R13-04: Valencia at Vermillion Addition

R13-04: Valencia at Vermillion Addition
10.07.13
R13-04: Valencia at Vermillion Addition
PART 1: PROJECT SUMMARY
Applicant/Property Owner:
New Vermillion, LLC (Bowman
Development Group, Inc.)
Property Address: landlocked
parcel on Holbrooks road
adjacent to David B Waymer
Flying Field
Project Size: 14.89 acres
Parcel Number: 019-37-105
Current Zoning: Transitional
Residential (TR)
Current Land Use:
vacant/wooded
Proposed Zoning:
Neighborhood Residential—
Conditional District (NR-CD)
Proposed Land Use:
Incorporate this parcel into the
existing Valencia at Vermillion
in order to continue a singlefamily detached development.
This request is also associated
with the Sketch Plan Revision
of Valencia at Vermillion.
Application is Attachment A
and Conditional Rezoning Plan
is Enclosure 1.
1. Adjoining Zoning and Land Uses
(1) North: Neighborhood Residential-Traditional Neighborhood Overlay (NR-TND-O) Neighborhood
Residential (NR) and Transitional Residential (TR), a greenway is directly north of the subject property,
Vermillion Phase 5, vacant land and Mirabella at Vermillion are also north of the property.
(2) South: Transitional Residential (TR), vacant land
(3) East: Transitional Residential (TR), vacant land owned by Mecklenburg County Parks and Recreation
and David Waymer Flying Field; future Asbury Chapel Thoroughfare
(4) West: Neighborhood Residential-Traditional Neighborhood Overlay (NR-TND-O), currently vacant
and approved as Valencia at Vermillion
2. The conditional rezoning request is one part of an overall sketch plan revision to Valencia at Vermillion. A Board
action is required for both the conditional rezoning plan and the subdivision sketch plan. As the conditional
rezoning request is closely related to subdivision sketch plan, the following is a brief history and summary of the
subdivision sketch plan associated with the conditional rezoning.
Valencia at Vermillion was originally approved on November 20, 2006 for 298 lots on 167 acres. There have
been several revisions to the approved sketch plan and construction has begun in the areas adjacent to
Vermillion (north of the creek that bisects Valencia at Vermillion). The revision comprises 120 acres and will
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R13-04: Valencia at Vermillion Addition
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have 281 units. In total, this sketch plan will contain 464 lots on 205 acres. Below is a comparison of the 2006
approved plan and the proposed revision.
Valencia Approved 2006
Proposed Revision
(A color version of this map is provided with the sketch plan packet)
3. A legal ad was placed in the Charlotte Observer on 7-21-13 and 7-28-13. A neighborhood meeting was held on
05-07-2013 and the meeting information is found in Attachment B. A rezoning notification sign was posted on
07-02-13. No protest petitions have been filed.
PART 2: REZONING/SITE PLAN ISSUES
There are no site plan issues with the rezoning plan.
PART 3: TRANSPORTATION ISSUES
The sealed Traffic Impact Analysis (TIA) has been accepted by Engineering and Public Works. Transportation
improvements include the following:
• Northbound right turn lane of 100 feet on NC 115 at Holbrooks Road (required to be installed once development
traffic can access Holbrooks Road via existing or future streets)
• Southbound left turn lane of 200 feet on NC 115 at Gibson Park Drive (required to be installed at the 297th lot of
Valencia at Vermillion. Currently 114 lots have been platted in the subdivision with an additional 15 pending
approval)
PART 4: ADEQUATE PUBLIC FACILITIES (APF)
Under the provisions of the APF Ordinance, all residential development greater than twenty (20) lots are required to
receive a “Determination of Adequacy (DOA)” for the following public facilities: fire vehicles, fire station, police station,
police vehicles, indoor park and recreation facilities, parks acreage. The DOA was evaluated on 104 single-family house
lots (24 additional lots within the boundaries of the 2006 Valencia at Vermillion subdivision approval and 80 lots within
the land area proposed to be added to the 2006 Valencia at Vermillion subdivision boundaries—all of which are outside
of the Vermillion Regulating Boundaries). See map on the following page. A DOA letter has been issued for all of the
facilities except police vehicles. Adequate police vehicle capacity must be made available prior to the issuance of a
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R13-04: Valencia at Vermillion Addition
10.07.13
“Certificate of Occupancy” for any of the proposed lots to be built in the new section of Valencia at Vermillion.
Attachment C includes the Determination of Adequacy.
PART 5: REZONING CRITERIA
Article 11.4.7(d) of the Zoning Ordinance states that “in considering any petition to reclassify property, the Planning
Board in its recommendation and the Town Board in its decision shall take into consideration any identified relevant
adopted land-use plans for the area including, but not limited to, comprehensive plans, strategic plans, district plans,
area plans, neighborhood plans, corridor plans, and other land-use policy documents”.
STAFF COMMENT – Applicable Policies from the 2030 Huntersville Community Plan are listed below.
Policy H-1: Development Pattern. Continue to follow existing residential development pattern as reflected in
“Map of Zoning Districts,” focusing higher intensity development generally within two miles of the I-77/NC-115
corridor and lower intensity development from the east and west of this corridor extending to the Town
boundaries.
