City of Fairfax, Virginia City Council Work Session

Transcription

1 City of Fairfax, Virginia City Council Work Session Agenda Item # 12a City Council Meeting 5/8/2018 TO: FROM: SUBJECT: Honorable Mayor and Members of City Council Robert Sisson, City Manager Request of Orr Partners for a City Council work session to discuss the potential application for the redevelopment of 4328 Chain Bridge Road, the site located at the northwest intersection of Chain Bridge Road and School Street, Tax Map ISSUE(S): SUMMARY: Informational Work Session of City Council to discuss initial concepts for the proposed redevelopment of 4328 Chain Bridge Road, the site located at the northwest intersection of Chain Bridge Road and School Street. Although a formal application has not yet been submitted, the applicant has prepared a design concept for discussion. The intent of this work session request is to receive initial feedback from City Council before proceeding with an official application. The applicant proposes to replace the existing Bernie s restaurant with an Assisted Living Facility. Further detail is provided within the attached staff report. The proposed development is dependent on a Rezoning of the subject property to the Old Town Fairfax Transition Overlay District, and potentially Special Exception requests. FISCAL IMPACT: RECOMMENDATION: ALTERNATIVE COURSE OF ACTION: RESPONSIBLE STAFF: POC: COORDINATION: ATTACHMENTS: A fiscal impact analysis has not been conducted at this time. Discussion and guidance on the overall site layout and program City Council may choose to postpone discussion to a future date. Jason Sutphin, Community Development Division Chief Brooke Hardin, Director, Community Development & Planning Supriya Chewle, Planner II Community Development & Planning, City Attorney, Public Works, Code Administration Staff Report, Statement of Justification, Conceptual Plans and Elevations.

2 CITY OF FAIRFAX Department of Community Development & Planning WORK SESSION DATE May 08, 2018 APPLICANT/ OWNER Orr Partners APPLICATION SUMMARY The applicant requests to rezone the subject site to Old Town Fairfax Transition Overlay District (TOD), to allow development of 84 assisted living and memory care units on acres. In addition to the rezoning, the applicant may need Special Exceptions. AGENT Robert D. Brant Attorney/Agent PARCEL DATA Tax Map ID Street Address 4328 Chain Bridge Road Zoning District CR Commercial Retail Location Map SITE

3 Background The subject property is acres located at the northwest intersection of Chain Bridge Road and School Street. The subject property is zoned CR Commercial Retail and is within the Old Town Fairfax Future Transition Overlay District, as identified in the Comprehensive Plan. Table 1 provides a summary of surrounding land uses. Figure 1: Existing Zoning Existing Zoning Existing Land Use Future Land Use Site CR Commercial Retail Commercial - Retail Mixed-Use North PD-R Planned Development Residential Residential - Single Attached Mixed-Use South PD-R Planned Development Residential Residential - Single Attached Mixed-Use East Residential Low/High Institutional Institutional West PD-M Planned Development Mixed-Use Residential - Single Detached Residential Low/Medium Table 1: Surrounding Property Descriptions

4 Land Use The subject property is designated as Mixed Use on the Comprehensive Plan Future Land Use Map as indicated in Figure 2. which supports the proposed use. Figure 2: Future Land Use The subject site is currently located within the Old Town Fairfax Transition Overlay District Extension (Figure 3), as identified in the Comprehensive Plan. The Old Town Fairfax Transition Overlay District supplements the Historic District through additional use, height, coverage, and design requirements beyond the base zoning for properties nearby the City s historic downtown. Properties located in the potential extension area (see Map LU-3) may be added to the Transition Overlay District either upon application from the property owner (typically in conjunction with an individual property rezoning) or as part of a larger City-initiated rezoning. Extension of the Transition Overlay District should be accomplished to facilitate redevelopment of this area and to increase design control along the entrances to Old Town Fairfax. (Comprehensive Plan, Page 167) The entrance to the City from the south, along Chain Bridge Road near School Street, is very close to the existing entrance to Old Town, at Armstrong Street. The street design and the streetscape improvements along this stretch

5 of Chain Bridge Road have been carefully constructed in harmony with the character desired for Old Town. Many properties along this short stretch of road have also been designed with Old Town in mind. The southward extension of Old Town to the City limits to include all properties fronting along Chain Bridge Road, George Mason Boulevard and a portion of School Street would assure the protection of these entrances to Old Town. (Comprehensive Plan, Page 169) SITE Figure 3: Map LU-3 Proposal Summary The applicant, Orr Partners, is proposing to replace the existing Bernie s Restaurant currently located on the acre site with an Assisted Living Facility. The development would consist of 84 assisted living and memory care units. The proposed community would consist of residential care facilities and amenities, including full-service dining facilities, common gathering areas, and outdoor open space. The applicant indicates that a staff of approximately will be employed working shifts 24 hours a day. Access would be provided from School Street, to an internal parking garage or a proposed drop of area. The existing zoning permits Assisted Living Facilities use on the subject property. The applicant is requesting the rezoning of the subject property to Old Town Fairfax Transition Overlay District, which is consistent with the recommendations of the Comprehensive Plan. The table below shows the differences between dimensional standards for Commercial Retail zoning district and Old Town Fairfax Transition Overlay District. The development standards of the Old Town Fairfax Transition Overlay District modify the provisions of the Commercial Retail zoning district.

6 The site is acres and a corner lot. Figure 4 illustrates the approximate buildable area with the dimensional standards of the Commercial Residential (CR) zoning district applied. Parking is not permitted within any required setbacks. If the application was submitted under the CR zoning without the overlay, various special exceptions would have to be requested to accommodate this proposal. Figure 4: Subject site showing approximate buildable area under the Commercial Retail zoning district provisions

7 The submitted conceptual plan is designed with the requirements of the Old Town Historic Transition Overlay District, although at least two special exceptions would be required as currently proposed: The proposal meets the setback and the height requirements, but does not meet the bulk plane requirement along the west property line. A 10 foot sidewalk adjacent the building site is required. The proposal provides 5 feet along School Street and 10 feet along Chain Bridge Road. Site Development Standards: The proposal indicates the building would have 5 stories with 48 feet height which meets the maximum height requirement. The proposal requires 1 parking space per 4 beds. Also, the minimum required parking of Section E of the Zoning Ordinance is reduced by 50% in the Old Town Historic Transition Overlay District. The proposal indicates a high quality development and materials that complement the surrounding developments. The proposal would have to meet the TY3 Transitional Yard requirements on the internal property lines abutting single family attached and detached uses. The proposal would need to provide 10% tree canopy. The proposal would need to provide a 10 feet planting strip for street trees. It is unclear from the conceptual plan if the above requirements are met. Staff would need an engineered plan to review in detail. The applicant would have to apply for special exceptions if the proposal does not meet these or other requirements of the Zoning Ordinance.

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