An Equal Opportunity Employer COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING (703) 792-6830 Metro 631-1703, Ext. 6830 FAX (703) 792-4401 OFFICE Internet www.pwcgov.org Stephen K. Griffin, AICP Director of Planning February 19, 2010 Staff Report Comprehensive Plan Amendment #PLN2009-00294, Hoadly-Webster (Coles Magisterial District) Planning Commission Public Hearing: March 3, 2010 Staff Recommendation: Approval I. Background is as follows: A. Comprehensive Plan Amendments – Under the Code of Virginia, the Board of County Supervisors can initiate amendments to the adopted Comprehensive Plan. The Board of County Supervisors initiated CPA #PLN2009-00294, Hoadly- Webster, on March 17, 2009, as part of the annual Comprehensive Plan Amendment initiation process. B. Request – This is a request to amend the Comprehensive Long-Range Land Use Plan to redesignate 16.12 acres from SRR, Semi-Rural Residential, to SRL, Suburban Residential Low. C. Site Location - The site is located on the south side of Hoadly Road and on the north side of Webster’s Way (which forms a crescent-shaped loop with Hoadly Road). Please see Attachment A for mapping information. The site is identified on County maps as GPINs 8093-20-8641, 8093-30-9136, 8093-30-9204, and 8093-40-1432. D. Existing Zoning and Land Use – The four properties within the study area are zoned A-1, Agricultural. The property furthest to the west contains a religious institution approved pursuant to SUP PLN2000-00189. The land uses on the remaining lots include two single-family detached homes and a vacant lot. The study area is located in the Hoadly Road Highway Corridor Overlay District (HCOD) which was established after February 20, 1996. E. Adjacent Land Uses - The study area is bounded by single family detached dwellings zoned A-1, R-4, RPC, and SR-1. CPA #PLN2006-00449, Habitat for Humanity, redesignated the three remaining lots between Webster’s Way and Hoadly Road to SRL. To the immediate northeast is a lot containing a stormwater
Transcript
An Equal Opportunity Employer
COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING (703) 792-6830 Metro 631-1703, Ext. 6830 FAX (703) 792-4401 OFFICE Internet www.pwcgov.org
Stephen K. Griffin, AICP
Director of Planning February 19, 2010
Staff Report
Comprehensive Plan Amendment #PLN2009-00294, Hoadly-Webster
(Coles Magisterial District)
Planning Commission Public Hearing: March 3, 2010 Staff Recommendation: Approval
I. Background is as follows:
A. Comprehensive Plan Amendments – Under the Code of Virginia, the Board of County Supervisors can initiate amendments to the adopted Comprehensive Plan. The Board of County Supervisors initiated CPA #PLN2009-00294, Hoadly-Webster, on March 17, 2009, as part of the annual Comprehensive Plan Amendment initiation process.
B. Request – This is a request to amend the Comprehensive Long-Range Land Use
Plan to redesignate 16.12 acres from SRR, Semi-Rural Residential, to SRL, Suburban Residential Low.
C. Site Location - The site is located on the south side of Hoadly Road and on the
north side of Webster’s Way (which forms a crescent-shaped loop with Hoadly Road). Please see Attachment A for mapping information. The site is identified on County maps as GPINs 8093-20-8641, 8093-30-9136, 8093-30-9204, and 8093-40-1432.
D. Existing Zoning and Land Use – The four properties within the study area are zoned A-1, Agricultural. The property furthest to the west contains a religious institution approved pursuant to SUP PLN2000-00189. The land uses on the remaining lots include two single-family detached homes and a vacant lot. The study area is located in the Hoadly Road Highway Corridor Overlay District (HCOD) which was established after February 20, 1996.
E. Adjacent Land Uses - The study area is bounded by single family detached dwellings zoned A-1, R-4, RPC, and SR-1. CPA #PLN2006-00449, Habitat for Humanity, redesignated the three remaining lots between Webster’s Way and Hoadly Road to SRL. To the immediate northeast is a lot containing a stormwater
management (SWM) facility which is zoned A-1. Directly across Hoadly Road is residential development and a religious institution.
II. Current Situation is as follows: A. Office of Planning Recommendation – The Office of Planning recommends
approval of Comprehensive Plan Amendment #PLN2009-00294, Hoadly-Webster. See Attachment B for the staff analysis.
B. Planning Commission Public Hearing – A public hearing before the Planning
Commission is scheduled for March 3, 2010.
III. Issues are as follows:
A. Policy - What are the broad Board policy and Comprehensive Plan implications if this initiated study request is approved?
B. Zoning and Site Development – What zoning districts would be consistent with
this CPA? C. Community Input – Have members of the community raised any issues? D. Other Jurisdictional Comments - Have other jurisdictions raised any issues?
