PLN-PUDC-2020-001 Edinburgh Farms Formerly Squires Farm CITY COUNCIL PACKAGE for AUGUST 17, 2021
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Docket Item "B" PLN-PUDC-2020-001 Edinburgh Farms formerly Squires Farm CITY COUNCIL PACKAGE FOR AUGUST 17, 2021 Page Executive Summary 1 – 2 Application Summary 3 – 40 Development Criteria dated June 18, 2021 41 – 43 Planning Commission Draft July Minutes 44 – 118 Staff Report: June 28, 2021 63 Fiscal Impact Analysis 64 – 76 Master Land Use Plan 118 Aerial 119 GIS Exhibit City of Chesapeake Department of Planning Post Office Box 15225 Chesapeake, VA 23328 (757) 382-6176 www.cityofchesapeake.net/planning CITY COUNCIL EXECUTIVE SUMMARY AND UPDATE PLN-PUDC-2020-001 Edinburgh Farms VICINITY MAP Project Proposal: A zoning reclassification of 59.83 acres from A-1, Agricultural District to PUD, Planned Unit Development District for a mixed-use community to include commercial, institutional, recreational, multi-family residential and age restricted housing and to expand the Public Utilities Franchise Area Proposed Land Use: Suburban Mixed- Existing Zoning: A-1, Agricultural District Use Tax Map ID: 0850-000-000-561 Existing 2035 Land Use Plan Designation: Business/Commercial & Agriculture/Open Space Property Address / Planning Area: Between Sign Pine Road & Edinburgh Parkway Great Bridge Applicant / Agency: Squires Farm, LLC / Executive Summary and Update Date: Williams Mullen July 15, 2021 Property Owners: Squires Farm, LLC Project Planner: Mark Hobbs, Principal Planner The applicant seeks approval of a zoning reclassification of approximately 59.83 acres from A-1, Agricultural District to PUD, Planned Unit Development District for a mixed-use community that will include commercial, institutional, recreational, multifamily residential, and age restricted residential. The application also includes a request to expand the existing Public Utilities Franchise Area. The breakdown of proposed uses includes a projected commercial square footage of 45,750 square feet located along Armstrong Lane, an assisted living facility of 87,000 square feet, multi-family apartments that total 280 units and 105 units of age-restricted residential. The applicant has agreed to dedicate approximately 14.36 acres, identified as Parcel F on the Master Development Plan (MDP), to the city as a public park, which is located at the east end of the property, and there will be an 8’-10’ multi-use path connecting Edinburgh Parkway to the park and traversing the perimeter of the park. The split between these two use groups corresponds to the division between the Suburban Overlay District and the Rural Overlay District. The proposed park is located primarily in the rural overlay, with the portion encumbered by overhead power lines located in the suburban overlay. No portion of the proposed commercial or residential development will occur in the rural overlay, except for the park dedication. The property lies within the Hillcrest Target area of the Traffic Corridor Overlay District (TCOD), measured from the intersection of Hillcrest Parkway and the Chesapeake Expressway. The purpose of TCOD is to preserve future economic development opportunities for high quality, attractive development along key transportation corridors. As such, residential development is not recommended in target areas, unless it is part of a mixed-use, master planned community that provides positive fiscal impacts for the city. Overall, the proposed mix of uses falls short of fully implementing the land use elements of TCOD policy, but does create a quality development with positive fiscal impacts for the City and ensures compatibility with adjacent residential uses. The MDP will determine the layout of the project site, and the Development Criteria allows for flexibility in site design that may deviate from the MDP, but is required to comply with development standards of the PLN-PUDC-2020-001 Edinburgh Farms Page 2 of 5 Edinburgh PUD relative to site and building design, provided that equal areas of open space are provided as shown on the Open Space Plan. Traditional neighborhood design is encouraged for denser communities with average lot areas smaller than 10,000 square feet, and the applicant designed the Senior Living portion of the project, by restricting townhome access to internal streets. This eliminated individual driveway breaks on two of the primary streets. Because the apartments are located forward to the street with parking on the side and rear of the building, and the Senior Living Quad units have shared driveways with parking that is setback from the street, streetscapes have been created that are walkable and the applicant has provided an 8’ multi-use trail in conjunction with an 8.5’ verge on the south side of the street adjacent to the townhomes, which will be setback a minimum of 15’ from the verge, and with a front door that faces the street. The multi-use trail varies in width from 8’ to 10’ and runs the entirety of the project connecting Edinburgh Parkway with the public park, approximately 0.5 miles. The trail segment that circles the park perimeter is approximately 0.6 miles. The