rez2020-00016 · rez2020-00016 page 3 the proffered concept plan shows how the site would be...

REZ2020-00016

REZ2020-00016Wilton Acquisition, LLC/Stanley Martin Staff Report for Board of Supervisors Public Hearing

Prepared July 30, 2020

This report is prepared by the Henrico 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 land use matter.

I. PUBLIC HEARINGS:

Planning Commission: May 14, 2020 Deferred at the applicant’s requestJune 11, 2020 Deferred at the applicant’s requestJuly 9, 2020 Recommend for approval

Planning Commission: August 11, 2020 Pending

II. IDENTIFICATION AND LOCATIONAL INFORMATION:

Requested Zoning: R-5AC and R-6C General Residence Districts (Conditional) Existing Zoning: A-1 Agricultural District and R-6C General Residence District (Conditional) Acreage: 32.73 acres (20.75 acres for R-5AC and 11.98 acres for R-6C) Proposed Use: Residential development with townhomes (67 units) and detached

dwellings (74 units) for no more than 141 units

Location: North line of Scott Road between Interstate 95 and Aberdeen Street

Magisterial District: Fairfield

2026 Comprehensive Plan Recommendation: Planned Industry

Parcel Numbers: Part of Parcels 785-758-9980, 785-759-8052, 786-759-6600, 786-759- 6815 and Parcels 784-757-9571, -9581, -9390, 784-758-8345, -9103, -9251, -9817, 785-757-0889, -2698, 785-758-0057,-0968, -1023,-1774,-1828,-2580,-2935,-3485, -4243, -4511, -5283, -5317, -5551, -6456, -6526, -6583, -7735, -8854, -9568, and 786-758-0555

Zoning of Surrounding Properties: North: R-6CGeneral Residence District (Conditional),

A-1 Agricultural District, and M-1 Light Industrial District

South: R-3 One-Family Residence District and RTHC Residential Townhouse District (Conditional)

East: A-1 Agricultural District and Interstate 95 West: M-1 Light Industrial District

REZ2020-00016

III. SUMMARY OF STAFF REPORT:

This is a request to conditionally rezone 32.73 acres from A-1 Agricultural District and R-6C General Residence District (Conditional) to R-5AC General Residence District (Conditional) (20.75 acres) and R-6C General Residence District (Conditional) (11.98 acres) to allow the construction of a residential development of no more than 67 townhomes in the R-6 zoning district and 74 detached dwellings in the R-5A zoning district. The applicant has filed companion case PUP2020-00010 to allow for the ability to adjust side setbacks in the R-5A portion of the proposed development.

The subject property is located on the north line of Scott Road between Interstate 95 and Aberdeen Street. The proposed development would be a second phase of ReTreat at One, a recently approved townhouse and condominium development of no more than 495 units located to the north of the subject site. The 2026 Comprehensive Plan recommends Planned Industry.

While not consistent with the 2026 Comprehensive Plan, this request could be appropriate given the recently approved residential developments to the north and south. The applicant has submitted proffers,concept plan, elevations indicating the development should largely be in keeping with these adjacent communities. In addition, the applicant has provided detailed information regarding amenities for the Retreat at One community. For these reasons, staff supports this request.

A virtual community meeting was held on May 28, 2020. There was no opposition.

The Planning Commission recommended approval of this request at their July 9, 2020 hearing.

IV. LAND USE ANALYSIS AND IMPLICATIONS:

The subject site consists of 30 parcels and parts of four other parcels totaling 32.73 acres. It is comprised of a portion of an R-6C parcel and A-1 subdivision lots that were recorded in the 1920’s as part of the Garden City West and E.T. Hicks subdivisions. The majority of the site is undeveloped and wooded. According to GIS, there appears to be wetlands on a large portion of the site. Only two lots have been developed for single family residences.

Immediately to the north is property zoned R-6C for the planned ReTreat at One community, which is an approved 495 townhome and condominium development. Also, to the north are large lot A-1 zoned residential and M-1C Light Industrial District (Conditional) uses. M-1 zoning continues along the western boundary of the site and existing uses include general contractor, masonry landscaping sales, golf cart sales, body shops, hotel, and office warehouse. Residential zoned property located to the south, across Scott Road, includes additional sections of the Garden City West subdivision zoned R-3 and the recently rezoned RTHC development of Glens at Scott Place, which was approved for 115 units and is currently under construction. Interstate 95 and two smaller undeveloped parcels, zoned A-1 are not included in this request, bound the subject property to the east.

