HomeMy WebLinkAboutCPA201000001 Review Comments No Submittal Type Selected 2010-11-30COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: CPA 2010-00001 Redfields
Staff: Claudette Grant/David Benish
Planning Commission Work Session:
Board of Supervisors:
November 30, 2010
N/A
Owners: Redfields Land Trust, Percy Montague III
Applicant: Redfields Land Trust, Percy
& L. Peyton Humphrey Trustees and Redfields
Montague III & L. Peyton Humphrey Trustees
Development Corporation
and Redfields Development Corporation
Consulting Representative: Marcia Joseph
Tax Map Parcels: TMP 076R00000000100 &
Acreage: 58.472 acres total
TMP076R000OOOOOE4 (See Attachments A & B)
Location: Redfields parallels Interstate 64 and is
southeast of the 1-64 and Route 29 interchange.
Proposal: To include property in the
Magisterial District: Samuel Miller
Development Area and amend the Land Use Plan
from Rural Area to Neighborhood Density -
residential (3-6 units/acre)
By -right use and Zoning:
Comp. Plan Designation: Rural Areas -
Open space in PRD Planned Residential District -
preserve and protect agricultural, forestal, open
residential (3 - 34 units/acre) with limited
space, and natural, historic and scenic
commercial uses — This property does not currently
resources/ density ( .5 unit/ acre in
have any development potential under the PRD.
development lots)
Character of Property: 58.472 acres of open
Use of Surrounding Properties: Open
space. The property is undeveloped open
Space/rural and residential
space/rural and wooded with a stream.
Factors Favorable Summary:
Factors Unfavorable:
1. The proposal involves a site that includes
1. The proposal is inconsistent with the
existing PRD Zoning, is adjacent to the
Growth Management Policy and Rural
Development Area and to PRD zoning.
Areas policies, and would impact
2. The site is near major highway access and
important resources identified in the
is accessible to utilities.
Natural Resources and Cultural Assets
Plan for protection, specifically extensive
3. The proposal could potentially add some
areas of critical slopes, stream/buffers,
residential uses that were lost in Biscuit
and high quality soils for forestry.
Run becoming a state park, and replaces it
2. The site is constrained by critical slopes
within the same general southern urban
and a stream with associated buffer.
area location.
There may be other sites in the County
that could support more efficient
development in an urban form as
recommend by the neighborhood model
concepts with less impact on
environmental resources.
3. Roads in the immediate area serving the
site are substandard in design and
alignment.
CPA 2010-001 Redfields
Planning Commission November 30, 2010
4. The assessment of the amount and
location of land needed for designation
for residential use should be evaluated
on a county -wide level to determine the
most appropriate places to locate new
lands designated for residential use.
5. In general, Comprehensive Plan
amendments should be evaluated in the
larger context of the entire Albemarle
Development Area and Rural Areas and
in conjunction with relevant planning
processes. The update of the
Comprehensive Plan will begin within the
next six months.
6. The loss of open space/trails that the
community has been using.
RECOMMENDATION: Staff recommends that this area be further studied with the Comprehensive
Plan update, which is to begin in the spring of 2011.
CPA 2010-001 Redfields
Planning Commission November 30, 2010
STAFF PERSON:
PLANNING COMMISSION DATE:
CPA 2010-001 REDFIELDS
PETITION:
PROJECT: CPA2010-001 Redfields
Claudette Grant/David Benish
November 30, 2010
PROPOSAL: Amend Comprehensive Plan Land Use Map from Rural Areas to Neighborhood
Density- residential (3-6 units/acre) and supporting uses such as religious institutions and
schools and other small-scale non-residential uses. The applicant is seeking this CPA to allow
for the potential of a future rezoning that would permit residential uses.
EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: Rural Areas- preserve and protect
agricultural, forestal, open space, and natural, historic and scenic resources/ density (0.5
unit/acre in development lots)
EXISTING ZONING: Planned Residential District - residential (3 - 34 units/acre) with limited
commercial uses.
