Town of Jamestown Planning Board Zoning Staff Report June 14, 2010 The information provided in this staff report has been included for the purpose of reviewing proposed zoning changes. Since the zoning process does not require a site plan, there may be additional requirements placed on the property through the Plan Review process to address subdivision and development regulations. Item: 2010-03 Location: 5900 Guilford College Rd. (formerly "James Plantation" residential development) Applicant: GTCC 601 High Point Rd., Jamestown, NC 27282 Owner: Same - Contact: Charles E. Melvin, Jr. 336-378-5204 From: CZ-MFR To: Civic with a Campus Overlay SITE INFORMATION Maximum Developable Units Net Density Existing Land Use Abandoned townhomes/condos Acreage 34.602 +/- acres Physical Characteristics Topography: Generally flat, gently sloping in rear. Vegetation: Mostly open, some buffers near streams. Other: Overlay Districts Randleman Reservoir General Watershed Historic District/Resources Generalized Future Land Use Urban Residential Other Location Land Use Zoning North Vacant/Forested AG South GTCC Campus CIV East GTCC owned/vacant land CIV West Residential/pasture lands CZ-AG SURROUNDING ZONING AND LAND USE ZONING HISTORY Case # Year Request Summary 2009 Area was subject to town-wide rezoning as a result of the adoption of the new Land Development
Ordinance. 2006 Minor changes to SUP to allow minor changes to the plans for the property. 2005 Rezoned to PUD with Special Use Permit to allow townhomes and condominiums. DIFFERENECES BETWEEN CZ-MFR (EXISTING) AND CIV w/campus Overlay (PROPOSED) ZONNING DISTRICTS The Multifamily District (MFR) The Multi-Family Residential District (MFR) provides for existing multifamily residential neighborhoods and the development of new multi-family residential neighborhoods in a pattern that encourages the wise use of land. Allowed building/lot types in the Multi-Family District are Attached House and Multifamily. Neighborhoods in this district consist primarily of currently existing multi-family developments. Standards for the Multi-Family Residential District ensure that new development maintains the character of the community. The Multi-Family Residential District permits the completion and conformity of existing multi-family residential subdivisions already existing or approved in preliminary plat or sketch plan form by the Town of Jamestown prior to the effective date of these regulations. For new subdivisions or multifamily developments, the Town encourages the clustering of development and protection of open space though the use of the Cluster Development Overlay District. The Civic District (CIV) The Civic District provides a location for public institutions and offices, such as schools and government offices, and for those uses that serve the public. Large developments in the Civic District are encouraged to provide a master plan to the Town and request approval of the Campus Overlay District designation. Institutional uses are required to provide pedestrian connections on their campuses and, to the extent possible, develop an internal street system with structures fronting on the streets. Parking should not be the dominant visible element of the campuses developed for institutional uses. Street Classification Site Access Traffic Counts Trip Generation Sidewalks Transit Traffic Impact Study Street Connectivity Other TRANSPORTATION Guilford College Rd. - Major Thoroughfare Private street system Per 2002 High Point MPO Traffic Survey (most recent data), approx. 11,292 vehicles at Guilford College/High Point Rd. intersection (approx. 3,500 ft.southeast of site). Unavailable Some on site currently, installation of sidewalks along frontage of new streets will be required per LDO.. Applicant plans to construct a private street network that will access Guilford College Rd.