This request would be an expansion of ReTreat at One and includes some of the property that was rezoned as part of that request. The applicant proposes to rezone the northern portion of the subject property, approximately 12 acres, to R-6C to continue the townhouse development pattern of ReTreat at One, and would add no more than 67 units, an equivalent density of 5.6 units per acre. The R-6 zoning district allows a maximum density of 19.8 units per acre. The southern portion of the subject site, approximately 21 acres, would introduce R-5AC zoning to the ReTreat at One community. No more than 74 detached dwellingswould be constructed, an equivalent density of 3.5 units per acre. The R-5A zoning district allows no more than 6 units an acre on zero lot lines. A companion provisional use permit application, PUP2020-00010, has been filed to allow for the ability to adjust side setbacks in the R-5A portion of the proposed development.

REZ2020-00016

The proffered concept plan shows how the site would be developed. The northern R-6C portion would provide a variety of townhouse types ranging from 4, 5, and 6-unit rows, two and three stories in height located on either side of a circular private drive surrounding wetlands to be preserved as open space. Asection of that private drive would connect the townhouse units to the north and continue south to connect to the R-5AC portion, forming a curvilinear street pattern throughout, and providing three points of access to Scott Road. A variety of detached dwelling unit styles, one and two stories in height, would be provided. The concept plan also shows the detached dwellings located in the middle of the lot instead of on the side lot line as required by code for zero lot line units in the R-5A district. The location of these detached dwellings in the center of the lot necessitates the approval of the companion provisional use permit, PUP2020-00010.

In addition to the concept plan, the applicant has submitted proffers and elevations that would regulate development of the site. These proffers detail architectural features, building and driveway materials, sound suppression measures, construction hours, lighting, and protective covenants. Additional proffers detail site design features such as foundation plantings, underground utilities, and internal sidewalks.

With respect to buffers, the applicant has committed to buffers along the perimeter of the subject property,as shown on the concept plan, ranging in width from 15 feet to 20 feet planted to the transitional buffer 25 (TB25) standard. The applicant has also proffered an opaque fence a minimum of seven (7) feet in height along the western boundary of the site.

Regarding open space and recreation area amenities, the applicant has proffered that future residents would be able to use the recreational facilities and amenities approved with REZ2019-00025. The applicant has provided additional information regarding these recreational amenities that would be available for all residents in the ReTreat at One community. There would be five locations throughout the development and would include the following:

Amenity #1 includes a clubhouse, patio/pergola, and multipurpose courtAmenity #2 consists of a large tot lot and play areaAmenity #3 is a patio and grilling stationAmenity #4 is a scenic lake overlook areaAmenity #5 reserved as greenspace for the future development of a pocket park

Pedestrian trails would also be provided throughout the development with workout areas.

This request is not consistent with the 2026 Comprehensive Plan’s designation. However, it could be appropriate given the recently approved R-6C zoning to the north and the RTHC Residential Townhouse District (Conditional) to the south. The applicant has submitted proffers, concept plan, consistent with adjacent communities. In addition, the applicant has provided detailed information regarding amenities for the Retreat at One community. For these reasons, staff supports this request. A virtual community meeting was held on May 28, 2020. There was no opposition.

The Planning Commission recommended approval of this request at their July 9, 2020 hearing.

V. COMPREHENSIVE PLAN ANALYSIS:

Comprehensive Plan Recommendation:The 2026 Comprehensive Plan recommends Planned Industry The request is not consistent with thisdesignation but could be deemed appropriate at this location given the recently approved residential developments to the north and south.

REZ2020-00016

Vision, Goals, Objectives, and Policies:This request is most consistent with the following Goals, Objectives and Policies of the 2026 Comprehensive Plan:

Land Use & Community Character Objective 7: Encourage large tract, planned development to promote unified and attractive development and a sense of place, rather than piecemeal or incremental development.Land Use & Community Character Objective 8: Encourage diverse mixtures and forms of developments to support the economic tax base of the County.Land Use & Community Character Objective 9: Promote diverse housing types that meet the needs of a demographically diverse population.Land Use and Community Character Objective 10: Use development design guidelines and standards to enhance, promote and protect a high-quality community identity and aesthetic.Land Use & Community Character Objective 13: Provide for the logical arrangement of land uses which offers transitions from more intense to less intense uses.

VI. PUBLIC SERVICE AND SITE CONSIDERATIONS:

Major Thoroughfare and Transportation:Request to conditionally rezone from A-1 Agricultural District to R-5AC and R-6C General Residence Districts (Conditional) part of several parcels containing 32.73 acres located on the north line of Scott Road between Interstate 95 and Aberdeen Street. The applicant proposes a residential development of townhomes and single-family dwellings. The following is the approximate number of new trips expected by the proposed development of 67 townhomes and 74 single family homes:

Total weekday trips = 1250 (625 in, 625 out)

Scott Road, Athens Avenue, and Aberdeen Street will need to be widened to 18 feet from the centerline with curb and gutter and sidewalk along the parcel. The horizontal curve on Athens Avenue may need to be realigned to meet county standards. Access management spacing and adequate sight distance at each access point must be met prior to POD approval. The surrounding roadway network can accommodate the increase in traffic.

