Courtyards at Kinnamon Park Sketch Plan

Transcription

1 Courtyards at Kinnamon Park Sketch Plan Courtyards at Kinnamon Park Sketch Plan Staff Analysis PART 1: PROJECT SUMMARY Applicant: EPCON Communities Property Owner: Johnsie M. Kinnamon Heirs, Douglas and Jo Anne Adkins, and Poly-Tech Holdings Property Address: & McCoy Road and Lindley Drive Project Size: acres Parcel Number: , and Current Zoning: Neighborhood Residential (NR) and Corporate Business (CB) Current Land Use: single-family residential and vacant commercial property. **This subdivision request is being concurrently reviewed with R14-05 conditional district rezoning plan for the NR portion of the project. The application is Attachment A. The rezoning site plan is Attachment B. The applicant s statement of purpose is Attachment C. Proposed Land Use: Develop a retirement community made up of 94 single family detached units. The units will not be on lots; rather, they will all be on land owned in common. The parcels in the Park Huntersville will be divided into two lots and are requesting 100,574 sq ft of commercial use. PART 2: SITE PLAN DESCRIPTION 1. Adjacent Properties: North: Corporate Business (CB), office: The Park Huntersville South: Corporate Business (CB), vacant: The Park Huntersville East: Corporate Business (CB), vacant: The Park Huntersville West: Neighborhood Residential (NR) residential and vacant: large lot single family 2. A neighborhood meeting was held on September 24, The meeting minutes are Attachment D. 3. This plan is being reviewed in conjunction with a conditional district rezoning plan for the residential portion of the request. The parcel in the Park does not require rezoning, but is shown as a part of the sketch plan for office uses. 4. The proposed project is in the Mountain Island Lake Protected Area -2. The maximum percentage of impervious area is 70% using the high density option. The proposed impervious area is 37.6%. Page 1 of 9

2 PART 3: SITE PLAN ISSUES The site plan does not meet several Zoning and Subdivision Ordinance requirements. In some instances, the applicant is requesting modifications to the established standards per Zoning Ordinance Article k as a part of their conditional rezoning. Below are the issues that do not have modification requests associated with them. 1. Zoning Ordinance Article 7.4, Tree Save/Subdivision Ordinance Section , Mature Trees and Natural Vegetation STAFF COMMENT: The site plan only shows information for tree canopy. The plan does not include any information regarding heritage or specimen trees. In the Neighborhood Residential (NR) zoning district, a minimum of 100% of heritage trees, 10% of specimen trees and 10% of tree canopy are required to be saved. Tree save is not required per the 1991 Huntersville Zoning Ordinance; therefore, this section does not apply to the commercial portion of the project. 2. Zoning Ordinance Article 7.5.8, Buffer Yards STAFF COMMENT: The ordinance states that all buffer yards shall remain undisturbed except for certain conditions. The 20 landscape buffer is provided, but the label does not state that the buffer is to be undisturbed. There is a crosshatched area on the southeast corner where they are proposing an undisturbed buffer. Staff requests an additional plan sheet to show the disturbance that will occur at all the other buffers and an alternate buffer plan per Article Secondly, the applicant is requesting a buffer reduction for the parcels in the Park Huntersville which is allowed per the 1991 Huntersville Zoning Ordinance and must be approved by the Planning Board. Of the applicable requirements for this commercial area, there is a fifty (50) foot landscaped buffer in between commercial and residential uses. In sketch plan as submitted, it remains unclear how the required buffer is being accommodated. It has not been delineated and in the vicinity of the zoning boundary, there are utility easements and storm water sand filters that will not function in a required vegetated buffer. 3. Zoning Ordinance Article 5, Street Regulations, Summary STAFF COMMENT: The site plan is showing two cul-de-sacs. Per the ordinance, Culs-de-sac shall be allowed only where topographical and/or lot line configurations offer no practical alternatives for connections or through traffic. The lot configurations to the north prevent the applicant from making a connection. Staff received a subdivision sketch plan on November 3, 2014 for a project known as Crosswinds Phase 3. In this proposed subdivision, a water quality treatment area is proposed where the southern cul-de-sac of Courtyards at Kinnamon Park might connect. At this time staff would support the use of a cul-de-sac in this location. As a part of the conditional rezoning, the applicant is requestion several modifications to the Zoning Ordinance. Article k, states, in approving a conditional zoning district, the Town Board may modify standards established in the zoning or subdivision ordinance provided the spirit of the regulations are maintained. The applicant is requesting a modification to the standards of the Zoning Ordinance for the following requirements: 1. Article , Standards for Residential Garages and Parking in Residential Districts. On lots greater than 60 feet in width, front loaded garages shall be recessed at least 10 feet behind the primary plane of the front façade of the structure. Requested Modification: The applicant is proposing three different housing types that have two to three different layouts (total of 8 layout types). The applicant is removing any frontloaded garages that are forward of the primary plane (heated square footage) from consideration. The architectural elevations are Attachment F. STAFF COMMENT: Since its adoption in 1996, over 5,000 homes built in Huntersville have been able to meet this requirement. A front loaded garage is recessed for the purposes of guaranteeing that cars parked in the Page 2 of 9

