PRD RZN21-0002 Marlington Townhomes - TCWS July 6, 2021 - Town of Blacksburg
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RZN21-0002 Marlington Townhomes
PRD
TCWS July 6, 2021
RZN21-0002 Marlington Townhomes PRD • Applicant: Julie Willard/Marlington Street Property, LLC • Location: 200 & 202 Marlington Street • Size: 0.55 acres • Current Zoning: R-5 Transitional Residential • Current Use: 2 Single-family detached homes • Adopted (2021) FLU: Medium-Density Residential • Previous CUP approved for townhomes
RZN21-0002 Marlington Townhomes PRD
• Section 1151 of the Zoning Ordinance requires the Commission to study all rezoning
requests to determine:
– Whether the proposed amendment conforms to the general guidelines and policies contained
in the Comprehensive Plan.
– The relationship of the proposed amendment to the purposes of the general planning program
of the Town, with appropriate consideration as to whether the change will further the purposes
of [the Zoning Ordinance] and the general welfare of the entire community.
– The need and justification for the change.
– When pertaining to a change in the district classification of the property, the effect of the
change, if any, on the property, surrounding property, and on public services and facilities. In
addition, the Commission shall consider the appropriateness of the property for the proposed
change as related to the purposes set forth at the beginning of each district classification.
• Section 1160 of the Zoning Ordinance gives guidance to the evaluation of proffers that may
be proffered by the applicant
RZN21-0002 Marlington Townhomes PRD
• Development Proposal
– 13 townhomes
• 2 buildings: 6-unit building along Grayland Street & 7-unit building
along Marlington Street
• One-bedroom; two-story
• 24 bedrooms/acre; 24 units/acre
– 13 parking spaces (1 space per bedroom)
– 21.3% open space (20% required)
– 4 bike racks required; 6 proposed
– Maximum height 30’
RZN21-0002 Marlington Townhomes PRD
• Comprehensive Plan
– FLU: Medium Density Residential
• Up to 10 units per acre or 20 bedrooms per acre, whichever is less
– Proposed density is 24 units per acre or 24 bedrooms per acre
• bedroom density approximately 20% higher
• unit density is 2.4 times greater (240%)
– The same bedroom density could be developed in fewer units
and could meet the FLU unit density
• 24 bedrooms/8 units with 3 bedrooms eachRZN21-0002 Marlington Townhomes PRD
• Comprehensive Plan
– Multiunit Residential designation
• Neighborhood compatibility
• Encourage alternate transportation
• Provide open areas and recreation opportunities
• Ensure adequate property maintenance and
management
• De-emphasize parkingRZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
• Planned Residential §3110
The purpose of this district is to provide for the development of planned residential
communities that incorporate a variety of housing options as well as certain limited
commercial and office uses designed to serve the inhabitants of the district. This district is
intended to allow greater flexibility than is generally possible under conventional zoning
district regulations by encouraging ingenuity, imagination, and high quality design to create
a superior living environment for the residents of the planned community. The PR district is
particularly appropriate for parcels which contain a number of constraints to conventional
development. In addition to an improved quality of design, the PR district creates an
opportunity to reflect changes in the technology of land development, provide
opportunities for new approaches to home ownership, and provide for an efficient use of
land which can result in reduced development costs.RZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
– Zoning ordinance standards
• District Standards: standards for site and use characteristics for any use in
a particular zoning district. All uses will have the same standards in a
particular district
– Height, setbacks, FAR, occupancy
• Use & Design Standards: standards for appearance and use for certain
uses in certain districts, may include requirements above and beyond
other standards based on impact of use
– Building orientation, lighting, buffering and landscaping
• Development Standards: standards for certain improvements that may be
required regardless of district
– Parking, landscaping, lighting, loadingRZN21-0002 Marlington Townhomes PRD
R-5 District Standards §3052 Marlington PRD Proposed District Standards
Maximum Density Up to 20 beds/acre or 10 units/acre 24 beds/acre or 24 units/acre
Front: 10’ along street frontages for parent
