W-2845 March 2006 1

March 22, 2006 Phideaux Group, LLC c/o Kenneth D. Hambright 5862 Reynolda Road Winston-Salem, NC 27106 RE: ZONING MAP AMENDMENT W-2845 Dear Mr. Hambright: 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

James Jackson, 205 N. Spring St., Winston-Salem, NC 27101

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ACTION REQUEST FORM

DATE: March 22, 2006 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 Phideaux Group, LLC

SUMMARY OF INFORMATION:

Zoning Map Amendment of Phideaux Group, LLC from RS-9 to RM-12-S (Residential Building, Multifamily; Residential Building, Town House; Residential Building Twin Home; and Residential Building, Duplex): property is located on the northwest corner of Country Club Road and Park Ridge Circle (Zoning Docket W-2845).

PLANNING BOARD ACTION: MOTION ON PETITION: APPROVAL FOR: UNANIMOUS AGAINST: NONE SITE PLAN ACTION: CONFORMS

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CITY ORDINANCE - SPECIAL USE Zoning Petition of Phideaux Group, LLC, Docket W-2845 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-12-S

(Residential Building, Multifamily; Residential Building, Town House; Residential Building

Twin Home; and Residential Building, Duplex) the zoning classification of the following

described property: Tax Block 3912, Tax Lots 14 & 15B

Section 2. This Ordinance is adopted after approval of the site plan entitled Spring Street

Partnership, LLC and identified as Attachment "A" of the Special Use District Permit issued by

the City Council the _______ day of __________________, 20___ to Phideaux Group, LLC.

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 Spring Street Partnership, LLC. 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.

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CITY - SPECIAL USE DISTRICT PERMIT

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 Phideaux Group, LLC,

(Zoning Docket W-2845). 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-12-S

(Residential Building, Multifamily; Residential Building, Town House; Residential Building

Twin Home; and Residential Building, Duplex), 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-12-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 THE ISSUANCE OF GRADING PERMITS: a. Developer shall record a negative access easement across the frontage of Country Club

Road. b. Developer shall obtain a driveway permit from WSDOT; additional improvements may

be required prior to issuance of driveway permit. c. Developer shall have a stormwater management study submitted for review by the Public

Works Department of the City of Winston-Salem. d. Developer shall submit sealed drawings to the Inspections Division for any retaining wall

over five feet in height. PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: a. All requirements of the WSDOT driveway permit shall be completed. b. Developer shall install sidewalks along the frontage of Country Club Road to the

specifications of the City of Winston-Salem Public Works Department. c. Any damaged sidewalk or curb to be replaced or repaired to the requirements of the

Public Works Department. OTHER REQUIREMENTS: a. Any freestanding signage shall be limited to one monument sign with a maximum height

of six feet.

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b. All on site lighting shall be a maximum of 18 feet tall and shall be of the “shoebox” type or otherwise designed not to cast direct light on adjacent properties.

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CITY-COUNTY PLANNING BOARD STAFF STAFF REPORT FOR: Docket # W-2845

March 9, 2006

PETITION INFORMATION Docket # W-2845 Staff Aaron King Petitioner(s) Phideaux Group, LLC Owner(s) Same Subject Property Tax Lots 14 and 15B Tax Block 3912 Type of Request Special use rezoning from RS-9 to RM-12-S for 20 townhouse/twin home

units. Proposal The petitioner is requesting to amend the Official Zoning Maps for the

subject property from RS-9 (Residential Single Family; 9,000 sf lot size) to RM-12-S (Residential Multifamily; up to 12 units/acre – Special Use Zoning). The petitioner is requesting the following uses: • Residential Building, Multifamily; Residential Building, Town

House; Residential Building Twin Home; and Residential Building, Duplex

Zoning District Purpose Statement

The RM-12 District is primarily intended to accommodate multifamily uses at a maximum overall density of twelve (12) units per acre. This district is appropriate for Growth Management Areas 1, 2, and 3. (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.

GENERAL SITE INFORMATION Location Northwest corner of Country Club Road and Park Ridge Circle Jurisdiction City of Winston-Salem Ward(s) West Site Acreage Approximately ± 1.7 acres Current Land Use

Single family home and undeveloped land

Direction Zoning District Use North RM-12 Multifamily units East RS-9 & IP Single family homes; South

Fork School South IP Park & Craft Shop

Surrounding Property Zoning and Use

West RM-12 Multifamily units 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?