3 driveway will not block the sidewalk and for aesthetic reasons. The ordinance does allow a front loaded garage to be flush with the front façade when the homes are 1,400 square feet or less. The Courtyards at Kinnamon Park are proposing homes over 2,000 square feet. A modification was granted for Courtyards at Huntersville on NC 73. The applicant is proposing the same elevations as were proposed for Courtyards at Huntersville. Staff continues to find this modification request is not in the spirit of the Ordinance. 2. Article 4, Civic Building Type, Building Placement/Parking/Vehicle Access Requested Modification: The clubhouse is being used as a terminated vista to help delineate the commercial from the residential uses. It is a civic building and is surrounded by streets on three sides. The parking is 28% of the side yard. The ordinance states, parking shall be located to the rear of the building; sideyard parking shall occupy no more than 25% of the primary frontage line and shall not be placed in any sideyard abutting an intersecting street. Where dimensions of exiting lots restrict parking behind buildings, the limitations on sideyard parking may be modified. STAFF COMMENT: There are two options for compliance. First, the clubhouse could comply with the ordinance by moving the clubhouse to the corner. However, that would mean that the parking would become the terminus to the vista at the round-a-bout. Second, the clubhouse could remain in its current location and the parking be moved to the rear of the building resulting in a loss of lots. Staff supports this request because of the terminated vista that the applicant is creating by using a building, but the parking needs to be heavily buffered from view and this has not been shown. Staff would also like to highlight an additional issue regarding the site plan for Courtyards at Kinnamon Park. There is a 60 private access easement known as Kinnamon Road that has not been incorporated into this rezoning plan. There are eight (8) parcels that are accessed on this easement of which two (2) are parcels associated with the Courtyards at Kinnamon Park (see map on the next page). If approved, portions of the easement and the associated driveway that access McCoy Road would no longer exist and access to McCoy Road for the lots on the west side of Kinnamon Rd. would change or disappear. Staff has requested from the applicant documentation that the easement holders are aware of the changes to their access easement and agree to have their access modified. The applicant has not provided the staff the requested documentation. Staff has received one letter from an easement holder, Claudia Craig (parcel 3 partial, parcels 4 & 5) stating that they do not intend to agree to eliminate the easement and this letter is Attachment G. UPDATE: Per the applicant s comment response letter for the rezoning request (Attachment H), the easement agreement with Ms. Craig is being negotiated. The map on the following page depicts the lots that use Kinnamon Road and the driveway for access to McCoy Road. Parcels 1 and 2 are the proposed Courtyards at Kinnamon Park. The applicant is accommodating the driveway of parcel 3 by not building one unit (Courtyards at Kinnamon Park plan, unit 21) until such time as parcel 3 (PIN ) redevelops or alternate access is provided. Access to the property will be provided on a new street within the proposed subdivision connected by a driveway through unit 21. Parcels 4 and 5 are being provided access through a new public street. There is a driveway shown at the southern culde-sac to parcel 5. Parcels 3 and 7 could be accessed using existing streets. Per the proposed site plan, parcel 6 and parcel 8 would be landlocked. If the applicant can secure approvals of the easement holders and accommodate access to all parcels, safety would be improved as the intersection angle of Kinnamon and McCoy Road is not desirable. As of November 3, 2014, Bowman Development submitted a sketch plan proposal for parcels 6-8 known as Crosswinds Phase 3. In that site plan30 of the Kinnamon Drive easement is incorporated into the design and the lots are accessed through the existing Crosswinds subdivision. As the developer proposes to incorporate the Kinnamon Road easement into Crosswinds Phase 3, staff would view this action as no longer claiming the right to access McCoy Road by way of the Kinnamon Road easement for parcels 6-8. Page 3 of 9

