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HomeMy WebLinkAbout03-17 BOS Staff Report MASTER DEVELOPMENT PLAN #03-17 Southern Hills Phase II 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 37.79 acres of land zoned RP (Residential Performance) District with 130 single-family detached (SFD) units. This Master Development (MDP) also includes 2.56 acres of land zoned B2 (General Business) District of right-of-way reservation for a future major collector road (Southern Warrior Drive Extension). MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 85D-1-1-95 LOCATION: The site is located east of Town Run Lane (Route 1012) approximately 0.6 miles south of the intersection with Fairfax Pike (Route 277) and Town Run Lane. PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Vacant B2 (General Business) ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: B2 (General Business) Use: Vacant South: RP (Residential Performance) Use: Residential East: RP (Residential Performance) Use: Vacant/Open Space West: RA (Rural Areas) Use: Vacant/Agricultural STAFF CONCLUSIONS FOR THE 03/08/17 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Southern Hills – Phase II 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. The MDP is also in conformance with the proffers for the approved Rezoning #11-16. 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. MDP #03-17 Southern Hills Phase II February 24, 2017 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: A VDOT review has been conducted for the Southern Hills Phase II Master Development Plan with a revision date of January 4, 2017. Based off the review of the submittal, the requested “MDP” meets our minimum requirements and therefore is approved by our office. We offer the following general comments: Our review and comments are general in nature. Should details be overlooked during the review or conditions in the field exist such that additional measures are warranted, such measures shall be completed to the satisfaction of the Department. Frederick County Fire Marshal: MDP approved provided hydrant locations complies with Frederick County Codes which can be viewed online and fire apparatus access complies with the 2012 Fire Prevention Code. Frederick County Public Works: Indicate the limits and topography at the soil stock pile located at the northern end at Westchester Drive. The contours shown on the proposed master plan do not reflect the existing topographic conditions. Frederick County Inspections: No comments required at this time. Comments will be made at time of subdivision lot review. Frederick County Parks and Recreation: Plan appears to meet Parks and Recreation requirements. Frederick County Sanitation Authority: Approved. Frederick County Public School: We have reviewed the Southern Hills Phase II Master Development Plans submitted to us on November 30, 2016. We offer no comments. Frederick County GIS: I have reviewed the changes you have made to the street suffixes as requested in our comments dated December 9, 2017. The revisions you have made have been accepted. The street names “Nathan Dr” and “Savannah Way” are approved for use in the Southern Hills Subdivision as shown on this design plan. No more revisions are required at this time; however, should the road layout be altered please resubmit plans to our office for suffix revision comments. Town of Stephens City: No impact to Town of Stephens City. Planning & Zoning: A) Master Development Plan Requirement A Master Development Plan (MDP) 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 MDP #03-17 Southern Hills Phase II February 24, 2017 Page 3 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 On July 11, 2001, the Board of Supervisors approved Rezoning #01-01 to rezone 105 acres from RA (Rural Areas) District to RP (Residential Performance) District to enable the construction of 250 single-family residential lots. Frederick County administratively approved MDP #09-03 on June 28, 2004 for the Southern Hills project which enabled the subdivision of the project. The Phase I subdivision final plats for the creation of 95 single- family residential lots was approved on June 16, 2006. Revised MDP #16-06 for Phase I was approved in February 2007 for up to 88 single-family detached (SFD) and 232 single- family attached (SFA) residential uses and commercial uses. In 2016, Rezoning #11-16, Southern Hills – Phase II, was submitted to the proffers associated with Rezoning #22-06 for 40.36 acres (37.79 acres of Residential Performance and 2.57 acres of General Business) Zoning Districts to allow for the construction of up to 130 single-family detached (SFD) units. This requested rezoning changed the housing type mix to include only SFD units and decrease the total units by 102. The Board of Supervisors approved Rezoning #11-16 on November 9, 2016. C) Site Suitability & Project Scope Comprehensive Plan: The Frederick County Comprehensive Policy 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 South Frederick Area Plan of the Comprehensive Plan identifies this property with residential and commercial land use designations. The current RP (Residential Performance) and B2 (General Business) Districts zoning designations are supported by the Comprehensive Plan. The Master Development Plan for Phase II is generally consistent with the original Master Development Plan in terms of area of development and limits of disturbance and the approved proffers with the most recent Rezoning #11-16. Phase II of the project will be developed in a manner that provides areas of open space preservation and active recreational land uses consistent with the original Master Development Plan. The Ewing Family Cemetery is incorporated into the design of the MDP and access is provided consistent with the proffer addressing this feature. The inclusion of the right-of-way dedication for the extension of Warrior Drive is located correctly. Adjacent to the future right-of-way, the MDP provides for the appropriate buffering, screening. MDP #03-17 Southern Hills Phase II February 24, 2017 Page 4 Site Access and Transportation: Access, as shown on the MDP, will be provided to the site via an access drive from Town Run Lane (VA Route 1012), and will connect Southern Hills – Phase I to the south via Westchester Drive. Sidewalks will be included on either side of the internal streets for pedestrian connectivity within the development, and a 10’ trail along Town Run Lane. The Southern Frederick Area Plan depicts a new minor arterial road which is located within the commercial portion of Southern Hills – Phase II. The right-of-way for the new arterial (the future Southern Warrior Drive Extension) is reserved as shown on the MDP. 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 rezo ning application. Staff highlighted proffered improvements, how Phase II integrates with Southern Hills Phase I, and the general layout of the single-family units. Mr. Evan Wyatt from Greenway Engineering representing the Applicant, added clarification that the right-of-way (ROW) dedication for future Southern Warrior Drive extended had already been recorded. There were no comments from the Planning Commission. STAFF CONCLUSIONS FOR THE 03/08/17 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Southern Hills – Phase II 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. The MDP is also in conformance with the proffers for the approved Rezoning #11-16. 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.