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from Chapter B, Article VI, Section 6-2.1(S)

Yes, the subject property is adjacent to existing townhouse units to the north and west.

Physical Characteristics

The property slopes down from east (+/- 868 ft) to west (+/- 840 ft).

Proximity to Water and Sewer

The subject property will be served by public water and public sanitary sewer.

Stormwater/ Drainage

A stormwater study will be required.

Watershed and Overlay Districts

The subject property is not located within a water supply watershed.

Analysis of General Site Information

The subject property is 1.7 acres in size and is located at the northwest corner of Country Club Road and Park Ridge Drive. The site contains an existing single family home located on the easternmost 1/3 of the site, with the remainder of the property being heavily wooded. The property contains a gentle topography, with no streams or wetlands.

Generalized Recommended Conditions

BRIEF DESCRIPTION OF CONDITION(S): • Submit stormwater study • Condition for sealed drawings of retaining wall

SITE ACCESS AND TRANSPORTATION INFORMATION Street Name Classification Frontage ADT

Count Capacity/LOS D

Country Club Road Major Thoroughfare

+/- 121 feet 12,000 / 19,000

18,500

Park Ridge Drive Local Road +/- 413 feet NA NA Proposed Access Point(s)

The site plan proposes one access point onto Park Ridge Drive.

Planned Road Improvements

The Thoroughfare Plan recognizes Country Club Road as adequate, but recommends that sidewalks be added.

Trip Generation - Existing/Proposed

Existing Zoning: RS-9 1.7 acres (RS-9) x 43,560 / 9,000 = 8 units x 9.57 (SFR Trip Rate) = 76 Trips per Day Proposed Zoning: RM-12-S 20 units x 6.59 (MFR Trip Rate) = 131 Trips per Day

Sidewalks Sidewalks exist along both sides of Park Ridge Circle, none along the subject property’s road frontage on Country Club Road.

Transit Route 12 runs along Country Club Road. Traffic Impact Study (TIS)

Not required

Analysis of Site Access and Transportation Information

The proposed site plan indicates one access point onto Park Ridge Drive with the internal portion of the site being served by a private drive. The parking provided for these units will be a mixture of covered and uncovered spaces. The estimated trip generation for this request is 131 trips per day, a minor increase over what could be expected under the

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existing RS-9 zoning. The Interdepartmental Review Committee has requested that sidewalks be installed along Country Club Road with a connection to the internal portion of the site.

Generalized Recommended Conditions

BRIEF DESCRIPTION OF CONDITION(S): • Record negative access easement • Obtain driveway permit • Install sidewalk on Country Club Road • Replace any damaged sidewalk or curb and gutter

SCHOOL DISTRICT INFORMATION Schools Serving

Zoning Site Project

Students From

Project

2005-2006

Enrolled Students

2005-206 Projected

Students w/ Accumulated

Totals

School Capacity

Number of Mobile Classrooms on Site

South Fork Elementary School

9 586 595 465 4

Wiley Middle School

4 879 883 723 5

Reynolds High School

6 1803 1809 1273-1496 5

CONFORMITY TO PLANS AND PLANNING ISSUES Legacy GMA GMA 3 (Suburban Neighborhoods) Relevant Legacy Recommendations

• Increased infill development could bring new opportunity and improved quality of life for residents within the MSA, especially for neighborhoods within the city. Increased tax base, property values, jobs closer to home and increased investment and amenities in these neighborhoods are some of the potential benefits. (p. 38)

Relevant Area Plan(s)

Country Club/Jonestown Area Plan (1985)

Area Plan Recommendations

• The area plan recommends the site remain low density residential (0-4 units per acre). The plan also recommends primary site access be via Park Ridge Circle.

