Applicant Franklin Johnston Group Management & Development, LLC Property Owner Virginia Wesleyan College Public Hearing July 12, 2017 City Council Election District Bayside Agenda Item 3 Request Conditional Rezoning (R-15 Residential to Conditional A-24 Apartment) Staff Recommendation Approval Staff Planner Jimmy McNamara Location 5900 Wesleyan Drive GPIN 1458958699 Site Size 12.85 acres AICUZ Less than 65 db DNL Watershed Chesapeake Bay Existing Land Use and Zoning District Vacant / R-15 Residential Surrounding Land Uses and Zoning Districts North Single-family dwellings / R-15 Residential South Wesleyan Drive Virginia Wesleyan University / R-15 Residential East Church / R-15 Residential West Single-family dwellings / R-15 Residential Page 1
Background and Summary of Proposal The subject site, owned by Virginia Wesleyan University, is currently undeveloped and zoned R-15 Residential District. The proposed request is to rezone the almost 13-acre site to Conditional A-24 Apartment District and develop the site with up to 252 apartment units. Virginia Wesleyan University s (VWU) Vision 2020: Pathway to Prominence strategic planning initiative identifies action items to implement their vision of becoming a beacon for the liberal arts in the 21 st century, where experiential learning opportunities empower students to grow as principled scholars and community leaders. Action item 5.3 of the plan states Improve student housing to better accommodate student s expectations and residential living needs. While the proposed housing is not exclusively for VWU students, the applicant anticipates that many of the tenants will be VWU graduate students. The submitted plan depicts eight multi-family buildings, a recreation center, and three single-story garage buildings. Five of the multi-family buildings will be four stories, with an approximate height of 52 feet. These taller buildings will be located along Wesleyan Drive. The remaining three multi-family buildings will be three stories, with an approximate height of 41 feet. Section 604 (b) of the Zoning Ordinance sets the maximum height of buildings within the A-24 Apartment District as 45 feet. A deviation to the maximum height requirement is requested for the five, four-story buildings. The submitted elevations depict exterior building materials of brick veneer with cast stone accents and cement fiber board siding for both the multi-family buildings and the recreation center. Each of the apartment units is depicted with a covered porch. The single-story garages are proposed to have exteriors with a brick water table and cement fiber board siding. A two-story recreation center and pool, and outdoor recreation areas are depicted to be located on the rear of the site, closer to the residential neighborhood. The main ingress/egress point for the apartment complex will be at the existing signalized intersection of College Drive and Wesleyan Drive. A gated emergency ingress/egress point is depicted at the western side of the site. A west-bound right-turn lane is proposed along Wesleyan Drive. The submitted site layout depicts 481 parking spaces, which exceeds the minimum parking requirement for 252 apartment units, as set forth by Section 203 of the Zoning Ordinance. In addition, the applicant has depicted space for bicycle parking at each of the buildings with the anticipation that many of the residents will be utilizing alternative modes of transportation to commute to the university located across the street. An aluminum fence, four feet in height, with brick piers is proposed along the property line adjacent to Wesleyan Drive. As this fence is within the required front yard setback, a deviation for encroachment into the setback with the fence is requested. The brick piers of the fence are proposed to be located every 90 feet and at a height of six feet. Fences within the front yard setback are limited to a maximum height of four feet. A deviation to this height requirement is also requested. The submitted Landscape Plan depicts the required 10-foot yard with Category IV landscape material along the rear and side property lines that are adjacent to the existing residentially zoned properties. Streetscape plantings, composed of a mix of shade and ornamental trees, is also depicted along Wesleyan Drive. Foundation plants are also proposed along the base of buildings facing Wesleyan Drive. Page 2
1 2 Zoning History # Request 1 STC Approved 09/02/2014 STC Approved 05/27/2014 2 CUP (Religious Use) Approved 05/25/1995 3 CUP (Student Dormitories) Approved 02/27/2007 CUP (School) Approved 04/24/1989 3 CUP Conditional Use Permit REZ Rezoning CRZ Conditional Rezoning Application Types MOD Modification of Conditions or Proffers NON Nonconforming Use STC Street Closure FVR Floodplain Variance ALT Alternative Compliance SVR Subdivision Variance Comprehensive Plan Recommendations The Comprehensive Plan identifies this site as being located within the Suburban Area. The general planning principles for the Suburban Area focus on creating and maintaining great neighborhoods through stability and sustainability; protecting and enhancing open spaces and places of cultural and historical significance; and creating and maintaining a transportation system that provides connectivity and mobility. Achieving these goals requires that all land use activities either maintain or enhance the existing neighborhood through compatibility with surroundings, quality and attractiveness of site and buildings, improved mobility, environmental responsibility, livability, and effective buffering with respect to type, size, intensity and relationship to the surrounding uses. (pp. 1-59 to 1-68) Natural and Cultural Resources Impacts The site is located in the Chesapeake Bay watershed. There do not appear to be any significant natural or cultural resources associated with the site. Traffic Impacts Street Name Present Volume Present Capacity Generated Traffic 14,800 Wesleyan Drive 18,715 ADT 1 ADT 1 (LOS 4 C ) Existing Land Use 2 290 ADT 27,400 ADT 1 (LOS 4 E ) Proposed Land Use 3 1,676 ADT 1 Average Daily Trips 2 as defined by 12.85 acres of R-15 property 3 as defined by 252 apartments 4 LOS = Level of Service Page 3
