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04SN0135-Jan 28.pdfJanuary 28, 2004 .BS STAFF'S REQUEST ANALYSIS AND RECOMMENDATION 04SN0135 Centex HOmes-So. VA Matoaca Magisterial District Clover Hill Elementary, Swift Creek Middle and Clover Hill High School Attendance Zones Offthe south line of Hull Street Road REQUEST: Amendment to Conditional Use Planned Development(Case 87S134) relative to USES. PROPOSED LAND USE: A residential townhouse development is proposed. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. STAFF RECOMMENDATION Recommend approval for the following reasons: The proposed zoning and land use conform to the Upper: Swirl Creek Plan .which suggests the property is appropriate for regional mixed uses~ Bo The proposed zoning and land use provide .an appropriate transition to both existing and future residential developments located'::to the west and South .of Swirl Creek. (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S)' MAY PROFFER OTHER CONDITIONS. THE CONDITIONS NOTED WITH"ST~F/CPC" WERE Providing a FIRST CHOICE Community Through Excellence in Public Service. AGREED UPON BY BOTH STAFF AND THE COMIVIISSION. CONDITIONS WITHONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF, CONDITIONS-WITH' ONLY A "CPC"ARE ADDITIONAL CONDITIONS RECOMMENDED BY'-THE' PLUG COMMISSION.) CONDITIONS (STAFF/CPC) 1. In addition to those uses permitted by the Textual '-Statement Item II.B.3, of Case 87S134, Residential To~ouse (R,T~ development 'shall be permitted'in accordance with the requirements of the. Zoning Ordinance for Residential' Townhouse (R-TH) Districts. (P) - . (Note: This cOndition amends Textual Statement Item II.B.3. of Case 87S134 for' the subject property0 (STAFF/CPC) 2. The developer shall address the-Chesapeake Bay Prese~ation Act (CBPA) requirements for this site independent 'of the:overall: Villages at Swift·Creek CBPA plan. (EE) PROFFERED CONDITION (STAFF/CPC) 1. All roads that accommodate general traffic cirCulation through the development, as determined by the Transportation ~Department, shall be designed and eonstmeted to- state standards and taken into the state _system.. This condition may. be ·modified by the Transportation Department if it is dete~ed-that the roadS:;~r any part of.such roads cannot be designedfOt state acceptance. -For'any roads which accommodate general .traffic Circulation through the development that are not to be'apart of-thestatesYstem,-a plan-that insures the continual maintenance of .the: private streetS: shall be submitted :to, and approved by, . the .Transportation Department. This cOndition shall not apply todevelOpments such· as apartments, which.do not have individual lots:or units for sale,. (T) (STAFF/CPC) 2. With respect to the density of the subject property, the reference to multifamily uses in Proffered Condition9 :of Case 00SN0280 shill include.townhouse units aswell. 0~)' ' - ~ GENERAL INFORMATION Location: Lies off the south line' of Hull Street Road, east of M0ekingbffd~ Tax 732-674~ 3945 (Sheet 16). ' 2 04SN0135-JAN2g-BOS Existing Zoning: C-3 and 0-2 with Conditional Use Planned Development Size: 45.3 acres Existing Land Use: Vacant Adiacent Zoning and Land Use:' North South East West - 0-2 and C-3 with Conditional 'Use Planned Development; Commercial or vacant - A; Single family residential or vacant - 0-2 and C-3 .with Conditional Use Planned DeVelopment; Multi-family (under construction) - A and R-7; Single family residential or vacant UTILITIES Public Water System: 'There is a twelve (12) inch water line that extends along a portion of Craig Rath Boulevard to serve Phase III of "The Villages At Swift'Creek," and-terminates approximately 125 feet north of this site. Use 'of the public water system is required as an existing condition of zoning. (Case 87S 134, Condition 7) public Wastewater System: There is an existing thirty (30) inch wastewater trunk line extending along Swift' Creek adjacent to the southern and western boundary of this site. Use of the public wastewater system is required as an existing condition.of zoning. (Case 87S134, Condition 7) ENVIRONMENTAL Drainage and Erosion: This property was included in the overall zoning of the Swift Creek development and is ~.adjaeent to Swift Creek. The property has been grubbed and currently has the beg'mnings of much volunteer growth. There are currently no on- or off-site erosion problems with this portion of the site due to the recently cleaned silt'basins that have been in Place for several years. 04SN0135-JAN28-BOS Water Quality: The slopes are extremely steep along Swirl Creek, which is a perennial stream and is therefore subject to a 100 foot conservation area with Very limited !uses. Currently, there is a problem with one (1) of the tWo (2) Best Management Practices (BMPs) that cover the entire area of the Villages at Swift.Creek, This BMP is located in the floodplain adjacent to SwiftCreek and was destroyed on tWo (2) occasions in the.past (6) six months. As a result, the Environmental Engineering Department will require that the developer retrofit one (1) of the existing onsite silt basins to adequately address individual compliance with Chesapeake Bay Act. (Condition 2) PUBLIC FACILITIES The need for fire, school, library, park and transportation facilities is identified in the Public Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program. This application wiI1 notresult in an increase in. the number of dwelling units permitted Under the current zoning and consequently will not have a net increase in the impact on capital facilities: Fire Service: The Public 'Facilities