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Home My WebLink About22-18 PC Staff Report SITE PLAN (SUBDIVISION) #22-18 SPRING RUN – 15 Lot Townhouse Subdivision Staff Report for the Planning Commission Prepared: November 27, 2018 Staff Contact: M. Tyler Klein, AICP, Senior 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: 12/05/18 Pending Board of Supervisors: 01/09/18 Pending LOCATION: The property is located on 2659 Senseny Road, Winchester. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBER: 65-A-46 PROPERTY ZONING & PRESENT USE: RA (Rural Areas) – Mobile Home ADJOINING PROPERTY ZONING & USE: North: RP (Residential Performance) Use: Residential South: RP (Residential Performance) Use: Residential/Senseny Road East: RA (Rural Areas) Use: Residential West: RP (Residential Performance) Use: Residential EXECUTIVE SUMMARY: This application is for a subdivision design plan for fifteen (15) single-family attached (townhouses) units with a minimum lot size of 1,936+/- square feet planned to be constructed on 1.88+/- acres of land zoned RA (Rural Areas) District with RP (Residential Performance) standards via Transfer of Development Rights (TDR) credits. The proposed subdivision will be accessed from Senseny Road (Route 657) via a private internal road (Coralyrose Court). This subject property is located within the limits of the Urban Development Area (UDA) and the Sewer Water Service Area (SWSA). The 2035 Frederick County Comprehensive Policy Plan also shows this property with a residential land use designation. Although the property is zoned RA (Rural Areas), the Applicant will utilize the County’s Transfer of Development Rights (TDR) program to develop additional lots with RP (Residential Performance) District standards. The Applicant has purchased 10 TDR credits from Receiving Area #2 which has a value of 1.5 residential units per credit for a total of 15 units (10 credits x 1.5 units = 15 units allowed). Site Plan (Subdivision) #22-18, Spring Run – 15 Lot Townhouse Subdivision November 27, 2018 Page 2 The Applicant also previously received a waiver of the Master Development Plan (MDP) requirement on June 13, 2018 and has chosen to process a subdivision design plan (site plan) in lieu of the MDP. When processing a subdivision design plan in lieu of the MDP, the application must be presented to the Planning Commission and the Board of Supervisors as an informational item. Following its presentation to the Planning Commission and the Board of Supervisors, Staff will proceed with approval of the plan. This application is presented for information; no action is necessary. SUBDIVISION SPECIFICS: Subdivision of 1.88+/- acres into fifteen (15) single-family (townhouses) lots with a minimum lot size of 1,936 +/- square feet each. REVIEW AGENCY COMMENTS: Virginia Department of Transportation: See comment letter dated May 7, 2018. Frederick County Fire Marshall: Approved. See comment letter dated February 16, 2018. Inspections: See comment letter dated May 14, 2018. Frederick County Public Works: Upon review of the revised site plan dated September 17, 2018, we recommend approval of the subject plan. See comment letter dated November 14, 2018. Parks and Recreation: Plans updated to meet 0.5 recreation unit obligation. Appears to meet Parks and Recreation Requirements. See comment letter dated April 10, 2018. GIS: Road Name of Coralyrose Court is approved for Spring Run Townhomes Subdivision. See comment letter dated May 21, 2018. Frederick Water: See comment letter dated November 26, 2018. Frederick County Public Schools: See comment letter dated April 11, 2018. Planning & Development: The Subdivision Ordinance requires that land divisions in the RP (Residential Performance) Zoning District, without an approved Master Development Plan Site Plan (Subdivision) #22-18, Spring Run – 15 Lot Townhouse Subdivision November 27, 2018 Page 3 (MDP) be presented to the Board of Supervisors (Chapter144-12E). The MDP requirement may be waived under Section 165-801.03A(5) of the Frederick County Zoning Ordinance if the Applicant chooses to process a design plan in lieu of MDP: A MDP may also be waived if the Applicant chooses to process a site plan in lieu of a MDP. The site plan must contain all information generally required on a MDP and a site plan. Once the site plan is in an administratively approvable form, the plan will be presented to the Planning Commission and the Board of Supervisors per § 165-801.06. This application is for a subdivision design plan for fifteen (15) single-family attached (townhouses) units with a minimum lot size of 1,936+/- square feet planned to be constructed on 1.88+/- acres of land zoned RA (Rural Areas) District with RP (Residential Performance) standards via Transfer of Development Rights (TDR’s). The proposed subdivision will be accessed from Senseny Road (Route 657) via a private internal road (Coralyrose Court). This subject property is located within the limits of the Urban Development Area (UDA) and the Sewer Water Service Area (SWSA). The 2035 Frederick County Comprehensive Policy Plan also shows this property with a residential land use designation. The Applicant also provides right-of-way for the future condition of Senseny Road as a four-lane divided major collector roadway (as specified in the 2035 Comprehensive Plan), a 10-foot wide hiker/biker trail for inter-parcel pedestrian connectivity, internal sidewalks and the required recreational amenities (to-be-determined at the time of construction) in the form of a outdoor pavilion, playground, tot lot, or equivalent. Further, the Applicant is providing the required buffering and screening from adjacent properties and roadways. The Applicant previously received a waiver of the Master Development Plan (MDP) requirement on June 13, 2018 and has chosen to process a subdivision design plan (site plan) in lieu of the MDP. When processing a subdivision design plan in lieu of the MDP, the application must be presented to the Planning Commission and the Board of Supervisors as an informational item. Following its presentation to the Planning Commission and the Board of Supervisors, Staff will proceed with approval of the plan. STAFF CONCLUSIONS FOR THE 12/05/18 PLANNING COMMISSION MEETING: This proposed subdivision, Spring Run, meets the requirements of the Frederick County Zoning and Subdivision Ordinances and is in a form that it is administratively approvable. All of the issues brought forth by the Planning Commission should be appropriately addressed by the Applicant. This is being presented as an informational item and following its presentation to the Planning Commission and the Board of Supervisors, Staff will proceed with approval of the plan. This application is presented for information; no action is necessary.