City of Fairfax, Virginia City Council Work Session

Transcription

1 City Council Work Session Agenda Item # City Council Meeting 5a 10/7/2014 TO: FROM: SUBJECT: Honorable Mayor and Members of City Council Robert Sisson, City Manager Discussion of a request by The IDI Group Companies for a proposed development of multifamily residential uses within the existing Mantua Professional Center at 9438 to 9450 Silver King Court. ISSUE(S): Discussion of the proposed development of 80 condominiums and associated site improvements on portions of the Mantua Professional Center Commercial Planned Development (CPD) on Pickett Road. SUMMARY: The applicant proposes to develop 80 condominium units in two four-story buildings on the approximately 3.8 acre portion of the Mantua Professional Center CPD that has not been fully developed. The site would be accessed from the existing internal road network and existing curb cuts on Pickett Road. The applicant has not filed a land use application at this time, though they have provided a conceptual site layout plan for discussion with the City Council. Due to the recent submission, it could not be circulated for staff comments in the preparation for the work session. The intent of this work session request is to receive initial feedback from City Council before proceeding with an official application. Staff is also seeking Council feedback on proposed amendments to the CPD article of the Zoning Ordinance that would be needed for this proposal to be filed and reviewed. The applicant will also be seeking a General Development Plan (GDP) amendment and a Comprehensive Plan amendment. FISCAL IMPACT: A fiscal impact analysis for this project was submitted on September and has not been fully reviewed by staff at this time. Staff will conduct an independent analysis once an application is received. RECOMMENDATION: Discussion ALTERNATIVE COURSE OF ACTION: City Council may choose to postpone discussion to a future date. RESPONSIBLE STAFF/POC: COORDINATION: ATTACHMENT: Paul Nabti AICP, Senior Planner Jason Sutphin, Community Development Division Chief Brooke Hardin, Director, Community Development & Planning Community Development & Planning, City Attorney, Public Works Conceptual Site Layout Plans

2 Background The subject site is located within the Mantua Professional Center Commercial Planned Development (CPD) on Pickett Road, about one half mile south of the intersection with Fairfax Boulevard. The eastern property line for the Planned Development is also the eastern city boundary. Land uses along Pickett Road range from heavy industrial to low density residential and open space. In general, newer development along Pickett Road has been primarily residential in use. The site is bordered by the Pickett s Reserve residential community to the south, Thaiss Park to the north, the Mantua residential community in Fairfax County to the east, and open space owned by the Army-Navy Country Club to the west. The table below provides a summary of surrounding land uses. Site North South East West Existing Zoning CPD - Commercial Planned Development R-2 Residential RPD Residential Planned Development R-3 Residential (County) R-2 Residential Existing Land Use Commercial Office, Institutional General Recreation & Historic Residential Single Detached N/A (County) Recreation & Historic Existing Description Mantua Professional Center Thaiss Park Future Land Use Business Commercial Recreation Pickett s Reserve Residential - Low Mantua Community Army-Navy Country Club Residential 2-3 DU/AC (County) Recreation Mantua Professional Center was originally approved in 1975 as the first rezoning to a CPD in the city. The original General Development Plan (GDP) allowed for 62,000 square feet of office space in 21 condominium style buildings of one to two floors and a single 12-unit apartment building. The plan was amended in 1985 to allow an additional 40,000 square feet of office space by removing the apartment building and replacing some of the smaller office condominium style office buildings with a larger three story building with a parking deck. By 2003, only 34,000 square feet of office space in the approved GDP had been built. In 2004, another plan amendment was approved to allow the New School of Northern Virginia, which occupied approximately 11,000 square feet of space in the complex, to expand one of the existing smaller office buildings to support the school use, in place of two unbuilt townhouse style office buildings. This resulted in a net decrease of about 3,000 square feet of development in the GDP. This plan amendment also subdivided the complex into three parcels to allow future phases to be sold independently. The parcel containing the buildings occupied by the New School of Northern Virginia has been sold to a limited liability representative of that entity. The other two parcels are still owned by the original developer of the complex.