ENTRANCE CORRIDOR: No
LOCATION: Redfields development parallels Interstate 64 and is southeast of the 1-64 and
Route 29 interchange. Redfields is south of the City of Charlottesville and west of Sunset
Avenue and Old Lynchburg Road.
TAX MAP & PARCELS: TMP 076RO-00-00-00100 & TMP 076RO-00-00-OOOE4.
MAGISTERIAL DISTRICT: Samuel Miller
CHARACTERISTICS OF THE SITE & SURROUNDING AREA:
Redfield's phases 2-A, 2-13, 1-A and 1-B are located to the east of the subject area, which is
phase 5 of Redifields. Phases 2-A, 2-13, 1-A and 1-B, located in the Development Area, are
developed primarily with single family residential units. Phase 5 is undeveloped, and wooded
with some hilly terrain. Route 29 and Interstate 64 are located to the northwest of Redfields.
Mosby Mountain, a residential development in the rural area is located to the south and
Sherwood Farms another residential development in the rural area is located to the north. (See
Attachment C for Open Space Exhibit)
The Land Use Plan Map designates Phase 5 as Rural Area and the Redfields Development in
the Development Area as Neighborhood Density.
PLANNING & ZONING HISTORY
•The original rezoning for the Redfields Development (ZMA 89-18) rezoned 266 acres from R-1
to PRD. It allowed for the development of 656 dwelling units on 266 acres. The original rezoning
had 6 Phases and Phase 6 was located outside the Development Area and dedicated as open
space. The applicant wanted to retain the option to develop the open space and indicated that
the boundary may change in the future. Staff recommended the open space be permanent and
acknowledged that if the applicant wishes to build in the open space, he will have to go through
the comprehensive plan process and potential rezoning process.
CPA 2010-001 Redfields
Planning Commission November 30, 2010
•ZMA 91-07 allowed a boundary adjustment to allow for a more efficient use of land. This
rezoning also renamed Phase 6 to Phase 5 and showed Phase 5 only as open space.
•ZMA 98-08 allowed the developer to reduce the setback lines to zero on a single side lot line
and 10 -feet on the front setbacks in Phases 3 and 4. With this rezoning, the applicant mentions
that he wants Phase 5 to be a place for future rezoning approval.
•ZMA 01-01 allowed additional lots within Phase 4 of the development. However, the request
for additional lots within the open space was not approved.
•Letter of Determination from Jan Sprinkle dated October 25, 2005 (See Attachment D)
Specifically states that the applicant will need to apply for a ZMA if he wishes to develop Phase
5 of the Redfields PRD.
BY -RIGHT USE OF THE PROPERTY
TMP 076R00000000100 & TMP076ROOOOOOOOE4 are vacant parcels designated as open
space in the Planned Residential District (PRD) of the Redfields development. PRD allows
residential (3 — 34 units/acre) with limited commercial uses. As described above in the Planning
and Zoning History, these parcels have been specifically designated as open space for the
development with no additional development allowed on them without a rezoning and
Comprehensive Plan Amendment.
As previously stated in this staff report, these parcels are not located in the Development Area.
The Land Use Plan Map designates these parcels as Rural Areas. The Rural Areas (RA) zoning
district allows agricultural, forestal, and fishery uses along with residential at a density of 0.5
units/acre in development lots. Civic, uses, sawmills, private schools, veterinary uses, kennels
and other uses are allowed by special use permit.
SPECIFICS OF THE PROPOSAL:
The applicant has submitted a proposal to amend the Land Use Plan map to include this
property in the designated Development Area. The applicant is requesting a Neighborhood
Density Residential land use designation. (Attachment F -Comprehensive Plan Land Use Map)
This proposal was submitted September 7th. The subject property is described as open space
in this development, inclusive of a nature trail that has been described as a neighborhood
feature for several years.
