20140514-PLN-CUR-12-Kempdel-RoundHill-crz · 2014-05-14 · Round Hill Drive No data available No...

KEMPDEL, INC. – Round Hill Agenda Item 12

12May 14, 2014

APPLICANT:

KEMPDEL, INC.

PROPERTY OWNER:

RITE AID OF VIRGINIA, INC.

STAFF PLANNER: Kevin Kemp

REQUEST: Conditional Change of Zoning (B-1 Business to A-12/ (PDH-2))

ADDRESS / DESCRIPTION: 2020 Round Hill Road & 2725 South Independence Blvd GPIN: 14754184750000; 14754177860000

ELECTION DISTRICT: CENTERVILLE

SITE SIZE: 2.988 acres

AICUZ: Less than 65 dB DNL

Background The applicant proposes to rezone two existing B-1 Neighborhood Business District parcels to PD-H2 Planned Development District with an underlying zoning of A-12 Apartment District, in order to construct a 22 unit single family residential condominium community. The site is part of the Glenwood Land Use Plan that was approved on January 1, 1984. According to this plan, the site was intended for municipal and daycare use. On February 25, 1985, the site was rezoned along with the rest of the Glenwood community, from R-5 Residential District to PD-H2 Planned Housing Development. The site was never developed. On December 5, 1995 the site was rezoned from PH-H2 Planned Housing Development to B-1 Neighborhood Commercial District. The application depicted a multi-building commercial center. In 1997 the corner parcel was developed with a Rite Aid pharmacy. The two subject parcels included in this request have remained undeveloped. Details The submitted plan depicts 22 single-family residential condominium units being developed on the 2.988 acre site. The site is located in the Glenwood development, in an area that is primary residential. The density of the proposed development is 7.4 units per acre. There will be access points to the community from South Independence Boulevard and Round Hill Drive. Circulation throughout the site will be accommodated with private roads. The submitted site plan depicts 21.56% of the site will be open space. The primary open space is a large grass area at the center of the development. This area will serve as

BACKGROUND / DETAILS OF PROPOSAL


the ‘village green’ area for the residents. There are also open spaces shown along South Independence Boulevard and Round Hill Drive. Landscaping will be provided by the applicant in the common areas, as well as each dwelling unit will have one tree located to the rear of the unit. The applicant will install a 6 foot, maintenance free fence along the entire property lines that run adjacent to the residential area to the north and east of the site. Where there is existing fencing, a gap between the fences may be created. The applicant has proffered that these gaps will be treated every two years to avoid overgrown vegetation. Additionally, there will be a split rail, vinyl fence with category I landscaping installed along the property lines adjacent to public rights-of-way. A monument sign will be located at each of the access points to the development. The sign shall meet all applicable zoning requirements. Each residential unit will contain a minimum of three off-street parking spaces. Depending on the model of the unit, one or two of these spaces is located in an attached garage. Additionally, there are 16 guest spaces provided at various locations throughout the site. The applicant has proffered that no on-street parking will be permitted along the interior, private roads. The architecture of the single family dwelling is a blend of various architectural styles. The materials used are vinyl 5” double grain clapboard siding, vinyl double 5” wood grain Dutch lap siding, cedar shake impressions siding and brick. The roofing material will be 30 year architectural shingles. Depending on the model unit and options selected by the home buyer, the units will range from two to three stories in height. No unit will exceed 39 feet. The size of the units will range from approximately 1,800 square feet to 2,400 square feet.

EXISTING LAND USE: Undeveloped vacant site SURROUNDING LAND USE AND ZONING:

North: Single-family dwellings / R-10 Residential District South: South Independence Boulevard

Single-family dwellings and Honeybee Golf Course/ R-10 Residential District and P-1 Preservation District

East: Round Hill Drive Commercial Building / B-1 Neighborhood Business District

West: Single-family dwellings / R-10 Residential District NATURAL RESOURCE AND CULTURAL FEATURES:

The majority of the site is an undeveloped grass field. There do not appear to be any natural resource or cultural features. The site is located in the Southern Watershed.