4 PART 4: TRANSPORTATION ISSUES A 94 unit senior adult housing development would be anticipated to generate 46 AM peak-hour trips, 43 PM peak-hour trips, and 447 daily trips. Based on this anticipated traffic generation, a Traffic Impact Analysis (TIA) was not warranted per the requirements of Article 14. Additionally, access to the site is proposed via both a connection to Lindley Drive and Gilead Grove Road. PART 5: ADEQUATE PUBLIC FACILITIES (APF) Under the provisions of the APF Ordinance, all residential development greater than twenty (20) lots are required to receive a Determination of Adequacy (DOA) for the following public facilities: fire vehicles, fire station, police station, police vehicles, indoor park and recreation facilities, parks acreage. A DOA letter has been issued for all of the facilities. PART 6: PLANNING STAFF ANALYSIS Section of the Subdivision Ordinance outlines the general requirements and policies to be used in the design, review, and approval of subdivisions in the Town of Huntersville. The following staff findings are provided for the Board s consideration of the Subdivision Sketch Plan. 1. Consistency with adopted public plans and policies. The following sections of the 2030 Huntersville Community Plan apply to this request: Policy H-1: Development Pattern. Continue to follow existing residential development pattern as reflected in Map of Zoning Districts, focusing higher intensity development generally within two miles of the 1-77/NC 115 corridor and lower development from the east and west of this corridor extending to the Town boundaries. AND Policy H-9: Future Residential Development. Higher intensity residential development will be focused generally within two miles of the I-77/NC-115 corridor and at future mixed use nodes in the eastern and western areas of Huntersville s zoning jurisdiction. Comment: The proposed rezoning is located in an area where either high intensity development is appropriate based on the 2030 Community Plan Vision which is illustrated on the map on the next page. Page 4 of 9

5 Proposed Development Map I-4: Future Land Use, 2030 Community Plan, pg 12 Policy H-5: Senior Housing. Encourage housing options which accommodate senior citizens (e.g. age restricted/retirement communities, congregate care/assisted living facilities) which are integrated into the community and allow for aging in place. STAFF COMMENT: The proposed development would serve a 55 and older population. Policy E-3: Environmental Regulations. Support and enhance environmental regulations pertaining to tree preservation, buffer yards, open space, water quality, wetland and stream protection. Comment: The 50 SWIM buffer on the property is being preserved and a 5 walking trail is proposed through the undisturbed area. The applicant is preserving 10% of the tree canopy, but they have not provided a tree survey. See Part 2 for further explanation. Policy E-5: Vehicle Miles Travelled (VMT). Support reduction in vehicle miles travelled (VMT), through capital investments in sidewalks, greenways, enhanced connectivity and mass transit (bus & rail). Comment: Sidewalks are provided on both sides of the streets. They are also proposing to build a sidewalk along Vanstoy Drive across the frontage of PIN owned by Poly-Tech Holdings. The proposed development is miles from retail uses found at Gilead Road and Boren Street. Policy T-5: Context-sensitive Design of Streets. Continue to support context-sensitive design of streets and the selection of appropriate street section designs for residential, commercial and industrial developments applications. Comment: The proposed development has a density of 3.18 units per acres. At this intensity, staff would recommend some additional on-street parking throughout the development. If these units were developed on fee-simple lots instead of condominium lots, then the lots would be less than 60 in width and would be Page 5 of 9

