Vermillion Hill Street West Apartments Sketch Plan

Staff Analysis
11.03.14
Vermillion Hill Street West Apartments Sketch Plan
PART 1: PROJECT SUMMARY
Applicant and Property Owner:
Bowman Development Group
Property Location: Hill Street and
Winmau Lane (Vermillion
Neighborhood).
Project Size: +/- 0.43 acres
Parcel Number: 01905210
Zoning: Neighborhood
Residential-Traditional
Neighborhood Development
Overlay (NR-TND-O)
Current Land Use: Vacant
Proposed Land Use: 12 apartment
units.
Application is Attachment A and Site Plan is Attachment B.
PART 2: SITE PLAN DESCRIPTION AND ISSUES
1. Adjacent Properties:
To the north and east: Neighborhood Residential-Traditional Neighborhood Development Overlay (NR-TND-O);
detached and attached single family (Vermillion Neighborhood)
To the south and west: Neighborhood Residential-Traditional Neighborhood Development Overlay (NR-TND-O;
Mecklenburg County Greenway donated by Bowman Development Group and
undeveloped land of the Vermillion Neighborhood.
2. Water Quality is not applicable to this development because Vermillion’s approval predates the ordinance.
3. A neighborhood meeting was held on June 23, 2014 and meeting information is in Attachment C.
4. Vermillion received conditional rezoning approval in 1999 as a Neighborhood Residential-Traditional
Neighborhood Development Overlay (NR-TND-O) for 2,200 residential units and 280,000 square feet of
commercial buildings. The projected residential development is expected to be 1,470 units.
PART 3: TRANSPORTATION ISSUES
A Traffic Impact Analysis (TIA) is not required for this proposal. Bowman Development Group does not own the parcels
to the north and south. However, the development pattern and street network has been set up in such a manner that
lots can be developed along Winmau Lane which will eventually connect to Hill Street.
Page 1 of 4
Staff Analysis
11.03.14
PART 4: PLANNING STAFF ANALYSIS
Section 6.200 of the Subdivision Ordinance outlines the “general requirements and policies to be used in the design,
review, and approval” of subdivisions in the Town of Huntersville. The following staff findings are provided for the
Board’s consideration of the Subdivision Sketch Plan.
1. Consistency with adopted public plans and policies.
The following sections of the 2030 Huntersville Community Plan apply to this request:
• Policy H-1: Development Pattern. Continue to follow existing residential development patterns as reflected in
“Map of Zoning Districts”, focusing higher intensity development generally within two miles of the I-77/NC 115
corridor and lower development from the east and west of this corridor extending to the Town boundaries.
AND
Policy H-9: Future Residential Development. Higher intensity residential development will be focused generally
within two miles of the I-77/NC-115 corridor and future mixed use nodes in the eastern and western areas of
Huntersville’s zoning jurisdiction
Comment: The proposed development is located in an area where higher intensity development is appropriate
based on the 2030 Huntersville Community Plan Vision.
• Policy H-3: Mixed-Use Development. Support and encourage self-sustained developments, where commercial
and employment uses are in close proximity to residential uses
Comment: Vermillion and these proposed lots are approximately 0.5 miles from downtown Huntersville where
there are commercial and employment uses and 0.1 miles from the neighborhood center area of Vermillion.
• Policy E-2: Location of New Development. Avoid locating new development in areas of significant
environmental, scenic or cultural resources.
Comment: Planning staff has no indication that the request will adversely affect known cultural, scenic or
environmental resources.
• Policy E-5: Vehicle Miles Travelled (VMT). Support reduction in vehicle miles travelled (VMT), through capital
investments in sidewalks, greenways, enhanced connectivity and mass transit (bus & rail).
AND
Policy T-6: Pedestrian Connections. Support the installation of sidewalks, bikeways and greenway trails
connecting residential, commercial, employment, recreational and institutional uses.
Comment: Portions of Winmau Lane will be extended with this request which will contain a sidewalk.
Additionally, this property is located adjacent to land owned by Mecklenburg County whose intent is to develop
a greenway.
• Policy T-5: Context-sensitive Design of Streets. Continue to support “context-sensitive” design of streets and
the selection of appropriate street section designs for residential, commercial and industrial development
applications.
Comment: Winmau Lane extension will have street trees and sidewalks consistent with the existing streets in
Vermillion.
• Policy T-8: Street Connectivity. Promote and require street connectivity in the Town of Huntersville among
residential, commercial, employment, recreation and institutional uses.
Comment: Vermillion contains a small commercial component less than 0.1 miles from the site. This site is also
adjacent to a greenway.
2. Conformity.
The development pattern of the proposed 4 apartment buildings (12 units) is consistent with the surrounding
development of attached single-family homes (townhomes).
3. Access Between Adjoining Properties.
Winmau Lane is being designed so that future connection to Hill Street can occur.
