Loading...
HomeMy WebLinkAbout01-21 BOS Staff Report MASTER DEVELOPMENT PLAN #01-21 Hackwoods-Shenandoah Valley Westminster Canterbury (SVWC) Staff Report for the Board of Supervisors Prepared: March 18, 2021 Staff Contact: M. Tyler Klein, AICP, Senior Planner This report is prepared by the Frederick County Planning and Development 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: 03/17/21 Reviewed Board of Supervisors: 04/14/21 Pending PROPOSAL: To develop 58 multi-family units on 11.50+/- acres (approximately 5 dwelling units/acre) of land in Frederick County zoned RP (Residential Performance) Zoning District. The project site includes 9.81-acres +/- of land within the City of Winchester Corporate limits for a total of 21.31-acres +/- and a total of 97 units. LOCATION: The subject property is located on the east side of Fox Drive (Route 767) and generally west of Westminster Canterbury Drive, north and adjacent to the City of Winchester corporate limits. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 53-A-64 PROPERTY ZONING & PRESENT USE: Zoned: RP (Residential Performance) Use: Multi-Family Residential ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) Use: Residential South: City of Winchester Use: Residential East: RP (Residential Performance) Use: Residential (Westminster Canterbury) West: RP (Residential Performance) Use: Residential STAFF CONCLUSIONS FOR THE 04/14/21 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Hackwoods-Shenandoah Valley Westminster Canterbury (SVWC) depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Frederick County Zoning Ordinance and is in a form that is administratively approvable. All 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 move forward and approve the MDP. MDP #01-21, Hackwoods-SVWC March 18, 2021 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: VDOT has reviewed the Hackwoods-SVWC - Master Development Plan dated October 15, 2020. Based on the review of the drawings, we have the following comments: 1. Both entrances to the development appear to be within the jurisdiction of the City of Winchester. 2. The roadways shown, in the submittal, extending into Frederick County are labeled as private. This office has no further comments. Please see attached email dated November 17, 2020. Frederick County Fire Marshal: Approved Please see attached letter dated October 20, 2020. Frederick County Inspections: No comments. Comments will be made at site plan submittal. Please see attached letter dated October 30, 2020. Frederick County Public Works: A comprehensive review shall be performed at time of site plan submission. Please see attached letter dated October 23, 2020. Frederick Water: No comment. Please see attached letter dated October 22, 2020. Frederick County Park & Recreation: Plan appears to meet Parks and Recreation requirements. Please see attached letter October 27, 2020. Frederick County Public Schools: We understand that this is an age restricted development. As such, we offer no comment. Please see attached letter dated October 29, 2020. City of Winchester: No comments. Please see attached letter dated February 3, 2021. Frederick County GIS: No Comment. Please see attached letter dated December 31, 2020. MDP #01-21, Hackwoods-SVWC March 18, 2021 Page 3 Planning & Zoning: A) Master Development Plan Requirement A Master Development Plan is required prior to the 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 a 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 This property was 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 R3 (Residential Limited) District. The R3 District was changed to RP (Residential Performance) District on September 28, 1983 when the R1, R2, R3, and R6 zoning districts were reclassified. There are no previously approved plans for the subject property. The Westminster Canterbury campus was originally approved in 1985 and has expanded/developed incrementally since. C) Site Suitability & Project Scope Comprehensive Plan: The 2035 Comprehensive 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. The Area Plans contained in Appendix I of the 2035 Comprehensive Plan, are the primary implementation tool and will be instrumental to the future planning efforts of the County. Land Use Compatibility: The proposed development is in the vicinity of Sunnyside. The Eastern Frederick County Long Range Land Use Plan (EFLRLUP) shows this area with a residential land use designation; the site is also located in a future neighborhood village. A mixture of residential and commercial uses exists near the subject parcel. The existing Westminster Canterbury community adjoins the subject parcel, single-family detached residential dwellings exist to the north and across Fox Drive (Route 767). The City of Winchester adjoins the property to the south and is primarily developed with single-family detached residential. The current RP (Residential Performance) District zoning of the site and the proposed development (multifamily residential) is supported by the Comprehensive Plan for this area of the County (neighborhood village). MDP #01-21, Hackwoods-SVWC March 18, 2021 Page 4 Site Access and Transportation: Access to the multifamily residential development will be provided via a gated entrance from Fox Drive (Route 767) on the City of Winchester portion of the project and from an internal private road from Westminster Canterbury Drive/main campus on the Frederick County portion of the project. A private loop road will serve as access to the multifamily buildings, providing circulation on both the City and County portion of the project. A third point-of-access (“Private Road”) is noted from Fox Drive on the City of Winchester portion of the project area to serve a “Future Phase of Development” on the Frederick County portion of the project. Zoning Ordinance: The site is in general conformance with the applicable Zoning Ordinance standards for the RP (Residential Performance) Zoning District. The MDP also addresses the required setbacks (i.e. building restriction lines) and zoning district buffers (Category C Zoning District Buffer with full landscape screen) required by the Code. A site plan for the multifamily buildings within the development will need to be submitted and reviewed by Frederick County prior to the establishment of the particular uses. Staff notes the Applicant is concurrently pursuing approval for the portion of the project within the corporate limits of the City of Winchester in addition to this MDP and subsequent site plan review/approval from Frederick County. PLANNING COMMISSION SUMMARY FOR 03/17/21 MEETING: The Planning Commission received a presentation on the Hackwoods Master Development P lan at their March 17th and offered no comments. STAFF CONCLUSIONS FOR THE 04/14/21 BOARD OF SUPERVISORS MEETING: The Master Development Plan for Hackwoods-Shenandoah Valley Westminster Canterbury (SVWC) depicts appropriate land uses and appears to be consistent with the requirements of Article VIII, Master Development Plan, of the Frederick County Zoning Ordinance and is in a form that is administratively approvable. All 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 move forward and approve the MDP.