Community Development Rezoning Report REZ14-006 Planning Commission Board of Supervisors March 4, 2014 March 26, 2014 Applicant M & N Real Estate, LLC Tax Map Id 125-(A)- L20E,125-(A)- L20E1, portion of 125-(A)- L20F Present Zoning General Agricultural District A-2 Proposed Zoning Location General Business District (Conditional) B-1C At the southern corner of the intersection of Port Republic Road (Route 253) and Stone Spring Road (Route 280) Acreage 8.062 Election District 3 Comprehensive Plan Community Residential and Mixed-Use Center Staff Recommendation: Planning Commission: Board of Supervisors: Approval 21, 2014 Approval 4, 2014 February March
REZ14-006 M & N Real Estate, LLC Zoning from A-2 to B-1C GENERAL INFORMATION OVERVIEW / BACKGROUND This property lies in the heart of the Urban Development Area as identified by the Comprehensive Plan. The Urban Development Area is intended for dense urban development with a mixture of uses including commercial, professional, and residential. In 2005 the RMH parcel to the east was rezoned to General Business District with Conditions (B-1C). Similarly, in 2009 the Stoneport development to the north rezoned to General Business District with Conditions (B-1C) after having rezoned to General Residential District with Conditions (R-3C) in 2004. PROFFERS The applicant has submitted a list of proffers. These documents are attached to this report. COMPREHENSIVE PLAN The Comprehensive Plan identifies this area as Community Residential and Mixed Use Center. Community Residential Areas encompass the primary future urban residential neighborhoods in Rockingham County, concentrated in defined growth areas around the City of Harrisonburg and the towns. New development should be designed in a pedestrian-friendly manner with an interconnected street network, in accord with the principles of traditional neighborhood design. These principles include a discernable center, ideally a Mixed Use Center; multi-modal transportation options, including pedestrian and bicycle; interconnected circulation networks; and a mixture of uses so that residents have opportunities to live, recreate, learn, worship, and even work and shop in their neighborhood. Within the Community Residential Areas, a number of Mixed Use Centers have been located. The Mixed Use Centers must be developed in at least two uses, one of which must be either community or neighborhood retail development or a community or neighborhood park. Other uses permitted include residential-scale offices, townhouses, and multifamily residential buildings. The uses within the center must be integrated through architectural treatments, landscape and streetscape improvements, and connecting streets and sidewalks. Isolation of uses will not be permitted. Mixed Use Centers must be served by public water and sewer systems and are to be connected to the surrounding neighborhood grid of streets. Parking should be located in on-street parallel spaces, and to the sides or rear of buildings. ZONING AND EXISTING LAND USE
REZ14-006 M & N Real Estate, LLC Zoning from A-2 to B-1C According to the Subdivision Ordinance, private roads are not allowed in the General Business District. All parcels must front on and be served by a VDOT-maintained roadway. Adjoining Properties and Uses Direction From Site Zoning Existing Land Use North General Agricultural District A-2 General Business District B-1 Residences Stoneleigh Development East General Business District B-1 Sentara RMH Medical Campus South General Agricultural District A-2 Residences West General Residential District R-3 Medium Density Residential District R-2 Reserve at Stone Port apartment complex Allen Subdivision single-family detached units STAFF AND AGENCY ANALYSIS UTILITIES Public Works Public water and sewer are not located on the site. Water is located across Port Republic Road on the RMH property and across Stone Spring Road on the Stoneleigh property. Adequate capacity is available in those lines for the proposed development. Sewer will be located in the Reserve at Stone Port which will utilize a pump station and discharge through a force main that is located along the east side of Port Republic Road. This system may not have adequate capacity to handle additional flows. Gravity sewer could be installed down to the Pleasant Run sewer line and potentially have a connection from the Reserve at Stone Port system. Health Department No comment. ENVIRONMENTAL Soils
