Title
Rezoning Application No. 16-00012 by Marlyn Development Corp. and AH&H Corp. at 1300 N Mallory Street [LRSN: 12005714] to rezone from Multiple Dwelling (MD-4) District with conditions to One Family Residence (R-4) District with conditions for a single family subdivision of up to 49 single family residences on 16.48+ acres
Purpose
Background Statement:
Rezoning Application No. 16-00012 is a request to rezone 16.48+ acres located at 1300 N Mallory Street [LRSN 12005714] to the R-4 zoning district for a single family subdivision. The property is currently zoned Multiple Dwelling (MD-4) with proffered conditions. The property is on Mill Creek and has wetlands features on two sides. It also has an older single family subdivision bordering the southern property line. This property falls within the boundaries of the Buckroe Master Plan (2005, as amended).
The Hampton Community Plan emphasizes the heightened importance of developing waterfront property appropriately. Redevelopment opportunities on waterfront property are a rare feature and present one of the greatest opportunities for higher value housing in Hampton. The Plan also recognizes the importance of community access, both visual and physical, to water features.
Recognizing the importance of the larger Buckroe neighborhood, the City adopted the Buckroe Master Plan and subsequently, the Buckroe Bayfront Pattern Book (2007, as amended). The Master Plan provides a description and graphic depiction for future development of the site, which includes developing in a traditional neighborhood grid pattern and access to Mill Creek. The Pattern Book provides greater clarity and guidance to the broad design objectives of the Master Plan. The Pattern Book not only describes the appropriate styles of buildings, depths of porches, most appropriate materials, and other architectural features, but it also provides guidance for important neighborhood design elements such as the placement of garages, elevating the foundation of houses, and incorporation of pedestrian friendly streetscape. The R-4 district was adopted to accommodate the type of single family development envisioned for this area, providing the smallest lot sizes and setbacks of any of the traditional single family districts (R-districts) in the City of Hampton.
The proposed development, as defined by the proffered conditions regarding site layout, building elevations, and materials, does not meet the adopted goals, objectives, and policies of the City of Hampton. While the site does have some physical constraints, specifically wetlands features on two sides of the property, and the site design does appropriately connect to the adjacent neighborhood and provide rear access to lots facing N. Mallory Street, the proposed development, taken as a whole, is a significant departure from the City’s adopted policies. Access to the water features is not opened up to the community. The homes do not resemble what is adopted in the Pattern Book. While the narrowness of the developable area make it impractical to provide rear access to most homes, the proposed elevations do not consistently incorporate features that would help create a comfortable, walkable community and do not approach the coastal character described for the Buckroe area. Please see the staff report for a more full description.
Please Note: Rezoning Application No. 16-00012 originally appeared upon the City Council’s agenda on March 8, 2017, as Legistar file #17-0061. On that date, City Council, referred this matter back to the Planning Commission for further consideration.
The application returned to the City Council’s agenda on July 12, 2017, as Legistar file #17-0229. At that time the City Council deferred the item to their agenda of August 9, 2017.
Because the supporting documentation substantially changed between the July 12, 2017, meeting and the August 9, 2017, meeting, another Legistar file was created under #17-0251. That item is on the City Council’s agenda for August 9, 2017.
Recommendations:
Rec
Staff Recommendation:
Disapprove
Planning Commission Recommendation:
Disapprove