2018-53-Z-CO Page 1 of 32 ZONE CHANGE STAFF REPORT CCPC City-County Planning Commission warrenpc.org (270) 842-1953 1141 State Street Bowling Green, KY 42101 DOCKET/CASE/APPLICATION NUMBER 2018-53-Z-CO PUBLIC HEARING DATE November 1, 2018 APPLICANTS/PROPERTY OWNER BRIEF SUMMARY OF REQUEST: The applicants are proposing to rezone 16.5912 +/- acres, located at 377 McLellan Road, from (Agriculture) to RS-1C (Single Family Residential) in order to develop a maximum of fortytwo (42) single family residential lots. Southside Development, LLC c/o Barrett Hammer (applicants) & Mary Louise Smith Family Limited Partnership No. 1 c/o Jeffrey Smith (property owners) PROPERTY ADDRESS/LOCATION 377 McLellan Road PRE-APP DATE August 22, 2018 PVA PARCEL NUMBER 030A-56 (portion) MAP SOURCE: http://warrenpc.org/beta/gis/ CURRENT ZONING PROPOSED ZONING FUTURE LAND USE SIZE OF DEVELOPMENT OTHER INFORMATION CURRENT LAND USE Agriculture RS-1C PROPOSED LAND USE Single Family Residential Moderate Density Residential FLUM AMENDMENT Yes No 16.5912 +/- Acres PROPOSED DENSITY 2.53 du/ac Development Plan Conditions General Development Plan Neighborhood Meeting Traffic Impact Study (TIS) Environmental Assessment Public Comments ZONING HISTORY: The property has been zoned (Agriculture) since zoning was established in Warren County in 1972. COMPATIBILITY with COMPREHENSIVE PLAN: The development is designated Moderate Density Residential on the FLUM. The proposed RS-1C zone is a potentially compatible zoning designation in the Moderate Density Residential FLUM category. The Planning Commission should determine if the proposal is compatible with the surrounding area. COMPATIBILITY with the SURROUNDING DEVELOPMENT: The development is located inside the Bowling Green urbanized area. A site characteristic review indicates that there are adequate facilities and infrastructure, available to support the proposed development. Portions of the property are heavily wooded, with other patches of mature vegetation also present on the property. There are also mature tree lines located around portions of the perimeter of the property, as well as part of a sinkhole and a wetland located on the property. Site design has been addressed in the General Development Plan and Development Plan Conditions, in conjunction with the requirements of the Zoning Ordinance. The proposed zoning map amendment may be appropriate if the Planning Commission deems the proposed development compatible with the surrounding area. POINTS TO CONSIDER: The proposal is less dense than what is outlined in the Moderate Density Residential FLUM category. The Planning Commission should determine if less density is appropriate in this location and compatible with the surrounding area. The proposed development complies with a majority of the site characteristics review criteria. The proposed General Development Plan complies with a majority of the review criteria for site design and compatibility, and meets the minimum requirements in the Zoning Ordinance. The existing home on the property was constructed in 1929.
2018-53-Z-CO Page 2 of 32 Zone Change Staff Report Note: Please see attached pre-application information for FLUM category descriptions and other belowreferenced material. FUTURE LAND USE MAP and CATEGORY REVIEW FLUM Designation: Moderate Density Residential (please see the attached Future Land Use Map). Applicable Goals, Objectives and/or Actions Items Future Land Use: LU-1.1.1, LU-1.1.2, LU-1.1.3, LU-2, LU-2.1, LU-2.1.1, LU-2.1.4, LU-2.3.1, LU-2.5.3 Transportation: TR-2.1 Community Facilities: N/A Parks and Recreation: PR-1.7 Natural and Cultural Resources: NCR-1.1, NCR-1.1.6, NCR-1.3, NCR-2.4.1, NCR-2.5, NCR-2.5.3 Housing and Neighborhoods: HN-1, HN-1.3, HN-2.1, HN-2.3, HN-4 Economic Development: N/A The Moderate Density Residential land use designation encourages areas developed for higher density single family detached and attached (RS-1C & RS-1D), as well as semi-detached multi-family development such as duplexes and townhouses, apartment buildings, condominiums and mobile home parks. Densities in this land use should range between three and a half (3.5) and thirteen (13) dwelling units per acre. This proposal generally complies with LU-1.1.1 and LU-1.1.2. The Planning Commission should determine if the proposal is compatible with the area and therefore in compliance with LU-1.1.3. The Planning Commission should determine if the proposal is a high quality development that includes design standards tailored to preserve the character of the area and if it complies with LU-2 and LU-2.1. The proposal does not comply with LU-2.1.1, which encourages increased open space standards to ensure that an adequate amount of such space is usable. The RS-1C zone the applicants are requesting requires a minimum