(S)(3) - Have changing conditions substantially affected the area in the petition? Yes, zoning intensification has occurred further east along Country Club Road. (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

The subject request is in conformance with the recommendations of Legacy, which mentions allowing increased infill development within the MSA where public services are available. The request is not consistent with the recommendations of the Country Club/Jonestown Area Plan which recommends that the site remain low density residential. Staff is supportive of this deviation from the recommendation of the area plan for a couple of reasons. First, the request is consistent with the existing

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zoning that borders the site to the north and west (RM-12). Second, staff feels that this is an appropriate location to increase the density above what is allowed under the existing RS-9 zoning. Municipal services are available to the site and it is also located in a pedestrian-friendly area. Third, the multifamily product that the petitioner is proposing is aesthetically pleasing and provides another multifamily housing choice in this area. Commercial zoning intensification further east along Country Club Road has also affected this area. For these reasons, staff supports this increase in density.

RELEVANT ZONING HISTORIES Recommendation Case Request Decision &

Date Direction from Site

AcreageStaff CCPB

W-2329 RS-9 to LO-S Approved 7-6-99

South 2.1 acres

Denial Denial

W-737 R-4 to R-2-S Approved 9-6-79

Northeast 4.22 acres

Approval Approval

W-699 R-4 to R-1-S Approved 2-5-79

Northeast 1.5 acres

Denial Approval

W-698 R-4 to R-2-S Approved 1-2-79

North 5.3 acres

Approval Approval

SITE PLAN COMPLIANCE WITH UDO REQUIREMENTS Square Footage Placement on Site Building

Square Footage 15,056 sf in 9 buildings Various locations Units (by type) and Density

20 Total Units @ an overall density of 11.69 du/ac 14 Twin Home units / 6 Townhouse Units

Required Proposed Layout Parking 37 spaces 47 spaces NA

Maximum Proposed Building Height 45 feet 2-story

Maximum Proposed Impervious Coverage 75% 50.14% UDO Sections Relevant to Subject Request

• Section 2-1.2(M) RM-12 District • Section 2-5.62 Use Conditions

(A) Legacy policies: Yes (B) Environmental Ord. Yes

Complies with Chapter B, Article VII, Section 7-5.3 (C) Subdivision Regulations NA Analysis of Site Plan Compliance with UDO Requirements

The site plan submitted with this request proposes nine townhouse/twinhome buildings arranged along a private drive that will serve the site. Staff is awaiting revisions to the site plan that will address internal circulation and parking issues. Staff has recommended that the petitioner provide additional landscape plantings along Country Club Road to give the project a “softer edge.”

Generalized BRIEF DESCRIPTION OF CONDITION(S):

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Recommended Conditions

• Sign condition • Lighting condition

REMAINING SITE PLAN ISSUES Issue Status

Verify that turning radiuses will work Revise parking layout Provide additional landscaping along Country Club Road Provide a pedestrian connection to Country Club Road

Awaiting revised plans

CONCLUSIONS TO ASSIST WITH RECOMMENDATION Positive Aspects of Proposal Negative Aspects of Proposal

The request is in conformance with the general recommendations of Legacy.

The request is not in conformance with the specific recommendations of the Country Club/Jonestown Area Plan.

The subject property is located in an area where municipal services are available and that is pedestrian-friendly.

Trip generation for this request is minimal. The request is consistent with adjacent zoning.

The multifamily product proposed with this request is well-designed will provide another multifamily housing choice for this area.

SITE-SPECIFIC RECOMMENDED CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF GRADING PERMITS:

a. Developer shall record a negative access easement across the frontage of Country Club Road.

b. Developer shall obtain a driveway permit from WSDOT; additional improvements may be required prior to issuance of driveway permit.

c. Developer shall have a stormwater management study submitted for review by the Public Works Department of the City of Winston-Salem.

d. Developer shall submit sealed drawings to the Inspections Division for any retaining wall over five feet in height.

PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:

a. All requirements of the WSDOT driveway permit shall be completed. b. Developer shall install sidewalks along the frontage of Country Club Road to the

specifications of the City of Winston-Salem Public Works Department. c. Any damaged sidewalk or curb to be replaced or repaired to the requirements of the Public

Works Department.

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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 18 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. PUBLIC HEARING FOR: None AGAINST: None WORK SESSION MOTION: Paul Mullican moved approval of the zoning map amendment, certified that the site plan meets all code requirements and recommends staff conditions. SECOND: Clarence Lambe VOTE:

FOR: Jerry Clark, Carol Eickmeyer, Arnold King, Clarence Lambe, Lynne Mitchell, Paul Mullican, Brenda Smith

AGAINST: None EXCUSED: None

________________________ A. Paul Norby, AICP Director of Planning