Water Supply Watershed Floodplains Streams Other Location North South East West ENVIRONMENTAL REVIEW Yes, Randleman GWA. Nearest floodplain areas are located "on-site" due to proximity of Bull Run Creek adjacent to property. Bull Run Creek and unnamed tributaries. LANDSCAPING REQUIREMENTS Required Planting Yard Type and Rate COMPREHENSIVE PLAN POLICIES Comprehensive Plan Written Policies: 2007 Land Development Plan: The area requested for rezoning lies within the following map classifications: Existing: CZ-MFR The Multifamily Residential District (MFR) The Multi-Family Residential District (MFR) provides for existing multifamily residential neighborhoods and the development of new multi-family residential neighborhoods in a pattern that encourages the wise use of land. Allowed building/lot types in the Multi-Family District are Attached House and Multifamily. Neighborhoods in this district consist primarily of currently existing multi-family developments. Standards for the Multi-Family Residential District ensure that new development maintains the character of the community. The Multi-Family Residential District permits the completion and conformity of existing multi-family residential subdivisions already existing or approved in preliminary plat or sketch plan form by the Town of Jamestown prior to the effective date of these regulations. For new subdivisions or multi-family developments, the Town encourages the clustering of development and protection of open space though the use of the Cluster Development Overlay District. Proposed: CIV-CO The Civic with Campus Overlay District (CIV-CO) The Civic District provides a location for public institutions and offices, such as schools and government offices, and for those uses that serve the public. Large developments in the Civic District are encouraged to provide a master plan to the Town and request approval of the Campus Overlay District designation. Institutional uses are required to provide pedestrian connections on their campuses and, to the extent possible, develop an internal street system with structures fronting on the streets. Parking should not be the dominant visible element of the campuses developed for institutional uses.
2020 Land Development Plan Policies: The Zoning Ordinance is the principal means by which the Land Development Plan is carried out. In the past zoning has often been instituted before there was a plan. It is now recognized that zoning is a tool for carrying out a plan and that zoning not based on a plan is not valid. The Land Development Plan outlines land use objectives to be attained over a substantial period of time. It indicates uses expected to be desirable in the future for the Jamestown Planning Area. Zoning, on the other hand, establishes land use controls which are based on the plan but also reflect current conditions. The Land Development Plan is intended to provide a flexible guide for the future development of the Jamestown Planning Area. The Plan is flexible since it is not possible to foresee all circumstances which will affect future growth. Therefore, it may be necessary to modify the goals and objectives of the Land Development Plan. In addition to this, the scope of this plan provides for only a certain level of planning. When actual projects are undertaken, it will be necessary to provide a more detailed evaluation, particularly in the view of time intervals involved. 2020 Land Development Plan Written Policies: The following 2020 LDP Policies may have some impact on the proposed site: Growth Management Policies: 1.10 Preservation and continued investment in key institutional & civic uses (e.g. YMCA, Town Hall, libraries, schools) is strongly encouraged throughout the community. Planning Coordination: 2.4 Build cooperative partnerships with local institutions, agencies and businesses to expand community amenities and services, to create jobs, to maintain a strong tax base, to encourage new development that fits our small-town character, and to prevent conventional strip development along major road corridors. Community Appearance Policies: 3.3 Maintain a strong sense of place and community pride as each new land use fits into our vision for the future adding quality and value and enhancing our community character and quality of life. 3.4 Carefully consider the appearance and design of new buildings and site development, to insure a good fit, and to maintain and improve the appearance of our community, and to create a greater sense of harmony and compatibility among various uses throughout our community.
Quality of Life Policies: 2020 Land Development Plan Map Policies: The area requested for rezoning lies within the following map classifications: URBAN RESIDENTIAL: Areas accommodating existing multi-family residential uses, and encouraging new, medium- to high-density residential uses within walking distance of commercial areas and major thoroughfares. Property management should prevent existing and new developments from falling into disrepair. New urban residential developments should create a sense of place and a pedestrian-friendly atmosphere at a higher density. Design elements include smaller lots, building placement close to the street, interconnectivity between neighborhoods, and abundant sidewalks, street trees, greenway trails and neighborhood parks to serve the needs of local residents. APPLICANT STATED REASONS FOR REQUEST Explain in detail why the change is needed and a justification for such a change: May 12, 2010 Dear Mr. Miller, On behalf of the Trustees of Guilford Technical Community College ("GTCC"), I am submitting a request for rezoning of the property, which formerly was intended for the James Plantation residential development, to a zoning district of Civic with a Campus Overlay. GTCC has acquired all of the property which was intended for the James Plantation planned residential community, and intends to develop and utilize it for a extension of the GTCC main campus in Jamestown, with various campus uses that will be evolved over a period of time. The zoning application contains a master plan which has been reviewed with Planner, Matthew Johnson. GTCC also has under contract to acquire the adjacent 10.319 acre parcel, title to which is vested in Benjamin F. Craven, as Administrative Agent, for which a rezoning application executed by Mr. Craven, as Administrative Agent, also has been submitted as a part of this request. This property also is shown on the master plan and is intended to be utilized as an extension of the GTCC main campus. It is planned that this property will have been acquired by GTCC prior to the Planning Board consideration of this matter and, in any event, prior to consideration by the Town Council. Sincerely, Mr. Charles E. Melvin, Jr., attorney for GTCC Explain in detail the conditions that you think may warrant a Plan Amendment (i.e.