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
Article 11 Section 11.4.7(e) of the Zoning Ordinance states that: “in considering any petition to reclassify property the
Planning Board in its recommendation and the Town Board in its decision should consider:
1. Whether the proposed reclassification is consistent with the overall character of existing development in the
immediate vicinity of the subject property.
STAFF COMMENT—The proposed rezoning is adjacent to existing Valencia at Vermillion and the surrounding
area is single family residential or vacant and therefore the request is consistent with surrounding development
2. The adequacy of public facilities and services intended to serve the subject property, including but not limited
to roadways, transit service, parks and recreational facilities, police and fire protection, hospitals and medical
services, schools, storm water drainage systems, water supplies, and wastewater and refuse disposal.
STAFF COMMENT:
• A Transportation Impact Analysis has been accepted by the Town. See Part 3.
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R13-04: Valencia at Vermillion Addition
10.07.13
•
•
•
An Adequate Public Facilities Application was required. See Part 4 for explanation.
A “Willingness to Serve” letter has been provided.
Water quality measures (LID) have been conceptually approved by LUESA. A PCO-1 storm-water plan
approval is required as part of Sketch Plan approval.
3. Whether the proposed reclassification will adversely affect a known archeological, environmental, historical
or cultural resource.”
STAFF COMMENT—Planning staff has no indication that the request will adversely affect known archeological,
environmental resources.
PART 6: STAFF RECOMMENDATION
Staff recommends approval based on meeting the criteria above (Part 5) and the reasons stated in the Consistency
Statement in Part 10.
PART 7: PUBLIC HEARING COMMENTS
There were no public comments.
PART 8: PLANNING BOARD RECOMMENDATION
On August 27, 2013, the Planning Board voted (8-2) to recommend R13-04, Valencia at Vermillion Addition subject to
the following outstanding items:
•
•
•
The Transportation Impact Analysis be finalized and recommendations accepted by the Town.
A Willingness to Serve Letter be provided.
The Water Quality Concept Plan is approved by Mecklenburg County LUESA.
The outstanding items have been addressed.
PART 9: ATTACHMENTS/ENCLOSURES
Attachments
A – Application
B – Neighborhood Meeting Report
C— Determination of Adequacy
Enclosures
1—Rezoning Site Plan (Page C 1.2)
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R13-04: Valencia at Vermillion Addition
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PART 10: CONSISTENCY STATEMENT - R 13-04 VALENCIA AT VERMILLION ADDITION
Planning Department
APPROVAL: In considering the
proposed rezoning of Petition R1304, Addition to Valencia at
Vermillion, a landlocked parcel
accessed off Holbrooks Road; Staff
finds that the rezoning is consistent
with policies H-1 and H-9 of the Town
of Huntersville 2030 Community
Plan. We recommend amending the
Zoning map for Rezoning Petition
R13-04 from Transitional Residential
(TR) to Neighborhood ResidentialConditional District (NR-CD) subject
to the TIA approval which is
associated with the Valencia at
Vermillion Subdivision Sketch Plan
Revision.
Planning Board
APPROVAL: In considering the
proposed rezoning of Petition R13-04,
Addition to Valencia at Vermillion, a
landlocked parcel accessed off
Holbrooks Road; the Planning Board
finds that the rezoning is consistent
with the Town of Huntersville 2030
Community Plan and other applicable
long range plans. We recommend
amending the Zoning map for
Rezoning Petition R13-04 from
Transitional Residential (TR) to
Neighborhood Residential-Conditional
District (NR-CD) subject to conditions
outlined in the staff report (Part 8)
because it is the best interest of the
public.
Board of Commissioners
APPROVAL: In considering the
proposed rezoning of Petition R13-04,
Addition to Valencia at Vermillion, a
landlocked parcel accessed off
Holbrooks Road; the Town Board finds
that the rezoning is consistent with the
Town of Huntersville 2030 Community
Plan and other applicable long range
plans. We recommend amending the
Zoning map for Rezoning Petition R1304 from Transitional Residential (TR) to
Neighborhood Residential-Conditional
District NR-CD) because…(Explain)
DENIAL: In considering the proposed
rezoning of Petition R13-04, Addition
to Valencia at Vermillion, a landlocked
parcel accessed off Holbrooks Road;
the Town Board finds that the
rezoning is not consistent with the
Town of Huntersville 2030 Community
Plan and other applicable long range
plans. We recommend denial for
Rezoning Petition R13-04. It is not
reasonable and not in the public
interest to rezone this property from
Transitional Residential (TR) to
Neighborhood Residential-Conditional
District (NR-CD) because…(Explain)
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Attachment A
Attachment A
Attachment A
Attachment B
Attachment B
Attachment B
Notice of neighborhood meeting for subdivision sketch plan revision for
the Valencia at Vermillion Subdivision located between the current
phases of Vermillion and Holbrook Road Meeting Notes from May 7th,
2013.
1.
2.
3.
4.
Traffic and Connectivity pose major concerns.
Concerned about parks / no parks at Gibson Park
Large park in Valencia 3
Griffin Property – No plans to connect until Neighbors are ready or
the Verhoff extention is complete
5. Griffin Property – We added this property because of the storm water
plan
6. 20’ buffer area. The existing trees will remain and we’ll add
additional landscaping if needed.
Town of Huntersville Issues
1. Would like to have sidewalks
2. Add new park
3. Wider streets
Attachment C
Attachment C
Attachment C
Attachment C
Attachment C
Attachment C