HomeMy WebLinkAboutZMA201600014 Narrative Zoning Map Amendment 2016-06-20 Daily Property Rezoning: Granger Project Narrative
June 20, 2016
PROJECT PROPOSAL
The proposed rezoning of the Granger property, located at Tax Map Parcel 07600-00-00-02400,
is within the County's growth area, specifically Neighborhood 5 of the Southern and Western
Urban Neighborhoods. Since 1960, the County has seen a steady pattern of population growth.
To protect and preserve the Rural Areas, the first Comprehensive Plan was adopted in 1971,
which directed growth to certain specific development areas. By directing growth to these areas,
rural areas of the County can be adequately protected and preserved.
In 2001, the County adopted the Neighborhood Model District ("NMD") as the "preferred form
of development". The purpose of the adoption, reaffirmed in 2015, was to stress the"importance
of creating compact, pedestrian oriented neighborhoods near parks, schools, employment and
shopping."
The proposed rezoning, noting the County's preference for NMD and designation of Granger as
a Development Area, conforms to the County's Comprehensive Plan goals while providing an
appropriate transition to surrounding properties. By rezoning the property to NMD, Granger can
support the large R10 development to the Southeast, i.e. Eagles Landing Condos and Jefferson
Ridge Apartment Homes, the Commercial Office, Planned Development and Employment
Center, i.e. Fontaine Research Park, to the North, and the large NMD expanse to the Southwest.
Also, as part of this rezoning, a major portion of the Sunset-Fontaine Connector Road
("Connector Road") will be constructed. The Connector Road will create a safer condition for all
properties along Sunset Avenue Extended by opening up new transportation connections for
residents as well as reducing response time for Fire and Safety. The Granger property is a
natural transition point from the Commercial and Employment Centers in the North to R10 and
NMD in the South.
In keeping with the County's goal of maintaining green space, the proposal will create a
greenway and primitive trail network to be dedicated to public use. Over half of the property
will be either greenway or open spaces areas maintained by the Owner's Association.
Neighborhood Model—"The regulations in section 20A encourage a development form and
character that is different from conventional suburban development by providing ...
1. Pedestrian orientation;
2. Neighborhood friendly streets and paths;
3. Interconnected streets and transportation networks;
4. Parks and open space as amenities;
5. Neighborhood centers;
6. Buildings and spaces of human scale;
7. Relegated parking;
8. Mixture of uses and use types;
9. Mixture of housing types and affordability;
10. Redevelopment;
11. Site planning that respects terrain; and
12. Clear boundaries with the rural areas"
Ord. 03-18(2)
The County's purpose and intent for NMDs is fully satisfied by the proposed rezoning. Chapter
18, Section 20A.lof the County's Comprehensive Plan notes twelve key characteristics that it
expects of NMD zoning (copied above).
All twelve characteristics are addressed and satisfied by the rezoning vision. Granger proposes,
one, "pedestrian orientation", two, "neighborhood friendly streets and paths", and three,
"interconnected streets and transportation networks". Not only will the proposed project provide
walkability to key employment centers, but also, the Connector Road will be "avenue section" in
design, fully equipped with bike lanes, parking, sidewalks, street trees, and curb and gutter.
Fourth," parks and open space as amenities" are addressed through the creation of a primitive
nature trial and park area. Fifth, by rezoning to NMD, the County may more easily realize its
plan for what it labeled as the "Granger Center" (Figure 17, S+W. pg. 38). The Granger Center
was thought to "provide supporting commercial services of a Neighborhood Mixed Use scale to
serve nearby multi-family residential development" S+W. 38. An R-1 Residential designation
does not allow the property to fully realize this potential while the proposed rezoning does.
The sixth characteristic, "buildings and spaces of human scale," is satisfied by a plan that
envisions a welcoming space for walking to work and possibly internal retail and employers. As
was stated with the "avenue" design plan for the Connector Road, adequate sidewalks, bicycle
lanes, and parking will be provided. Ninth, a"mixture of housing types and affordability," is
noted in the proffer amendment to this rezoning proposal. Finally, terrain will be respected by
providing suitable buffers for Moore's Creek and adjacent roadways. These buffers will address
the floodplain area of the property and the view span from 1-64 and US-29.
Description of Properties to be Developed:
TMP 07600-00-00-02400
Owner Stribling Holdings LLC
Acreage 68.96
Existing Use Vacant
Existing Zoning R-1 Residential
Proposed Zoning NMD
Comprehensive Parks and Green
Plan Designation Systems/Neighborhood
Density Residential
CONSISTENCY WITH COMPREHENSIVE PLAN
The proposed rezoning is consistent with the Southern and Western Masterplan and
accomplishes some important goals featured in the plan. The Comprehensive Plan designation
for the properties to be developed is Neighborhood Density Residential, which envisions
densities between 3-6 units per acre. As noted earlier, the property is surrounded by higher
densities and employment centers. The proposed NMD zoning would allow for development
consistent with these densities and it also creates consistent zoning with the property
immediately to the Southwest that is already zoned NMD. Moreover, the property is also
designed as the "Granger Center". NMD, instead of R1 Residential, would allow for a walkable
employment center in Block 2 along with the residential units.
Major portions of an important transportation connection in the Southern and Western
Masterplan will be constructed as part of the proposed rezoning. The Connector Road provides a
crucial north south linkage through the site that will likely eventually connect out besides the
Fontaine Research Park. As proposed, these roads create a stronger grid pattern that connects a
variety of neighborhoods to one another and to important resources within the community. By
creating these links, options to conveniently drive, bike or walk to a variety of places will be
available.
IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE
Granger provides a considerable public benefit by enhancing the overall street network of
Neighborhood 5 and causing the construction of significant portions of a major connector road
called out in the Southern and Western Masterplan, the Sunset-Fontaine Connector Road. The
NMD development pattern matches the properties that are directly adjacent to the Southwest,
while the Connector Road creates a clear transition from Commercial Zoning and Planned
Development to R10 Residential.
The Southern and Western Urban Development Plan estimated costs for the Sunset-Fontaine
Connector Road at roughly $30 million to construct and $204,069 to maintain over 20 years. The
proposal avoids such high costs by providing the alternative for a future connection through the
Norfolk Southern railroad underpass and a future connection to Stribling Avenue.
IMPACTS ON ENVIRONMENTAL FEATURES
The Granger rezoning conceptual plan is designed in such a way that floodplains, critical slopes
and stream buffers are protected, such as Moore's Creek, and greenways are preserved. Stream
crossings are minimized and important sections of greenway trail network will be dedicated to
public use and enjoyment of preserved green space.
PROPOSED PROFFERS TO ADDRESS IMPACTS
The draft proffer statement is included with this submittal.
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