Page 2 of 4
Staff Analysis
11.03.14
4. Relation to topography.
The street pattern is consistent with the original approval of Vermillion in 1999.
5. Mature trees and natural vegetation.
The protection of natural areas is consistent with the original approval of Vermillion in 1999. A greenway is adjacent to
this site.
6. Access to parks, schools, etc.
The proposed project is an infill project to the Vermillion Neighborhood in which there are internal sidewalks that
connect to a proposed greenway.
7. Discourage through traffic.
In Vermillion, all streets are appropriately sized for residential traffic. Block lengths are short and there is no straight
access to any adjoining property; nor is there any direct access to a thoroughfare.
8. Relationship to railroad rights-of-way.
Not Applicable.
9. Half streets.
Not Applicable.
10. Parallel streets along thoroughfares.
Not Applicable.
11. Public School and Public Park Sites
The parcels associated with the Vermillion Hill Street-Apartments Sketch Plan have not been identified for a public
school or park.
12. Public Facilities
The parcels associated with the Vermillion Hill Street-Apartments Sketch Plan have not been identified for a public
facility.
13. Proposed street names
Winmau has been approved by Mecklenburg County.
14. Easements.
Easements have been identified and the plans have been sent to the respective Engineering and Utility Departments.
15. Proposed water and sewerage system.
Water and sewer is being provided by Charlotte-Mecklenburg Utilities through existing lines.
16. Restrictions on the subdivision of land subject to flooding.
No floodplain has been identified on this site.
17. Reserved.
18. Open Space
Although the Urban Open Space is not located on the site plan, one is being provided by a square located 740 feet from
the proposed units at Anthea Lane, Memory Lane, Mahagey Lane and Cinnabar Place and another provided 500 feet by
a square located at Loftywood Court, Notchwood Court and Cinnabar Place. The developer donated land to
Mecklenburg County adjacent to this proposal which is to be developed into a greenway.
Page 3 of 4
Staff Analysis
11.03.14
19. Impact of Development on Public Facilities
Vermillion’s approval predates the Adequate Public Facilities and Transportation Impact Analysis Ordinances. Vermillion
was approved for 2,200 units. Bowman Development Group is currently projecting a total build-out of 1,470 units.
PART 5: PLANNING BOARD RECOMMENDATION
On September 23, 2014, the Planning Board met and found the application complete and recommended approval. The
Planning Board supported their decision based on the application compling with all applicable requirements and is
consistent with the 2030 Community Plan including policies for mixed-use development, as well as pedestrian
connections.
PART 6: STAFF RECOMMENDATION
In considering Vermillion Hill Street West Apartments, staff finds:
• The application is complete.
• The application complies with all applicable requirements as presented in this staff report.
• Staff recommends approval based on compliance with the Vermillion Conditional Rezoning Plan, which is
supported by the 2030 Community plan as described in the staff report.
PART 7: DECISION STATEMENTS
In considering whether to approve an application for a subdivision sketch plan the Planning and Town Board must
complete the following. These statements are paraphrases. The full version can be found in Section 6.320.5 of the
Subdivision Ordinance.
•
•
•
Is the application complete (lacking any particular requirement)? If no member of the Board moves that the
application is incomplete, then this inaction is taken as an affirmative finding that the application is complete.
Does the application comply with all the applicable requirements? A statement must be made that the
application complies or does not comply that includes the support documentation of the particular motion.
Lastly, the Board must make a motion to approve or deny based on the previous statements.
PART 8: ATTACHMENTS AND ENCLOSURES
A - Application
B – Site Plan
C –Neighborhood Meeting Summary
Page 4 of 4
Southside Neighborhood LLC.
June 9, 2014
SUBJECT: Notice of neighborhood meeting for a sketch plan of four 30’ singlefamily lots and four 30’ duplex lots on approximately +/-0.85 acres located between
Alley Cat and Huntersville-Concord Rd.
To Whom It May Concern:
Recipients of this letter meet the notification requirements of the Town of Huntersville as
being adjacent landowners within 250 feet of the petitioned property as well as each
neighborhood association, property owner association, and homeowner association
registered with the Town Planning Department that has jurisdiction over property within
2000 feet of any portion of the rezoning site.
MEETING DETAIL:
6:00 p.m.
June 23rd, 2014
Bowman Development Group
13815 Cinnabar Pl
Huntersville, NC 28078
You are welcome to attend the above-mentioned neighborhood meeting. There will be an
opportunity to view the plans and ask questions about the proposed subdivision.
Sincerely,
Robert Bowman
Neighborhood Meeting Lot 1 Jones/Mayberry
June 23, 2014
6pm
Concerns
number of houses next to Crown Ridge
traffic on Alley Cat
drainage on Alley Cat
See attached list for attendees.
Meeting hosted by Nate Bowman. Whitney Hodges from the Town was
in attendance.