Drainage:All proposed improvements must comply with all applicable Public Works plan of development requirements. Traffic Engineering will determine if any right-of-way dedication or road improvements are required. Based on GIS, Waters of the U.S. and/or hydric soils are present (indicating possible wetlands). Corps of Engineers and DEQ permits may be required. The site must comply with applicable stormwater quality and quantity requirements. A portion of the site is located within 50/10 detention area and must comply with applicable regulations. No more than 50 residential lots are allowed upon a single access point. No more than 82 residential units are allowed upon a single access point.

Public Utilities Services:County water is located in Scott Road and Aberdeen Street. Water lines are proposed to be built by the ReTreat at One development. The sewer proposed by the ReTreat at One development to the north, may be able to severe a portion of the area. ReTreat at One has identified needed sewer improvements in the existing sewer in Brook Road (downstream of the development). If flow from this project goes through Retreat at One, it may require additional sewer improvements. Also, there is a 12” sewer in Scott’s Place, approximately 600 ft. south of Scott Road, that may serve the full area or a portion of the site. The proposed use may produce flows that will exceed the projected flows based on the 2026 Land Use Plan. Therefore, an analysis of the downstream sewer system may be required to determine if upgrades to the sewer are needed. The developer will be required to make any needed improvements.

REZ2020-00016

Schools:The plan allocates 74 detached residences and 67 townhomes. The residences will be in the following attendance zones:

*At Development Buildout

Student yield information is created using student yield data for similar developments. Fairfield District, per 100 single family units, yield 28.1 elementary students, 16.9 middle school students, and 21.7 high school students. Furthermore, Fairfield District, per 100 townhome units, yield 14.5 elementary students, 7.5 middle school students, and 11.5 high school students. Based on September 30, 2019 membership and capacity figures shown above, Chamberlayne Elementary is currently at 73.6% of capacity. The analyses shown above indicates the proposed development would potentially yield a total of 30.52 elementary students. Chamberlayne Elementary can accommodate the additional students. Brookland Middle is currently at 89.7% of capacity. The analyses shown above indicates the proposed development would potentially yield 17.54 additional middle school students. Over the next five years, membership/capacity ratios for Brookland Middle are expected to stay under 95%. This development along with other known new development in this area of the county can be accommodated by the zoned elementary and middle schools. Hermitage High is currently at 80.7% of capacity. The analyses shown above indicates the proposed development would potentially yield an additional 23.77 high school students. Over the next five years, membership/capacity ratios for Hermitage High are expected to stay under 95%.

Division of Fire:Road widths, turning radii, and cul-de-sac dimensions will need to meet the Virginia Statewide Fire Prevention Code requirements. Additionally, the road in the south east corner does not appear to meet the 150’ dead end requirement. These issues will be addressed during the POD Process.

Division of Police:The applicant is encouraged to contact and work with the Community Services Unit with the Police Division for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts as a plan of development (POD) is drafted for submission to the county for review.

Recreation and Parks Department:No park or recreation facilities, historical, archaeological or battlefield impact.

Libraries:No Comment.

Topography and Land Characteristics Adaptability:Henrico County’s GIS layer shows a large portion of wetlands on the site. The applicant has conducted a wetlands delineation study to ensure the site is buildable.

School Level School Name 2020

MembershipFunctionalCapacity

Single Family

Student Yield Per 100 units

Total Single-Family Yield

TH Student Yield Per 100 Units

Total TH Family Yield

Total Student Yields*

Elementary Chamberlayne 324 440 28.1 20.80 14.5 9.72 30.52Middle Brookland 1,214 1,354 16.9 12.51 7.5 5.03 17.54 High Hermitage 1,594 1,976 21.7 16.10 11.5 7.71 23.77

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This drawing was created and copyrighted by Carousel Signs & Designs. It may not be used or reproduced in part or whole without the written consent of Carousel Signs & Designs This drawing was created and copyrighted by Carousel Signs & Designs. It may not be used or reproduced in part or whole without the written consent of Carousel Signs & Designs This drawing was created and copyrighted by Carousel Signs & Designs. It may not be used or reproduced in part or whole without the written consent of Carousel Signs & Designs This drawing was created and copyrighted by Carousel Signs & Designs. It may not be used or reproduced in part or whole without the written consent of Carousel Signs & Designs This drawing was created and copyrighted by Carousel Signs & Designs. It may not be used or reproduced in part or whole without the written consent of Carousel Signs & Designs This drawing was created and copyrighted by Carousel Signs & Designs. It may not be used or reproduced in part or whole without the written consent of Carousel Signs & Designs This drawing was created and copyrighted by Carousel Signs & Designs. It may not be used or reproduced in part or whole without the written consent of Carousel Signs & Designs

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rez2020-00016 · rez2020-00016 page 3 the proffered concept plan shows how the site would be...

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