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HABITAT FOR HUMANITY SOUTH HAMPTON ROADS

Agenda Item 32

32 June 13, 2012 Public Hearing

APPLICANT / PROPERTY OWNER:


STAFF PLANNER: Stephen J. White

REQUEST: Conditional Change of Zoning (from R-5D Residential Duplex to Conditional R-2.5 Residential)

ADDRESS / DESCRIPTION: 4957 Bonney Road

GPIN: 14770130740000

ELECTION DISTRICT: BAYSIDE

SITE SIZE: Current: 26,324 square feet After roadway dedication: 21,537 square feet

AICUZ: Less than 65 dB DNL

APPLICATION HISTORY: The applicant agreed to a deferral of this application at the May 9 Public Hearing for the purpose of discussing the proposal with the surrounding residents and revising the submitted plans to provide more detail. Since May 9, the applicant has met with staff, discussed the proposal with surrounding residents, provided staff with a letter that details Habitat for Humanity’s program and the specifics of this proposed project (see supporting information at end of this report), and submitted revised building and site plans (see supporting information at end of this report). The applicant proposes to rezone the existing R-5D property to Conditional R-2.5, subdivide the lot into six parcels, and develop each lot with an attached dwelling (townhouse). The townhouses will be arranged in three groups of two attached dwellings. The existing 26,324 square foot parcel is located on an unimproved section of the Kenley Road right-of-way that is located between the improved section to the south in the residential neighborhood and Bonney Road. The Conceptual Site Plan submitted with the application shows an improved Kenley Road being extended from its current terminus to the south to a cul-de-sac bulb at the northern end of the proposed subdivision (see the Traffic section of this report for additional information).

SUMMARY OF REQUEST

Change of Zoning from R-5D to Conditional R-2.5


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The submitted Conceptual Site Plan shows six lots. The four interior lots and the exterior lot located adjacent to the residential area to the southwest are 38 feet in width and 87.66 feet in depth, which results in a lot area of 3,331.08 square feet. The northern exterior lot is the largest of the lots (4,882 square feet), primarily due to its odd shape, being located on the cul-de-sac. The width of the lot along the rear lot line is 79.94 feet in width and the lot width as measured for lots of this shape is 44.5 feet. One attached dwelling (townhouse) is depicted on each lot. The proposed subdivision and the layout of the dwellings meet the dimensional requirements of the Zoning Ordinance with the exception of the front yard setback. The proposed front yard setback is shown as 20 feet; however, the required yard setback is 30 feet. One of the corners of the front of the dwelling on the northernmost lot (labeled as Town 1 on the Conceptual Plan) is only 4.5 feet from the right-of-way line, due to the dwelling’s location on the cul-de-sac bulb. The applicant is aware of the deficiencies of the front yard setback, as well as the fact that a variance to this requirement will need to be sought from and granted by the Board of Zoning Appeals (BZA). Parking for each unit is provided on 9-foot by 30-foot (9’x30’) driveways. The driveways for the interior lots are joined to create one 18-foot by 30-foot (18’x30’) pad, divided by the lot line. Each dwelling unit requires two parking spaces, which is met with the driveway pads by stacking one vehicle behind another. The dwellings are two-stories, designed in a traditional style with Colonial architectural elements, containing either three or four bedrooms. The buildings are constructed on slab foundations, and each has a covered porch with supporting squared columns. Windows with six panes over one are flanked by shutters. The siding is four-inch upgraded thickness vinyl siding. The roof covering consists of architectural shingles. Architectural details along the roof cornice and at the building corners consist of vinyl trim elements.

EXISTING LAND USE: Undeveloped vacant site SURROUNDING LAND USE AND ZONING:

North: Bonney Road

Across Bonney Road are multi-family dwellings / A-12 Apartment District

South: Kenley Road

Across Kenley Road are multi-family dwellings / A-12 Apartment District

Single-family homes / R-5D Residential Duplex District East: Single-family homes / R-5D Residential Duplex District

West: Kenley Road

Across Kenley Road are multi-family dwellings / A-12 Apartment District

NATURAL RESOURCE AND CULTURAL FEATURES:

The majority of the site is grass field. There are a two large oak trees aside of the existing ditch bank.

