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Staff recommends lower density for Pine Grove Road rezoning; cites rural-character concerns
Summary
Staff recommended denying a rezoning to 9 dwelling units per acre on a 7.24-acre Pine Grove Road parcel, proposing a PR zoning up to 4 units/acre with conditions to retain trees and improve Pine Grove Road due to compatibility and access concerns.
Staff presented a rezoning request for a 7.24-acre parcel on the south side of Pine Grove Road and said the applicant sought planned residential zoning up to 9 dwelling units per acre. The staff reviewer said the requested density "is not compatible with the agricultural zoning on all abutting parcels, and it is significantly more intense than the zoning along this section of Pine Grove Road," and recommended approval of PR up to 4 dwelling units per acre instead, subject to two conditions: retain existing healthy trees within a 35-foot peripheral setback and widen Pine Grove Road from the development entrance to Strawberry Plains Pike per county engineering guidance.
Staff estimated the recommended density could yield up to 29 units, while the requested 9 units/acre could yield up to 65, and flagged transportation capacity and rural-character compatibility as the primary concerns. Commissioners asked if the recommended density aligned with nearby subdivisions' patterns and whether road widening would be required; staff reiterated county engineering recommended roadway improvements for higher-density development.
