PLANNED RESIDENTIAL DISTRICT REZONING FOR PRESTON ROW BLACKSBURG , VIRGINIA January 3, 2017 Prepared For: Broadstreet Partners LLC 148 River Street, Suite 205 Greenville, SC 29601 Prepared by: Job No. 2720.0 Table of Contents APPLICATION .................................................................................................................................. 3-11 PROFFER STATEMENT ..................................................................................................................... 12-14 TRAFFIC IMPACT APPLICATION ..…………………………………………………………………………………………………..15-17 PLANNED RESIDENTIAL DISTRICT ....................................................................................................... 18-23 COMPREHENSIVE PLAN ANALYSIS ...................................................................................................... 24-27 CONCLUSION ..................................................................................................................................... 28 APPENDIX ..................................................................................................................................... 29-51 A. DEED B. ADJACENT PROPERTY OWNERS C. TOWN OF BLACKSBURG EMAIL REGARDING SEWER CAPACITY SERVICE D. EXISTING ZONING MAP & EXISTING LAND USE MAP E. FUTURE LAND USE MAP & MIXED USE AREA C MAP F. UDA AREA MAP G. BT TRANSIT STOPS H. EXISTING SURVEY I. SITE PLAN J. ARCHITECTURAL PLANS AND ELEVATIONS 2 Preston Row APPLICATION 3 DocuSign Envelope ID: 059E2474-F8CC-42F9-9DF8-058DF4F362BA Kattrin Kinder, POA, Mary Kinder Eaton 12/28/2016 4 DocuSign Envelope ID: 059E2474-F8CC-42F9-9DF8-058DF4F362BA 5 DocuSign Envelope ID: 059E2474-F8CC-42F9-9DF8-058DF4F362BA 6 DocuSign Envelope ID: 059E2474-F8CC-42F9-9DF8-058DF4F362BA 7 TOWN OF BLACKSBURG CHANGE OF ZONING CLASSIFICATION APPLICATION (REZONE) DESCRIPTION OF REZONING REQUEST Section 15.2-2286(A)(7) of the State Code of Virginia states that, "Whenever the public necessity, convenience, general welfare, or good zoning practice requires, the governing body may, by ordinance, amend, supplement, or change the regulations, district boundaries, or classifications of property. It Is the applicant's responsibility to provide a narrative outlining the following information in order to assess the public necessity, convenience, general welfare, or good zoning practice of the request (attach additional pages if necessary). Need and justification for the change in zoning classification Approval of the Plan for Preston Row is being requested and will be in the public interest and is justified for the following reasons outlined below: 1. A Planned Residential Development (PRD) designation is being sought to provide the Town of Blacksburg with an enforceable device for the implementation of the proposed development plan, proffers, and guidelines; 2. The Plan provides an innovative alternative to traditional "big box" apartment style housing. 3. Preston Row will feature a mixture of housing types from 2BR-4BR, and will have the very latest in modern features and amenities. 4. Preston Row will increase the tax base for the Town of Blacksburg; 5. Preston Row will appeal to all citizens due to it’s proximity to amenities and public features. 6. The dwelling units are street oriented and has direct access to sidewalks which is encouraged and required in the Town; 7. Open floor plans of Preston Row’s units create a “warm” inviting living environment; 8. The architectural design offers privacy and personal space while enhancing the character of the area with high-quality design and attention to detail; 9. The project will have professional property management to provide community maintenance and resident assistance; 10. Preston Row will have and maintain strict community restrictions, which serve to maintain an appropriate living environment for both residents and neighbors; 11. Residents are fined for violations of the community rules and regulations; 12. The property will feature multiple bicycle racks, encouraging residents to use bikes to commuteget commute around Town; 8 Identify any anticipated effect of the proposed change on public services and facilities 1. It is anticipated that some of the residents will utilize Blacksburg Transit and board the vehicles from existing stops located Main Street and Progress Street. 2. Meetings with the Town Engineer was held to discuss the impacts on the Sanitary Sewer Mains and she confirmed that she did not anticipate issues with providing sanitary sewer service to the proposed project. It is proposed that a conventional sanitary sewer gravity lines will connect to the adjacent public main. The lines will be constructed in accordance with all local and state requirements to serve the project and will be dedicated as necessary to the Town of Blacksburg for ownership and maintenance. Appendix K contains correspondence from the Town regarding this capacity. 