The applicant would like to eventually seek a rezoning of the property to PRD -Planned
Residential Development, to primarily provide for development of residential uses, which would
be an expansion of the existing Redfields development. The applicant wishes to develop the
subject open space area with no limitations.
Based on the requested land use (Neighborhood Development Residential, 3-6 dwelling units
per acre) the 58 acre site would hold between 174 — 348 units. The estimated traffic generation
per single family dwelling unit is 10, resulting in a potential traffic generation of 1,740 to 3480
vehicle trips per day. Roads showing this immediate area, including Sunset Avenue and
Country Green Road are substandard in design ( cross-section and alignment).
APPLICANT'S JUSTIFICATION FOR REQUEST:
The Redfields development is located in Albemarle County, south of the City of Charlottesville
and just west of Old Lynchburg Road and northwest of the property known as Biscuit Run.
CPA 2010-001 Redfields
Planning Commission November 30, 2010
Biscuit Run was an approved development proposed with over 3,000 homes. The development
is now proposed to be a state park and there are no longer plans to develop the area as a
residential development with some commercial uses. The applicant believes that requesting an
expansion of the Redfields development and developing on the existing open space property
will provide some additional residential units in the southern end of the County's Development
Area that will make up for the loss of potential residential units when Biscuit Run becomes a
state park. The applicant has also noted the following attributes that make this property ideal for
additional residential use: close proximity to utilities, other supporting infrastructure,
employment, shopping, downtown Charlottesville and the consistency of the proposed
development to existing surrounding development. (See Attachment F — Applicant's submittal)
COMPREHENSIVE PLAN:
Rural Areas
The Comprehensive Plan currently designates the subject property as Rural Areas and the
Rural Areas Plan places a strong emphasis on resource protection, through the preservation
and protection of agricultural, forestal, open space, and natural, biological, historic and scenic
resources, and farming and forestal activities. The "vision" for the Rural Area can be found in
the Rural Area section of the Comprehensive Plan (page 9 of the Rural Areas Plan).
The following goals and objectives and strategies from the Rural Area plan are pertinent to this
CPA request:
GOAL: Protect critical natural resources identified in the Comprehensive Plan from the
impacts of residential development.
GOAL: Reduce the level and rate of residential development in the Rural Areas, and
minimize the impacts of permitted development.
OBJECTIVE: Achieve the Vision for Rural Albemarle County by limiting the extent of
residential development in the Rural Areas and establishing a land use pattern based on
protecting large parcels and valuable resources for farming, forestry, natural resource
conservation, and other rural activities.
OBJECTIVE: Minimize the amount of land used for residential development in order to
maximize the amount of land that is available for agriculture, forestry, open space,
natural, scenic and historic resources.
STRATEGY: Encourage protection of prime forestal soils from non -forestal development
through Rural Preservation Developments, conservation easements, Agricultural and
Forestal Districts, the Land Use Taxation program, and the Acquisition of Conservation
Easement program and implementation of the Mountains section of the Natural
Resources and Cultural Assets Component of the Plan, as mountains in Albemarle are
heavily forested.
STRATEGY: Consider the impact on rural land fragmentation in the evaluation of land
use decisions.
STRATEGY: Preserve large areas of forest, protect or create forested stream buffers,
and support good soil management in order to protect watershed services.
Maintaining this area as rural would help habitat protection, protection of the stream and provide
a level of clear boundary character between the development and rural areas.
Natural Resources & Cultural Assets Plan
CPA 2010-001 Redfields 5
Planning Commission November 30, 2010
The Natural Resources and Cultural Assets Chapter applies to both the Development Areas and
Rural Areas and would be a major consideration if the study of this CPA goes forward. It
discusses the concept of sustainability; the physical setting of Albemarle County; open space
resources, including natural, scenic and historic resources; and open space planning. Water
resources (including surface water, surface drinking water and groundwater) and agricultural
and forestry resources are discussed in this chapter.