of 30% open space. The applicants have not addressed any additional open space within the proposed development. The applicants have committed to preserving to the fullest extent practicable all trees located within eight feet of the perimeter property lines of the development with a caliper of 10 inches or greater, but did not address the trees located central to the development. The Planning Commission should determine compliance with LU-2.1.4, PR-1.7 and NCR-1.1.6. The proposal complies with LU-2.3.1 and TR-2.1. The applicants have stated in development plan condition #5 that the development will provide a stub street connecting to the remaining portion of the property that is not included with this rezoning application. The subdivision regulations also require that the proposed development connect with the existing stub streets on Cedar Trail Avenue and McIntyre Street, as depicted on the general development plan. The Planning Commission should determine if the proposal is an opportunity for revitalization and redevelopment, and therefore in compliance with LU-2.5.3. The proposal may comply with NCR-1.1 and NCR-1.3. The applicants addressed the existing sinkhole in development plan condition #9, but they did not address the wetland located on the property. The proposal complies with NCR-2.4.1, as the development is proposed in an area where adequate infrastructure already exists and would not result in an increased amount of development pressure on the countryside. City-County Planning Commission warrenpc.org (270) 842-1953 1141 State Street Bowling Green, KY 42101
2018-53-Z-CO Page 3 of 32 Zone Change Staff Report The proposal does not comply with NCR-2.5 and NCR-2.5.3, as the applicants do not plan to incorporate the existing historical home located on the property as part of the development. The applicants however, have made a commitment in development plan condition #11 that prior to demolition of the existing residence on the Property, Habitat for Humanity ReStore and/or other similar non-profit organizations will be afforded an opportunity to inspect the residence and remove any items which might be reused. The proposal may comply with HN-1 and HN-1.3. The Planning Commission should determine if the proposed development is a compatible infill project that is preserves or enhances the character of the area. The proposal may comply with HN-2.1 and HN-4. The Planning Commission should determine if the location of the planned development is suitable for the proposed housing type, and if the proposed residences are believed to enhance the array of housing options available in the area SITE CHARACTERISTICS REVIEW Layout, lot sizes and setbacks: The development will be served by internal travelways and will be developed as shown on the attached preliminary development plan. Minimum lot size, lot width and setbacks will adhere to the RS-1C standards set forth in Zoning Ordinance. Transportation Infrastructure: The proposed development has frontage on McLellan Road, a City maintained urban local roadway with fifty (50) feet of right-of-way and twenty-four (24) feet of pavement width. The property also has frontage on Cedar Trail Avenue, a City maintained urban local roadway with fifty (50) feet of right-of-way and twenty-four (24) feet of pavement width. The property also has frontage on McIntyre Street, a County maintained urban local roadway with fifty (50) feet of right-of-way and twenty-four (24) feet of pavement width. If approved, the proposed subdivision will provide stub streets into the properties to the remaining portion of the property that is not subject to this rezoning application. Fire protection: This development is served by the Woodburn Fire Department. The applicants have agreed to coordinate fire hydrant locations and spacing with the Woodburn Fire Department in development plan condition #12. Water adequacy: This development is served by Warren County Water District (WCWD) and has adequate water flow to meet the fire protection requirements for Warren County. Wastewater adequacy: The proposed lot is within 2,000 feet of public sanitary sewer and will be required to connect if this application is approved. Natural features: Portions of the property are heavily wooded, with other patches of mature vegetation also present on the property. There are also mature tree lines located around portions of the perimeter of the property. There is also a portion of a sinkhole and a wetland located on the property. Prime farmland: The majority of the development contains a soil type that is classified as prime farmland. Soil suitability: N/A Flood plains and wetlands: There is a wetland located on the property. Cultural or historical features: The existing residence was constructed in 1929. This application complies with the majority of the items in the Site Characteristics Review. City-County Planning Commission warrenpc.org (270) 842-1953 1141 State Street Bowling Green, KY 42101