6 required to be served by an alley. In staff s experience, streets in Huntersville that have lots less than 60 in width tend to generate greater need for on-street parking. The applicant is providing some additional on street parking proposed adjacent to their common open space in the southern portion of the project and a revised site plan shows an additional parking lot in the northwest corner and additional on-street spaces along three blocks, adjacent to lots 57, 58, 66, 67, 78 and 79. Policy T-6: Pedestrian Connections. Support the installation of sidewalks, bikeways and greenway trails connecting residential, commercial, employment, recreational and institutional uses. Comment: The applicant is providing sidewalks on both sides of the street and adding sidewalk to existing Vanstoy Drive. Policy T-8: Street Connectivity. Promote and require street connectivity in the Town of Huntersville among residential, commercial, employment, recreational and institutional uses. Comment: The applicant is connecting to an existing street stub at Gilead Grove in McCoy Crossing and adding a connection to Lindley Drive. They are proposing one additional connection to the west. Policy PF-2: Adequate Public Facilities Ordinance (APFO). Continue use of Adequate Public Facilities Ordinance (APFO) to ensure that demand generated by existing and future growth and development for police, fire and parks & recreation capital facilities can be met by available supply of facilities. Comment: An APFO application was submitted for 94 single-family units. See Part 5 for further details. 2. Conformity. The residential densities proposed are similar to the surrounding development. The subdivisions to the west were developed at 3.55 units per acre (Crosswinds) and 3.47 units per acre (McCoy Crossing). The proposed density for Courtyards at Kinnamon Park is 3.18 units per acre. See the map below for surrounding densities. As the development densities are similar, granting the modification would be inconsistent with the 263 dwelling units in the immediate vicinity. The existing development comply with Zoning Ordinance Article 8.16 because they provide front-loaded garages that recess 10 from the primary plane and/or alley access to those lots that are less than 60 in width. Page 6 of 9

7 Additionally, the density of the proposed development that does not provide access by means of an alley will mean that the streetscape of Courtyards at Kinnamon Park will be dominated by concrete driveways rather than architecture and/or front lawns. This is not consistent with the surrounding development either. The applicant is requesting a waiver from Zoning Ordinance Article in which front loaded garages are recessed 10 from the primary plane (heated square footage). Since the adoption of the Zoning Ordinance in 1996, all homes built in Huntersville have met this requirement. Those that have not been built to comply have met exemptions in which compliance is not needed such as lots platted prior to 1996 or the Town Board granting the waiver such as Courtyards at Huntersville. Agreements with the adjoining property owner who use Kinnamon Road to access McCoy Road have not been provided. Thus, the proposed development is not meeting this criteria because it is has not been planned so as to facilitate the most advantageous development of the entire neighborhood. Additionally, this change in access without consent is not in keeping with the general character of the neighborhood. 3. Access Between Adjoining Properties. The applicant is proposing one street connection to the east and connecting to the Lindley Drive. 4. Relation to topography. The street network is designed to respect the general topography and avoid sensitive streams and wetlands. 5. Mature trees and natural vegetation. This criteria is not being met. The applicant is required to save 10% of the specimen trees and 100% of the heritage trees and 10% of the tree canopy. The applicant has not provided any tree save information in order to review for compliance. 6. Access to parks, schools, etc. The applicant is providing sidewalks on both sides of the street for all new streets. They are also adding a sidewalk along Vanstoy Drive across the frontage of PIN owned by Poly-Tech Holdings. 7. Discourage through traffic. Although the applicant will be connecting the Park Huntersville to the McCoy Crossing subdivision, there are several traffic calming measures that will discourage through traffic such as a traffic circle when entering from Lindley Drive and no direct connection to Gilead Grove Road. 8. Relationship to railroad rights-of-way. Not Applicable. 9. Half streets. Not Applicable. 10. Parallel streets along thoroughfares. Not Applicable. 11. Public School and Public Park Sites The parcels associated with Courtyards at Huntersville have not been identified for a school or park site. 12. Public Facilities Page 7 of 9

