Disposition Summary

Denied

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Deny the Concept Plan since it does not meet zoning condition #3.

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The request is for a 109-lot townhome subdivision on 13.91 acres at a density of 7.84 du/ac. In February 2026, the property was rezoned from A (Agricultural) to PR(k) (Planned Residential) up to 8 du/ac, subject to the 3 conditions listed below (1-G-26-RZ). The internal streets will be private and will be 26 ft in width within 40 ft of right-of-way. All roads can accommodate on-street parking where space is available between driveways. Providing connections to adjacent properties is limited by the non-disturbance buffer requirement and private roads.

ZONING CONDITIONS
PR (Planned Residential) up to 8 du/ac, subject to 3 conditions:
1) A traffic impact study is to be completed by the applicant.
2) A 35-foot non-disturbed buffer to be preserved around the perimeter of the property, excluding the frontage.
3) One level, single-acre lot with a minimum area of one acre must be created, which shall be centrally located and accessible to the residents of the property; with a minimum of 8 native trees of the following species: bald cypress, red maple, and pin oak.

Condition #1: The applicant submitted a transportation impact letter (TIL) as required. See Exhibit B for the TIL's recommendations and conclusions. The most significant conclusion is regarding sight distance, stating, "It is assumed that the necessary sight distance to the north will be available at this location if vegetation and possibly some of the outcroppings are removed during construction. However, it will need to be verified by a land surveyor or estimated by the civil site engineer in their design to make a final determination." The civil site engineer provided sight distance certification looking to north (Exhibit C). If this proposal is approved, the sight distance must be confirmed during the design plan phase.

Condition #2. A 35 ft non-disturbance buffer is provided around the perimeter of the development, except along the Strawberry Plains Pike frontage, to preserve mature vegetation, as required.

Condition #3. The proposed park is 1-acre and 8 trees will be planted, as specified in site plan note #13, meeting these aspects of the zoning condition. While approximately half of the park is fairly flat from grading, the other half is not, with grades exceeding 15% (see Exhibit D). The park is located in the northeast portion of the site, along the Strawberry Plains Pike frontage, hidden behind lots, and accessed from the northern terminus of Road C. The park is not centrally located in the development as required.