2018-53-Z-CO Page 4 of 32 Zone Change Staff Report SITE DESIGN and COMPATIBILITY REVIEW Surrounding density: Subdivisions fronting McLellan Road are low to moderate density. Properties fronting Morehead Road are a mixture of large agricultural tracts and rural density residential properties. Densities of existing subdivisions in the area range from 0.21 du/ac to 25.82 du/ac (see attached map). The density of the proposed development is 2.53 du/ac. Surrounding land uses: Please see the attached existing land use map. The surrounding area is mainly comprised of agricultural and single family residential uses. There is also a public and a commercial use located nearby. There are also several vacant tracts in the general vicinity. Surrounding architectural features: There is a mixture of one- and two-story homes of varying ages in the area. Building materials review: The majority of homes in the Greystone subdivision are vinyl. The majority of homes in McLellan Farms are brick, stone, cement siding or other modern masonry or construction material. Building orientation: Homes should face internal streets within the development. Landscaping and screening: N/A Proposed open space: The maximum allowable lot coverage in the RS-1C zone is 70%, meaning a minimum of 30% of the proposed lot will remain as open space. Connectivity: The proposed development shall connect to the existing stub streets on Cedar Trail Avenue and McIntyre Street, as well as provide a stub street to the remaining portion of the parent tract to the west. Pedestrian, bicycle or transit facilities: Sidewalks are required within the proposed development. AREA SPECIFIC POLICY REVIEW Applicable plan(s): There are no focal point plans or corridor studies applicable to this development. TRAFFIC IMPACT STUDY Section 3.1.4 of the Zoning Ordinance requires the submission of a Traffic Impact Study (TIS) for any development that meets the thresholds identified by the Bowling Green Public Works Department (BGPW), Warren County Public Works Department (WCPW) or the Kentucky Transportation Cabinet (KYTC). Such TIS shall analyze the effect of the proposed project on the surrounding roadways and intersections. Such effect shall be measured against the existing level of service standard and circulation patterns for the roadways affected by the proposed development s impact. Exceptions to this requirement may be approved after consultation between the applicant and affected agencies (BGPW, WCPW and/or KYTC). When a project s traffic impact can be clearly anticipated without a study and all of the parties involved (transportation agency(ies) and applicant) are able to negotiate appropriate mitigation, a TIS may not be necessary. The applicant must provide documentation, in writing, from all affected agencies, exempting their particular development from the TIS requirement, along with a commitment in the form of a development plan condition(s). This documentation must be submitted as a part of an application (Zoning Map Amendment, Amendment to Development Plan Conditions, FLUM Amendment), in order for the application to be deemed complete. BGPW and WCPW waived a TIS in lieu of improvements. The applicants have committed in development plan condition #6 that existing County and City roads shall be improved with additional pavement overlays. City-County Planning Commission warrenpc.org (270) 842-1953 1141 State Street Bowling Green, KY 42101
2018-53-Z-CO Page 5 of 32 Zone Change Staff Report GENERAL DEVELOPMENT PLAN / DEVELOPMENT PLAN CONDITIONS The applicants have submitted the following Development Plan Conditions to help address compatibility with the surrounding area: 1) All service utility lines will be located underground. 2) The Property may be developed into a maximum of forty-two (42) single family dwelling units. 3) All exterior facades of principal structures located on the Property will be constructed of at least eighty percent (80%) stone, brick, lp smart siding EIFS or other cementitious or modern masonry materials. Plain-faced block shall be prohibited. Each residence shall have an attached two-car garage and a minimum of one thousand six hundred (1,600) square feet of heated living space exclusive of porches and garage. This Development Plan Condition shall remain a Development Plan Condition only until recordation of a Subdivision Plat of the Property or recordation of Restrictive Covenants applicable to the Property, after which this Development Plan Condition shall be included in such Plat and/or Restrictive Covenants and shall no longer be a Development Plan Condition. 