Plan indicates that Emergency Services calls'are expected to increase forty-five (45)pement.by 2015. Eight (8) neW:fire/rescue stations are recommended for constmetionby 2015 in the Plan. Based on 362 'dwelling units; this request will generate approximately .fifty-five (55) calls for fire and rescue services each year. This application will not increase the maximum .nUmber of dwelling units"permi:tted under existing conditions of zo~g. Consequently, the propOsed zOning-will have not increase in the impact on emergency service facilities. The Clover Hill Fire/Rescue Station, Company Number 7, .currently prOvides fire promction and emergency mediealservice. When the propertyis developed, the number of hydrants, quantity of water needed for fire protection and access requirements will- be evaluated during the plans renew process. " Schools: Approximately 192 school age children will be generated by this development, The site lies in the Clover Hill Elementary School attendance zone: capacity -'759, enrollment - 802; Swirl Creek Middle SchoOl zone: capacity - 1,027, enrollment - 1,445; andClover Hill High School zone: capacity - 1,582, enrollment - 2,023. · Currently, there are tWo (2) trailers at Clover Hill Elementary, eight (8) trailers at Swift Creek Middle and seventeen (17) trailers at Clover Hill High SchoOls. A new high-school that is proposed to be built by 2006 will replace the current ClOver Hill. High SChoOl-and in addition, another high sChOol will be built.:in the Genito ROad areaand witl provide 4 04SN0135-JAN28-Bos relief to 'adjacent schools. The current Clover Hill High School will serve as a middle school to relieve adjacent schOols ~ the area. This. application will not increase the maximum number of dwelling units permitted under existing conditions of zoning. Consequently, the Proposed zoning will have no. net increase in the impact on school facilities. Libraries: Consistent with the Board of Supervisors' Policy, the impact of development on- library services is assessed CoUntyrwide. Based on projected population growth, the Public Facilities Plan identifies a need.for additional library space throughont the C°unty. Taking into account the'facilitY improvements that have been:made-since the-Plan was published, there is still-anunmet need for additional library-space throughout the County. Development of this property Would most likely impact .the :.Clover Hill Library,or a. proposed new' library in the west Beach Road area. The plan identifies a need for additional library space in this area of the County. This.-applicatiOn Will not increase.the maximum number of dwelling units permitted under existing' g .conditions of zOning~ Consequently, the proposed zo~g will have no net increase in the impact on library facilities; Parks and .Recreation: The Public Facilities Plan identifies the need for four (4) new regional parks. In addition, there is currently a shortage of community park acreage inthe County. The Plan identifies a need for 625 acres of regional ;park space and 116 acres of community park .space' by 201-5. The Plan also identifies the need for neighborhood parks and special purpose parks and makes suggestions for their locations. This application will nOt increase the maximum number of: dwelling units permitted under existing conditions of zoning. Consequently, the PropoSed zoning will have no net increase in the.impact on parks axed recreation facilities.: Transportation: In 1987, the Board of SupervisorS approved the rezoning (Case 87S134)'of 19I acres-for a-mixed-use project consisting of commercial, office,' light industrial_and multi*family residential land uses; Swift creek. Village. The subject property. (approximately forty'five (45) acres) was part oft/mt 191 acre zoning case. Subsequent to the rezoning for Swift Creek Village; the. Transportation Department approved a traffic impact analysis that established.a maximum &nsity of development, and required road improvements' on site and along HUll :Street Ro~d (Route' 560) t~ mitigate the impact. In conjunction with development that has occurred, most of the.road'. 5 04SN0135-JAN28-BOS improvements along Route 360 have been completed; except, Constmctionof an additional (fourth) westbound lane along Route 360 from Old Hundred Road to Swift Creek. This additional westbound lane must be provided in conjunction with any development that would exceed approximately seventy (70)percent:~of-the maximum density allowed for Swift Creek Village. The applicant is requesting anamendment ~o the ' Textual Statement to permit Residential Townhouse (R-TH) development in addition to the previously permitted uses. At time of site plan revieTM, when the specific land use and density for the subject property are identified, staff will evaluate the level Of development that has been approved for Swift Creek Village.to determine if the .seventy .(70) percent threshold has been reached, and if the additional improvement .. along . Route~ 360 :wil! be required. The Zoning Ordinance for R-TH allows streets within 500 feet of a public road to be privately owned and maintained.