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HomeMy WebLinkAbout01-17 BOS Staff Report MASTER DEVELOPMENT PLAN #01-17 Freedom Manor Staff Report for the Board of Supervisors Prepared: February 24, 2017 Staff Contact: M. Tyler Klein, AICP, Planner This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 02/15/17 Reviewed Board of Supervisors: 03/08/17 Pending PROPOSAL: To develop 47 acres of land zoned RP (Residential Performance) District with 90 single- family detached clustered units and 100 single-family attached (townhome) units (total density of 5.47 units/acre). This Master Development Plan (MDP) also included proffered improvements including site access, connectivity, recreational units and amenities. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 64-A-19, 64-A-20, and 64-A-23 LOCATION: The properties are located east and adjacent to Papermill Road (Route 644) and approximately 2,300 feet north/west of the existing signalized intersection of Front Royal Pike (Route 522) and Papermill Road (Route 644). PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) Use: Vacant (Madison Village) RA (Rural Areas) Vacant/Agricultural South: RA (Rural Areas) Use: Shenandoah Memorial Park East: RP (Residential Performance) Use: Residential RA (Rural Areas) Residential West: RA (Rural Areas) Use: Residential/Vacant/Agricultural STAFF CONCLUSIONS FOR THE 03/08/17 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Freedom Manor appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Frederick County Zoning Ordinance, and this MDP is in a form that is administratively approvable. This MDP is also in conformance with the proffers for the approved Rezoning #11-15. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the Applicant. MDP #01-17 Freedom Manor February 24, 2017 Page 2 It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application. REVIEW EVALUATIONS: Virginia Department of Transportation: A VDOT review has been conducted for the Freedom Manor Master Development Plan dated June 8, 2016, received in this office on June 27, 2016. We have no objection to the Master Plan and find it acceptable. Please provide a signed set of drawings in electronic pdf format for our records. We look forward to the opportunity to review the project in further detail, during the Site Plan submission process. Frederick County Fire Marshal: Plans approved. Frederick County Public Works: Your letter dated December 5, 2016 and corresponding revised plans have adequately addressed our previous review comments dated August 8, 2016. It should be noted that we will comment on the stormwater management plan for the entire development at the time of the site plan submittal. We will expect that quality as well as quantity will be addressed in the design of the stormwater plan for the proposed development. Frederick County Inspections: No comments required at this time, shall comment on site plan review. Frederick County Parks and Recreation: Plan appears to meet Parks and Recreation requirements. Virginia Department of Health: Health Department has no objection so long as there is no negative impact to wells or drainfields. Frederick County Public School: We offer no comments at this time. Frederick County GIS: The revised road names are accepted as designed. Planning & Zoning: A) Master Development Plan Requirement A Master Development Plan is required prior to development of this property. Before an MDP can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the MDP conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. The purpose of the MDP is to promote orderly and planned development of property within Frederick County that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. B) Site History The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) identifies this MDP #01-17 Freedom Manor February 24, 2017 Page 3 property as being zoned R-1 (Residential Limited). The parcels were re-mapped from R-1 to A- 2 (Agricultural General) pursuant to the County’s comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County’s agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re-mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. Parcel 64-A-19 and a portion of parcel 64-A-20 were originally slated to be part of the Westwood Subdivision (Section B) and appear to retain their R-1/RP zoning designation. In 2002, Rezoning #07-02, Doris F. Casey, was submitted to the County for a request for the development of 70 single-family detached residential lots on 30.31 acres with access being via Route 522. At that time, the property had frontage on Route 522. Ultimately, the Board of Supervisors denied Rezoning #07-02 on December 17, 2002. On August 20, 2003 a Minor Rural Subdivision (Family Division) was approved creating the 26.87 acre parcel for PIN 64-A-23. On September 14, 2005 the Board of Supervisors approved Rezoning #09-05 of Freedom Manor which rezoned parcel 64-A-23 from the RA District to the RP District with proffers. This rezoning was approved for 70 single-family dwellings on 26.87 acres of land. In 2015, Rezoning #11-15, Freedom Manor, was submitted to the County to request rezoning of 33.6819 acres from the RP (Residential Performance) District and 13.8596 from the RA (Rural Areas) District to the RP (Residential Performance) District with proffers. This application would enable the construction of up to 300 residential units. The Board of Supervisors approved Rezoning #11-15 on December 30, 2015. C) Site Suitability & Project Scope Comprehensive Plan: The 2035 Comprehensive Plan is an official public document that serves as the Community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this Plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County. Land Use Compatibility: The parcels comprising this MDP Application are located within the County’s Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). The UDA defines the general area in which more intensive forms of residential development will occur. In addition, the Freedom Manor Development is located within the Senseny/Eastern Frederick Urban Area Plan of the 2035 Comprehensive Plan. The Senseny/Eastern Frederick Urban Area Plan designates the area where this site is located with a residential land use (4 units per acre density) and a high-density residential land use (12-16 units per acre). Per the approved rezoning, Phase I of the project consists of approximately 34 acres and is limited to 100 single-family detached residential units (or a maximum 6 units/acre). Phase II of the project consists of approximately 13.5 acres and is limited to a maximum of 200 single- family attached or multi-family units (or a maximum of 10 units/acre). The MDP depicts 100 MDP #01-17 Freedom Manor February 24, 2017 Page 4 single-family detached units (proposed density at 3.28 units/acre) and 90 single-family attached townhome units (proposed density at 7.65 units/acre). The proposed unit mix is under the approved totals for each unit type. Site Access and Transportation: Access, as shown on the MDP, will be provided to the site via a roundabout intersection with Papermill Road and will be constructed by the Applicant, and access through inter-parcel connections to the northwest through the Madison Village Development. The transportation network also includes a 10’ pedestrian trail along Papermill Road and Davis Drive (also connecting into Madison Village) and the internal public roads shown on the GDP and a trail that runs the length of the common boundary with the Shenandoah Memorial Park. PLANNING COMMISSION SUMMARY FOR THE 02/15/17 MEETING: Staff provided a general overview of the proposed Master Development Plan (MDP), noting it was for information purposes only. Staff explained it was in general conformance with the requirements of the Frederick County Zoning Ordinance and the approved rezoning application. Staff highlighted proffered improvements including internal multi-use trails, transportation improvements for access and inter- parcel connectivity with Madison Village, and the general layout and phasing of the unit types. There were no comments from the Applicant or the Planning Commission. STAFF CONCLUSIONS FOR THE 03/08/17 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Freedom Manor, LLC is consistent with the requirements of Article VIII, Master Development Plan, of the Zoning Ordinance, and this MDP is in a form that is administratively approvable. All of the issues brought forth by the Board of Supervisors should be appropriately addressed by the Applicant. It appears that the application meets all requirements. Following presentation of the application to the Planning Commission and the Board of Supervisors, and the incorporation of your comments, staff is prepared to proceed to approval of the application.