COMPREHENSIVE PLAN: The Comprehensive Plan designates this site as being within the Suburban Area. The general planning principles for the Suburban Area focus on preserving and protecting the overall character, economic value, and aesthetic quality of stable neighborhoods. Achieving the goals of preserving neighborhood quality requires that all new development or redevelopment, whether residential or non-residential, either maintain or enhance the overall area. This is accomplished through compatibility with surroundings, attractiveness of site and buildings, environmental responsibility, livability , and effective buffering of residential from other residential and non-residential with respect to type, size, intensity, and relationship to the surrounding uses. (p.3-1 through 3-3)

LAND USE AND COMPREHENSIVE PLAN


The Comprehensive Plan’s Master Transportation Plan and Major Street Network Ultimate Rights-of-Way classify this section of Round Hill Drive, Lynnhaven to Elbow, as a major collector. This classification calls for a road design with an ultimate right-of-way of 80 feet to provide up to four lanes, accommodating shared use path and sidewalk, and a curb and gutter. Additionally, the Master Transportation Plan and Ultimate Rights-of-Way classify this section of S. Independence, Salem to Indian River, as a minor arterial. This classification calls for a road design with an ultimate right-of-way of 110 feet to provide four lanes, accommodating shared use path and sidewalk, landscaped median, and curb and gutter. (pp 6-5 and 6-7)

MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): South Independence Boulevard in the vicinity of this application is considered a two-lane undivided minor suburban arterial. The Master Transportation Plan proposes a four-lane facility within a 110-foot right-of-way. Currently this segment of roadway is functioning at a Level of Service C or better. Round Hill Drive in the vicinity of this application is considered a four-lane undivided collector. The Master Transportation Plan proposes a four-lane facility within an 80-foot right-of-way. No Capital Improvement Program projects are slated for this area.

TRAFFIC: Street Name

Present Volume

Present Capacity Generated Traffic

South Independence Boulevard

6,609 ADT 1 13,600 ADT 1 (Level of Service “C”) –

15,000 ADT (Level of Service “D”)-

16,200 ADT 1 (Level of Service “E”)

Existing Land Use 2 – 0 ADT

Proposed Land Use 3

– 211 ADTRound Hill Drive No data

availableNo data available

1 Average Daily Trips 2 as defined by vacant parcel

3 as defined by 22 single family dwelling units

WATER: This site must connect to City water. There is an existing 16-inch city water main along South Independence Boulevard. There is an existing 12-inch city water main along Round Hill Drive.

SEWER: The site is already connected to city sanitary sewer. There is an existing 8-inch city sanitary sewer gravity main along Round Hill Drive. There is an existing 30-inch HRSD force main along Round Hill Drive. Sanitary sewer and pump station analysis for pump station #563 is required to determine if future flows can be accommodated.

IMPACT ON CITY SERVICES


SCHOOLS:

School Current

Enrollment Capacity Generation 1 Change 2

Glenwood Elementary 877 1001 3 3

Salem Middle 1009 1044 2 2

Salem High 1774 1932 3 3 1 “generation” represents the number of students that the development will add to the school

2 “change” represents the difference between generated students under the existing zoning and under the proposed zoning. The number can be positive (additional students) or negative (fewer students).