Master Transportation Plan (MTP) and Capital Improvement Program (CIP) No roadway CIP projects are proposed for this area. A new traffic signal pole and mast arm must be installed at the southwest corner of the intersection of Wesleyan Drive and College Drive to accommodate the proposed leg to the intersection. Additional pedestrian crosswalks and American Disability Act compliant ramps will be required at the intersection of Wesleyan Drive and College Drive. These issues will be addressed during the final site plan review. Public Utility Impacts Water This site must connect to City water. There is an existing 24-inch City water transmission main along Wesleyan Drive, a four-inch City water main along Maywood Boulevard and a six-inch City water main along Norwich Avenue. Sewer This site must connect to City sanitary sewer. There is an existing eight-inch City sanitary sewer gravity main along Maywood Boulevard. Analysis of the sanitary sewer pump station and gravity collection system will be required to determine if proposed sanitary sewer flows can be accommodated. School Impacts School Current Enrollment Capacity Generation 1 Change 2 Bayside Elementary 472 585 28 20 Bayside Middle 1,007 1,264 11 6 Bayside High 1,799 1,827 13 6 1 Generation represents the number of students that the development will add to the school. 2 Change represents the difference between the number of potential or actual students generated under the existing zoning and the number generated under the proposed zoning. The number can be positive (additional students) or negative (fewer students). Evaluation and Recommendation The proposed development of the site with up to 252 apartment units, that will support VWU s growing graduate program, is in Staff s view in substantial conformance with the Comprehensive Plan s vision for this area. Careful consideration has been given to the site layout, as the taller buildings are sited along Wesleyan Drive, away from the existing residential neighborhood to the north and west. Much of the rear of the site will be comprised of stormwater BMPs, parking lots, recreational amenities and the required 10-foot buffer, all of which will contribute to the separation of the three and four-story buildings from the single-family dwellings in the adjacent neighborhood. As stated earlier, deviations are requested in regards to building height. As these buildings are oriented along Wesleyan Drive, Staff does not anticipate any negative impacts to the surrounding properties and supports this request. Additionally, a deviation is requested to the front yard setback and to the height of the proposed aluminum fence. It is the intent of VWU to install an identical fence along the south side of Wesleyan Drive. Staff views this as a benefit and supports these requests as well. The proposed exterior building materials are, in Staff s opinion, high quality. The proposed community amenities that include an indoor recreation center, pool and outdoor recreation space will provide residents adequate space to recreate. Based on the findings above, Staff recommends approval of this request subject to the submitted proffers below. Page 4
Proffers The following are proffers submitted by the applicant as part of a Conditional Zoning Agreement (CZA). The applicant, consistent with Section 107(h) of the City Zoning Ordinance, has voluntarily submitted these proffers in an attempt to offset identified problems to the extent that the proposed rezoning is acceptable, ( 107(h)(1)). Should this application be approved, the proffers will be recorded at the Circuit Court and serve as conditions restricting the use of the property as proposed with this change of zoning. Proffer 1: The Property, when developed, shall be developed in substantial conformity with the conceptual site plan prepared by Cox, Kliewer & Company, P.C., entitled Wesleyan College Apartments, and dated June 15, 2017 (the Concept Plan ), a copy of which is on file with the Department of Planning and has been exhibited to the Virginia Beach City Council. Proffer 2: The quality of architectural design and materials of the multifamily residential buildings constructed on the Property, when developed, shall be in substantial conformity with the exhibit prepared by Cox, Kliewer & Company, P.C., entitled Wesleyan College Apartments, and dated April 11, 2017 (the Apartment Elevations ), a copy of which is on file with the Department of Planning and has been exhibited to the Virginia Beach City Council. Proffer 3: The perimeter landscaping on the Property, when developed, shall be landscaped in substantial conformity with the landscape plan entitled Streetscape Planting Wesleyan Apartments prepared by Siska Aurand dated June 16, 2017. The exact species of the various types of landscaping may vary from the plan depending upon the availability of landscape material at the time of installation. Proffer 4: The number of multifamily residential units located on the Property, when developed, shall not exceed a total of two hundred fifty-two (252). Proffer 5: When the property is developed, the Grantor or its assigns will install a monument styled free-standing sign substantially where depicted on the Concept Plan. The monument sign cannot exceed a height of 10 feet, shall be externally lit and shall be complementary to the design and materials of the apartment buildings. Proffer 6: Subject to coordination with the City of Virginia Beach, Grantor shall install a 100 right turn lane into the Property from Wesleyan Drive. The exact location will be determined at site plan review to avoid impacting existing City traffic control equipment and structures. Staff Comments: The submitted proffers are acceptable and help ensure the development of the site as depicted in the submitted elevations and site layout. Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site. Page 5
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Proposed Elevations Page 7
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Proposed Landscape Plan Page 10
Site Photos Page 11
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