4) The Property will be developed with uniform street lighting. 5) The Property will be developed with an internal system of streets and with a stub street connection to the remainder of the Mary Louise Smith Family Limited Partnership No. 1 property to the west of the property. 6) Existing County and City Roads shall be improved with additional pavement overlays as specified by the County Road Department and the City of Bowling Green Public Works Department. 7) Vehicular construction traffic to the Property will be restricted to access via Cedar Trail Avenue. 8) The Property will be developed and maintained to preserve to the fullest extent practicable all trees with a caliper of at least 10 inches located within eight feet of the perimeter property lines of the development. 9) Sinkholes detected on the Property prior to or during construction will be repaired or protected with a sinkhole structure using methods approved by the Warren County Department of Public Works Stormwater Management, depending upon whether such sinkholes are located in a proposed drainage area. 10) The Property will be developed with sidewalks on both sides of all interior streets. 11) Prior to demolition of the existing residence on the Property, Habitat for Humanity ReStore and/or other similar non-profit organizations will be afforded an opportunity to inspect the residence and remove any items which might be reused. 12) Fire hydrants will be located and spaced in cooperation with the Woodburn Fire Department. City-County Planning Commission warrenpc.org (270) 842-1953 1141 State Street Bowling Green, KY 42101
2018-53-Z-CO Page 6 of 32 Zone Change Staff Report 13) Prior to or simultaneous with the recordation of a Plat of the Property, a Declaration of Restrictive Covenants applicable to the Property will be recorded, which covenants shall provide for mandatory membership in a Homeowner s Association and for ownership of all common areas by the Homeowner s Association. The proposed General Development Plan meets a majority of the review criteria for site design and compatibility. Compatibility of the proposed development should be determined by the Planning Commission. The application will be subject to further review for compliance with Zoning Ordinance requirements at the building permit portion of the review process, if approved. STAFF REVIEW SUMMARY The applicants are proposing to rezone 16.5912 +/- acres in order to construct a maximum of 42 single family residential lots. The proposed RS-1C zone may be appropriate given the proposed density of 2.53 du/ac and the Moderate Density Residential FLUM category. The proposal complies with a majority of the criteria assessed in the review process. The Planning Commission should determine if the proposal is compatible with the area and if it complies with the goals, objectives and action items outlined in the FOCUS 2030 Comprehensive Plan. City-County Planning Commission warrenpc.org (270) 842-1953 1141 State Street Bowling Green, KY 42101
2018-53-Z-CO Page 7 of 32 Zone Change Staff Report SUGGESTED MOTIONS I make the motion to APPROVE the proposed Zoning Map Amendment, together with and conditioned upon the General Development Plan, docket number 2018-53-Z-CO. Based upon the testimony and documents presented in this public hearing, the proposed Zoning Map Amendment is consistent with the adopted FOCUS 2030 Comprehensive Plan as demonstrated by its compliance with the objectives and action items presented in the staff report. (Compliance Summary Listed at Bottom of Page - Note Exceptions if Applicable) Therefore, the proposed Zoning Map Amendment is in agreement with the adopted Comprehensive Plan. Further, I request that this motion include the summary of evidence and testimony presented by the witnesses at this public hearing. I make the motion to DENY the proposed Zoning Map Amendment, docket number 2018-53-Z-CO. Based upon the testimony and documents presented in this public hearing, the proposed Zoning Map Amendment is not consistent with the adopted FOCUS 2030 Comprehensive Plan as demonstrated by its noncompliance with the objectives and action items presented in the staff report. (Compliance Summary Listed at Bottom of Page - Note Exceptions if Applicable) Therefore, the proposed Zoning Map Amendment is not in agreement with the adopted Comprehensive Plan. Further, I request that this motion include the summary of evidence and testimony presented by the witnesses at this public hearing. COMPLIANCE SUMMARY Items In Compliance: Items Not In Compliance LU-1.1.1* TR-2.1 HN-1* LU-1.1.1* PR-1.7* HN-1* LU-1.1.2* HN-1.3* LU-1.1.2* HN-1.3* LU-1.1.3* PR-1.7* HN-2.1* LU-1.1.3* NCR-1.1* HN-2.1* LU-2* HN-4* LU-2* NCR-1.3* HN-4* LU-2.1* NCR-1.1* LU-2.1* NCR-1.1.6* LU-2.1.4* NCR-1.3* LU-2.1.1 NCR-2.5 LU-2.3.1 NCR-1.1.6* LU-2.1.4* NCR-2.5.3 LU-2.5.3* NCR-2.4.1 *Denotes items in both the compliance and non-compliance columns. Planning Commission to determine compliance with these items. City-County Planning Commission warrenpc.org (270) 842-1953 1141 State Street Bowling Green, KY 42101