Natural and Water Resources
This chapter and the Rural Areas Plan focus on protecting productive soils in the Rural Areas.
The Rural Areas Plan, for example, states that the County should "encourage the protection of
prime agricultural soils." Approximately 27 acres of the soils on the property are rated as highly
productive for hardwood timber, and 3 acres are rated as highly productive for sycamore. These
are good soils that are potentially suitable for forestry. Comprehensive Plan policies would say
that such soils should be protected for rural uses. This chapter also states that the County
should protect its "surface water through a management program that recognizes the functional
interrelationship of stormwater hydrology, stream buffers, flood plains, wetlands, and human
management practices."
This chapter also focuses on critical slopes which require protection in order to maintain the
existing balance between slope, soils, geology, and vegetation. Critical slopes are defined as
areas with a slope of 25 percent or greater. Clearing, grading, building, cropping, and
overgrazing of these lands can result in extensive erosion and landslides or sloughing of soil
and rock; excessive stormwater runoff, increased siltation and sedimentation; loss of aesthetic
resource; and, in the event of septic system failure, a greater travel distance of septic effluent.
The subject property has approximately 17 acres of critical slopes, all of which are wooded, with
the exception of small section in the utility right-of-way. Forest cover on critical slopes prevents
erosion and the subsequent siltation of water bodies downstream.
Historic and Archaeoloaical Resources
The records of the Virginia Department of Historic Resources include no surveys for properties
included within the CPA project area.
Scenic Resources
The project area is not located near a scenic resource area as defined by Open Space.
IMPACTS
The purpose of the November 30, 2010 work session is to look at the significant policy
issues and impacts of the proposal and to determine whether this should be further studied
as a possible amendment to the County Land Use Plan.
Environmental Resources
The Redfields site contains rolling topography with many areas of critical slopes. Considering
slopes and water resources, the amount of future development may be limited. There is a
perennial stream on the property that will require a buffer under the Water Protection Ordinance.
There may be less developable acreage than what is indicated by the applicant. Some open
space is required for this development. Therefore not all of the open space can be developed. If
the CPA is studied, a detailed environmental assessment would be needed.
Based on a very basic assessment of the site, approximately, 20+ acres or 1/3 of the total 58+
acres consists of critical slopes and stream/stream buffers.
CPA 2010-001 Redfields
Planning Commission November 30, 2010
Reviewers have provided specific comments regarding environmental resources:
• The perennial stream on the property needs to be protected with a stream buffer and
there are extensive critical slopes located on the property as well. Without a proposed
plan of development, the impacts to these natural resources cannot be properly
evaluated.
• The 58+ -acre site is entirely wooded, except for a utility right-of-way at the southeast
edge. Included in the wooded area are 7.5 acres of wooded stream buffers, as defined in
the Water Protection Ordinance. Forested stream buffers are the most effective at
protecting water quality.
• The property also includes approximately 17 acres of critical slopes, all of which are
wooded (except for a small section in the utility right-of-way). Forest cover on critical
slopes prevents erosion and the subsequent siltation of water bodies downstream.
• The property in question is in the Rural Areas land use designation. As Open Space, the
property serves as a conservation area for animal and plant habitat and provides an
educational opportunity for those walking along the trails. The current use is consistent
with the goals and policies of the current Comprehensive Plan.
• There may be other sites in the County that could support more efficient development in
the urban form recommended by the neighborhood model concepts with less impact on
environmental resources, if expansion of the Development Areas is necessary.
Transportation
VDOT has conducted an initial review of the CPA proposal. At this stage of review, it does not
appear that this request will result in a substantial change or impact to the transportation
network under the Comprehensive Plan Amendment requirements of the Traffic Impact analysis
Regulations. A Chapter 527 study may be required at a rezoning or site plan phase of this
project if projected traffic is over 1500 vehicles per day (vpd), 150 vehicles per hour (vph) or
doubles the existing traffic on an existing road and adds 200 vpd or more. If proposed streets
within the new development are to be state maintained, they will need to meet the requirements
of the VDOT SSAR Regulations. This development is in the Compact Area Type and will
require a connectivity index of 1.6 and need to have multiple connections in multiple directions
to existing state maintained roads or adjacent properties which can be developed.