REZ14-006 M & N Real Estate, LLC Zoning from A-2 to B-1C Slopes on the property range from 2 percent to 25 percent. Depth to a root restrictive layer is greater than 60 inches throughout the property. The natural drainage class is well drained. Water movement in the most restrictive layer is moderately high. Available water to a depth of 60 inches is moderate to high. Shrink-swell potential is moderate. The soil is neither flooded nor ponded. There is no zone of water saturation within a depth of 72 inches. Organic matter content in the surface horizon is about 1 percent to 2 percent. The property does not meet hydric criteria. Floodplain The property does not lie in the floodplain. PUBLIC FACILITIES Schools School Administration states this proposed rezoning is expected to have no effect on Rockingham County Public Schools. Emergency Services This request will add to the additional call load and service requirements the Port Road Station is experiencing. Building height may be limited due to the dimensions of the internal travel ways. the final location and number of hydrants shall be determined as part of the site plan. This area s continued growth will require additional staffing and equipment for the Port Road Station. TRANSPORTATION Traffic Counts Road Classification Traffic Count* Posted Speed Port Republic Road (Route 253) Urban Minor Arterial 11,000 VPD 45 MPH Ridgedale Road (Route 710) Urban Collector 3,000 VPD 40 MPH * Based on vehicles per day VDOT
REZ14-006 M & N Real Estate, LLC Zoning from A-2 to B-1C 1. This proposed rezoning is expected to have a significant measurable impact to the roadway system at this location. If the actual build-out volume of traffic approaches the maximum, it would likely reduce the level of service of the intersection of Ridgedale Road and the Southeast Connector, requiring significant intersection improvements. Due to Access Management Requirements, VDOT would not support a traffic signal at this intersection. 2. The entrance onto Ridgedale Road is located at a significant vertical curve in the roadway which will cause a sight distance issue for traffic turning left into the site. To mitigate this crest vertical curve, a left turn lane into the site will have to be provided, or adequate road construction to remove enough of the vertical curve to obtain sight distance will have to be performed. 3. The geometry and location of the entrances shown on the master plan must be approved by VDOT at the site plan stage and will be required to meet the VDOT Intersection Sight Distance requirements. 4. The public street will require at least two external connections to meet the SSAR Connectivity requirements; at least one connection to a public street or stub-out at the adjacent property line will be required in addition to the street connection to Ridgedale Road. In order for this connectivity requirement to be met, the street would have to be built out to the property line. Additionally, a temporary cul-de-sac will be required. 5. The sketch shows an existing drainfield site and easement where the street is proposed to run. VDOT will require an unencumbered Right-of- Way in order to accept the street. SUMMARY Considerations The proposed development lies entirely within the Urban Development Area. The Mixed Use Center calls for, and the proffered conditions provide, interconnected sidewalks along the roadways throughout the proposed development. Sentara RMH medical campus is located directly across Port Republic Road. The Reserve at Stone Port apartment community will be located on the other side of Ridgedale Road and the remainder of the Stoneleigh development will be located on the other side of Stone Spring Road. Provision of public water and public sewer has been committed; details will be finalized during the site plan review process. Staff has proposed an amendment to the Subdivision Ordinance to allow private roads in the General Business District B-1.
REZ14-006 M & N Real Estate, LLC Zoning from A-2 to B-1C VDOT comments will be adressed during the site plan review process. Staff Recommendation: Approval February 21, 2014 As this proposed rezoning lies within the Urban Development Area and is identified as a mixed-use area in the Comprehensive Plan, with several existing and proposed residential communities within a one-mile radius, pending the amendment of the ordinance to allow private roads within General Business Districts, staff recommends approval. Planning Commission Recommendation: Approval March 4, 2014 Pending approval of the amendment to Chapter 16 Subdivision Ordinance to allow private roads within the General Business District (B-1), the commission recommends approval by a vote of 5-0. Board Decision:
A2 M&N Real Estate LLC Rezoning Request ROCK PORT DRIVE B1 STONE PORT BOULEVARD RESERVE CIRCLE R3 125-(A)- L7B A2 to B1-C L16A A2 L16 125-(A)- L18 L17 125-(A)- L15B 125-(A)- L20F A2 R2 R3 A2 125-(A)- L20E1 L22C1! 1180! 893 BOYD LANE R3 A2! 895 STONE SPRING ROAD 125-(A)- L20E L22C L21 PORT REPUBLIC ROAD F B1 125-(17)- L1 PC Hearing Date: 3/4/2014 BOS Hearing Date: 3/26/2014 REZ#14-006 STONE SPRING ROAD B1! 710 RIDGEDALE ROAD 125D-(1)- L9 R2 125D-(1)- L10 125D-(1)- L11 L22A L22 L22D A2 125-(7)- L1 F INSET ED1! 709 Î 253 Í A2 ED4 ED2 A2 ED3 ED5 REQUEST AUTUMN LANE Pleasant Run