2018-53-Z-CO Page 8 of 32 CCTT NN LLAA EELL CCLL M M RRDD CCKK RROO EEYY GGRR DDRR CO UR T EE YYRR NNTT CCII M M W AY M CG LO CK LIN NN M LL EELLM RREEDD AARR CCEEDD EEEETT R R T T N SS RRUUN CH EL SA RR LLEE B B BB GGOO SSTT BO W IE AV EN UE AERIAL 2018-53 - Z - CO 100 0 100 200 Feet
LI BE 2018-53-Z-CO Page 9 of 32 TURKEY RUN DR RED CLOVER AVE HI BE HI BE HI BE HI BE CENTURY STREET HI BE CEDAR RUN STREET GREYROCK DR MCLELLAN RD HI BE HI BE GB BE GB BE MCINTYRE ST GB BE RS-1B BE RS-1B BE GB BE RM-4 RM-4 RM-4 RM-4 BOWIE AVENUE HB RM-4 P NASHVILLE ROAD EXISTING ZONING F 2018-53 - Z - CO F F FNB PUD RM-4 RS-1C MOREHEAD RD CB F GB RM-4 HI LI MHP OP-C F OP-R RM-2 F P RM-3 400 0 400 800 Feet RR RS-1A RS-1B RS-1D F
RE UN D R 2018-53-Z-CO Page 10 of 32 E OV CL TURKEY R D R E AV MAPLE RID R TU N CE R EE T EL N LA AR CED ST RU N ET CL M GE ST E TR S Y RD GR EY RO CK DR L LOCK MCG AY IN W YR NT CI M T ES BO W PI O NE ER IE AV E NU S NA ILL HV E AD O R E AV E RE MO EXISTING LAND USE 2018-53 - Z - CO DR H EA D 400 RICULTURAL PUBLIC-INSTITUTIONAL COMMERCIAL MULTI-FAMILY RESIDENTIAL INDUSTRIAL SINGLE-FAMILY RESIDENTIAL PUBLIC VACANT 0 400 800 Feet
2018-53-Z-CO Page 11 of 32 TURKEY RUN DR RED CLOVER AVE Industrial Industrial Industrial CENTURY STREET MAPLE RIDGE ST CEDAR RUN STREET MCLELLAN RD Industrial GREYROCK DR Moderate Density Moderate Density MCGLOCKLIN WAY MCINTYRE ST Moderate Density BOWIE AVENUE NASHVILLE ROAD PIONEER AVE Low Density MOREHEAD RD FUTURE LAND USE Mixed Use - R 2018 Mixed Use - 53 - R - Z - CO Rural Village High Density Residential Institutional / Governmental Low Density Agriculture Rural Mixed Density Use Residential - R Low Density Residential Mixed Use / Residential Open Space, Parks & Recreation Low Density Mixed Use / Commercial Cemetery Road Overlay Mixed Use - R Mixed Use - R Commercial Lovers Lane Overlay Low Density Moderate Density Residential Industrial Low Density
MALLARD ST TEAL STREET MANDERIN AVE THE SOUTHERN # OF UNITS: 275 (PER B. E.'S) SUM ACREE: 10.65 DENSITY: 25.82 UNITS/ACRE MOUNT EVEREST WAY DENSITY MAP 2018-53 - Z - CO HUNTERS POINTE LN SUMMIT BLVD MOUNT EVEREST COURT BETTERSWORTH ROAD 2018-53-Z-CO Page 12 of 32 GREYSTONE (PLATTED PORTION) # OF LOTS: 559 SUM ACREE: 224.53 MEAN ACREE: 0.40 DENSITY: 2.49 UNITS/ACRE WEST MCLELLAN RD PROGRESS AVE CENTURY STREET RED MAPLE STREET MAPLE RIDGE ST RED CLOVER AVE RED ELM LN MCLELLAN RD GREYROCK DR MCINTYRE ST NASHVILLE ROAD CHINA TREE WAY BOWIE AVENUE PIKES PEAK WAY DILLARD RD The information on this map is generated from a parcel layer that is based on platted subdivision information. The acreages on this map may not match neither the PVA nor the recorded plats. SYLVAN CIR The user understands that the entities which comprise the City - County Planning Commission of Warren County make no representations to the accuracy of the information in the mapping data or images contained on this map, but rather, provide said information as is. The user knowingly waives any and all claims for damages against any and all of the entities comprising the City-County Planning Commission of Warren County that might arise from the mapping data. This is not a legal document! MCLELLAN FARM # OF LOTS: 98 SUM ACREE: 49.45 MEAN ACREE: 0.50 DENSITY: 1.98 UNITS/ACRE MOREHEAD RD PIONEER VILLE (EXCLUDING FIRE STATION) # OF LOTS: 28 SUM ACREE: 34.48 MEAN ACREE: 1.23 DENSITY: 0.81 UNITS/ACRE PIONEER AVE VANMETER LOTS # OF LOTS: 6 SUM ACREE: 3.29 MEAN ACREE: 0.55 DENSITY: 1.82 UNITS/ACRE RHOADES # OF LOTS: 4 SUM ACREE: 18.67 MEAN ACREE: 4.67 DENSITY: 0.21 UNITS/ACRE
OWNER: MARY LOUISE SMITH ESTATE & MARY LOUISE SMITH FAMILY LIMITED PARTNERSHIP NO.1 P.O. BOX 356 BOWLING GREEN, KY 42102 REZONING PLAT FOR: THE SMITH FAMILY PROPERTY DEED BOOK 261, PE 302 AND A PORTION OF DEED BOOK 750, PE 001 377 MCLELLAN ROAD & MOREHEAD ROAD WARREN COUNTY, KY VAN METER & SLAVEY, LLC PROFESSIONAL ENGINEERING - LAND SURVEYING 1015 Shive Lane - Bowling Green, KY 42103 P : 270.799.1001 F : 270.721.0011 E : lsslavey@att.net SW W E S SE NW NE 0' 200 400 600 GENERAL LEGEND MONUMENT FOUND (AS DESCRIBED) IRON PIN SET (IPS) DRAWN BY: RHM CHECKED BY: V&S JOB #: 18330 SURVEY DATE: 11-16-2017 PLOT DATE: 10-23-2018 LLS SCALE: 1 = 200 SHEET: 1 OF 1 APPROX. 