Water and Sewer
The subject properties are in the Albemarle County Service Authority Jurisdictional Area
(ACSAJA) for water and sewer service. The ACSA has provided the following initial comments:
• A gravity sewer connection is available through properties of others and the necessary
sewer lines and easements will be required to make that connection. Water pressure
and capacity to this property are adequate at this time.
The Rivanna Water and Sewer Authority (RWSA) has provided the following initial comment:
• It is anticipated that this development will likely produce average daily sewage flows of
40,000 gallons or more, which would require a flow acceptance review from RWSA.
Scenic and Historic Resources
The Design Planner has provided comments regarding Historic Preservation impacts:
CPA 2010-001 Redfields
Planning Commission November 30, 2010
The Department of Historic Resources Data Sharing System shows no surveyed historic
resources within the project area. The system indicates that an archaeological site is
located to the west, the Teel House site and cemetery are located to the north, the
Hickory Hill Baptist Church and the Brenwana Motel (Hilltop Hideaway) are located to
the northwest, and four houses related to the Oak Hill neighborhood are located to the
east. None of these resources have been evaluated for eligibility for the National
Register.
STAFF COMMENT:
Staff has made an initial response to the criteria considered for CPAs, which the applicant also
addressed in their application for the CPA. (Attachment F)
CRITERIA FOR THE REVIEW OF COMPREHENSIVE PLAN AMENDMENT APPLICATIONS
A. The Comprehensive Plan provides a long-range guide for direction and context of the
decision-making process for public and private land uses. The Comprehensive Plan is
general in nature rather than attempting to identify specific geographic locations. The
Land Use Map of the Comprehensive Plan suggests the relationship of recommended
uses to general areas. Proposed amendments to the Land Use Map should be reviewed
for compliance with the general plan rather than area -specific or parcel -specific requests
for a change in the recommended use. The purpose of the Land Use Map is to provide
and plan for a balance of land uses, equipped with adequate utilities and facilities, in a
comprehensive, harmonious manner. Any proposed change in the Land Use Map will be
evaluated for protection of the health, safety, and welfare of the general public rather
than the proprietary interests of an individual.
This request for a comprehensive plan amendment (CPA) has been made by the applicant
(Redfields Land Trust, Percy Montague III & L. Peyton Humphrey Trustees and Redfields
Development Corporation) who wishes to expand the existing residential development of
Redfields on property designated as open space and owned by the applicant. The applicant is
interested in further developing the Redfields property with additional residential units. The
applicant wishes to use land designated as open space that is also designated as Rural Area in
the Land Use Plan Map for the additional development of the property. The applicant was
advised of the inconsistencies of that request with the Comprehensive Plan. The applicant has
indicated that the welfare of the general public is served with this project because it is a natural
extension of the Development Area into the adjacent Rural Area and the development of this
area will begin to make up the loss of potential development in Biscuit Run.
Staff observations regarding this criteria:
Balance of land use — The loss of the Biscuit Run property to a park use reduces the amount of
area designated for development in the southern urban area with a proposed 3,000+ homes
and 150,000 of supporting commercial use. This new condition does effect the balance with
regards to area designated for growth with the Land Use Plan.
Adequate utilities and facilities — Water and sewer service are adequate to the area.
Traffic Impact — Traffic on existing roads will require further analysis. Immediate roads serving
this area (Old Lynchburg Road and Sunset Avenue) are old rural roads that will ultimately need
CPA 2010-001 Redfields
Planning Commission November 30, 2010
upgrading. These are substandard in design and alignment. None are scheduled or funded for
improvements at this time.