· Staff recommends that all of the main streets within this project be 'accepted into the 'State Highway System. Having these streets: accepted into .the State Highway System will insure their long-term.maintenance~ The apPlicant has proffered that all streets, which accommodate general traffic circulation~ will be. designed and constructed to State 0.e., the Virginia Department of Transp0rtation)'standa~dS'~and taken into the State System (Proffered Condition). As proffered, this Condition will not apply to apartments or any other ~development without individual lots.or units fOr sale. The condition allows staff to appr°ve private streets .within.thiS residential development, if itis determined thatthey cannot be. designed to State standards~. If :staff approves :an~ private streets, the proffered.condition also requires the develtper to provide a plan for their continual maintenance. At time of. tentative subdivision or site plan review, specffic recommendations will .also be provided regarding stub road rights of way to adjacent properties and the proposed internal street network. Financial Impact on Capital Facilities: This application will not result in an increase in the number of dwelling Units, consequently, the proposed zoning will not result in a net increasein the-impaCt, on capital facilities. LAND USE Comprehensive Plan: Lies within the boundaries of the Upper Swift Creek Plan-::whieh suggests- the propen'y is appropriate for regional- miXed Use. Appropriate land ~es'- in these areas inelucie t~xge projects containing a mixture of corporate office, regional~ commercial, light: industrial and townhouse or multi-family residential uses with a denSity of,ten (10) to eighteen(18) units per acre and could be increased to twenty, five (25) urfitsper acre with provision of decked parking. .6 04SN0135,JAN28,BOS Area Development Trends: Properties to the north are Corporate Office (0-2) and. Neighborhood Commercial (C-2) as part of the Villages at Swift Creek development and are occupied bycommercial uses or are currently vacant. Properties to the south are zoned Agricultural (A) and .are occupied by single family dwellings or are vacant. Properties .to the east are zoned Corporate Office (0-2) and NeighbOrhood Commercial (C-2).as' part'of.the Villages at Swift Creek project and are being developed as the Cr°wne at Swift Creek apartments. Properties to the west are zoned' Agricultural (A) and Residential (R-7):and are vacant or occupied by single family dwellings as part of the Mockingbird Hills Subdivision develOpment. Commercial development is expected to continue adjacent to the intersection of Routes 360 and 288, with office, light _industrial and high density residential uses along the periphery of this commercial core providing the transition to adjacent development. Zoning History: On November 25, 1987, the Board of Supervisors, upon favorable recommendation by the Commission, approved rezoning from AgricultUral (A), Residential (R-12) and'Office Business (O) to Office-Business (O) and Community BuSiness (B-2) with Conditional Use Planned Development on 191 acres located along the south line of Hull Street Road, east of its intersection with Route 288 (Case 87S134). A ~ed use development to include office, commercial, light industrial and multi-family residential uses was proposed. Residential development was limited to a maximum of 790 multi-family units. On October 25, 2000, the Board of Supervisors, upon a favorable recommendation bY the Commission, approved an amendment to Conditional Use. Planned Development (Case 87S134) relative to the Textual.Statement, tract designations, Master Plan, uses, internal road-network and required conditions. ~ Residential development was l'imited to a maximum of 790 units; not to exceed ten (10) dwelling units per acre. On August 28, 2002 and September 17, 2003, the Board .of Supervisors, upon favorable recommendations by the CommisSion, approved amendments to'Conditional Use Planned Development (Case 87S134) relative to signs. (Cases'02SN0283 and 03SN0303) Site Design: This request would amend Textual Statement Item II.B,3. of Case 87St34 to permit the option of developing residential townhouses within the R/O-1 ~and a portion of the PC/O-5 Tracts, which currently permit multi-family and .office uses.: Townhouse develOpment would require compliance with the'Ordinance requirements of the Residential Towxthouse (R-TH) District. Density of the development would be limited to eight (8) units per acre, permitting a maximum of 362 dwelling units on the subject 45..3 acre tract. 7 04SN0135-JAN28-BOS As previously noted, existing cOnditions of zoning limit residential development within the overall Villages at Swift Creek project to a maximum of 790 multifamily units, not to exceed ten (10) multifamily units per acre (Proffered Condition 9, Case 00SN0280). Given that the current request is to permit residential townhouses on the subject property, Proffered Condition 2 includes reference to residential townhouse units with respect to - maintaining an overall project density no greater than ten (10) units per acre: CONCLUSIONS The proposed zoning and land use conform to the Upper Swift Creek. Plan Which suggests the property is appropriate for regional' mixed uses. Further, the proposed zoning and. land use provide an appropriate transition to both existing and future residential developments-located to the west and south of Swift Creek. Given these considerations, approval of this request is recommended. CASE HISTORY Applicant (12/16/03 ): Proffered Condition 2 was submitted to address project density, as :discussed herein. Planning Commission Meeting (12/16/03): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Stack, seconded by Mr. Cunningham, the Commission recommended. approval of this request'subject to the conditions and acceptance'of the Proffered conditions on page 2. AYES~ Unanimous. The Board of Supervisors, on Wednesday, January 28, 2004, beginning at 7:00 p.m., will take under consideration this request, 8 04SN0135-JAN28-BOS APPROVED MASTER PLAN.