1,491-FT ± TO THE C/L OF NASHVILLE ROAD 10-23-2018 FLOOD NOTE: I HEREBY CERTIFY THAT THE PROPERTY AS SHOWN HEREON IS NOT IN A 100 YEAR FLOOD PLAIN AS LOCATED BY FLOOD INSURANCE RATE MAP #21227C0295E, AND DATED MAY 2, 2007. UTILITY NOTE: UTILITIES SHOWN HEREON WERE LOCATED FROM FIELD EVIDENCE AND OTHER AVAILABLE RECORDS. OTHER UTILITIES MAY EXIST THAT MAY NOT BE SHOWN. NO GUARANTEE IS EXPRESSED OR IMPLIED AS TO THE LOCATION OF THE UTILITIES. SS S SE E SW NE W NW N 410 409 408 407 406 405 404 403 402 401 400 399 398 397 64 67 66 GREYSTONE 66-1 SUBDIVISION ROW CLOSING 54-1 PLAT BOOK 36, PE 14 54 44 43 76 42 41 40 39 96 38 37 95 36 94 35 91 34 90 33 32 31 30 28 27 RUSH 29 55 BRAY MCCAULEY GARDNER COTTINGHAM CITY OF BG 89 67 PLAT BOOK 29, PE 199 GREYSTONE SUBDIVISION BOWLING GREEN, KY SITE VICINITY MAP NOT TO SCALE SE SW E NW NE N S GENERAL NOTES: 1. SOURCE OF TITLE: DEED BOOK 261, PE 302 AND A PORTION OF DEED BOOK 750, PE 001. 2. THIS SURVEY IS SUBJECT TO ALL FACTS THAT MAY BE DISCLOSED BY A FULL AND ACCURATE TITLE SEARCH. 3. SOURCE OF BEARING: NAD83. 4. THE SURVEY AS SHOWN HEREON IS A RURAL SURVEY AND THE ACCURACY AND PRECISION OF SAID SURVEY MEETS ALL THE SPECIFICATIONS OF THIS CLASS. 5. THIS PLAT REPRESENTS A BOUNDARY SURVEY AND COMPLIES WITH 201 KAR 18:150. 6. THE BEARINGS AND DISTANCES AS SHOWN HEREON ARE BASED ON AN UNADJUSTED RANDOM TRAVERSE. 7. UNADJUSTED CLOSURE 1:26,217. 8. DATE OF FIELD SURVEY: NOVEMBER 16, 2017. 9. ALL SET IRON PINS SHOWN ARE 5/8-INCH DIAMETER BY 18-INCHES LONG REBAR WITH YELLOW PLASTIC CAPS STAMPED "L SLAVEY KY 3922". W GREYSTONE SUBDIVISION SECTION XIII PLAT BOOK 41, PES 150-151 MARY LOUISE SMITH FAMILY LIMITED PARTNERSHIP NO.1 DB. 750, P. 001 PVA# 030A-56 (ZONED ) GREYSTONE SUBDIVISION SECTION XII PLAT BOOK 40, PES 497-498 BARN GREYSTONE SUBDIVISION SECTION XII PLAT BOOK 41, PE 88 GREYSTONE SUBDIVISION SECTION II PLAT BOOK 32, PE 165 MCINTYRE STREET (50-FT R/W - 24-FT PVM'T) CORPORATE LIMITS CORPORATE LIMITS BARN GREYSTONE SUBDIVISION PLAT BOOK 29, PE 199 CEDAR TRAIL AVENUE (50-FT R/W - 24-FT PVM'T) 377 MCLELLAN ROAD SHED GREYSTONE SUBDIVISION PLAT BOOK 29, PE 199 MCLELLAN ROAD (50-FT R/W - 24-FT PVM'T) CORPORATE LIMITS CORPORATE LIMITS WARREN COUNTY GRAU DEED BOOK 1068, PE 459 MCLELLAN FARMS SUBDIVISION SECTION I PLAT BOOK 38, PES 54-58 MCLELLAN FARMS SUBDIVISION SECTION II PLAT BOOK 39, PES 177-179 MCLELLAN FARMS SUBDIVISION SECTION II PLAT BOOK 40, PE 205 MCLELLAN FARMS SUBDIVISION SECTION II PLAT BOOK 39, PES 177-179 WARREN COUNTY S 68 10'57" W 1,112.34' WARREN COUNTY N 68 09'28" E - 1,103.85' S 30 17'36" E WARREN COUNTY MOREHEAD RD DILLARD RD MOREHEAD RD NASHVILLE ROAD U.S. 31W MCLELLAN RD N 65 53'04" E - 786.43' FENCE POST S 41 20'44" E 25.70' 20.66' LOOP NO. 2 1/2-INCH IRON PIN "KY1859" 5/8-INCH IRON PIN "KY3111" S 68 46'01" W - 314.61' 202.68' S 68 46'01" W S 41 54'28" E 193.30' N 33 24'18" W 24.68' N 43 31'03" W 101.38' EXISTING SANITARY MANHOLE RIM: 593.62 INV.: 584.57 S 68 46'01" W 253.67' N 21 11'32" W 337.05' 128.32' N 40 39'42" E N 49 19'33" E 50.84' N 54 42'48" E 22.87' 55,932 S.F. 1.2840 AC. MARY LOUISE SMITH DB. 261, P. 302 PVA# 030A-56 (ZONED ) S 41 54'28" E - 1,217.32' EXISTING SANITARY MANHOLE RIM: 604.26 INV.: 597.36 5/8-INCH IRON PIN "KY3111" S 68 48'28" W 434.40' MITCH MCONNELL WAY RED CLOVER AVE OLD NASHVILLE RD 5/8-INCH IRON PIN N 24 03'46" W 136.53' 129.55' N 33 42'55" W 50.72' N 35 19'27" W 84.12' S 65 56'14" W 185.89' S 82 22'39" W 52.13' N 26 43'36" W 70.61' S 65 56'14" W 139.27' S 27 59'09" E 138.82' N 54 24'40" E 117.77' S 05 27'31" W 95.86' 656.88' N 41 50'54" W 199.03' N 14 49'12" W 122.22' N 13 31'54" E 120.64' SELLS 5/8-INCH IRON PIN ROBEY TRACT 2 666,781 S.F. 15.3072 AC. CORNELL POTTER MCGREGOR HENDERSON DECESARE CHAFFIN CANTERBURY HARRIS WOOLEY LAW ZONE CHANGE REQUEST TO RS-1C TOTAL: 16.5912 ACRES CROWDER GLASSCOCK ROEMER GOLUBOVIC HOLTS TRACT 1 DUGANDZIJA LOBB MCFADDEN OSSELLO HUCKABY MCLELLAN FARMS HOA CITY OF BG 2 MOLSHEIM HOLDINGS, LLC (HI) A. FRANKLIN BERRY JR. SUBDIVISION PLAT BOOK 42, PES 260-261 HART MCGURL STOVALL JONES SALES HAMMER ALEBEEK HISKEY BACHMAN HASANOVIC CENTRAL AVE 2018-53-Z-CO Page 13 of 32
OWNER: MARY LOUISE SMITH ESTATE & MARY LOUISE SMITH FAMILY LIMITED PARTNERSHIP NO.1 P.O. BOX 356 BOWLING GREEN, KY 42102 REZONING EXHIBIT FOR: THE SMITH FAMILY PROPERTY DEED BOOK 261, PE 302 AND A PORTION OF DEED BOOK 750, PE 001 377 MCLELLAN ROAD & MOREHEAD ROAD WARREN COUNTY, KY VAN METER & SLAVEY, LLC PROFESSIONAL ENGINEERING - LAND SURVEYING 1015 Shive Lane - Bowling Green, KY 42103 P : 270.799.1001 F : 270.721.0011 E : lsslavey@att.net SW W E S SE NW NE PRELIMINARY NOT FOR LAND TRANSFER FOR REVIEW ONLY 0' 200 400 600 GENERAL LEGEND MONUMENT FOUND (AS DESCRIBED) IRON PIN SET (IPS) DRAWN BY: RHM CHECKED BY: V&S JOB #: 18330 SURVEY DATE: 11-16-2017 PLOT DATE: 10-23-2018 LLS SCALE: 1 = 200 SHEET: 1 OF 1 APPROX. 