unforeseen circumstances or the emergence of new information, unanticipated changes in development pattern, rezonings, transportation improvements, economic opportunities, changes in socioeconomic conditions, etc.): not addressed by applicant in letter; applicant may address this at hearing. CONFORMITY WITH OTHER PLANS The following aspects of relevant plans may be applicable in this case: Town Plans: Other Plans: Planning: STAFF COMMENTS This property is currently located within the Primary Growth Area (meaning it currently has water/sewer available at or near the property) on the Growth Strategy map in the Comprehensive Plan. This site is currently home to several abandoned townhomes and condominiums, formerly known as the "James Plantation" planned community. This site is currently located within the Urban Residential district of the Future Land Use Map, which was speculative at the time the Comp Plan was developed. The property is currently zoned CZ-MFR (Multifamily Residential with Conditions) and could be subdivided and developed as such, without going through a public process. However, the now defunct Pierce Homes properties have been purchased by GTCC for use as an extension of the main campus. Public Services: Public Services will work with applicant to locate appropriate places for water/sewer connections and installation of easements for public connections to water/sewer through this site and to allow flexibility for additional future connections in this area. STAFF RECOMMENDATION The mission of the Planning Department is to provide education, information, recommendation, and leadership products to citizens of Jamestown so they can enjoy a quality of life enriched by choices in housing and transportation, efficient use of public infrastructure, distinctive community character, and a robust civic life. The subject property is currently primarily vacant land. The site is home to the former Pierce Homes project known as "James Plantation". Since Pierce Homes has gone out of business, the residential project remained largely unfinished - with only a handful of
residential units having sold prior to Pierce's bankruptcy. GTCC has purchased (or is in the process of closing on) all of the property involved in the original James Plantation project. The current applicant, GTCC, has submitted a request for rezoning. A neighborhood meeting was not requested. Therefore, the town will notify all property owners within 500 feet of the subject property of the rezoning requests. However, it should be noted that GTCC has notified each of these owners under separate cover of their intentions and asking them should they have comments or questions to please notify them or the Town of Jamestown. The applicant has determined that the Civic zoning district with a Campus Overlay would allow them the flexibility to refurbish existing structures and/or construct new facilities which match the mission of GTCC. The Campus Overlay District (CO) is established to enable large institutional uses such as colleges, secondary schools, and medical facilities to develop their campuses in accordance with a master plan. Basic standards are established for the campus master plan, which, upon approval by the Town of Jamestown, shall become the regulating plan for the development of the campus. Pedestrian access and interconnected streets within the campus are guiding principles within the Campus Overlay District. The Civic Building and Urban Workplace are the allowed lot/building types in this overlay district. To the extent possible, buildings should front on the internal street system. Staff feels that this parcel of land - given its location along a major thoroughfare and adjacent to the main campus of GTCC - would be appropriate for a Civic/Campus Overlay zoning. Civic uses currently extend along a large border with this property. From a land-use aspect, staff should remind Planning Board and Council that this is a institutional use that is proposed to be located adjacent to other institutional uses. That in and of itself conforms to the Comprehensive Plan and seems "logical" and would be grounds for approval of the rezoning request. Therefore, based on all the information contained in this report, the Planning Department recommends approval.