This request is to rezone two parcels consisting of 2.988 acres to allow for 22 single-family condominium units to be developed. The property is currently zoned Conditional B-1, which does not permit residential uses. Therefore, the applicant wishes to rezone the property to PD-H2 Planned Unit Development Housing District with an A-12 Apartment District as the underlying district. The A-12 Apartment District allows the development to achieve the desired density of 7.36 units per acre. The use of PD-H2 allows the applicant to specify the building setbacks and height. The PD-H2 Planned Unit Development District typically requires a minimum lot size of five acres. The Zoning Ordinance allows some consideration of petitions when the overall design will be a benefit to the community. As this site is below the typically accepted acreage for a PD-H development, the applicant indicated the necessity to place buildings as close as seven feet apart in order to create the centrally located usable open spaces desired by Staff. The result is open space areas that meet the minimum requirement of 15 percent of the site area, provide buffering from the rights-of-way to the future residents, and create usable open spaces for neighborhood gatherings and small games. Originally, the application was for additional units with a resulting density of 10 units to the acre. Staff advised the applicant that based on surrounding land uses and zonings, the amount of homes proposed was simply too much. The proposal as adjusted by the applicant has resulted in a proposed development with 22 homes at a density of 7.36 units per acre. It is Staff’s opinion that while this density is higher than the residential uses immediately adjacent, with densities in the range of 4.20 to 5.95 units to the acre, the request will provide a transition from the commercial properties to the west and the single family dwellings adjacent. Staff believes that the new residences will serve as a good transition between uses and is an acceptable alternative to the existing zoning for commercial development. The proposed single-family condominium development is generally consistent with the Comprehensive Plan’s land use goals and policies for the Suburban Area and the Suburban Area Design Guidelines. A brief description of how the proposal measures up to the Guidelines is described below. SITE DESIGN: Access and Circulation - No new curb cuts will be added to accommodate access to the site. Utilization of the existing access points from both rights-of-way, Round Hill Drive and South Independence Boulevard,

EVALUATION AND RECOMMENDATION


is proposed. Vehicular access to all the dwelling units is from new, interior private streets. Existing easements will continue to provide vehicular access to the adjacent commercial properties. Internal pedestrian sidewalks are proposed along only portions of the new road, providing pathways to mailboxes and open spaces. Parking Areas – The parking strategy proposed by the applicant meets the requirements of the Zoning Ordinance. Each residential dwelling unit is designed to provide parking spaces for a minimum of three vehicles. Depending on the dwelling unit model, the parking is accounted for within one and two car garages and utilizing one or two parking spaces in the driveway. Sixteen guest parking spaces are provided throughout the community, primarily in areas adjacent to the commercial properties. The private streets are proffered not to accommodate on-street parking. Landscaping - The proffered concept plan and the Landscape Plan depict large shade trees to be planted throughout the site. The typical unit planting plan consists of a very small amount of foundation plants and plants between the units as well as one large shade tree to be planted in the rear of each unit. A three-foot tall, split rail fence with shrubs is proposed along both rights-of-ways, creating delineations between the roadways and the adjacent open space areas. A six-foot high, vinyl fence is proposed along the property lines adjacent to the existing residential units to the north and east. The predominate, usable open space area in the middle of the property is depicted with several trees but was designed to remain open to encourage small scale events and ball play. The plan does fall short of screening the future residents from the commercial properties immediately adjacent. In the event that these commercial properties are redeveloped, Staff will have an opportunity to require screening and buffering as well as other upgrades to those sites. Stormwater Management as Landscape Features – While no substantive information was provided on stormwater management strategies, preliminarily, the applicant has indicated the likely use of bioretention in the open space areas along the rights-of-way. It should be noted that as the predominate open space area in the middle of the property is designed to be just that, an open usable recreation space, no stormwater management facilities will be permitted in that area. Lighting – In an effort to reduce light pollution and its negative impacts to surrounding properties, the proffer agreement prohibits the installation of outdoor lighting on the rear of the units at locations above the first floor, adjacent to the existing residences to the north and east. Signage – The proffer agreement limits any freestanding signage to a monument style with a brick base, no larger than eight feet in height. Setback and Building Locations – Staff is generally not supportive of dwellings located any closer to each other than 12 feet. The proposed rezoning is with a PD-H overlay which allows the neighborhood to have a unique set of setbacks. As this site is below the typically accepted acreage for a PD-H development, the applicant indicated the necessity to place buildings as close as seven feet apart in order to create the usable open spaces desired by Staff. The result is open space areas that meet the minimum requirement of 15 percent of the site area, provide buffering from the rights-of-way to the future residents, and create usable open spaces for neighborhood gatherings and small games. BUILDING DESIGN: Building Mass and Scale – As noted earlier, often higher density residential (townhomes or apartments) between single family neighborhoods and commercial uses serve as good “buffers” or transitions between uses. It is important to note that the maximum height of the homes proposed at 38.5 feet, along with the building footprints being as close as seven feet, the mass and scale of the community will certainly appear larger and more dense than the surrounding homes. Be that as it may, Staff believes


