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Home My WebLink About23-18 PC Staff Report SITE PLAN (SUBDIVISION) #23-18 LIBERTY CHASE – 17 Lot Townhouse Subdivision Staff Report for the Planning Commission Prepared: March 26, 2019 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: 04/03/19 Information/Discussion Board of Supervisors: 04/24/19 Information/Discussion LOCATION: Double Church Road (Route 641) generally north of Fairfax Pike (Route 277) MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER: 75-A-58 & 75-A-59 PROPERTY ZONING & PRESENT USE: RP (Residential Performance) – Vacant ADJOINING PROPERTY ZONING & USE: North: RP (Residential Performance) Use: Residential (Townhomes) South: RP Use: Residential/Open Space/Double Church Road East: RP Use: Residential (Single-Family Home) West: RP Use: Residential (Single-Family Home) EXECUTIVE SUMMARY: This Application is for a subdivision design plan for seventeen (17) single-family attached (townhouse) units with a minimum lot size of +/-1,850 square feet planned to be constructed on +/-1.97-acres of land zoned RP (Residential Performance) District. The proposed subdivision lots will be accessed from Double Church Road (Route 641) via a private internal road (Stella 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 previously received a waiver of the Master Development Plan (MDP) requirement on July 10, 2017 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. Page 2 Site Plan (Subdivision) #23-18, Liberty Chase – 17 Lot Townhouse Subdivision March 26, 2018 SUBDIVISION SPECIFICS: Subdivision of 1.97+/- acres into seventeen (17) single-family (townhouse) lots with a minimum lot size of +/-1,840 square feet (SF). REVIEW AGENCY COMMENTS: Virginia Department of Transportation: See comment letter dated March 30, 2018. Frederick County Fire Marshall: Approved. See comment letter dated February 14, 2018. Building Inspections: See comment letter dated May 11, 2018. Frederick County Public Works: Upon review of the revised site plan dated February 15, 2019, we recommend approval of the subject plan. See comment letter dated March 8, 2019. Parks and Recreation: See comment letter dated April 10, 2018. GIS: Stella Court is approved for use in Liberty Chase Subdivision. See comment letter dated May 21, 2018. Frederick Water: See comment letter dated April 28, 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 (MDP) be presented to the Planning Commission and 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: An MDP may also be waived if the Applicant chooses to process a site plan in lieu of an MDP. The site plan must contain all information generally required on an 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 seventeen (17) single-family attached (townhouse) units to be constructed on +/-1.97-acres acres of land zoned RP (Residential Performance) District (or 8.62 dwelling units/acre). The proposed subdivision will be accessed from Double Church (Route 641) via a private internal road (Stella Court). This subject property is located within the limits of the Urban Development Area (UDA) and the Sewer Water Service Page 3 Site Plan (Subdivision) #23-18, Liberty Chase – 17 Lot Townhouse Subdivision March 26, 2018 Area (SWSA). The 2035 Frederick County Comprehensive Policy Plan also shows this property with a residential land use designation. The Applicant also provides 25-foot wide right-of-way dedication for the future condition of Double Church Road (State Route 641) as a four-lane divided major collector roadway (as specified in the 2035 Comprehensive Plan), a 5-foot wide sidewalk for inter-parcel pedestrian connectivity, internal sidewalks and the required recreational amenities (to-be-determined at the time of construction) in the form of an 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 July 10, 2017 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 04/03/19 PLANNING COMMISSION MEETING: This proposed subdivision, Liberty Chase, 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.