Docket Item "K" PLN-PUDC Jolliff Landing at Western Branch CITY COUNCIL PACKAGE FOR DECEMBER 20, 2016

Transcription

1 Docket Item "K" PLN-PUDC Jolliff Landing at Western Branch CITY COUNCIL PACKAGE FOR DECEMBER 20, 2016 Page 1 2 Application Summary 3 20 Development Criteria dated October 18, Master Land Use Plan Planning Commission Draft Minutes Staff Report(s): November 2, Fiscal Impact Analysis Architectural Elevations 58 Aerial 59 GIS Parcel Exhibit

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28 Chesapeake Planning Commission DRAFT November 9, 2016 Public Hearing Minutes 27 PLN-PUDC PROJECT: Jolliff Landing at Western Branch APPLICANT: Kotarides Developers LLC AGENCY: Williams Mullen PROPOSAL: A conditional zoning reclassification of 169± acres from A-1, Agricultural District (144+ acres), B-2, General Business District (24+ acres), and O&I, Office and Institutional District (1+ acre), to PUD, Planned Unit Development District, to construct a mix of residential, commercial and recreational uses. PROPOSED COMP LAND USE / DENSITY: Low Density Residential/<4 du/acre, Business/Commercial. EXISTING COMP LAND USE / DENSITY: Light Industry/Logistics; Office/Research; Business/Commercial LOCATION: Northwest of the intersection of Jolliff Road and Portsmouth Boulevard. TAX MAP SECTION/PARCELS: , , , , , portion of , portion of BOROUGH: Western Branch PLANNING COMMISSION RECOMMENDATION: Planning Commission recommends PLN-PUDC be APPROVED with development criteria dated October 18, 2016, which includes approval of the deviation from the required diversity of housing types. (8-0; Van Laethem/McCormick, Williams excused) Mrs. Shaffer read PLN-PUDC into the record for Commission review and action. Staff Presentation: Mr. McKay stated that based on the findings listed in the staff report, planning staff recommended that PLN-PUDC be DENIED. Should the Planning Commission be inclined to recommend approval and should City Council be inclined to approve the application, staff recommends the Development Criteria dated October 18, 2016, which includes approval of the deviation from the required diversity of housing types, be accepted. Proponent: Grady Palmer, Williams Mullen, 999 Waterside Drive, Norfolk, Virginia. This was a difficult project to conceive and execute. The property is situated on the north side of Portsmouth Boulevard north of Jolliff Landing Townhouse development. The project includes a single-family neighborhood with traditional design. Lowes and Cracker

29 Chesapeake Planning Commission DRAFT November 9, 2016 Public Hearing Minutes 28 Barrel retail are located east. Their vision is different from City s. They want to create a live, work, play setting truly unique to Western Branch area. Staff s recommendations are greatly appreciated, but he hopes the Commission uses a broader lens and considers the proposal. The property is heavily impacted by wetlands and the property to the north of this will not be developed due to wetland regulations. Thirty-seven acres of the Smith Farm is part of the unique economic development opportunity and 12 acres of that is wetlands subject to a delineation that will expire in Pete Burkhimer, American Engineering Associates, 448 Viking Drive, Virginia Beach, Virginia. This is a large and complex project. He has been involved in some of the most successful projects in Chesapeake. He worked with the Jim Boyd from the Smith family for 6 years and fought to bring successful conclusion with Environmental Protection Agency. He has knowledge of developing logistics projects and this property is not suitable. They are trying to revitalize the area and provide support to the Western Branch area. There are questions regarding soil conditions and storm drainage. The near surface soils can support light to medium structural loads, but deeper soft soils could not support a large heavy structure which would cause deeper soils to consolidate causing unacceptable settlements on building. Drainage is not a problem on the site since it is very close to a major drainage ravine. It will not be complicated to provide storm water management. Mark Steiner, Fran Net of Southern Virginia, 4300 Galston Court, Chesapeake, Virginia. This project provides an extraordinary opportunity for Western Branch. He s a resident of the community. He works with small businesses and the Chamber of Commerce with people starting businesses in Hampton Roads. He is trying to get the community to have great ideas and to promote the community to live, work and play. Change requires leadership, and this developer has been actively participating. This development brings jobs, foot traffic, rooftops to benefit existing businesses. This developer provides a unique way to bring this opportunity to the community. The project also provides the opportunity for a field house. Dan Hickok, RRMM Architects, 1317 Executive Blvd, Chesapeake, Virginia. This will be a neo-traditional community. Bike trails, sidewalks, outdoor activities, and promenade district will be complimentary to the residential community. This provides unique opportunity to have all 3 components: live, work, and play in the area. All of these opportunities would bring jobs and business. There are two options and plans will be flexible to what the community desires with retail and a field house or office behind.