After completing its initial review, including assessment of the proposed boundaries for the CPA,
staff finds that there are no broader benefits to the health, safety, and welfare of the general
public with processing this request as a separate CPA request.
B. The merit of Comprehensive Plan amendment requests shall be largely determined by
the fulfillment of support to the "Goals and Objectives" specified in the Comprehensive
Plan.
The request is to amend the Development Area Boundaries to include the applicant's property
and amend the land use designation of the property from Rural Area to Development Area. This
would allow for a potential rezoning to PRD for future residential proposals submitted by the
applicant.
This amendment would be counter to current Goals and Objectives of the Comprehensive Plan:
The Growth Management Policy discourages urban growth outside the designated
Development Area, and particularly within significantly wooded areas which include a
perennial stream and the need for stream buffers.
o Designation of Development Areas within the designated Rural Areas and outside of
relevant master planning processes is inconsistent with the Planning Commission's
recommended amendment to the County's Comprehensive Plan Policy regarding the
provision of adequate Rural Areas. The proposal would continue a creep of urban scale
development into the rural areas.
C. A primary purpose of the Comprehensive Plan and Land Use Map is to facilitate the
coordination of improvements to the transportation network and the expansion of public
utilities in an economical, efficient and judicious manner. Comprehensive Plan
amendments which direct growth away from designated growth areas shall be
discouraged unless adequate justification is provided. Amendments to the boundaries of
growth areas maybe considered appropriate if the request is comprehensive, proposes
to follow a logical topographic or man-made feature and is supported by adequate
justification. No Comprehensive Plan amendment shall be considered in areas where
roads are non -tolerable or utilities are inadequate unless the improvement of those
facilities is included in the Comprehensive Plan amendment proposal.
The applicant has included two properties within the CPA request and these parcels are shown
on the exhibits in Attachment A.
More detailed study of the property to determine appropriate boundaries would be needed, to
provide justification of the boundaries and ensure all resources are protected and impacts
mitigated.
D. Proposed Comprehensive Plan amendments shall be evaluated for general
compliance with adopted County plans, policies, studies and ordinances and to
determine if corresponding changes are necessary.
CPA 2010-001 Redfields
Planning Commission November 30, 201
As described above, there are numerous policy sections of the Comprehensive Plan that apply
to this property and could be potentially modified if this request is further studied. Several
amendment options should be considered in a study process to accommodate residential uses
on this property, this would include study of potential amendments to the Rural Areas or Natural
Resources policies only. Study of this request would also need to consider Development Area
boundary changes. Any consideration of this CPA will require more information from the
applicant and assessment of impacts and implications to all the relevant policy goals and
objectives discussed in this report.
E. Except as otherwise provided, the following conditions may be considered in the
evaluation of a request to amend the Comprehensive Plan.
1. Change in circumstance had occurred, or
The proposed Biscuit Run development with over 3,000 residential units will no longer be
developed as a mixed use community, but will be a state park. Biscuit Run is located near the
Redfields property. Areas recommended as rural area have in fact developed based on
old/"stale" zoning and are or will be when complete more suburban in nature.
2. Updated information is available; or
An update of the Comprehensive Plan is slated to begin in early Spring 2011.
3. Subsequent portions of the Comprehensive Plan have been adopted or
developed, or
Implementation of the Comprehensive Plan is underway and ongoing through several
measures, including rezoning of properties shown for development on the Land Use Plan and
provision of infrastructure shown in the plan. No changes/amendments in the Comprehensive
Plan have occurred which would affect evaluation of this area.
4. A portion of the Plan is incorrect or not feasible; or
No portions of the Comprehensive Plan have been found to be incorrect or not feasible. At this
time, it would be most appropriate to review all requests for amendments to the Comprehensive
Plan with the scheduled update of the plan in 2011. This will allow the implications of all
proposed changes to be considered comprehensively.
5. The preparation of the Plan as required by Article 15. 1-447 of the Code of
Virginia was incomplete or incorrect information was employed.
