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Rezoning Case # 2022-CZ-009 Dickson Farm
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INFORMATION CONTACT:
Bjorn E. Hansen, Senior Planner-Long Range Planning, Planning Department, 704-283-3690
ACTION REQUESTED:
Consider approval or denial of rezoning petition
PRIOR BOARD ACTIONS:
None.
BACKGROUND:
This case is a request to amend the Zoning Map of Union County by rezoning two parcels of land totaling 178.916 acres appearing on the tax map as tax parcels 09-402-011 and 09-402-011G in the Monroe and Sandy Ridge Townships from R-40 to R-4 with Conditions. The applicant requests the rezoning to build an age-restricted residential development with 391 units. The rezoning will include conditions listed in the document attached in this agenda item.
A community meeting required by Union County was held January 11, 2024. A total of nine residents attended the meeting. They expressed concerns over access to their property due to the traffic signal, requesting a roundabout instead of a signal, buffering the edge of the site, and enforcing age-restrictions. The applicant then organized a second meeting on January 30, 2024, with 22 attendees. The applicant presented information on how a roundabout would not fit within available land, as well as proposing additional berm height on the eastern edge of the site. Residents of St Johns Forest attended and provided feedback on access, generally supporting the signal, but with a turn lane added to help them to better exit the site. In addition, a proposal to purchase the property and develop a County-owned golf course was submitted by a nearby resident.
The Land Use Board reviewed this proposed development at its February 20, 2024, meeting. A total of eight residents attended. Three spoke in opposition to this development, citing traffic concerns. The Land Use Board voted 6-1 to recommend denial of the development, citing traffic concerns.
A public hearing was conducted on March 18, 2024. Two residents spoke in opposition to the rezoning, citing traffic and density concerns.
At the public hearing, the applicant acknowledged stormwater concerns in the area and offered to design stormwater infrastructure to meet a 100 year storm event, which is an increase from the 2 and 25 year storm events the proposed development is currently designed to accommodate. During the March 18 meeting, the Board of Commissioners decided to direct staff to work with the applicant to analyze area stormwater issues and determine if this rezoning development will worsen flooding with the proposed infrastructure. The study has been completed and the results will be presented to the Board of Commissioners for use in considering this rezoning request.
FINANCIAL IMPACT:
Addition of $200,000 to the Critical Intersection Program account from proposed rezoning.