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HomeMy WebLinkAbout04-23 PC Staff Report REZONING APPLICATION #04-23 DOVER HILL CROSSING II (K. DONDERO) Staff Report for the Planning Commission Prepared: September 18, 2023 Staff Contacts: M. Tyler Klein, AICP, Senior Planner Reviewed Action Planning Commission: 10/04/23 Pending Board of Supervisors: 11/08/23 Pending EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 10/04/23 PLANNING COMMISSION MEETING: This is an application to rezone approximately 4.75+/- acres from RA (Rural Areas) District to RP (Residential Performance) District with proffers to enable the development of up to 25 single-family attached (SFA, townhome) units. The subject property is in the Red Bud Magisterial District south of the signalized intersection of Senseny Road (Route 657) and Channing Drive. Staff notes the proposed rezoning does not include the “mix of uses” envisioned by the urban center land use designation in the Comprehensive Plan and the Senseny/Eastern Frederick Area Plan (SEFLUP). However, the proposed rezoning may otherwise be appropriate given the scale of the project and the relatively small size of the property in question. Furthermore, the ability of the project to be connected in the future to a larger, more integrated, and mixed-use development is possible. To that end, the rezoning accommodates the future collector roadway (Channing Drive extended) and multiuse trail, which may allow for future connectivity to the envisioned “urban center.” The applicant has provided a proffer statement, dated July 12, 2023, that addresses capital impacts to County services ($13,098 per unit; or $327,450 for the total project), necessary transportation improvements for the extension of Channing Drive and future site access to adjoining parcels. There are no outstanding review agency comments. Following a public hearing, a recommendation from the Planning Commission regarding this rezoning application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission. Rezoning #04-23 Dover Hill Crossing II September 18, 2023 Page 2 This report has been prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. PROPOSAL: To rezone 4.75 +/- acres from RA (Rural Areas) District to RP (Residential Performance) District with proffers to enable the development of up to 25 single-family attached (SFA, townhome) units. LOCATION: The subject property is located at 2216 Senseny Road, Winchester; immediately south of the signalized intersection of Senseny Road (Route 657) and Channing Drive. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 65-A-16 PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Single-Family Detached Residence ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) Use: Open Space/Residential (Single-family detached) South: RA (Rural Areas) Use: Vacant East: RA Use: Vacant/Private Right-of-Way (ROW) West: RA Use: Vacant REVIEW EVALUATIONS: Planning & Zoning: 1) Comprehensive Plan The Comprehensive Plan is the guide for the future growth of Frederick County. The 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 Plan is developed with the input of the public and adopted by the Board of Supervisors (lasted updated November 2021). The Plan is a vital tool that provides direction for future growth, aimed at ensuring orderly well-planned development to promote, preserve and protect the health, safety, general welfare, and quality of life for the citizens and businesses of Frederick County. The Area Plans in Appendix I of the Comprehensive Plan are the primary implementation tools and are Rezoning #04-23 Dover Hill Crossing II September 18, 2023 Page 3 instrumental to the future planning efforts of the County. Land Use Compatibility The Comprehensive Plan and the Senseny/Eastern Frederick Area Plan (SEFLUP) provide guidance on the future development of the subject property. The Plan identifies the subject property with a “urban center” (Greenwood) land use designation and as being within the limits of the Sewer and Water Service Area (SWSA) and Urban Development Area (UDA). The “Greenwood Urban Center,” as stated in the plan: “Provides an opportunity for a focal point for an area where most of the recent suburban residential development has occurred. The Greenwood Urban Center is envisioned to introduce a mix of uses into already developed areas in a way that builds the identity and enhances its livability. This urban center should embrace a traditional main-street feel, be pedestrian- friendly, ecologically sensitive, and architecturally distinctive, honor our region’s local heritage and look to the future by promoting urban life in a dynamic new way. This lifestyle center should be defined by tree-lined boulevards and an inviting central park area oriented around the existing historic farmhouse and grounds. The residential densities in the core of this area are envisioned to be in the 12-16 units per acre range, tapering off to 6 units per acre on its perimeter. Anchored in all directions by existing and proposed schools and park areas, this urban center is tailored to be the