8 The parcels associated with Courtyards at Huntersville have not been identified for a public facility. 13. Proposed street names Street names are not required at this review level. They will be reviewed at the Preliminary Plan stage. 14. Easements. Easements have been identified and the plans have been sent to the respective Engineering and Utility Departments. Additionally, staff has requested that the applicant provide documentation that the change to the Kinnamon Road easement is acceptable to all users of the easement. 15. Proposed water and sewerage system. A Capacity Assurance Letter has been provided for 87 units and the applicant is proposing 94 units. In their revision letter (Attachment H), they state that they are working on revising the letter with Charlotte- Mecklenburg Utilities. 16. Restrictions on the subdivision of land subject to flooding. No floodplain has been identified on this site. 17. Reserved. 18. Open Space The urban open space proposed on this site is a square and is bounded by streets on three sides. According to their landscape plan, Attachment I, they will activate the space with a bocce court (or something similar), a gazebo and some interior walking paths. 19. Impact of Development on Public Facilities Under the provisions of the APF Ordinance, all residential development greater than twenty (20) lots are required to receive a Determination of Adequacy (DOA) for the following public facilities: fire vehicles, fire station, police station, police vehicles, indoor park and recreation facilities, parks acreage. A DOA letter has been issued for all of the facilities. PART 7: STAFF RECOMMENDATION In considering Courtyards at Kinnamon Park, staff finds: The application is complete. The application does not meet the following: Zoning Ordinance: o Article 7.4, Tree Save o Article 7.5.8, Buffer Yards Subdivision Ordinance: o Section , Mature Trees and Natural Vegetation o Section , Conformity If the modification from the conditional rezoning petition R14-05 are not granted, the subdivision sketch plan would additionally not meet the following criteria: Zoning Ordinance o Article , Standards for Residential Garages and Parking in Residential Districts o Article 4, Civic Building Type, Building Placement/Parking/Vehicle Access Subdivision Ordinance o Section , Conformity Page 8 of 9

9 Although staff sees great value in providing retirement housing within the Town, Staff recommends denial of the subdivision sketch plan because it does not comply with the Zoning and Subdivision Ordinance as described in Part 3 of this report. In addition, documentation has not been provided that states the Kinnamon Road Easement users find the modifications to their legal right to access McCoy Road acceptable. PART 8: DECISION STATEMENTS In considering whether to approve an application for a subdivision sketch plan the Planning and Town Board must complete the following. These statements are paraphrases. The full version can be found in Section of the Subdivision Ordinance. Is the application complete (lacking any particular requirement)? If no member of the Board moves that the application is incomplete, then this inaction is taken as an affirmative finding that the application is complete. Does the application comply with all the applicable requirements? A statement must be made that the application complies or does not comply that includes the support documentation of the particular motion. Lastly, the Board must make a motion to approve or deny based on the previous statements. PART 9: ATTACHMENTS/ENCLOSURES Attachments A Application B Site Plan C Applicant s Statement D Neighborhood Meeting Summary E Capacity Assurance Letter F Architectural Elevations G Letter from Claudia Craig concerning easement H Applicant Comment Response Letter dated I Landscape Plan Page 9 of 9