30 Chesapeake Planning Commission DRAFT November 9, 2016 Public Hearing Minutes 29 COMMISSION DISCUSSION: Commissioner McCormick requested Mr. Palmer to return to finish his comments. Mr. Palmer stated that the City has the option of the direction they would like to go with this property. The proposed office development will provide the same number of jobs, 1500, as if using the entire property for light industrial/logistics and they will be higher paying. This project also provides an opportunity for the City to use the property for a field house or build and market City-owned office space. The project passes the level of service test for schools. A request for a deviation from the housing diversity requirement of the PUD ordinance has been submitted. The existing townhouse and apartment projects are being built by the same developer and will function with the proposed single family units as one community with diverse housing types. A sign package will create visual connectivity and tie in with all development. The Field House option includes a cash component. The developer will provide $800,000 to the City to get the project off the ground. Alternatively, the City can choose to use the same 6 acres for office development that they can market. Commissioner Ellis asked Mr. Palmer about the price points. Mr. Palmer responded that the homes are priced $350,000 and above. Commissioner Van Laethem asked Mr. Palmer in regards to the wetlands and to explain the impact of the EPA letter and June 2019 date to start and end the procedures. Mr. Palmer explained that wetland delineations are good for 5 years. Afterwards, property has to be re-delineated for another 5 years. June 2019 is the expiration date of the current Army Corps of Engineers delineation. If the delineation is not reconfirmed, the wetlands will most likely grow larger. The project phasing will be from the rear and move forward because of wetland issue. Mr. Burkhimer explained that on the Smith Farm, approximately 114 acres is useable land for single family development. Of this, 39 of the acres was part of a fierce 15-year battle with EPA. It is unlikely to get a logistics development started before the current delineation expires. It is much more likely to develop the proposed live, work, play, shop concept as proposed in this time frame. There is no opposition because the development has no neighbors. Approximately 300 acres to the northeast that is currently designated for office development on the land use plan cannot be developed due to wetlands. It makes more sense to concentrate job creation in condensed office development near Portsmouth Boulevard. Consolidating office area in front of the housing where it can be seen can help to revitalize Western Branch. The project will do well here in terms of revitalization and will help the Boyd family at the same time. They propose a change to the Master Transportation Plan to downgrade Hampton Roads Parkway from an arterial to a collector with 2 lanes similar to Edinburgh Parkway with no driveways on this road. Also, the arterial to serve the 300 acres to the north is not necessary due to the wetlands issue. The proposed development passes all LOS tests.