3 Proposal Summary The applicant proposes to amend the existing GDP to replace all of the approved but unbuilt office square footage remaining under original ownership with two residential multifamily condominium buildings with a total of 80 units. This results in a residential density of 21.1 DUA based on the proposed development area (as shown on the attached Conceptual Site Layout), or 8.8 DUA when considering the entire GDP area. Preliminary plans are provided in Attachment 1. A summary of the proposed development tabulations as compared to existing conditions and historically approved GDPs for the site is provided below GDP 1985 GDP 2003 GDP (Current Approval) Existing Development Proposed Development Office Use 62,000 sf 102,000 sf 99,000 sf 43,848 sf 43,848 sf Residential Use 12 units 0 units 0 Units 0 Units 80 Units Total Parking 238 cars 343 cars 317 cars 270 cars 181 cars (79 in garage) (70 in garages) Height 25 feet 34 feet 34 feet 25 feet 60 feet maximum Total Gross Floor Area 70,800 sf 102,000 sf 99,000 sf 43,848 sf 139,848 sf (est.) The proposed development would occupy all of the land from one of the subdivided parcels (1C) and all of the undeveloped land of the other subdivided parcel (1A). The unbuilt office space which would be removed from the GDP includes the larger three-story office building and four smaller buildings. The development area for the two residential buildings would replace the proposed development area for the larger office building and two of the smaller office buildings. The land area for the remaining two smaller office buildings would be preserved as open space. Parking to serve the residential units would be provided at a ratio of 1.6 spaces per unit. Residential parking is distributed in parking garages below the two buildings, a small surface lot, parallel spaces along Silver King Court and existing head-in spaces in excess of those required for the built-out office space. Given the recent submission of preliminary plans and lack of a parking study from the applicant, staff has not determined how parking would be coordinated with existing uses. Process In addition to the GDP amendment, approval of this proposal would also require an amendment to the Comprehensive Plan and a potential zoning text amendment to the CPD district. The Comprehensive Plan amendment would change the future land use map for the subject site to allow residential or mixed use where only commercial is currently shown. The zoning text amendment would allow Special Exceptions in the CPD district. As Council is aware, staff is currently proposing a similar text amendment to the Residential Planned Development (RPD) district to allow a similar proposal elsewhere in the city to be formally reviewed. Staff has explored the possibility of a single text amendment that would impact both proposals, but has so far determined that the difference in use between the two proposals make this approach infeasible. If an application is received for this proposal, staff will approach City Council to request initiation of a text amendment. At a separate hearing, staff would then provide a presentation on the text amendment and propose specific language to be voted on by City Council. The Planning Commission would provide recommendations to City Council on all three actions.

4 ATTACHMENT 1 LEGEND INDEX CONTOUR (10') INT. CONTOUR (2') FENCE GUARD RAIL STREAM OVERHEAD UTILITY LINE APPROXIMATE LOCATION OF EXISTING TREE LINE EXISTING CONCRETE AREA LIMITS OF SUBJECT PROPERTY 1. THE PROPERTIES SHOWN HEREON ARE IN THE NAME OF POTTER URQUHART, LLC BY A DEED RECORDED AT DEED BOOK 20154, PAGE 1955 AND RJL ASSOCIATES, INC. BY A DEED RECORDED AT DEED BOOK 23217, PAGE 87, ALL AMONG THE LAND RECORDS OF THE CITY OF FAIRFAX, VIRGINIA. 2. THE BOUNDARY SHOWN HEREON IS BASED UPON AVAILABLE DEEDS AND PLATS OF RECORD AND DOES NOT REPRESENT A BOUNDARY SURVEY. 3. TOTAL SITE AREA AC SCALE 1. BASE INFORMATION (PARCELS, BUILDINGS, ROADS, ETC.) SHOWN WAS OBTAINED FROM THE TOPOGRAPHIC SURVEY PLAT BY christopher consultants DATED APPROXIMATE LOCATION OF EXISTING TREE LINE WAS BASED FROM GOOGLE MAPS. Existing Conditions Mantua Residential Property September 17, 2014 Project # Dwg #