The Comprehensive Plan and its' pertinent sections have been prepared according to the
requirements of the Code of Virginia and no incorrect or incomplete information was employed
SUMMARY:
Staff believes that if this CPA is studied, it should be in conjunction with the Comprehensive
Plan update. Several amendment options should be considered in that study process to
accommodate residential uses on this property, such as amendments to the Rural Areas or
CPA 2010-001 Redfields
Planning Commission November 30, 2010
Natural resources policies only, without expansion of the Comprehensive Plan Development
Area. Any consideration of this CPA will require more information from the applicant and
assessment of impacts and implications to all the relevant policy goals and objectives discussed
in this report.
Staff has identified the following factors favorable to this request:
o The proposal involves a site that includes existing PRD Zoning, is adjacent to the
Development Area and to PRD zoning.
o The site is near major highway access and utilities.
o The proposal could potentially add some residential uses that were lost in Biscuit Run
becoming a state park, and replaces it within the same general southern urban area
location.
Staff has identified factors unfavorable to this request:
o The proposal is inconsistent with the current Growth Management Policy and Rural
Areas policies, and would impact important resources identified in the Natural Resources
and Cultural Assets Plan for protection, specifically extensive areas of critical slopes,
stream/buffers, and high quality soils for forestry.
o The site is constrained by critical slopes and a stream with associated buffer. There may
be other sites in the County that could support more efficient development in an urban
form as recommend by the neighborhood model concepts with less impact on
environmental resources.
o Roads in the immediate area serving the site are substandard in design and alignment.
o The assessment of the amount and location of land needed for designation for
residential use should be evaluated on a county -wide level to determine the most
appropriate places to locate new lands designated for residential use.
o In general, Comprehensive Plan amendments should be evaluated in the larger context
of the entire Albemarle Development Area and Rural Areas and in conjunction with
relevant planning processes. The update of the Comprehensive Plan will begin within the
next six months.
o The loss of open space/trails that the community has been using.
Staff's believes, on balance, the proposal is not consistent with some of the goals and
objectives of the Comprehensive Plan. However, the general area does have several
qualities/characteristics that would make it appropriate to consider for residential use, even
though several goals of the Comprehensive Plan which are in conflict with the proposal. These
include the proposal's potential impact to the natural resources, and its inconsistency with the
Comprehensive Plan. Staff concludes that this area should be further studied with the
forthcoming update of the Comprehensive Plan, and evaluated against other areas in the
County that could provide for additional development capacity in the land use plan, if additional
capacity is determined to be needed.
CPA 2010-001 Redfields 11
Planning Commission November 30, 2010
RECOMMENDATION:
Staff recommends that this area be further studied with the Comprehensive Plan update, which
is to begin in the spring of 2011.
If the Commission decides to further study this CPA request, staff recommends that the
proposal is reviewed as part of the review of the Comprehensive Plan in 2011. The CPA would
be a major focus area for the Comprehensive Plan and follow the process already outlined for
the Comprehensive Plan update. Staff recommends that the emphasis of further study be on
uses that are compatible with the surrounding Rural Areas, are of an appropriate scale, and are
not detrimental to important resources.
Should the Commission want to consider this request on a separate track and quicker than the
timeframe for the Comprehensive Plan update, the Commission should provide direction to staff
regarding the study of this request. Staff would then bring a resolution of intent to the
Commission at the next possible meeting to initiate the study process.
ATTACHMENTS:
A. CPA 2010-00001 Redfields Tax Map and Parcel
B. CPA 2010-00001 Redfields Location Map
C. Open Space Exhibit Redfields, dated July 12, 2007, prepared by Kirk Hughes &
Associates
D. Letter of Determination from Jan Sprinkle date October 25, 2005
E. Comprehensive Plan Land Use Plan Map
F. CPA 2010-00001 Redfields application, dated September 7, 2010 and revised
November 8. 2010
CPA 2010-001 Redfields 12
Planning Commission November 30, 2010