E. Legal – What are the pertinent legal issues associated with this proposal? F. Timing – Is there a time limit for the Planning Commission to take action on this
proposal? IV. Alternatives are as follows:
A. Recommend approval of CPA #PLN2009-00294, Hoadly-Webster.
1. Policy – The proposal would change the planned units on the property from SRR (1-5 acres/unit) to SRL (1- 4 units per acre). This amendment would reflect that the physical boundary between SRL and SRR in this area is now Hoadly Road rather than Webster’s Way. The proposed Comprehensive Plan designation of SRL is consistent with the surrounding Suburban Residential Low (SRL) and Residential Planned Community (RPC) planned areas.
2. Zoning and Site Development – The existing zoning is A-1, Agricultural.
The suburban residential districts – R-2, R-4, and R-6 – would be appropriate to implement the SRL designation. A rezoning application to
change the A-1 zoning has not been submitted and is not required at this time.
3. Community Input –The Planning office contacted the owners of the
properties which are part of this CPA by letter. A second letter, with a survey, went out to property owners and property owners within 200 feet and solicited their input. Several surveys were in support of the CPA. The surveys which identified concerns spoke of not wanting to see additional development in the area. A telephone call from the property manager for the religious institution within the CPA area stated that the church would continue operations, but was concerned about buffers between any potential development and their property.
4. Other Jurisdictional Comments – There are no other jurisdictions within the required half-mile notification area.
5. Legal – Approval of this proposal would change the Comprehensive Plan
Land Use designation from SRR to SRL. Legal issues are appropriately addressed by the County Attorney’s office.
6. Timing – The Planning Commission does not have a deadline for acting
on this CPA request.
B. Recommend denial of CPA #PLN2009-00294, Hoadly-Webster.
1. Policy – The study area would retain the SRR designation. The existing A-1 zoning is not compatible with the SRR designation of 1-5 acres per dwelling.
2. Zoning and Site Development – The existing A-1 zoning district would remain in-place. The A-1 district would not permit further subdivision of any of the subject properties within the study area.
3. Community Input – The Planning office contacted the owners of the properties which are part of this CPA by letter. A second letter, with a survey, went out to property owners and property owners within 200 feet and solicited their input. Several surveys were in support of the CPA. The surveys which identified concerns spoke of not wanting to see additional development in the area. A telephone call from the property manager for the religious institution within the CPA area stated that the church would continue operations, but was concerned about buffers between any potential development and their property.
4. Other Jurisdictional Comments – There are no other jurisdictions located within the required half-mile notification area.
5. Legal – The property would continue to be designated SRR and zoned A-1. Legal issues resulting from Board action are appropriately addressed by the County Attorney’s office.
6. Timing – The Planning Commission does not have a deadline for acting
on this CPA request.
V. Recommendation – is that the Planning Commission accept Alternative A and recommend approval of CPA #PLN2009-00294, Hoadly-Webster.
Staff: John E. Lassiter, AICP x 7359
Attachments:
A. Area Maps B. Staff Analysis C. BOCS Initiating Resolution
Attachment A - Maps
CPA #PLN2009-00294, Hoadly-Webster
VICINITY MAP
Page A-1
Attachment A – Maps AERIAL MAP
CPA #PLN2009-00294, Hoadly-Webster
Page A-2
Attachment A – Maps
CPA #PLN2009-00294, Hoadly-Webster
EXISTING ZONING MAP
Page A-3
Attachment A – Maps
CPA #PLN2009-00294, Hoadly-Webster
EXISTING LONG-RANGE LAND USE MAP
Page A-4
Attachment A – Maps
CPA #PLN2009-00294, Hoadly-Webster
PROPOSED LONG-RANGE LAND USE MAP
Page A-5
Attachment B- Staff Analysis
CPA #PLN2009-00294, Hoadly-Webster
Page B-1
Comprehensive Plan Consistency Analysis
The following is staff’s analysis of the proposal’s consistency with the Comprehensive Plan. This analysis is based on the relevant Comprehensive Plan Long-Range Land Use Plan objectives. These objectives are used as the criteria in determining appropriateness of a Comprehensive Plan Amendment.
REQUEST – Reclassify four parcels contained in the study area from Semi-Rural Residential (SRR) to Suburban Residential Low (SRL). The CPA study area is located south of Hoadly Road and north of Webster’s Way. Properties surrounding the CPA area are designated as SRR, SRL, and RPC. General Characteristics of Area The study area is located on the north side of Webster’s Way, near its western intersection with Hoadly Road. Hoadly Road serves as a major thoroughfare. This area, up until 15 years ago, was developed with predominately large lot houses. Hoadly Road was a two-lane undivided road, which carried traffic between Dumfries Road to the west side of the County to Davis Ford Road (now Prince William County Parkway) to the east. During the last 10 years, this neighborhood has undergone substantial changes. Hoadly Road has been reconstructed as a four-lane roadway, and in 1996, the Board of County Supervisors established the Hoadly Road HCOD. Most of the lots along the south side of Webster’s Way have been subsequently rezoned to the R-4 zoning district. Hoadly Road has served as the unofficial dividing line between suburban development on the south and semi-rural development in the mid-county are to the north. The properties, designated residential on the north side of Hoadly Road are designated primarily as SRR, Semi-Rural Residential (1 dwelling unit per 1-5 acres). The majority of the properties designated residential on the south side of Hoadly Road are designated primarily SRL, Suburban Residential Low (1-4 dwelling units per acre). Alternative Development Scenarios The study area is comprised of two improved residential lots, a vacant lot, and a religious institution totaling 16.12 acres. It should be reinforced that the approval of the subject CPA will, in and of itself, not grant any actual increase in residential density. The CPA must be followed by a rezoning request. To date, no rezoning application has been received and is not required to process the CPA. There are three likely development scenarios: 1) no development will occur; 2) development will occur on a portion of the CPA study area; and 3) development will occur over the entire study area.
