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HomeMy WebLinkAbout02-18 PC Staff Report MASTER DEVELOPMENT PLAN #02-18 Regents Crest Staff Report for the Planning Commission Prepared: March 23, 2018 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: 04/04/18 Pending Board of Supervisors: 05/09/18 Pending PROPOSAL: The Applicant seeks to develop 8.88-acres of property zoned RP (Residential Performance) District and 1.02-acres zoned B2 (General Business) District 9.9-acres total into 95 townhome units and four (4) single-family small lot (attached) units. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 53-7-1 through 66A LOCATION: The properties are located generally south of Route 522 in Sunnyside south of Trafalgar Square (Sage Circle). PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) & B2 (General Business) Use: Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) Use: Residential B2 (General Business) Use: Commercial South: RP (Residential Performance) Use: Open Space East: RP (Residential Performance) Use: Residential B2 (General Business) Use: Vacant West: RP (Residential Performance) Use: Residential/Open Space STAFF CONCLUSIONS FOR THE 04/04/18 PLANNING COMMISSION MEETING: The Master Development Plan for Regents Crest 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. All of the issues brought forth by the Planning Commission 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 #02-18, Regents Crest Subdivision March 23, 2018 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master development plan for this property appears to have a measurable impact on Route 522, the initial VDOT facility that would provide access to the property. The application as presented appears acceptable. Please provide this office one digital copy of the approved MDP signed by Frederick County. See comment letter dated January 31, 2018. Frederick County Fire Marshal: Plans approved. See comment letter dated February 6, 2018. Frederick County Public Works: A question has been raised about storm easements for the storm sewer network and pond within the development. At the time of subdivision plan submission, show all recorded easements on the plan including outfall easements to ensure that the future HOA can maintain all proposed facilities. A comprehensive review of stormwater drainage calculations shall also be performed. The current is under an existing VSMP permit. If there is an increase in impervious surface, and review of compliance with regulations will be required. See comment letter dated January 31, 2018. Frederick County Inspections: Comments shall be made at site plan submittal. See comment letter dated January 22, 2018. Frederick Water: Frederick Water offers comments limited to the anticipated impact/effect upon Frederick Water’s public water and sanitary sewer system and the demands thereon. The project’s water and sewer infrastructure has already been designed and constructed to serve 66 residential dwellings. The revised MDP increases the total dwelling count to 103 units. The existing infrastructure should be adequate to accommodate the water and sewer demands from the project. Please note that each residential unit will be required to purchase connections to the water and sewer system and maintain individual meters and account with Frederick Water. Additionally, the introduction of 37 additional units will warrant wet taps into the existing water infrastructure. See comment letter dated February 22, 2018. Frederick County Public Schools: Frederick County Public Schools has reviewed the Regents Crest master development plan application submitted to us on February 27, 2018. We offer the following comment: The cumulative impact of this development and other development in Frederick County will require construction of new schools and support facilities to accommodate increased student enrollment. This development proposal includes 99 single-family attached units. We estimate that this development will MDP #02-18, Regents Crest Subdivision March 23, 2018 Page 3 house 26 students: 7 high school students, 7 middle school students, and 12 elementary school students. In order to properly serve these additional students, Frederick County Public Schools would spend an estimated $325,000 more per year in operating costs (or $3,283 average per unit per year) and an estimated $1,204,000 in one-time capital expenditures (or $12,162 average per unit). You will find, attached to this letter, a more detailed assessment of the estimated impact o f Regents Crest on FCPS, including attendance zone information. It is noted that all streets in Regents Crest except Trafalgar Square will be private lanes. As our buses don’t travel down private lanes, students who live on private streets will need to walk to a bus stop located on a public street at a location designated by our Transportation Department. See comment letter dated March 12, 2018. Frederick County Parks and Recreation: Plan appears to meet Parks and Recreation requirements. See comment letter dated March 5, 2018. Planning & Zoning: A) Master Development Plan Requirement A Master Development Plan is required prior to development of this property. Before a 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 the 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 These properties were not part of a rezoning or other legislative application. The original Frederick County Zoning Map (U.S.G.S. Winchester Quadrangle) depicts the zoning for the subject parcel as B2 (Business General) District and R3 (Residential Limited) District. No zoning changes have been made to the portion of the property zoned B2 District. The portion of the property zoned R3 District was changed to RP (Residential Performance) District on September 28, 1983 when the R1, R2, R3, and R6 zoning districts were reclassified. C) Site Suitability & Project Scope Comprehensive Plan: The 2035 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: These properties are not part of any land-use plan. The proposed development is in the Sunnyside neighborhood of Frederick County. A mixture of residential and commercial uses MDP #02-18, Regents Crest Subdivision March 23, 2018 Page 4 exists near the subject parcels. Westminster Canterbury is located to the rear of the subject parcels and single-family detached residential dwellings exist along the northwest property line, along the east property line, and across North Frederick Pike (Route 522 North). Commercial properties also exist across North Frederick Pike (Route 522 North). Site Access and Transportation: Access, as shown on the MDP, will be provided to the site via Trafalgar Square from Route 522 North (Northwestern Pike). Internal streets (Sage Circle, Reign Way, Lance Way) will provide circulation throughout the development. Sidewalks will also be provided on either side of internal streets for pedestrian connectivity within the development. The Applicant will also provide a 5’ trail along the perimeter of the property for recreation. STAFF CONCLUSIONS FOR THE 04/04/18 PLANNING COMMISSION MEETING: The Master Development Plan for Regents Crest 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. All of the issues brought forth by the Planning Commission 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.