COMPREHENSIVE PLAN / STRATEGIC GROWTH AREA (SGA) OFFICE: The parcel is located within the Pembroke SGA. The submitted plan is in compliance with the Pembroke SGA Plan, adding higher-density affordable housing in the SGA.

LAND USE AND PLAN INFORMATION


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CITY SERVICES

MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Bonney Road in this area is considered a two-lane undivided collector. The Master Transportation Plan proposes a four-lane facility within an 80-foot right-of-way. Currently, this segment of roadway is functioning under capacity at a level of service C. No Roadway Capital Improvement Program projects are slated for this segment of roadway.

TRAFFIC: Street Name

Present Volume

Present Capacity Generated Traffic

Bonney Road 6,150 ADT 1 6,200 ADT

1 (Level of

Service “C”) – 11,100 ADT

1 (Level of

Service “E”)

Existing R-5D Zoning Potential

2

37 ADT

Existing Land Use (vacant site)

0 ADT

Proposed R-2.5 Zoning Potential

2

41 ADT

Proposed Land Use 3 35 ADT

1 Average Daily Trips

2 as defined 0.61 acres under each zoning type

3 as defined by six townhouse dwellings

TRAFFIC / ENGINEERING: 1. A City standard 30-foot typical section must be provided on Kenley Road in order to have on-street

parking on both sides of the roadway. The roadway may narrow at the location of the existing water vault for the purpose of accommodating the vault without extensive relocation work, but the roadway must then widen back to the 30-foot width.

2. A five-foot sidewalk is required along the Bonney Road frontage. This sidewalk must tie-in to the existing sidewalk to the west. When the two eastern, adjacent properties are redeveloped, the section of Bonney Road from Twin Fern Court to Baxter Road will have an almost continuous sidewalk of nearly 0.75 miles.

ADDITIONAL STAFF COMMENTS: This development proposal has been extensively reviewed under two different zoning scenarios (A-12 Apartment and the current R-2.5 Residential). During the review of both development scenarios, there was significant discussion among City staff pertaining to whether Kenley Road should physically connect with Bonney Road. When the applicant submitted the current proposal, the applicant requested the roadway not be connected and instead developed as shown by the currently proposed configuration. After discussing the proposal with the applicant and considering all of the comments from the relevant City agencies that reviewed this application, Planning staff concurs that, at this point in time, the cul-de-sac terminus is preferred to a physical connection to Bonney Road. The connection to Bonney Road would be at a curve, which is not an ideal intersection point. Furthermore, a connection to Bonney Road would likely result in Kenley Road becoming a ‘short cut’ between Baxter and Bonney Roads. Also relevant to the issue of connecting the


Agenda Item 32

roadway to Bonney Road is the fact that the site is located in the Pembroke Strategic Growth Area (SGA), and the plan for this SGA calls for the development over time of a grid street system. Staff, however, concludes that the opportunity to create a grid street system in this portion of the Pembroke SGA will come in the future when market forces result in demand for consolidating parcels to create larger development sites suited to the types of building forms and land uses recommended by the Pembroke SGA Plan.

WATER: This site must connect to City water. There is an 8 inch City water line in Kenley Road.

SEWER: City sanitary sewer is not available to the development. Plans and bonds are required for construction extension of the gravity sanitary sewer system. Pump Station #407, the receiving pump station for this site, has capacity issues and may require system modification. An engineering hydraulic analysis for Pump Station #407 and the sanitary sewer collection system is required to ensure future flows can be accommodated.

SCHOOLS:

School Current

Enrollment Capacity Generation

1 Change

2

Point O’View Elementary 522 628 2 1

Larkspur Middle 1,527 1,593 1 1

Kempsville High 1,712 1,793 1 1 1 “generation” represents the number of students that the development will add to the school

2 “change” represents the difference between generated students under the existing zoning and under the proposed zoning. The number

can be positive (additional students) or negative (fewer students).