Minimum Setbacks Front: 35’
parcel; 10’ for individual lots
Side: 10’ (or 20’ for street-facing side yard) Side: 5’ individual lot interior sides
Rear: 25’ Rear: 15’ parent parcel
Maximum lot coverage 55% impervious 55% impervious
Maximum FAR 0.35 0.40
Maximum Height 35’ or up to 45’ with additional setback 30’
Maximum Occupancy Family + 2 unrelated; no more than 3 unrelated No more than 2 personsRZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
– Density
• Proposed Density 24 bedrooms per acre / 24 units per
acre
• Bedroom density 20% higher than R-5 and FLU
• Unit density 2.4x higher due to one-bedroom unitsRZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
– Setbacks & Buffering
• Required yards where there can be no structures
• Help to ease transitions and mitigate impact between uses
• In conjunction, can make a development feel less dense/intense
• Setbacks proposed more intense than neighboring R-5
– 10’ along streets
– 5’ interior side and rear setbacks
– Porches and overhangs may encroach
• 6’ screening fence proposed along rear property line
• No perimeter landscape buffering proposedRZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
– Lot Coverage
• Percentage of impervious surface to total parcel size. Intense uses
typically need higher lot coverage for parking, buildings, and other
improvements
• Limited lot coverage benefits SWM and provides greenspace in
developments
• Intended to limit intensity of development on a parcel
• Used in evaluating compatibility with neighborhood
– Proposed lot coverage is 55%
– R-5 allows up to 55%RZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
– Floor-to-Area Ratio (FAR)
• Ratio of gross floor area to total parcel size
• Includes all floors of all buildings on a parcel
• Intended to limit mass, size, and height of structures
above ground
– Proposed FAR is 0.40
– R-5 FAR is 0.35RZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
– Height
• Measure of distance between the grade at the front of the
building to the highest point on the roof; includes steps/stoop
• Proposed height is 30’
• R-5 allows up to 35’ or 45’ with additional setback
• Two-story townhomes proposed; in keeping with height of
other buildings in the neighborhoodRZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
– Open Space
• PR requires 20% open space as a district standard, but allows applicants to
request a modification to the Use & Design Standards
• Use & Design Standards for Townhomes require 20% open space
• Applicant proposing 21% open space in a single block behind the units
– Space will include fire pit area and landscaping
– Additional landscaping and recreation amenities should be
consideredRZN21-0002 Marlington Townhomes PRD
• Building Design
– 2-story townhomes
– Cantilevered front porch
– Vinyl siding & brick veneer
– Can be made to be one-level living as a
studio/efficiency unitRZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
• Use & Design Standards for Townhomes
– §4231(b)(1) No more than 8 townhomes in a row; no more than 2
buildings in a row
– §4231(b)(2) Single-family appearance of townhomes
– §4231(b)(5) Principal orientation of townhomes
– §4231(b)(14) Front façade setback variation
• HOA to manage/maintain exterior of units, common areas &
amenitiesRZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
– Development Standards
• Landscaping
– Helps to soften transitions and provide greenspace for residents.
– Aids in stormwater management
– Some standards are required
• Plan shows street trees, parking lot landscaping, and trees in the open
space
• Overall canopy coverage required “per similar uses”
– Staff recommends a canopy coverage minimum of 20% in keeping with R-5RZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
– Development Standards
• Parking
– Standard for townhomes requires 1.1 spaces per bedroom
– PR allows developers to choose a standard “based on demonstrated
parking needs, housing types and potential impacts to surrounding
neighborhoods”
• Applicant proposes overall parking ratio of 1 space per bedroom
• Applicant proffers a parking permit program for tenants
• On-street parking is permitted on both Marlington Street and Grayland
Street
• Public concerned with overflow parking if no guest parking is provided
– Neighborhood meeting & correspondence receivedRZN21-0002 Marlington Townhomes PRD
• Zoning Ordinance
– Development Standards
• Parking
– Bike parking required 0.25 spaces per bedroom = 4 bikes
– Applicant proposing racks for 12 bikes
– Anticipated that tenants may store bikes in units
