STAFF REVIEW Deerfield Township Community Development Department To: From: Hayfaa Wadih, AICP Lois McKnight, AICP Meeting Date: October 20, 2014 Continued from October 13, 2014 Re: Major PUD Modification for part of Miller PUD Case #2014-206 General Information Applicant: Owner: Engineer: Ed Rogerson Private Equity Real Estate Group, LLC Multiple parcels owners: Brenda J. Mullins Helen Dye Michael L. Barron & Partners Paul Grammas, Trustees A.M. Capital Holdings, LLC McGill Smith Punshon, Inc. Location: US 22 & 3 Project: Size of Tract: Existing Zoning: Residential Multi-Family 15.19 Acres Residential Multi-Family (R-MF) PUD Surrounding Zoning and Land Use: North: South: Residential Multi-Family (R-MF) PUD Apartment buildings of Nantucket Residential Multi-Family Condominium Maples at Twenty Miles 1
East: West: Residential Multi-Family (R-MF) PUD Apartment buildings of Carriage Square and Township Fire Station 57 Residential Single Family (R-SF) PUD Single Family of Heritage Green Figure 1: Aerial Image of Subject and Surrounding Properties Source: Deerfield Township Community Development Department. History On July 1993, Miller PUD development was created with the rezoning of a total of 93.16 acres from Rural Residential to Residential Multi-Family (R-MF) PUD by Warren County Commissioner s Resolution 93-711. The PUD approval permitted residential multi-family and neighborhood oriented commercial and professional office uses. To date, all areas as designated on the sketch plan were developed except for the commercial area. The commercial area was designated for the uses of General Business, Office and Neighborhood Business as shown on the sketch below. 2
Source: Warren County Regional Planning Commission The current request is to amend the use of the southwest parcels to allow residential multi-family and a small parcel of retail use creating a new sub-district of the Miller PUD. 3
Source: Warren County Regional Planning Commission Project Description The submission for the major PUD modification for part of Miller PUD includes location map, drainage plan and calculation, site plan, architecture plans and elevation rendering, signed letters of consent from the property owners, and a document establishing the PUD standards for the proposed sub-district of the Miller PUD. The proposed 15.19 acres parcel for development consists of multiple parcels. The site plan shows Parcel A of 0.97 acres to house 4,000 square feet retail; Parcel B of 10.27 acres to house eleven three story and one four story apartment buildings to contain 227 dwelling units along with a recreational club house and pool facility; and Parcel C of 3.95 to house 100 units for senior assisted living. Access to the development is shown via existing Nantucket Circle off US 22&3. A total of 509 parking spaces are proposed, 20 parking spaces for Parcel A, 385 parking spaces are designated for Parcel B, and 104 parking spaces for Parcel C. The landscape plan noted that 25% open space is provided. As a part of the open space the plan shows a 50 foot landscape buffer along the property lot lines to the east along US 22&3 and to the west boundary. A walkway is shown thru the buffer to the west circulating to the southwest and connecting to the sidewalk along US22&3. The building elevation show three and four story residential buildings in the apartment development and a two story assisted living facility. The materials of masonry, wood; pre-cast concrete and cement board and siding (excluding Vinyl) are proposed for the 4
residential buildings. Stone, brick and architectural pre-cast (panels or detailing), architectural metal panels, glass and ornamental metal are proposed for the retail. Agency Recommendation Warren County Regional Planning Commission: Reviewed at their meeting on September 25, 2014 and recommended the request be denied, staff report enclosed. Warren County Engineer s Office: Referred all approval to ODOT. ODOT: Applicant states that he received approval. The approval letter needs to be submitted to the Township. Warren County Sanitary Engineer: In a letter dated September 16, 2014, stated: Sewer: the applicant is requesting to gain sewer service from the adjoining private pump-dependent system in the Nantucket area. No information was provided on the plan as for the proposed size of the sewer lines or on the private system. Therefore, Warren County Engineer was unable to determine if the proposed uses can be adequately served. Water: the applicant has not provided information about the size and location to supply the fire hydrants or where connection to the existing water main in US 22&3 is intended to occur. Therefore, Warren County Engineer was unable to determine the ability of the system to adequately serve the proposed uses for domestic and fire-flow purposes, and particularly the proposed 4-story building. Warren County Soil and Water Conservation District: No comments to date. Deerfield Township Fire Rescue: Reviewed and stated the need for a second access for the assisted care facility. The site plan needs to show the fire hydrant locations as well as a required turning radius for fire apparatus of 40 feet. See letter enclosed. Staff Findings The plans were reviewed in light of the original PUD approval, Deerfield Township Zoning Resolution and the Township Comprehensive Plan. Explanation of the Review Process The proposed development differs from the original approval because of the requested change in land use from general business, neighborhood commercial center and office use. This necessitates the request for a major PUD modification. The Deerfield Township Zoning Resolution (The DTZR), 5.05 F (4) requires major PUD modification be reviewed in accordance with the entire procedure set forth in Section 5.05 for a new PUD request. 5