1,491-FT ± TO THE C/L OF NASHVILLE ROAD FLOOD NOTE: I HEREBY CERTIFY THAT THE PROPERTY AS SHOWN HEREON IS NOT IN A 100 YEAR FLOOD PLAIN AS LOCATED BY FLOOD INSURANCE RATE MAP #21227C0295E, AND DATED MAY 2, 2007. UTILITY NOTE: UTILITIES SHOWN HEREON WERE LOCATED FROM FIELD EVIDENCE AND OTHER AVAILABLE RECORDS. OTHER UTILITIES MAY EXIST THAT MAY NOT BE SHOWN. NO GUARANTEE IS EXPRESSED OR IMPLIED AS TO THE LOCATION OF THE UTILITIES. SS S SE E SW NE W NW N 410 409 408 407 406 405 404 403 402 401 400 399 398 397 64 67 66 66-1 54-1 54 44 43 76 42 41 40 39 96 38 37 95 36 94 35 91 34 90 33 32 31 30 28 27 RUSH 29 55 BRAY MCCAULEY GARDNER COTTINGHAM CITY OF BG 89 67 PLAT BOOK 29, PE 199 GREYSTONE SUBDIVISION BOWLING GREEN, KY SITE VICINITY MAP NOT TO SCALE SE SW E NW NE N S GENERAL NOTES: 1. SOURCE OF TITLE: DEED BOOK 261, PE 302 AND A PORTION OF DEED BOOK 750, PE 001. 2. THIS SURVEY IS SUBJECT TO ALL FACTS THAT MAY BE DISCLOSED BY A FULL AND ACCURATE TITLE SEARCH. 3. SOURCE OF BEARING: NAD83. 4. THE SURVEY AS SHOWN HEREON IS A RURAL SURVEY AND THE ACCURACY AND PRECISION OF SAID SURVEY MEETS ALL THE SPECIFICATIONS OF THIS CLASS. 5. THIS PLAT REPRESENTS A BOUNDARY SURVEY AND COMPLIES WITH 201 KAR 18:150. 6. THE BEARINGS AND DISTANCES AS SHOWN HEREON ARE BASED ON AN UNADJUSTED RANDOM TRAVERSE. 7. UNADJUSTED CLOSURE 1:26,217. 8. DATE OF FIELD SURVEY: NOVEMBER 16, 2017. 9. ALL SET IRON PINS SHOWN ARE 5/8-INCH DIAMETER BY 18-INCHES LONG REBAR WITH YELLOW PLASTIC CAPS STAMPED "L SLAVEY KY 3922". W GREYSTONE SUBDIVISION SECTION XIII PLAT BOOK 41, PES 150-151 MARY LOUISE SMITH FAMILY LIMITED PARTNERSHIP NO.1 DB. 750, P. 001 PVA# 030A-56 (ZONED ) GREYSTONE SUBDIVISION SECTION XII PLAT BOOK 40, PES 497-498 BARN GRAU DEED BOOK 1068, PE 459 GREYSTONE SUBDIVISION SECTION XII PLAT BOOK 41, PE 88 MCLELLAN FARMS SUBDIVISION SECTION I PLAT BOOK 38, PES 54-58 GREYSTONE SUBDIVISION SECTION II PLAT BOOK 32, PE 165 MCINTYRE STREET (50-FT R/W - 24-FT PVM'T) CORPORATE LIMITS CORPORATE LIMITS GREYSTONE SUBDIVISION ROW CLOSING PLAT BOOK 36, PE 14 GREYSTONE SUBDIVISION PLAT BOOK 29, PE 199 MCLELLAN FARMS SUBDIVISION SECTION II PLAT BOOK 39, PES 177-179 CEDAR TRAIL AVENUE (50-FT R/W - 24-FT PVM'T) MCLELLAN FARMS SUBDIVISION SECTION II PLAT BOOK 40, PE 205 GREYSTONE SUBDIVISION PLAT BOOK 29, PE 199 MCLELLAN FARMS SUBDIVISION SECTION II PLAT BOOK 39, PES 177-179 WARREN COUNTY WARREN COUNTY FENCE POST EXISTING SANITARY MANHOLE RIM: 593.62 INV.: 584.57 MCLELLAN ROAD (50-FT R/W - 24-FT PVM'T) MOREHEAD RD DILLARD RD MOREHEAD RD NASHVILLE ROAD U.S. 31W MCLELLAN RD LOOP NO. 2 1/2-INCH IRON PIN "KY1859" EXISTING SANITARY MANHOLE RIM: 604.26 INV.: 597.36 5/8-INCH IRON PIN "KY3111" 5/8-INCH IRON PIN "KY3111" MITCH MCONNELL WAY RED CLOVER AVE OLD NASHVILLE RD 5/8-INCH IRON PIN 26 25 24 23 22 27 28 21 20 29 42 30 19 31 32 33 SELLS 34 18 35 36 17 37 38 16 39 ROBEY 40 41 1 15 5/8-INCH IRON PIN 14 13 12 11 CORNELL 10 POTTER 9 8 MCGREGOR 7 6 HENDERSON 5 4 3 2 DECESARE CHAFFIN CANTERBURY HARRIS WOOLEY LAW CROWDER GLASSCOCK ROEMER GOLUBOVIC HOLTS DUGANDZIJA LOBB MCFADDEN OSSELLO HUCKABY 43 MCLELLAN FARMS HOA CITY OF BG 2 MOLSHEIM HOLDINGS, LLC (HI) A. FRANKLIN BERRY JR. SUBDIVISION PLAT BOOK 42, PES 260-261 HART MCGURL STOVALL JONES SALES HAMMER ALEBEEK HISKEY BACHMAN HASANOVIC CENTRAL AVE 2018-53-Z-CO Page 14 of 32
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2018-53-Z-CO Page 30 of 32 Rachel Hurt From: Rachel Hurt Sent: Tuesday, October 16, 2018 2:44 PM To: Kevin Brooks Cc: 'Lucas Slavey'; 'BARRETT 'vall Ben Peterson; 'Tad Pardue' Subject: Staff Comments: Proposed Zone Change - 377 McLellan Road Attachments: Fire Department Comments.pdf Good Afternoon, In reviewing the application for the proposed rezoning a portion of the property located at 377 McLellan Road, staff has generated the following comments for your consideration: Development plan condition #3 outlines permitted building materials for the proposed development. Would you also consider prohibiting plain faced block as a visible finished material? Development plan condition #5 makes reference to a thirty one acre tract located at White Dogwood Drive, a twentytwo acre tract west of the property which adjoins Morehead Road, the property at 1534 Morehead Road and the property at 252 Bowie Avenue. The portion of the property subject to the rezoning application does not physically adjoin any of these properties/locations. Can you please revise development plan condition #5 accordingly? You may consider replacing this portion of the development plan condition with a reference to stub street connections being provided to the remaining portion of the parent tract to the west as shown on the preliminary development plan. Development plan condition #7 references construction traffic and states that it will be restricted to no more than two locations. There are only two points of ingress/egress into the development (Cedar Trail Avenue and McIntyre Street). Can you please clarify the intent of this development plan condition? Development plan condition #8 