Applicant Dragas Associates, Inc., a Virginia corporation Property Owners Eric E. Hawkins, Trustee of the Adams Family Third Party Special Needs Trust, Linda Elkins Hawkins and Nancy V. Hawkins, Thelma H. Riddick, Trustee of the Thelma H. Riddick Trust, Shirley Carter & Justine Briggs, Trustees of the Thelma H. Riddick Trust, Luvenia Ann Washington & Priscilla Yvonne Wooten, Thomas Edward Mandley, Jr., Brenda Diane Kroniess aka Brenda Diane Kroniess and Angela Adams Public Hearing April 11, 2018 (Previously deferred on March 14, 2018) City Council Election District Bayside Agenda Item D1 Request Conditional Rezoning (R-10 Residential to Conditional A-24 Apartment) Staff Recommendation Approval Staff Planner Jimmy McNamara Location Southwest corner of the intersection of Haygood Road & Wesleyan Drive GPINs 1468933513, 1468933635, 1468838767, 1468935988, 1468946067, 1468947150, 1468947112, 1468947038, 1468942088, 1468946191, 1468839984, 1468932910 Site Size 8.96 acres AICUZ Less than 65 db DNL Watershed Chesapeake Bay Existing Land Use and Zoning District Vacant, single-family dwelling / R-10 Residential Surrounding Land Uses and Zoning Districts North Wesleyan Drive Multi-family dwellings, Bayside High School / Conditional A-12 Apartment, R-10 Residential South Single-family dwellings / R-10 Residential East Haygood Road Single-family dwellings / R-7.5 Residential West Creek Multi-family dwellings / Conditional A-18 Apartment Page 1
Background and Summary of Proposal This application was previously deferred at the March 14, 2018 Planning Commission public hearing to provide additional time for the applicant to consider the points of ingress and egress. As a result of public outreach, the revised plan depicts the proposed entrance along Wesleyan Drive, rather than Haygood Road as originally proposed. The applicant has worked to assemble 12 vacant parcels, totaling 8.96 acres, in order to develop the site with 88 dwelling units within 22 quad buildings under a condominium form of ownership. While a rezoning to Conditional A-24 Apartment District is requested, the resulting density will only be 9.84 units to the acre. The request to the A-24 district is driven by the amount of lot coverage permitted. For example, in the A-12 and A-18 districts, lot coverage is limited to 40% and 50% respectively. As depicted, the anticipated lot coverage will be 52%, thereby necessitating the rezoning to A-24, which permits a lot coverage of up to 60%. The development features a community pool and a pond surrounded by a walking path. Access to the site is proposed as a single point of ingress/egress off of Wesleyan Drive. A two to three foot high, undulating berm with multi-layer ornamental plantings and a hedgerow is proposed along both Wesleyan Drive and Haygood Road. The required 10-foot vegetated buffer adjacent to the existing single-family dwellings is proposed with ornamental flowering trees. The applicant states that 36% of the site will be open space, which includes the landscape buffer areas, two active open space areas and the community pond. The 188 parking spaces on the concept plan exceeds the minimum 167 parking spaces, as required by the Zoning Ordinance. The proposed quad buildings are two-story with vinyl exteriors. Separate entrances and patios are proposed for each dwelling unit. 1 2 Zoning History # Request 1 CRZ (B-2, A-12, R-2.5, R-10 & R-15 to Conditional R-5D, A-12 & A-18) Approved 10/12/2004 2 CUP (Communications Tower) Approved 03/10/1998 CUP Conditional Use Permit REZ Rezoning CRZ Conditional Rezoning Application Types MOD Modification of Conditions or Proffers NON Nonconforming Use STC Street Closure FVR Floodplain Variance ALT Alternative Compliance SVR Subdivision Variance Page 2
Evaluation and Recommendation The proposed rezoning to A-24 Apartment District to develop the site with up to 88 dwelling units (9.84 units to the acre) is, in Staff s view, an acceptable redevelopment of these properties. The existing multi-family development immediately to the west of the site has a residential density of 14.1 units to the acre, while the existing single-family neighborhoods to the south and east of the site have densities of between three to four units to the acre. As such, the proposed site will serve as a transition between the higher density developments to west and the lower density developments to the south and east. The proposed Concept Plan depicts several areas of open space and amenities that will serve the future residents of this neighborhood. The depicted landscape buffers along the perimeter of the site exceed the minimum requirement, and in Staff s opinion, will create an aesthetically pleasing environment while also screening the site from the rights-of-way. Staff recommends approval of the request subject to the submitted proffers below. Proffers The following are proffers submitted by the applicant as part of a Conditional Zoning Agreement (CZA). The applicant, consistent with Section 107(h) of the City Zoning Ordinance, has voluntarily submitted these proffers in an attempt to