– Corridor Committee recommended covered/sheltered bike
parkingRZN21-0002 Marlington Townhomes PRD
• Impacts on Infrastructure
– Sidewalks & Trails
• Existing turn-down sidewalk along Marlington Street
• Existing curb & gutter on Grayland Street
• Applicant proposing new curb & gutter and sidewalk
with 2’ vegetated strip along Marlington Street
• Applicant proposing new sidewalk with 2’ vegetated
strip along Grayland Street with existing curb & gutterRZN21-0002 Marlington Townhomes PRD
• Impacts on Infrastructure
– Sidewalk variances requested
• Elimination of 4’ vegetated buffer strip for both
frontages
– Staff recommends a 2’ vegetated buffer strip instead
of a 4’ buffer strip along both frontagesRZN21-0002 Marlington Townhomes PRD
• Impacts on Infrastructure
– Road Network
• Traffic volume will increase
• Number of anticipated trips did not trigger the threshold
for more in-depth analysis
– Internal circulation
• One-way drive to access parking from Marlington Street to
Grayland Street
– Exiting vehicles will arrive at a stop condition instead of a
driveway onto Marlington StreetRZN21-0002 Marlington Townhomes PRD
• Impacts on Infrastructure
– Stormwater Management
• Concept plan approved
• Applicant intends to purchase offsite nutrient credits to
achieve stormwater quality
– This meets the standard, but does not provide onsite water
treatment for the lasting benefit of the Stroubles Creek
watershedRZN21-0002 Marlington Townhomes PRD
• Impacts on Infrastructure
– Sanitary Sewer
• Proposed development does not have an adverse effect
on the existing sanitary sewer system.
– Water Services
• Water is adequate and available to serve the proposed
developmentRZN21-0002 Marlington Townhomes PRD
• Impacts on Infrastructure
– Public Utility Easements
• Subdivisions require 15’ PUE around the perimeter of a
subdivided lot for the purpose of being able to provide
utility access to adjacent lots
• Applicant proposes 15’ PUE along rear and interior side,
and 7’ PUE along street frontages (corresponds to limit
of porch overhang)RZN21-0002 Marlington Townhomes PRD
• Impacts on Infrastructure
– Recycling and Refuse
• Applicant proposing individual carts for units to be picked
up by a private contractor
• 4 trash and 4 recycling carts proposed
– Staff recommends a condition that proffers private
pickup and management, or if private service is
discontinued, units shall participate in Town curbside
collectionRZN21-0002 Marlington Townhomes PRD
• Impacts on Infrastructure
– Blacksburg Transit
• Marlington Street and South Main Street routes
• Bus stop across Marlington Street at Grayland StreetRZN21-0002 Marlington Townhomes PRD • Proffer Statement June 25, 2021 – Substantial conformance – Parking permit system
RZN21-0002 Marlington Townhomes PRD
Modifications/Exceptions Requested/Needed
• §5790(b) Allowable encroachments into yards: Eaves, cornices, window sills, and belt
courses may project into any required yard a distance not to exceed two feet.
• §5790(c) Encroachments prohibited in front setback: A deck or patio may project beyond
the front building line (but not into the front yard setback) or into a rear yard setback a
distance not to exceed five feet
• §5-401(b) Vegetated buffer with sidewalk: Except as otherwise provided by the Zoning
Ordinance, sidewalks shall be constructed of concrete and shall be a minimum of five feet in
width. A minimum four foot planting strip is required between the curb and sidewalk for
pedestrian/vehicle separation and to provide for mailbox and utility service placement.
• §5-901 Required PUEs: The subdivider shall convey a 15 foot wide common or shared public
utility easement centered on all interior lot lines and interior to all perimeter lot linesRZN21-0002 Marlington Townhomes PRD
• Planning Commission Recommendation and Council
Action
– The decision to grant or deny the rezoning request is a
discretionary decision, and should be made according to
the criteria outlined in §1151, and with the analysis
provided.
– If approved, the property will be developed in substantial
conformance with the application, plan, and proffers
– If denied, the property will continue to be zoned R-5 and
all standards for development will applyRZN21-0002 Marlington Townhomes PRD
• Key Elements
– Density proposed above FLU designation
– Consistency with intent of PR district in providing housing
product to fill identified housing needs
– Proposed parking ratio and impact to the surrounding
neighborhood
– Appropriateness of proposed district standards compared
to surrounding neighborhood
– Modifications requestedYou can also read