addresses preservation of a portion of the existing vegetation located on the property and references mature trees on the perimeter property lines. Would you consider clarifying the terms mature and perimeter? Perhaps defining trees of a certain caliper and also a specific distance/buffer width within the perimeter property lines? Development plan condition #10 states that sidewalks will be developed on all interior streets. Is it the intent of this development plan condition that sidewalks will be installed of both sides of all interior streets? Can you please clarify? LU 2.1.1 of the FOCUS 2030 Comprehensive Plan encourages increased open space standards, to ensure that an adequate amount of such space is usable. The submitted preliminary lot layout does not appear to incorporate any type of open space other than a proposed drainage area. Would you consider incorporating additional open space within the development? NCR 1.1 and NCR 1.3 from the FOCUS 2030 Comprehensive Plan evaluate physical suitability of a particular development with existing natural features and the natural environment. Development plan condition #9 as submitted addresses sinkholes on the property. Would you consider an additional development plan condition to address the existing wetland that is also present on the site? According to PVA records, the existing residence located on the property was constructed in 1929. NCR 2.5 and NCR 2.5.3 from the FOCUS 2030 Comprehensive Plan promote the preservation of historic resources and structures and state that these items should be considered in development plan review. Staff has noted that the existing residence was not addressed in your application or development plan conditions. Would you consider preserving the residence as part of the proposed development? Or perhaps consider donating any salvageable materials from the existing home to the Habitat for Humanity ReStore or similar organization? 1
The rezoning exhibit and preliminary lot layout have Cedar Trail Avenue labeled as Cedar Trail Drive. Can you please revise? Staff forwarded the preliminary lot layout to the Woodburn Fire Department for their review. I have attached an e mail from Bob Skipper, Department Chief. Would you consider incorporating their suggestion on hydrant spacing as a part of the development plan conditions? To ensure timely delivery of meeting materials to our Planning Commissioners, please submit any revisions you may have no later than Tuesday, October 23rd at 2:00 PM. Please note that failure to submit revisions prior to this deadline may result in postponement of your application to another hearing date and assessment of a $100 re advertising fee; OR the staff report will be sent out as is and it will be the responsibility of the applicant to address deficient items with the Planning Commission during the public hearing. Please let me know if you have any questions or concerns regarding the above comments. I am happy to assist however I can! Sincerely, Rachel Hurt Planner III 2018-53-Z-CO Page 31 of 32 1141 State Street Bowling Green, KY 42101 270.842.1953 2
2018-53-Z-CO Page 32 of 32 Rachel Hurt From: Sent: To: Subject: Skipper, Bob Friday, October 12, 2018 3:36 PM Rachel Hurt Re: Upcoming Rezoning Application on McLellan Road Rachel, We do not have an issue with the rezoning. However, when the timing is appropriate, we would like to see hydrants at a minimum of 800 feet apart. Would the line tie into the existing line at the DeCesare property? That would be great since we already have hydrants with flows of 1,000 gallons or more, which we would need on houses of that size. Thanks. Bob Bob Skipper Media Relations Director WKU Public Affairs 1906 College Heights Blvd. #11012 Bowling Green, KY 42101 www.wku.edu "No person has the right to rain on your dreams. Dr. Martin Luther King Jr. From: Rachel Hurt <Rachel.Hurt@bgky.org> Date: Tuesday, October 9, 2018 at 2:44 PM To: Bob Skipper <bob.skipper Subject: Upcoming Rezoning Application on McLellan Road Chief Skipper, I have attached a conceptual layout for an upcoming rezoning application scheduled to be considered by the Planning Commission on Thursday, November 1st. The property is located at 377 McLellan Road. The applicant is proposing to develop a single family residential subdivision containing 40 building lots, with opportunity for additional phases in the future (to be rezoned at a later date). If approved, this development will be served by the Woodburn Fire Department. Please let me know if you have any comments or requests regarding the proposed development that you would like me to forward to the applicant. If you have any questions, please be sure to let me know. Sincerely, Rachel Hurt Planner III 1141 State Street Bowling Green, KY 42101 270.842.1953 Rachel Hurt 1