HomeMy WebLinkAboutZMA202000010 Preapplication Info 2020-08-21PREAPP2020-35
Hydraulic Road Rezoning: Mandatory Preapp
04/27/20
Proposal
• TMP 61-38
• 0.9 acres
• Current zoning: R-4
• Proposed zoning: either R-15 with bonus density or PRD
• 17 townhouses
Planning/Zoning
• PRD zoning
o A special exception would be required for being less than 3 acres: Exception for
3 acres
o Setbacks per 18-4.19
0 25% open space; needs to have usable open space
o Intent: The PRD is intended to encourage sensitivity toward the natural
characteristics of the site and toward impact on the surrounding area in land
development. More specifically, the PRD is intended to promote economical
and efficient land use, an improved level of amenities, appropriate and
harmonious physical development, and creative design consistent with the best
interest of the county and the area in which it is located.
o There is no minimum lot size requirement
o This application may better fit the intent of R-15 zoning district; however, based
on the required density, bonus provisions are needed with R-15
• Additionally, there are minimum lot sizes with R-15 (unless clustered)
• R-15 zoning
o Bonus conventional up to 20 units/acre
o Only bonus option that seems available is affordable housing per 18-18.4.3
• Additional 30%; about 19 units/acre; they are requesting 18 units/acre
• Need to coordinate with Housing Planner on request and language
needed
o A conventional development requires minimum lot sizes; a cluster development
does not require minimum lot sizes
o A cluster development would require 25% open space
o Intent: Provides for compact, high -density residential development, Permits a
variety of housing types; Provides incentives for clustering of development and
provision of location/, environmental and developmental amenities. R-15
districts may be permitted within the community and urban area locations
designated on the comprehensive plan.
• Private Streets and Frontage
o A private street will be needed for frontage, as the applicant has indicated the
lots are to be subdivided
o Note that the lots along Hydraulic Road may be considered double frontage lots
(with the approval of a private street)
o Private street information — refer to Chapter 14
• 14-233(B)(1): The agent may authorize one (1) or more new private
streets in the following circumstances: 1. Subdivision containing attached
dwelling units or non-residential uses. The proposed private street(s)
would be in a subdivision containing attached dwelling units or non-
residential uses where the units, groups of units, or non-residential uses
are to be located on individual lots.
• 14-234: A subdivider shall submit a request in writing to the agent at the
time of the submittal of the preliminary plat or may, within the
development areas, submit the written request prior to submittal of a
preliminary plat or with an application to rezone the land. 1. The request
shall state the reasons and justifications for the request, and shall
particularly address one or more applicable bases for granting the request
as identified in sections 14-232 or 14-233, and each of the five findings
identified in paragraph (C) required to be made.
o Consider the design of the private street. Look at the standards in 14-410 and
see which exceptions/waivers, if any need to be applied for (e.g. planting strip).
o See 14412 for private street standards in the Development Areas.
Comp Plan designation: Urban Density Residential in Places29 Master Plan
o Across the street from Rural Area (consistent with hard edge)
• Proposed bike lane covered by shared -use path across the street
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Site planning comments
o Parking required; 2 spaces * 17 units = 34 spaces
o The parking area needs to be screened from adjacent parcels
o Need to make sure adjacent parcel has access
Note utilities/easement constraints along front of parcel
Application must include consistency with the applicable Neighborhood Model Principles
Transportation
Question about standard required for sidewalk along Hydraulic Road
o EngfTransportationNDOT/Planning will review sidewalk during ZMA review to
see if can get up to standard, preference to get up to 5' standard
Engineering
• Think about where trash and mailboxes would go
• Concern with people backing out into entrance area
Solomon Lane example
Need to connect to SWM inlet at Hydraulic Road east corner
o Need easement plat
VDOT
• Applicant has been working with VDOT; approval for sight distance and entrance
separation
Fire/Rescue
• Treat travelway as a turnaround
• Hydrant needs to be added to vicinity of development
• Building height: if exceeds 30 feet; travelway needs to be 26 feet
ARB
• Entrance Corridor
• Space for large trees and overhead lines
• Look at units along street for ARB review; elevations need to look like fronts of building