer available 8" pipe available
5e- The degree to which the proposed zoning is consistent with land use
planning objectives, principles and policies and with land use and zoning plans.
Answer: high, moving towards more commercial use of land and away from
residential along busy corridors.
5f- The proposed zoning is justified and needed due to the changing of the
frontage areas of Highway 16 being increasingly exposed to more and more
traffic due to increased population passing by 825 South Stonebridge particularly
during rush hour times of the morning and evening when people are commuting
to school and work and then home. The vehicle noise, velocity and density make
the residential zoning undesirable and backward. Increased housing
construction to the southeast of the site has increased the volume of traffic
markedly on South Stonebridge Rd over the past 15 years. Increased housing
growth to the east of the site even past Elkins has increased Hwy 16's traffic as
well.
5g- The proposed zoning will not appreciably increase traffic danger nor
congestion further than it has already arrived. The proposed traffic light at the
intersection of 16 E and Stonebridge Rd. (corner of the site petitioning zoning
change) should help the resolution of the traffic congestion considerably.
Widening 16 E even further to the east of the site should help as well as public
budgets and tax income allow.
5h- The proposed zoning will not alter the population density as no one will live
on site as has been the case for the last 6+ years. As to use of public services
increasing, I doubt it as my family living on the site was more taxing use than the
proposed zoning.
5i- It is impractical to use the land for residential use due to the quantity of
vehicular traffic and resultant noise and commotion. As for agricultural use the
plot is small (approximately 2.6 acres) and yet suitable for retail plant nursery
use if not larger heavier agricultural uses that might generate animal waste odors
or noise offensive to the residents nearby.
RZN 13-4573
Close Up View
RPZ0
Com. nBfJ _.
HOLMES DR
LOUJARZN13-4573
Footprints 2010
_ Hillside -Hilltop Overlay District
Design Overlay Di trict
Design Overlay Di trict
0 125 250 500 750 1.000
------ Planning Area Feet
HAMMANS
I
I
SUBJECT PROPERTY
C-1
RSF-I