5 LEGEND INDEX CONTOUR (10') INT. CONTOUR (2') FENCE GUARD RAIL STREAM OVERHEAD UTILITY LINE APPROXIMATE LOCATION OF EXISTING TREE LINE EXISTING CONCRETE AREA LIMITS OF SUBJECT PROPERTY SCALE 1. BASE INFORMATION (PARCELS, BUILDINGS, ROADS, ETC.) SHOWN WAS OBTAINED FROM THE TOPOGRAPHIC SURVEY PLAT BY christopher consultants DATED APPROXIMATE LOCATION OF EXISTING TREE LINE WAS BASED FROM GOOGLE MAPS. 3. THIS CONCEPT SKETCH AND YIELD IS IN PROGRESS AND SUBJECT TO CHANGE BASED ON CONCEPTUAL GRADING AND FINAL ENGINEERING. Proposed Conceptual Site Layout in the Context of Entire Mantua Professional Center Property Mantua Residential Property September 17, 2014 Project # Dwg #

6 REQUIREMENTS FOR CPD COMMERCIAL PLANNED DEVELOPMENT DISTRICT PROPOSED TABULATIONS FOR DEVELOPMENT PROGRAM (WITHIN SUBJECT AREA)_ AREA: MINIMUM OF 1 ACRE SUBJECT AREA: BUILDING RESTRICTION LINE: FRONT - 25 FEET SETBACK ZONING: CPD SETBACKS: SIDE - NONE REAR - NONE BUILDING HEIGHT: MAXIMUM OF 60 FEET FOR BOTH BUILDINGS RESIDENTIAL DENSITY: 21 DU / AC (80 UNITS / 3.8 AC) MODIFICATION REQUIRED PARKING SPACES: 70 UNDERGROUND PARKING SPACES AND 93 SURFACE PARKING SPACES PROVIDED BUILDING HEIGHT: PARKING SPACES TABULATION FOR ENTIRE MANTUA PROFESSIONAL CENTER PROPERTY 60 FEET MAXIMUM RESIDENTIAL DENSITY: MAXIMUM OF 4 DU / AC PARKING SPACES: RESIDENTIAL 2.0 SPACES / DU - MODIFICATION REQUIRED TO 1.6 SPACES / DU 128 RESIDENTIAL PARKING SPACES REQUIRED (1.6 SPACES / 80 UNITS) TREE CANOPY: MINIMUM OF15% OPEN SPACE: NO REQUIREMENT TREE CANOPY: MINIMUM OF15% OPEN SPACE: REQUIRED PARKING SPACES: NOTE 6 EXISTING OFFICE BUILDINGS & EXISTING SCHOOL PARKING SPACES REQUIRED STORM WATER MANAGEMENT, TREE PRESERVATION AND LANDSCAPING ARE PRELIMINARY AT THIS POINT AND SUBJECT TO CHANGE BASED ON FINAL ENGINEERING INCLUDING GRADING AND SWM DESIGN. 2 PROPOSED MULTIFAMILY BUILDINGS PARKING SPACES REQUIRED TOTAL OF PARKING SPACES REQUIRED PROPOSED PARKING SPACES: 70 UNDERGROUND PARKING SPACES AND 200 SURFACE PARKING SPACES PROVIDED TOTAL OF 270 PARKING SPACES PROVIDED LEGEND INDEX CONTOUR (10') INT. CONTOUR (2') FENCE GUARD RAIL STREAM OVERHEAD UTILITY LINE APPROXIMATE LOCATION OF EXISTING TREE LINE EXISTING CONCRETE AREA LIMITS OF SUBJECT PROPERTY SCALE 1. BASE INFORMATION (PARCELS, BUILDINGS, ROADS, ETC.) SHOWN WAS OBTAINED FROM THE TOPOGRAPHIC SURVEY PLAT BY christopher consultants DATED APPROXIMATE LOCATION OF EXISTING TREE LINE WAS BASED FROM GOOGLE MAPS. 3. THIS CONCEPT SKETCH AND YIELD IS IN PROGRESS AND SUBJECT TO CHANGE BASED ON CONCEPTUAL GRADING AND FINAL ENGINEERING. Proposed Conceptual Site Layout with Summary Site Tabulations Mantua Residential Property September 17, 2014 Project # Dwg #

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