Loading...
HomeMy WebLinkAbout02-20 BOS Staff Report MASTER DEVELOPMENT PLAN #02-20 Heritage Commons Staff Report for the Board of Supervisors Prepared: May 15, 2020 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: 05/06/20 Reviewed Board of Supervisors: 05/27/20 Pending PROPOSAL: The Applicant seeks to develop 141.75-acres +/- of land zoned R4 (Residential Planned Community) Zoning District property for a mixed-use community with up to 645 multi-family residential housing units and a minimum of 107,500 square feet (SF) of commercial development. The development also includes 4.28-acres +/- of right-of-way for future Warrior Drive north extended, 11.94-acres +/- of preserved environmental features (Buffalo Lick Run) to-be-used for recreation, and future inter-parcel connectivity with the Madison Village residential community. The property is bisected by Crossover Boulevard, a new major collector roadway connecting the City of Winchester and Route 522, providing access to planned land bays. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 63-A-150, 64-A-10, & 64-A-12 LOCATION: The properties are located generally west of Route 522 and east of Interstate 81 and north and south of (future) Crossover Boulevard. PROPERTY ZONING & PRESENT USE: Zoned: R4 (Residential Planned Community) Use: Undeveloped/Vacant ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) District Use: Vacant/Residential B2 (General Business) District Use: Vacant South: RP (Residential Performance) District Use: Residential (Madison Village) RA (Rural Areas) District Use: Vacant/Agricultural East: RP (Residential Performance) District Use: Residential Route 522 Use: Route 522 West: Interstate 81 Use: Interstate 81 MDP #02-20, Heritage Commons May 15, 2020 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: . The County Approved Generalized Development Plan (GDP) included an inter-parcel connection between landbay two and landbay three. This connection has not been included in the MDP. Other than this change, we have no objection to the MDP. Please revise and submit back to this office for final review. See comment letter (email) dated February 25, 2020. Frederick County Fire Marshal: Approved. See approval letter dated February 4, 2020. Frederick County Public Works: Through the development of Crossover Boulevard road project, Frederick County, the owner of property (MMA/ Hunt) and VDOT have a written agreement regarding stormwater management. We are constructing stormwater management facilities that will handle the water quantity for the entire development. The owner has a cost share agreement with the County and they are paying for a large portion of the costs to develop ponds as we construct the road. Once the road project is complete, the owners have full ownership of the ponds and will have to maintain the ponds into the future. In regard to meeting the water quality portion of the regulations, the owners will have to provide water quality compliance with the regulations as they obtain permit coverage. This is outlined in the agreement between Frederick County and owners. See approval letter dated February 28, 2020. Frederick County Inspections: Master Development Plan for future subdivision. Alternations adjacent to FEMA Floodplain shall be approved. Buildings or structures located in or adjacent to floodplain shall be required as per the 2015 Virginia Residential Code. No additional comments at this time. See comment letter dated February 3, 2020. Frederick Water: Frederick Water has reviewed and approves the MDP submission, signed and sealed by David Frank on April 15, 2020. Please note that a detailed review will be conducted with the site plan submission. See comment letter dated April 15, 2020. Frederick County Public Schools: Frederick County Public Schools has reviewed the Heritage Commons Master Development Plan submitted to us on February 4, 2020. We offer the following comment: 1. It is noted that some streets will be private. As our buses don’t travel down private lanes, students who live on these streets will need to walk to a public street to meet the bus at a location to be designated by our Transportation Department. 2. We would like to work with you so that buses have a place to turn around at every phase of development. Ideally, the location of turnarounds would be convenient to residential areas. MDP #02-20, Heritage Commons May 15, 2020 Page 3 See comment letter dated February 25, 2020. Frederick County Parks and Recreation: Parks and Recreation recommends modifying the Buffalo Lick Run trail aligning to connect to Warrior Drive. More specifically to the plan shared -use path along the Warrior Drive alignment. See comment letter dated February 18, 2020. Winchester Regional Airport: See comment letter dated March 9, 2020 and supporting documentation. Planning & Zoning: A) Master Development Plan Requirement A Master Development Plan (MDP) 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 The properties subject to the MDP were part of Rezoning (REZ) application #10-15, approved December 9, 2015 with proffers. The approved proffer statement allows up to 645 multi-family residential units and require 107,500 square feet (SF) of commercial development. Additionally, the approved proffers included a “Design Modification Document” that revised certain Zoning Ordinance requirements for building setbacks, building height, buffers & landscaping, and open space to allow for the creation of a higher density mixed-use community. The MDP is generally in conformance with the approved proffer statement, including the “Design Modification Document,” and Generalized Development Plan (GDP) approved with the rezoning. 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: The parcels comprising this MDP, Heritage Commons, 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 Heritage Commons property is located within the Senseny/Eastern Frederick Urban Area Plan. MDP #02-20, Heritage Commons May 15, 2020 Page 4 This land use plan calls for the area north of Buffalo Lick Run and between I-81 and the future Warrior Drive to be developed with Employment (commercial) land uses and the area south of Buffalo Lick Run for High-Density Residential. Site Access and Transportation: Access, as shown on the MDP, will be provided to the site via Crossover Boulevard (under construction) from the City of Winchester and from Route 522 (Northwestern Pike). Right-of-way for future Warrior Drive north extended is also provided. Internal streets 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 10’ trail along Buffalo Lick Run for recreation. Zoning Ordinance: The site is in conformance with the applicable Zoning Ordinance standards for the R4 (Residential Planned Community) Zoning District. The MDP also addresses the required buffers, screening, and landscaping elements required by Code. Site Plans for individual lots within the development will need to be submitted and reviewed by Frederick County prior to the establishment of particular uses. STAFF CONCLUSIONS FOR THE 05/06/20 PLANNING COMMISSION MEETING: The Master Development Plan (MDP) for Heritage Commons appears to be consistent with the approved Rezoning (REZ) application #10-15 (proffers) and 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. PLANNING COMMISSION SUMMARY FOR 05/06/20 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 a maximum of 645 multi-family residential units, a minimum of 107,500 square feet (SF) of commercial development, future right-of-way (ROW) reservation for Warrior Drive, and preservation of Buffalo Lick Run/environmental features to be used for recreation. There was no discussion or comments from the Planning Commission. STAFF CONCLUSIONS FOR THE 05/27/20 BOARD OF SUPERVISORS MEETING: The Master Development Plan (MDP) for Heritage Commons appears to be consistent with the approved Rezoning (REZ) application #10-15 (proffers) and 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 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.