1. If the property remained SRR, the properties could be rezoned to SR-1. With an SR-1 zoning, four additional lots could be achieved.
2. If the property were re-designated as SRL and the properties were subsequently rezoned (to the R-2, R-4, or R-6 districts), a yield of
Attachment B- Staff Analysis
CPA #PLN2009-00294, Hoadly-Webster
Page B-2
25 additional homes is projected. Of the lots projected, 15 would be on the property owned by the religious institution. The religious institution has indicated that they have no plans to develop residentially.
Attachment B- Staff Analysis
CPA #PLN2009-00294, Hoadly-Webster
Page B-3
COMPREHENSIVE PLAN POLICY ANALYSIS CRITERIA 1. Economic Development Opportunities – Ensure adequate land to allow the
County to compete for economic development opportunities that will bring new professional and other high-paying jobs. Focus on tourism and historic preservation as positive components of economic development.
Does not apply.
2. Diversity of Housing – Provide a diversity of housing types at appropriate locations within the County.
The approval of this CPA would not encourage a diversity of housing. The existing development pattern in the surrounding area is single family residential detached. The SRL description acknowledges that this type of housing will be dominant within the SRL designation.
3. Compatible Land Uses – Protect existing and planned land uses from the encroachment of incompatible land uses.
The designation of this site to SRL will be compatible with the surrounding neighborhoods to the south which has developed at SRL density. The remaining residential lots north of Webster’s Way were redesignated SRL pursuant to #PLN2006-00449, Habitat for Humanity.
4. Compatible Infill Development – Encourage development that infills undeveloped portions of established neighborhoods in the Development Area, at a density and intensity that is compatible with those neighborhoods.
The housing types that may be anticipated would be at a compatible density to those in the vicinity and would provide a transition between the higher residential densities in Dale City to the south and the SRR development across Hoadly Road to the north.
5. Environment and Open Space – Protect environmentally sensitive land and maintain open space.
This area does not contain any RPAs, floodplain, or “blue line” streams.
Attachment B- Staff Analysis
CPA #PLN2009-00294, Hoadly-Webster
Page B-4
6. Mixed-Use Neighborhoods – Encourage, in appropriate Development Area
locations, livable, planned communities with a mix of residential, nonresidential, public, and open space uses at a neighborhood scale.
Although the subject CPA study area is not expected to become a mixed use development, the area is in close proximity to retail uses (to the northeast across Hoadly Road) and office uses (to the east near the intersection of Prince William Parkway and Hoadly Road).
7. Public Services in the Development Area – Focus future public services within the Development Area, giving priority to areas of economic development or redevelopment initiatives. The site is within the Development Area, and will utilize existing roads and other County services.
8. Adequate Level of Service – Encourage adequate public utilities, facilities, and
associated levels of service to serve existing and anticipated populations and businesses.
Fire and Rescue – The site is within the 4.0 minute recommended response time for fire suppression and basic life support, as well as the 8.0 minute recommended response time for advanced life support. However, the station workload for the nearest fire company (Coles) is above the standard of 2,000 responses per tactical unit. Water and Sewer – This area is served by public water and sewer. Transportation – Hoadly Road has a LOS B in the vicinity of Queen’s Chapel Road which is located to the immediate east. The number of residential units that may result from the approval of this CPA will not significantly degrade this level of service.
9. Sector Plans – Use the sector plans to address “areas of concern” that require more detailed planning.
This area is not located within an area with a sector plan.
Attachment B- Staff Analysis
CPA #PLN2009-00294, Hoadly-Webster
Page B-5
10. Quality of Life – Maintain and improve the quality of life for all County
residents by preserving open space, protecting valuable environmental resources, and encouraging growth in appropriate areas and locations.
The site is within the Development Area. Hoadly Road is the physical feature which generally defines the boundary between SRL to the south and SRR to the north and the proposal will help facilitate growth in an appropriate area.
11. Mixed-use development near regional transit nodes – Achieve high density mixed use development near existing and future regional transit centers.
Does not apply.
12. Mass Transportation/High-density Development – Integrate mass transportation modes and high-density, mixed-use development nodes.
Generally does not apply. However, there is an existing bus route which extends down Hoadly Road. Recommendation: Staff recommends approval of Comprehensive Plan Amendment #PLN2009-00294 as initiated by the Board of County Supervisors.