offset identified problems to the extent that the proposed rezoning is acceptable, ( 107(h)(1)). Should this application be approved, the proffers will be recorded at the Circuit Court and serve as conditions restricting the use of the property as proposed with this change of zoning. Proffer 1: When the Property is developed, it shall be as a residential condominium community, substantially in accordance with the HAWKINS MILL Conceptual Site Plan September 22, 2017, which has been exhibited to the Virginia Beach City Council and is on file with the Virginia Beach Department of Planning (the Concept Plan ). Proffer 2: When the Property is developed, it will feature a heavily landscaped streetscape frontage on Haygood Road and Wesleyan Drive, a monument style community identification sign, community center, pool and cabana, a community water feature with aerated fountains, and vegetated buffers adjacent to abutting properties as depicted and described on the Concept Plan. Proffer 3: The total number of dwelling units permitted on the Property shall not exceed eighty-eight (88) and the total number of residential buildings shall not exceed twenty-two (22). Each dwelling unit shall contain a minimum of one thousand six hundred (1,600) square feet of living area. Proffer 4: The architectural design and exterior building materials of the residential buildings will be substantially as depicted and described on the Hawkins Mill Architectural Elevation Luxury Vilas dated September 22, 2017, which has been exhibited to the Virginia Beach City Council and are on file with the Virginia Beach Department of Planning (the Elevations ). Page 3
Proffer 5: When the Property is developed, the Grantor shall record a Declaration submitting the Property to the Condominium Act of the Commonwealth of Virginia. The Condominium Unit Owners Association shall be responsible for maintaining all open spaces, common areas, amenities, landscaping and other improvements on the Property as depicted on the Concept Plan. Membership, by all residential unit owners, in the Condominium Association shall be mandatory. Proffer 6: Further conditions may be required by the Grantee during detailed Site Plan review and administration of applicable City Codes by all cognizant City agencies and departments to meet all applicable City Code requirements. Staff Comments: The proposed proffers are acceptable and provide confidence that the site will be developed as depicted in terms of layout, density and architectural quality. Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site. Comprehensive Plan Recommendations The Comprehensive Plan identifies this site as being located within the Suburban Area. The general planning principles for the Suburban Area focus on creating and maintaining great neighborhoods through stability and sustainability; protecting and enhancing open spaces and places of cultural and historical significance; and creating and maintaining a transportation system that provides connectivity and mobility. Achieving these goals requires that all land use activities either maintain or enhance the existing neighborhood through compatibility with surroundings, quality and attractiveness of site and buildings, improved mobility, environmental responsibility, livability, and effective buffering with respect to type, size, intensity and relationship to the surrounding uses. Natural and Cultural Resources Impacts The site is located in the Chesapeake Bay watershed. There do not appear to be any significant natural or cultural resources associated with the site. Traffic Impacts Street Name Present Volume Present Capacity Generated Traffic Wesleyan Drive 17,400 ADT 1 14,800 ADT 1 (LOS 4 C ) 22,800 ADT 1 (LOS 4 D ) Existing Land Use 2 270 ADT Haygood Road 2,000 ADT 1 6,200 ADT 1 (LOS 4 C ) Proposed Land Use 3-511 ADT 9,900 ADT 1 (LOS 4 D ) 1 Average Daily Trips 2 as defined by 8.96 acres of R-10 zoned property 3 as defined by 88 condominiums 4 LOS = Level of Service Page 4
Public Utility Impacts Water This site must connect to City water. There is an existing 10-inch City water main along Haygood Road. Sewer This site must connect to City sewer. There is an existing eight-inch City sanitary sewer gravity main along Haygood Road and an existing 14-inch City sanitary sewer force main along Haygood Road. It must be verified that the sanitary sewer collection system has adequate capacity to serve this development. School Impacts School Current Enrollment Capacity Generation 1 Change 2 Luxford Elementary 514 548 9 2 Bayside Middle 1,109 1,363 4 0 Bayside High 1,868 1,827 4-1 1 Generation represents the number of students that the development will add to the school. 2 change represents the difference between the number of potential or actual students generated under the existing zoning and the number generated under the proposed zoning. The number can be positive (additional students) or negative (fewer students). Page 5
Proposed Site Layout Page 6
Proposed Elevations Page 7
Site Photos Page 8
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