31 Chesapeake Planning Commission DRAFT November 9, 2016 Public Hearing Minutes 30 Commissioner Kish asked Mr. Burkhimer to describe the technical aspect of soil conditions and its relation to the use of property as designated in the comprehensive plan and to address the impact of the wetlands delineation. Mr. Burkhimer responded that there is 6 to 8 feet of competent soil as long as there is no excessive weight. Light industrial use might work but not logistics because it is a heavier use and requires deeper better soils. Heavy buildings will have settlement due to a process that forms pockets in some places causing differential settlement. If a light industrial or logistics use was interested in constructing right now, it would still take a full year of design and construction plan review; therefore, construction could not start until 2019, and the development will not be done within time frame allotted by the current wetlands delineation. Construction has to occur in 2018 to meet the June 2019 deadline. Commissioner Van Laethem asked Mr. Burkhimer to describe the Hampton Roads Parkway which goes north and ties into Bromay, which leads to Pughsville Road and the I-664 interchange. Would large trucks from Gateway Commerce Park and Luckstone come south on Hampton Roads Parkway to get to Portsmouth Boulevard? Commissioner Van Laethem also asked Mr. Burkhimer to address wetlands in this area and their effect on drainage when there is a major storm event. Mr. Burkhimer replied that it is closer to go directly to the Pughsville interchange for trucks that come from properties to the north. The Hampton Roads Parkway might provide relief during traffic jams on the I-664, but it would not be a preferred route for trucks. Also, it may be difficult to get the required wetlands permits to build the road. The design of storm drainage systems is the key to handling major storm events. It is a relatively easy engineering fix. Drainage direction splits at roughly the city line with water in Suffolk draining to the west and water in Chesapeake draining east toward the Bailey Creek Ravine, which is a natural drainage basin. He stated that there were not any drainage issues after October 8-9 storm. Commissioner Ellis asked Mr. Tate to address the applicant s comments regarding keeping Hampton Roads Parkway as an arterial, given the wetlands issues on property and north of Jolliff Landing. Mr. Tate replied that the Master Transportation Plan does not rely on wetland studies and it was developed to support the Land Use Plan. It is reasonable to consider a reduction from an arterial to a collector if wetlands are an issue. Commissioner Van Laethem asked Mr. Tate if the proximity of the traffic lights at Hampton Roads Parkway and Jolliff Landing Parkway are acceptable and will there be adequate turn lanes at these intersections. Mr. Tate responded that the Portsmouth Boulevard widening project will begin construction in early winter and will last 18 months. It will be a 4-lane roadway within a right-of-way that can accommodate 6 lanes and will have double turn lanes. Signal spacing is a little undesirable, but the locations were determined by existing land uses and there will be an adequate level of service.

32 Chesapeake Planning Commission DRAFT November 9, 2016 Public Hearing Minutes 31 Commissioner Van Laethem moved to approve PLN-PUDC with the development criteria dated October 18, 2016 and which includes approval of the deviation from the required diversity of housing types, for the following reasons: 1) the proposed PUD passes the Level of Service analysis for adequate roads, schools, and sewers; 2) the development is consistent with the surrounding uses; 3) the development is consistent with the objectives of the PUD ordinance as it provides a mix of residential, commercial and recreational uses. Commissioner McCormick seconded the motion. Commissioner Van Laethem stated that he has a desire to adhere to the Comprehensive Plan and Master Transportation Plan, but in this case, reality has an impact. Residential development is needed to support business and large new businesses will not come to the area without residential development to support them. There are viable reasons to deviate from the Plans. The Plans could be outdated. He agrees with the live, work, shop and play concept of mixed use development. He thinks that this is a prime location for such a development given its easy access to I-664. This is the time to deviate from the plan and supports motion. COMMISSION VOTE: Commissioner Van Laethem moved that PLN-PUDC be APPROVED with development criteria dated October 18, 2016, which includes approval of the deviation from the required diversity of housing types. Commissioner McCormick seconded the motion. The motion was carried by a vote of 8-0. Chairman Williams excused.

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60 59 PLN-PUDC Joliff Landing at Western Branch APPLICANT: Kotarides Developers LLC AGENCY: Williams Mullen PROPOSAL: A conditional zoning reclassification of 169± acres from A-1, Agricultural District (144+ acres), B-2, General Business District (24+ acres), and O&I, Office and Institutional District (1+ acre) to PUD, Planned Unit Development District, to construct a mix of residential, commercial and recreational uses. PROPOSED COMP LAND USE / DENSITY: Low Density Residential/<4 du/acre, Business/Commercial. EXISTING COMP LAND USE / DENSITY: Light Industry/Logistics; Office/Research; Business/Commercial LOCATION: Northwest of the intersection of Jolliff Road and Portsmouth Boulevard. TAX MAP SECTION/PARCELS: , , , , , portion of , portion of BOROUGH: Western Branch