Proposed Use The parcel is currently zoned Residential Multi-Family (R-MF) PUD and the use of multi-family is a permitted use by right. However, at the time of approving the Miller PUD, this part was designated for general business, neighborhood business and office uses. In terms of the land use and location, the proposed use of apartment is compatible with the surrounding uses in the area. However, the 0.97 acre designated for commercial use sandwiched between two residential areas shall be used for more neighborhood type of business to avoid any conflicts with the residential such as noise and odor. Additionally, the two proposed drive thru do not have sufficient land for stacking in accordance with the DTZR, Section 4.09 (E) (5). Staff believes two drive thru is excessive on a parcel of less than one (1) acre. Residential Density In terms of density, the DTZR permits a maximum density of 8.8 dwelling units per acre (du/a) in a Planned Unit Development district in Residential Districts and 14 du/a in a district zoned straight Residential Multi-Family which translates to a total of 125 dwelling units and 199 dwelling units respectively. Applicant is proposing 327 dwelling units with a density of 23 du/a. There are currently no developments with such a high density along US22&3. The original approval of the Miller PUD restricted the density to 10 du/a. However, the parcel is in a Planned Unit District which naturally inherits flexibility in the design and use approval and a desired density could be established legitimately for this development. The Deerfield Township Comprehensive Plan of 2008 designated the land use for this parcel as Residential Office. The Comprehensive plan forecasted the growth of population of the Township and anticipated the need for multi-family for older adult and empty nest couples or single young professional (P.42). However, the plan called for medium density between three to six units per acre. Staff met with the applicant numerous times and he was made aware of the restriction of the density and was encouraged to provide justification to permit that intense and dense use of the parcel. Applicant provided that that there is a demand for multi-family. High density in a residential area is usually justified in a corridor where there are businesses to be supported by an increase in the number of residents such as the Mason Montgomery Road corridor. This corridor acts as if it the downtown of Deerfield Township with horizontally mixed use of offices, restaurants and a regional shopping center with a pedestrian friendly walkway around the area. On the other hand, Route 22&3 does not seem to provide this opportunity. Staff understands that a community s success is measured by its ability to adjust to changes as long as the change is an added bonus to the community s character and values helping it grow in a healthy direction. Staff believes that the proposed apartment development is of good quality in terms of design and materials but wish to have it less dense and intense in order to keep the 6
existing character of this area a mixed use of residential single family, condominium and apartments. Approved Multi-Family Developments along US 22&3 # Dwelling Subdivision units Acres du/a ZC approval Nantucket 444 44.4 10 1999/2000 Carriage Square 96 8.6 11.16 2000 The Maples at 20 Miles 90 16.9 5.3 2004 Steeple Chase (not part of Miller PUD) 272 26.195 10.38 1997 The original approved PUD Resolution 93-711, Condition 7 stated: the average density for all residential acreage shall not exceed 10 dwelling units per acre. Nantucket, Carriage Square and the Maples at 20 Miles are part of the Miller PUD and the average density is 10.5 dwelling units per acre. On the other hand, if 23 du/a is to be approved what is the benefit to the township in this development? The high density presented in the submitted plan does not provide a unique design with a great deal of open space. Most of the green space is presented in the buffers on the peripheries. In comparison, the design of Nantucket feels like park setting. Planning and Urban Design Standards of the American Planning Association considers 16 units on an acre a medium density that is appropriate for suburban community. Additionally, staff looked at the residential development throughout the township and believes that a density of 16 dwelling units in this area would be acceptable. Parking and Access Access to the development is proposed via existing Nantucket Circle to the north side of the property. A traffic impact study was submitted and appears to warrant the installation of a traffic signal at the intersection of US 22&3 and Nantucket Circle. ODOT will make the determination regarding the traffic signal. Deerfield Township Fire Rescue requested that a second direct access is needed to access the assisted living development. See email enclosed. A total of 385 parking spaces are proposed for the 227 apartment units and 104 parking spaces for the 100 senior assisted living dwelling units and 20 parking spaces for commercial area. 7