3. The Town staff was consulted with regard to the capacity of the existing public water mains to serve the proposed development with domestic water service and fire water service. Lori Lester indicated via phone call on December 22, 2016 that water capacity was not an issue with the site. 4. A Storm Water Management Concept Plan has been developed and submitted to the Town of Blacksburg for review and approval for the proposed development. 9 Justify appropriateness of the property for the proposed changed, as it relates to the intent of the zoning district requested and applicable use and design standards for all proposed uses This Section should be referenced directly to ‘Section 3110 – Purpose’ of the Town of Blacksburg Zoning Ordinance. Preston Row will help further the Residential Infill Development Guidelines Building Orientation: Orienting buildings toward the street contributes to a pedestrian‑friendly street environment and provides street edge, and contributes to resident safety by placing “eyes‑on‑the‑street.” The layout of the property addresses Progress Street with an attractive building front that includes front porches, landscaping, and sidewalks. These architectural features will further enhance the streetscape. Setback: Consistent front building setbacks create a uniform appearance along the street. This side of Progress Street does not have a defined front setback based for the existing structures. However, the design of the project does create a street frontage that not only addresses the street in an inviting way but better defines the beginning of the Progress Street neighborhood. • Building Frontage/Entries: Landscaping in front of buildings and entry features, such as porches or steps, create visual interest and give the neighborhood an identifiable character. The project proposes that the five buildings that front Progress Street will have front porches with sidewalks that lead from the porches to the new sidewalk along Progress Street. Street trees will be installed along Progress Street and there will be adequate grass space between the sidewalk and the units for additional greenspace and landscaping. • Off‑street Parking: Parking for residential areas that plays down the visual impact of and creates pedestrian‑friendly streetscape. All off‑street parking is behind the front building line and most are not visible from the Progress Street right of way. The spaces located on the site are aligned to minimize visual impact. • Screening/Landscaping: Hedges, trees, shrubs, and fences will provide privacy, a transition between spaces, and will buffer pedestrians from vehicle traffic. Due to this being a small scale residential project, little pedestrian/vehicular conflicts are anticipated. This property is located adjacent to North Main Street, a major arterial within the Town of Blacksburg’s street network, where development is anticipated and planned. Additionally, this property is located in close proximity to downtown and Virginia Tech. The property is located within an existing developed corridor that contains all the needed services that a Planned Residential Development will utilize including: a. Public Water b. Public Sewer c. Transportation Network d. Transit Service e. Electric Service f. Gas Service 10 g. Telecommunications Service Relationship of the proposed change to the Comprehensive Plan (Include FLU designation) 1. See the Section entitled Comprehensive Plan Analysis. Way in which the proposed change will further the purposes of the Zoning Ordinance and general welfare of the Community This Section should be referenced directly to ‘Section 1102 – Purpose’ of the Town of Blacksburg Zoning Ordinance. 1. The General purpose of the Town of Blacksburg’s Zoning Ordinance is to promote the health, safety, and general welfare of the public. Preston Row will provide housing for different users within the Town of Blacksburg. The location being adjacent to existing services and transportation network and amenities, will be a welcome infill project to the neighborhood. This project will not only serve to promote the general welfare of its residents, but the community as a whole. 2. Preston Row will be constructed as a development evoking a sense of community within the development and existing neighborhood. 3. The net density of approximately 55 bedrooms per acre is below recently approved and constructed infill projects. 4. The investment will add to the Town of Blacksburg’s tax base. 11 Preston Row PROFFER STATEMENT 12 Proffer Statement for the Application To Rezone Tax Parcel 226-B 1 2 & 226-B 1 3 from GC (General Commercial) and R-5 (Transitional