future focal point of the Senseny Road and Greenwood Road area.” Staff notes the proposed rezoning does not include the “mix of uses” envisioned by the urban center land use designation in the Comprehensive Plan. However, it may otherwise be appropriate given the scale of the project and the relatively small size of the property in question. Furthermore, the ability of the project to be connected in the future to a larger, more integrated, and mixed-use development is possible. The proposed rezoning is on the northeast corner of the plans designated urban center area and has a proposed density of 5.26 dwelling units/acre (25 units on 4.75-acres) which is consistent with the plans desired density along the perimeter of the Greenwood Urban Center. Finally, the proposed rezoning also accommodates the future collector roadway and multiuse trail, detailed below, which may allow for future connectivity to the envisioned urban center. 2) Site Access and Transportation The Eastern Road Plan, contained in the Comprehensive Plan, identifies a “new major collector roadway” bisecting the subject property extending Channing Drive south from the intersection with Senseny Road to Route 50. A new multiuse trail, running parallel to the extension of Channing Drive is also identified in the adopted plan. Senseny Road (Route 657) is identified as an “improved major collector” roadway, ultimately a four-lane urban roadway. The SEFLUP also emphasizes access management, particularly along primary roadways. The right-of-way for the future extension to Channing Drive (105’ wide) on the subject property and multiuse trail are depicted on the included Generalized Development Plan (GDP) dated July 12, 2023. A two-lane portion of Channing Drive extended is proffered to serve as access to the development, with Rezoning #04-23 Dover Hill Crossing II September 18, 2023 Page 4 no additional points of access proposed directly from Senseny Road. The rezoning is generally consistent with the adopted plan policy. 3) Potential Impacts & Proffers Capital Costs When evaluating capital costs of new residential development, the County projects per unit costs through the Capital Impact Model (CIM). The CIM is an economic tool that the County utilizes when considering land use planning policy decisions and rezoning applications. The model has been designed to project fiscal impacts that may result with land use change decisions. The CIM was originally adopted by the Board of Supervisors (BOS) in 2005 and the last annual update was made staff and the adopted by the BOS in July 2022. A summary of the project outputs for the proposed 25-unit single-family attached (SFA – townhome) development in the Red Bud district is provided below (and full summary included in the attachments to this staff report). The Capital Impact Model (as of March 2023) projects a per unit capital cost to the County of approximately $13,097. Rezoning #04-23 Dover Hill Crossing II September 18, 2023 Page 5 Proffer Statement The applicant has provided a proffer statement dated July 12, 2023, including monetary contributions to County departments and non-monetary improvements. The applicant proposes a per unit contribution of $13,098 per SFA unit (for a project total of $327,450) to offset capital impacts as follows: County Department Monetary Contribution Parks & Recreation $784 per unit (Proffer 2.1) Fire & Rescue $4,884 per unit (Proffer 3.1) Public Schools $7,165 per unit (Proffer 4.1) Sheriff $265 per unit (Proffer 5.1) In addition to the above monetary contributions, the applicant proposes the following other proffered commitments: • Proffer 1.1: Limit the total number of single-family attached (SFA townhome) units that may be developed to 25 and prohibit the development of multifamily units on the subject property. • Proffer 8.1: Construction of a two-lane extension of Channing Drive, south of Senseny Road, and terminating at the southern property line to serve as access to the development. • Proffers 8.2 & 8.3: Reserve area for future right-of-way (ROW) dedication for the full section of Channing Drive and future multiuse trail (105-feet in width) and reserve area for future inter- parcel connection to the lot south of the subject property. Other Review Agency Comments: Review Agency Comment Issuance Date Status Virginia Department of Transportation (VDOT) May 10, 2023 Comments resolved. Frederick Water April 24, 2023 Comments resolved. Frederick County (FC) Public Works April 25, 2023 No comments. FC Fire Marshal May 9, 2023 No comments. FC Parks and Recreation April 25, 2023 No comments. FC Public Schools (FCPS) May 3, 2023 Comments resolved. FC Attorney May 2, June 23, 2023 Acceptable form. Staff notes there are no outstanding issues from agency comments and the proffer statement is in a form acceptable to the County Attorney. Following a public hearing, a recommendation from the Planning Commission regarding this rezoning application to the Board of Supervisors would be appropriate. The Applicant should be prepared to adequately address all concerns raised by the Planning Commission.