The DTZR requires 2.0 spaces per dwelling unit for multi-family development and accordingly, 454 parking spaces are required. Applicant is requesting approval to vary from the requirement of 2.0 spaces to 1.5 spaces per dwelling unit. The applicant suggests that 1.5 parking spaces per unit is sufficient as the one bedroom may be occupied by a single person with one car. However, there will be a mix of one, two and three bedroom housing units and applicant needs to make sure there will be adequate parking spaces to serve the development. To that end, the DTZR, Section7.04 (B) (3) permits fewer parking spaces than required through the use of shared parking or off-site parking. A shared parking agreement with the assisted living development is required. The DTZR does not designate number of parking for senior housing and the above referenced book from the American Planning Association suggested 0.5 spaces per 1,000 building gross square footage or half of the ration of multi-family, in this case one parking space per one dwelling unit. Accordingly, the proposed 104 parking spaces seem adequate. The 20 parking spaces for the commercial center are in compliance with the DTZR requirement. In addition, bicycle racks shall be installed and made available throughout the development to accommodate pedestrian and multi-modal transportation users. Open Space The PUD requires 20% green space and applicant is noted 3.81 acres of open space including the 0.503 club house area. Deerfield Township Zoning Resolution does not consider above ground buildings as open space. However, 22.7% open space is provided mostly presented in the 50 foot wide landscape buffer proposed to the east along US 22&3 and the west boundary abutting Heritage Green. A pedestrian path is proposed through the green space at the southwestern side creating pedestrian friendly development which is in sync with one of the township goal of creating pedestrian friendly community. Elevations The proposed elevation drawings and building materials as shown in the renderings and listed in the Deerfield Springs-A Sub-District of the Miller PUD Development Standards are of good quality design and materials. The buildings are proposed at three and four story residential buildings in the apartment development and a two story assisted living facility, the residential buildings in the surrounding are two, two and half story and three story. Staff finds the four story building not a good fit in the areas and recommends that the height of the building not exceed three stories. Miscellaneous The applicant provided a draft document titled Deerfield Springs Planned Unit Development District. Warren County Planning Commission Staff refined the document 8
with the applicant and it is submitted as Deerfield Springs - A Sub District of the Miller PUD Development Standards. This document can be approved as presented or amended as the Board sees fit. Staff recommends that the density does not exceed 16 dwelling units per acre and the buildings do not exceed three-story in height. In Summary This development is a quality development and the proposed use is an appropriate use and in sync with the existing land uses in the area. However, the density needs to be adjusted to match the current density along US 22&3 corridor and the proposed building height should be limited to three stories. Action The shall recommend approval, approval with modification, or denial of the submitted major PUD modification for the proposed subdistrict of the Miller PUD based on Section 5.05 F (4) of Deerfield Township Zoning Resolution, unless additional information is deemed necessary to make an informed decision. In the event of approval, staff recommends the following conditions: 1. Permitted uses on Parcel B and Parcel C shall be multi-family residential with a density not to exceed 16 dwelling units per acre with a maximum height of three stories. 2. The following uses shall be prohibited on Parcel A: automotive sales and repairs, car wash establishment, bar, tavern, kennel and fast food restaurants. However, business establishment that could be a good neighborhood such as a coffee house shall be permitted. A Coffee house is defined as an establishment that sells coffee and usually other refreshment and that commonly serves as an informal club for its regular customers (Merriam Webster). 3. One drive thru shall be permitted for this development. 4. Prior to submittal for Stage 2 Final PUD Plan, the applicant shall provide written approval from the Warren County Sanitary Engineer that the development can be adequately served with public sewer and water. The developer shall expand and upgrade the water system, water treatment and storage facilities, sanitary sewers and wastewater treatment facilities necessary to serve the development, as determined by Water County Sanitary Engineer. 5. Approval of a stormwater drainage plan, including pre-treatment and/or extended detention, by the Warren County Engineer, in compliance with the rules and regulations for the design of stormwater management system for Stage 2 final plan review. 9
6. Approval of site access and interior vehicular circulation, as determined by the Warren County Engineer, in conjunction with the Deerfield Fire Rescue is required for Stage 2 Final Plan Review. An auto turn analysis is necessary demonstrating adequate fire apparatus movement of 40 foot bus template. 7. For Stage 2 submittal, a second access for the assisted care facility shall be added as required by the Township Fire Rescue. 8. Shared parking agreement is required with Stage 2 submittal. Bicycle racks shall be provided. 9. A minimum of fifty (50) feet landscape buffer shall be maintained along the northern, eastern and western perimeters of the planned unit development. Existing woodland shall be maintained on the eastern and western perimeters. Documentation regarding permanent maintenance of the open space is also required. 10. Approve the Development Standards for Deerfield Springs-A Sub-District of the Miller PUD as proposed, amending the followings: a. Section 5.1 Maximum Building Height to read: Multi-Family Housing Complex, Senior Living Community and other uses shall not exceed three stories. b. Section 5.5 Density to read: the density shall not exceed 16 dwelling units per acre. 11. Compliance with Warren County Subdivision Regulations. 10