The applicant’s proposal provides quality dwellings for individuals in search of affordable housing. The site is currently zoned R-5D Residential Duplex. Thus, the site can, by-right, support five dwelling units, which could be built either as five single-family dwellings or as two duplexes (four units) and one single-family dwelling unit. The applicant’s proposed buildings may look like duplexes, but they are actually townhouses (each unit is on a different lot instead of two on one lot, which would be a duplex). In short, the proposed rezoning application allows for one additional unit; however, the application also provides proffers that control the site layout and building design. The building design is simple traditional architecture, reminiscent of dwellings from the early to mid-20

th

century. In particular, the homes have wide, deep covered porches, with grassed front yards in front of the porches. Parking is on the sides of the homes, and between the homes, the parking for each unit is combined, thus reducing the number and width of the curb cuts commonly associated with these type of dwellings. Typically, these type of residential projects place the parking directly in the front of the home and the parking pad is two cars wide, which results in, due to the homes being close together, an almost continuous ‘curb cut’ at the street and no front yards. Staff finds the applicant’s design provides a layout with a greater opportunity for activity in the front of the homes rather than the rear of homes, as is typical of many current residential developments. The applicant has also proposed the termination of Kenley Road with a cul-de-sac rather than connecting with Bonney Road. Staff concludes, at this point in time, the cul-de-sac terminus is preferred to a physical connection to Bonney Road. The connection to Bonney Road would be at a curve, which is not an ideal

EVALUATION AND RECOMMENDATION


Agenda Item 32

intersection point. Furthermore, a connection to Bonney Road would likely result in Kenley Road becoming a ‘short cut’ between Baxter and Bonney Roads. Also relevant to the issue of connecting the roadway to Bonney Road is the fact that the site is located in the Pembroke Strategic Growth Area (SGA), and the plan for this SGA calls for the development over time of a grid street system. Staff, however, finds, based on the overall strategy for implementing the Pembroke SGA Plan, that the opportunity to create a grid street system in this portion of the Pembroke SGA will come in the future, when market forces result in demand for consolidating parcels to create larger development sites suited to the types of building forms and land uses recommended by the Pembroke SGA Plan. Staff, therefore, recommends approval of this request as proffered.

PROFFERS The following are proffers submitted by the applicant as part of a Conditional Zoning Agreement (CZA). The applicant, consistent with Section 107(h) of the City Zoning Ordinance, has voluntarily submitted these proffers in an attempt to “offset identified problems to the extent that the proposed rezoning is acceptable,” (§107(h)(1)). Should this application be approved, the proffers will be recorded at the Circuit Court and serve as conditions restricting the use of the property as proposed with this change of zoning.

PROFFER 1: The property shall be developed, in substantial conformance with the conceptual site layout prepared by Timmons Group, entitled “Conceptual Site Plan”, “Habitat for Humanity,” dated March 14, 2012, (hereinafter “Site Plan”). PROFFER 2: The buildings on the Property shall have an exterior architectural style and use design elements in substantial conformance with the elevation plans prepared by Clark Nexsen, P.C., entitled, “Habitat for Humanity of South Hampton Roads,” dated March 8, 2012 (hereinafter “Elevation”). PROFFER 3: No more than six (6) dwelling units shall be constructed on the Property. PROFFER 5: Further conditions may be required by the Grantee during detailed Site Plan review and administration of applicable City Codes by all cognizant City Agencies and departments to meet all applicable City Code requirements.

STAFF COMMENTS: The proffers listed above are acceptable as they dictate the level of quality of the project. The City Attorney’s Office has reviewed the proffer agreement dated August 30, 2004, and found it to be legally sufficient and in acceptable legal form.

NOTE: Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit are valid.

The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site.


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AERIAL OF SITE LOCATION


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EXISTING SITE SURVEY


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PROPOSED SITE PLAN


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BUILDING ELEVATIONS


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BUILDING RENDERING


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ZONING HISTORY

# DATE REQUEST ACTION

1 07/06/2010 Rezoning (A-24 to A-24 [PD-H2]) Approved

11/28/2006 Rezoning (R-5D to A-24) Approved

2 09/23/2003 Rezoning (A-12 to R-5D) Approved

3 01/26/1999 Use Permit (Religious Facility) Approved

4 10/08/1996 Use Permit (Community Center) Approved

5 04/05/2005 Rezoning (A-12 to A-24 [PD-H2]) Approved

1 2

3 4

5


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LETTER FROM APPLICANT


Agenda Item 32

DISCLOSURE STATEMENT

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