that the new residences will serve as a good transition between uses and is a preferred alternative to the existing zoning for commercial development. Proportion of Building Components – while the individual architectural elements proposed such as overhangs at the entrances, change in exterior materials, window and door details, varying rooflines, in Staff’s opinion, the elements of the buildings’ facades are awkward and recommends that consideration to cohesive building design, detail, material and texture will achieve a more unified style. Color and Building Materials – The proffered color building elevations and the list of the proffered building materials of vinyl wood-grain clapboard and Dutch lap siding, cedar shake siding and accents, partial brick fronts and 30-year architectural shingles are all consistent with the Design Guidelines. Staff’s finding of the proposal is that it is generally compatible with the Comprehensive Plan with regard to use. Staff recommends approval of this request with the submitted proffers. The proffers are provided below.

The following are proffers submitted by the applicant as part of a Conditional Zoning Agreement (CZA). The applicant, consistent with Section 107(h) of the City Zoning Ordinance, has voluntarily submitted these proffers in an attempt to “offset identified problems to the extent that the proposed rezoning is acceptable,” (§107(h)(1)). Should this application be approved, the proffers will be recorded at the Circuit Court and serve as conditions restricting the use of the property as proposed with this change of zoning.

PROFFER 1: When developed, the Property shall be developed as a residential condominium containing no more than twenty-two (22) units in substantial conformity with the conceptual site plan entitled “Preliminary Site Plan of HoneyBee Village for Kemp Del, Inc.”, dated 10/08/13, prepared by Kellam-Gerwitz (the “Concept Plan”) a copy of which has been exhibited to the Virginia Beach City Council and is on file with the Virginia Beach Department of Planning.

PROFFER 2: When the property is developed, Grantor shall install landscaping in substantial conformity with the “Landscape Concept of HoneyBee Village for Kemp Del, Inc.”, dated 10/08/13, prepared by Kellam-Gerwitz (the “Landscape Plan”) a copy of which has been exhibited to the Virginia Beach City Council and is on file with the Virginia Beach Department of Planning. PROFFER 3: When developed, the residential structures constructed on the Property shall be in substantial conformity with the architectural designs shown on the four (4) elevations designated HoneyBee Village Condominium “MODEL A”; “MODEL B”; “MODEL C”; and “MODEL D” (the “Elevations”), copies of which have been exhibited to the Virginia Beach City Council and are on file with the Virginia Beach Department of Planning.

PROFFER 4: The exterior building materials to be utilized as depicted on the Elevations will be vinyl 5” double grain clapboard, vinyl double 5” wood grain dutch lap, cedar shake impressions, partial brick fronts and thirty

PROFFERS


(30) year architectural shingles.

PROFFER 5: No balcony feature(s) will be located on any façade of a residential unit located on the Property that faces a residential unit located on an adjacent parcel. PROFFER 6: Residential units located adjacent to Round Hill Road, when developed, shall be designed so that both the façade facing Round Hill Road and the façade facing the internal private street providing vehicular access to such units appear to be the “front” of the unit (including a door and entranceway feature).

PROFFER 7: Other than (a) patios, (b) decks, (c) fencing as described in Proffer 10, below, and (d) one (1) accessory shed containing no more than 150 square feet of floor area (and no taller than 10’ in height measured to the peak of the roof), no other accessory structures or permanent improvements (including but not limited to swimming pools) will be located in the rear or side yards of any residential unit developed on the Property. Any shed constructed on the Property will be constructed using materials and colors that are complementary to those used for the primary residential building.

