HomeMy WebLinkAboutZMA200700004 Presentation Zoning Map Amendment 2007-10-30��/GCGG�CIO�G%U� G�/GGG ��Cc1GL1�/'li
IA,reat deal of effort has been invested in developing a framework within which a
diverse, high-quality, mixed-use community can evolve on this unique site.
The Nuttycombe family owned the property for many years until 2002. Up until that
time the farmland surrounding the subject property was referred to as Oakleigh. The
knoll that is located to the rear of the property appears to have been the homestead of
Oakleigh Farm. A complex of residential structures, sheds, and barns speaks to what
once was a center of thriving and diverse farming activity. Although the original main
farmhouse was removed by a prior owner, numerous mature oak trees, some as old as
150 years, remain on the property and provide the setting for a small park area.
The property is surrounded by a variety of residential, retail and office uses and is thus
an infill property. Several development proposals have been brought forth for
consideration, but all have failed for one reason or another. One obvious deficiency of
each of those prior proposals was the failure to incorporate the mature trees into the
project.
Oakleigh Farm recognizes the presence of these large specimen trees as a resource that
adds significant value, both financially and aesthetically to the project. Oakleigh Farm
presents an opportunity to introduce high-quality architecture into a natural setting
which creates a sense of history and longevity, where vegetation is a dominant feature
and contributes significantly to defining the space.
The challenge was to develop a financially -viable plan for development of the property
that preserved many of the site's trees. The new neighborhood would include a series of
businesses adjacent to Rio Road and a special enclave of homes surrounding a mature
wooded common to enhance the sense of place naturally created by the trees.
Oakleigh Farm will be a high-quality, mixed-use community that incorporates unique
natural features into the General Development Plan. The convenient location, diversity
of uses and housing types, quality of design, and philosophy of preservation will make
for a desirable community.
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Originally established in 1897, Oakleigh Farm was built and managed by Mr. William
Nuttycombe. The farm remained in his family until 2002. At one time Oakleigh
encompassed many acres in this area. Over the years parcels have been conveyed off
from the original landholding. Today, what remains of Oakleigh is 8.822 acres
surrounding the original homestead, on the south side of West Rio Road. Woodburn
Road intersects West Rio Road directly across the street from Oakleigh. The Oakleigh
property is identified as Tax Map Parcel 45-26A (547 Rio Road), and is currently zoned
R-6.
The existing homestead occupied a prominent knoll within this precinct and the
remnants of Oakleigh that are the subject of this rezoning represent the high ground of
the surrounding area. The land slopes away from its center in all directions. From the
high point the land falls 10' to the east, 15' to the south, 20' to the west, and as much as
40' north toward Rio Road. The property provides wonderful views in many directions
from the knoll. Adjacent to Rio Road the property is open pasture that has been used for
grazing horses. It extends away from Rio Road roughly 350' and the average slopes in
this area range between 6% and 9%. The pasture also has a slight slope from west to east,
consistent with the grades along Rio Road itself. The rear of the property appears flatter
with a slight rise in the center. The remains of long -abandoned structures dot this area,
and what was once a farm complex accented by young trees is now a heavily tree -
canopied setting overseen by majestic oaks. Several clusters of formal boxwood
plantings, as well as volunteer shrub masses exist, but by and large the property is open
and very park -like.
The Oakleigh property is surrounded by existing development. To the north, across Rio
Road, are single-family homes that front on Woodburn Road and a mixed-use enclave of
buildings. To the east and west are commercial enterprises. Berkmar Crossing is a small
commercial village of multi -story buildings with a contemporary feel which extends
over to Berkmar Drive; and the Garden Spot, is a long-established landscape center lying
just to the west. Heritage Hall nursing home and Berkeley subdivision share common
boundary lines with the Oakleigh property to the west and south. Water, sewer, and
other necessary utilities exist either on-site or adjacent to the property. No wetlands,
floodplain, rock outcrops, or critical slopes exist on site.
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Xe Comprehensive Plan designation for the property is Urban Density Residential
(6.01 to 34 DU/AC). While some commercial activity makes sense along Rio Road in the
gap between Berkmar Crossing and The Garden Spot, such uses would be inappropriate
in the treed section of the property. Not only is this area surrounded by residential uses,
but the substantial grading that would be associated with an aggressive use of the
property would surely compromise most, if not all, of the mature trees. For that reason,
we have chosen a mixed-use development and have incorporated residential uses that
will be compatible within this treed area and have located the commercial elements of
the project along Rio Road.
The commercial venue will have a limited depth and will be tied directly to Berkmar
Crossing. The buildings will be designed to take advantage of the terrain and limit, as
much as possible, the need for retaining walls. Housing can be introduced into the
commercial buildings as another means of transitioning from what has been
predominantly a "single -use" building program on adjacent sites to an integrated,
mixed-use community that is envisioned by the Neighborhood Model District.
Additionally, siting buildings along the perimeter of the property, and orienting them
inward toward a central park will facilitate the preservation of many of the existing
trees.
Because the preservation of existing trees is such an important planning criterion for this
property the Owner has engaged a professional arborist to consult in the design of the
community. The arborist has studied the property and the existing trees and has been
able to identify and classify the trees with regards to their general health. He has also
provided the Owner with suggestions on how to improve upon the layout of the project
with respect to preserving the trees.
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EXHIBIT 3
GENERAL
DEVELOPMENT
PLAN
Note:
A larger copy of this plan is available in
the appendix as a fold -out.
e. Arborist shall conduct regular Integrated Plant Management (IPM) visits
during the growing season for a period of 5 years, starting upon the issuance
of the last Certificate of Occupancy within the project to inspect for insect,
disease, nutrient or environmental problems.
All tree work will be done according to American National
Standards ANSI A300 (tree care operations) and ANSI
Z133.1 (safety requirements).
SITE PREPARATION
1. An arborist shall approve the location, method and timing of all work to be
completed within the proximity of trees to be preserved.
2. Trees to be saved shall be identified, marked and compared against a site plan
and inventory by the Arborist.
3. Before demolition of existing structures, access routes for equipment shall be
determined and by the Arborist tree protection fencing installed by the
Contractor at the limits of all construction access.
4. Demolition of buildings within the root zone of trees to be saved shall be
planned in order to minimize the impact of equipment on roots. Arborist shall
instruct contractor how to minimize impacts.
5. Areas shall be defined for: construction traffic, material storage, parking and
washout by the Arborist in consultation with the Engineer.
TREE PRESERVATION AREAS
1. Tree preservation areas should be approved in advance by the Arborist. All
deviations from those plans, or encroachments on designated preservation areas
should be approved by the Arborist. Fines may be established by the Owner on
the Contractor(s).
2. Tree protection fencing shall be placed by the Contractor before the start of
construction. No construction related operations shall occur within the
preservation area without approval from the Arborist. This includes; parking,
traffic, material storage, topsoil storage or cleaning equipment or tools. All
Contractors shall be made aware of the preservation areas and the consequences
of damaging trees due to negligence or disregarding posted preservation limits.
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