applicant will provide landscaping and shelters in the park, as shown on the MDP. PLN-PUDC-2020-001 Edinburgh Farms Page 3 of 5 A traditional colonial style of architecture that utilizes high quality building materials has been the guide for development in the Edinburgh PUD. The architecture proposed by the applicant is consistent with this standard. The resulting elevations employ a range of quality detailing, that includes window treatments, colonial style columns, roof line brackets, wood accents in the balconies, black metal railings, and standing seam roof accents, to name a few. The apartments are attractive and unique looking, yet still comply with the core architectural requirements of Edinburgh. The Senior Living units and the Assisted Living Facility are more conventional in appearance than the apartments. These buildings utilize high quality building materials in combination with the expected level of architectural detail for Edinburgh. Vinyl siding is not an allowed material for any buildings. Edwin Drive is planned as a public street up to the intersection with the multi-family primary drive; from there, all streets within the development will be private. The private streets allow design flexibility but are still required to use the same pavement sections as public streets. The applicant will use a standard CG-5 curbing instead of the roll top curbing frequently associated with private streets. In addition, Edwin Drive is a master road facility, shown on the 2050 Master Transportation Plan. The alignment is shown on the TCOD target area map referenced earlier in this report, and the proposed alignment is not consistent with the 2050 Master Transportation Plan as the southern alignment of PLN-PUDC-2020-001 Edinburgh Farms Page 4 of 5 Edwin Drive was not provided for with the approval of the Estates of Hickory PUD located south of the EFMUD. Armstrong Lane meets the requirements of the intended transportation network for this area and does not require additional improvements. The decision to opt for Armstrong Lane as the preferred southern alignment is detailed in the memorandum from J.B. Tate, Director of Development and Permits revised date May 21, 2021. Public water and sewer are located in both the Edinburgh Parkway and Armstrong Lane right of ways, and the property is located outside of the existing PUFA, but is located within the 2035 PUFA that is coterminous with the suburban overlay district. The portion of the property that is in the rural overlay district is not included in the expansion request. At the request of the Department of Public Utilities, the applicant has agreed to install a 12” water line along a portion of the northern boundary of the property, which is shown on the Utilities Plan for the MDP. This will serve as an important connection point for a future city project that will bring water underneath the Chesapeake Expressway creating a needed second water main connection for Edinburgh. The request was heard at the July 14, 2021, Planning Commission Public Hearing where it was recommended for approval. The applicant team was present to answer question from the Commissioners. The Commission discussion included questions of staff and the applicant team regarding the dedication of the park, pedestrian connectivity and the walking path, school LOS, architectural design components, buffering of neighboring neighborhoods and compatibility, and the future expansion of the water service line, There was substantial discussion regarding the overall impact of residential development in Southern Chesapeake, retail survivability, replacing commercial with residential land uses, and the interaction of applying established policies to developments within certain policy areas. There was one speaker in opposition to the project who lives adjacent to the Park BMP who voiced concerns regarding potential privacy issues from the walking trail and impacts to the soil and water well on his property. Staff is not aware of any updates since Planning Commission and recommends approval of this request. PREVIOUS STAFF REPORTS AND UPDATES: Version dated June 28, 2021 PLN-PUDC-2020-001 Edinburgh Farms Page 5 of 5 1 APPLICATION SUMMARY PLN-PUDC-2020-001 Edinburgh Farms formerly Squires Farm PLN-PUDC-2020-001 Edinburgh Farms formerly Squires Farm APPLICANT / OWNER: Squires Farm LLC AGENCY: Williams Mullen PROPOSAL: A zoning reclassification of 59.83 acres from A-1, Agricultural District to PUD, Planned Unit Development District for a mixed use community to include commercial, institutional, recreational, multi-family residential and age restricted housing and to expand the Public Utilities Franchise Area. PROPOSED COMP LAND USE: Suburban Mixed Use EXISTING COMP LAND USE: Business / Commercial & Agricultural/Open Space LOCATION: between Sign Pine Road and Edinburgh Parkway TAX MAP SECTION/PARCEL: 0850000000561 PLANNING AREA: Great Bridge SUBMITTED: 07-27-2020 ACKNOWLEDGED BY COUNCIL: 06-08-2021 STAFF RECOMMENDATION Approval including the Public Utilities Franchise Area expansion and the following documents: 1. Edinburgh Farms Master Development Plan dated June 18, 2021. 2.