PROFFER 8: When the Property is developed, the Grantor shall record a Declaration submitting the Property to the Condominium Act of the Commonwealth of Virginia. The Condominium Unit Owners’ Association shall be responsible for maintaining all open spaces, common areas, landscaping and other improvements on the Property as depicted on the Conceptual Plan. PROFFER 9: The dimensional requirements applicable to the residential units developed on the Property shall be as follows:

Minimum setback from Independence Boulevard- 30 feet Minimum setback from Round Hill Drive- 30 feet Minimum rear yard and side yard setback (for primary residential buildings) from adjacent parcels

zoned for residential uses- 20 feet Minimum rear yard and side yard setback (for primary residential buildings) from adjacent parcels

zoned P-1- 12 feet Minimum rear yard and side yard setback (for accessory structures and improvements other than

fencing) from adjacent parcels- 5 feet Minimum distance from dwelling to edge of curb on interior street- 4.5 feet Minimum distance between residential buildings- 7 feet Maximum fence height for interior unit/yard solid fences for all units- 6 feet Maximum height of residential units- 39 feet

PROFFER 10: The areas depicted on the Concept Plan which will not be occupied by residential dwellings, fenced rear yards (limited common elements), drive aisles, and driveways are open spaces which shall be utilized as such. Open spaces shall be rezoned to P-1 Preservation District prior to Site Plan approval and shall be maintained and used by the Condominium Association consistent with the intent and regulations set forth in Article 3 of the Zoning Ordinance (“Preservation District”). PROFFER 11: A six foot (6’) tall vinyl fence shall be installed along the shared property line between any residential unit located on the Property and an adjacent residentially-zoned parcel. Such fences shall be maintained by


the Condominium Association, and in the event that the fence is located adjacent to another fence located on an abutting parcel, the Condominium Association shall cause the area between the fences to be treated at least every two (2) years in order to prevent growth of vegetation. PROFFER 12: Freestanding signage located at the Property’s vehicular entrances from Round Hill Drive and S. Independence Boulevard shall be monument style, no larger than eight feet (8’) in height, and shall have a brick base.

PROFFER 13: No outdoor lighting (other than lighting mounted to the façade of the first floor level of a primary residential structure) shall be located on the Property within the 20’ and 12’ building setback areas located along the Property’s northern and eastern boundary lines, as depicted on the Concept Plan.

PROFFER 14: On-street parking shall not be permitted within the private roadways located on the Property, as depicted on the Concept Plan. PROFFER 15: Further conditions may be required by the Grantee during detailed Site Plan review and administration of applicable City Codes by all cognizant City agencies and departments to meet all applicable City Code requirements. The City Attorney’s Office has reviewed the proffer agreement dated November 29, 2013, and found it to be legally sufficient and in acceptable legal form. NOTE: Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit or Change of Zoning are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site.


AERIAL OF SITE LOCATION


PROPOSED SITE PLAN


PROPOSED LANDSCAPE PLAN


BUILDING TYPE “A” RENDERING


BUILDING TYPE “B” RENDERING


BUILDING TYPE “C” RENDERING


BUILDING TYPE “D” RENDERING


PROPOSED MONUMENT SIGN


ZONING HISTORY

# DATE REQUEST ACTION 1 12/3/2013 Conditional Use Permit (Religious Use) Approved 10/17/1995 Change of Zoning (B-1 to R-10) Approved 2 12/05/1995 Change of Zoning (PD-H2 to B-1) Approved 3 07/09/1990 Change of Zoning (PD-H2 to P-1) Approved 4 12/09/1985 Change of Zoning (PD-H2 to P-1) Approved 5 02/25/1985 Change of Zoning (R-5 to PD-H2) Approved 6 01/01/1984 Land Use Plan (Glenwood) Approved

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DISCLOSURE STATEMENT

20140514-PLN-CUR-12-Kempdel-RoundHill-crz · 2014-05-14 · Round Hill Drive No data available No...

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