P. O. Box 2092 Harrisonburg, Va. 22801 February 19, 2014 Re: Road System: Regarding M&N Real Estate Rezoning Request: REZ#14-006 Dear James May, Rockingham County Planner: This is to document our discussion regarding the above proposed rezoning. As I indicated to you by telephone, I own a residence which is contiguous to the proposed above rezoning, known as tax map #125-(A)-L22C: address: 3482 Boyd Lane, Harrisonburg, Va. This property backs up to the proposed commercial rezoning lot identified as tax map#125-(a)-l20e1. I also indicated to you that I own the residence at 3404 Boyd Lane, tax map#125-(a)-l22b, which fronts on Port Republic Road. Over the past year or so, I have been in negotiations with M&N regarding their purchasing my two homes which would give them direct access to Port Republic Road. The residence fronting Port Republic Road at 3404 Boyd Lane has the necessary entry and exit limitations as required by the Virginia State Highway Department onto Port Republic Road. In effect, the partial meets the required distance as determined from the intersection of Stone Spring Bypass and Port Republic Road. This was confirmed to me again today by telephone with Jeff Lineberry of the Virginia State Highway Department. My request is thus: whoever develops M&N lot #125-(A)-L20E1, that a road system be designed on their site plan that would allow the option of a road system from their property at lot #125-(A)-L20E1 onto Boyd Lane at 3482 Boyd Lane and continuing for a direct entrance and exit to 3404 Boyd Lane onto Port Republic Road. Understandably, this exit will be limited, due to the medium strip. This request provides a good fit, a more unison overall planned development since the lots are contiguous, in compliance with the Rockingham County Comprehensive Plan. I also request that no building of any substance be built on 125-(A)-L20E1 that would in any way prohibit this road system option from being developed, or would cause due harm to the sale of my real estate. Their long term option for Port Republic Road access is located at 125-(7)-L1, which may be some years into the future. Thank you for this opportunity to submit my request and concerns. Most Sincerely, Janice Allen Boyd cc: Rhonda Cooper, Director of Planning, Rockingham County, Va.
P. O. Box 2092 Harrisonburg, Va. 22801 March 3, 2014 Re: Road System: Regarding M&N Real Estate Rezoning Request: REZ#14-006: Lot 125(A) 22D Dear Rhonda Cooper, Director of Planning, Rockingham County, Va.: As a follow-up to my letter to James May, Rockingham County Planner, on February 19, 2014, I wish to express an additional concern. In 2007, I sold to M&N a lot identified as lot 125 (A) 22 D. It is recorded in the deed that a water line flows through that lot from 3520 Boyd Lane, through the lot, to the Abdul home located at 2109 Autumn Lane, Harrisonburg, Va. It is my understanding that M&N is planning a road system through that lot. Any activity on that lot will need to provide attention to that water line and the Abdul family. Thank you again. Most Sincerely, Janice Allen Boyd
Charles A. Kilpatrick, P.E. Commissioner DEPARTMENT OF TRANSPORTATION 811 Commerce Road Staunton, VA 24401-9029 www.virginiadot.org February 21, 2014 Phone (540) 434-2587 Fax (540) 434-3897 James May, Planner Community Development Office Rockingham County Administration Center 20 East Gay Street PO Box 1252 Harrisonburg, VA 22803 Dear Mr. May: The following comments are offered for the REZ14-006 rezoning request for M&N Real Estate to be heard in March 2014. These comments are in addition to those provided on February 12, 2014. VDOT Supplemental Comments: 1. It has come to VDOT s attention that there is not currently a left turn lane on the Southeast Connector onto Ridgedale Road. When making our previous comments, it was incorrectly thought to already exist. The commercial traffic created by this proposed rezoning turning left onto Ridgedale Road will require, at a minimum, a left turn lane. Otherwise, traffic on the Southeast Connector will be greatly impacted and could potentially lead to queue backups onto Port Republic Road. It appears as if the existing median on the Southeast Connector will allow for approximately 300 feet of turn lane/taper combination. 2. Also, there appears to be no plan to construct a right turn lane from the Southeast Connector onto Ridgedale Road. At a minimum, a 100 right turn lane with a 200 taper will be required. I apologize for this late addition to our comments, but we do feel that they are very important comments to consider when reviewing this rezoning request. Sincerely, David B. Atwood, P.E. VDOT Area Land Use Engineer