Planning Commission Updates
Cusic Commercial, Pembrooke Townhomes
On February 10th, the Planning Commission (PC) unanimously approved a zoning amendment request and a concept site plan for townhomes. Both matters had public hearings, but no testimony was offered in person or via email.
Cusic Properties LC owns several acres in Hollywood, between Route 235 and Clover Hill Road. When two parcels were combined as one a few years ago, the different zoning (commercial vs. residential) remained, making it difficult to realize the property’s potential. (Read more background here). Attorney Chris Longmore, representing the Cusic’s, argued the zoning mistake approved by the County Commissioners in 2010 was the result of a timing issue. The Comprehensive Plan (CP) and Comprehensive Zoning Ordinance (CZO) were updated, and the process unfolded concurrently with the combining of two parcels. Finalized zoning maps approved by the County Commissioners showed the old, separate parcel layout.
Longmore further supported the request with key factors including local population increase, on-sight water/waste systems, and existing commercial development nearby. These all satisfy criteria of Section 4-204(B)(I) of the Land Use law, Longmore said. This was the only property in the area that was split zoned. Now it will become commercial use, with surrounding properties remaining residential.
Further south, off Willows Road, the concept plan for 140 townhouse units, known as Pembrooke Townhomes, was also approved. Representing the project were attorney Steve Scott, with support from Gregory Holzendorf of Soltesz Inc. engineering, and traffic consultant Mike Lenhart. Scott and Holzendorf reviewed project specifics, saying each townhome have at least two parking spaces–one garage and one driveway. The end units of each row have an additional driveway space, bringing total parking to 332 spaces, 52 more than required by the CP. The neighborhood is projected to add 30 elementary, 15 middle, and 22 high school students and capacity is available in the school system. Lenhart’s traffic study showed an additional 820 daily trips in the area, and nearby intersections of Willows Road and Willows Drive, Meadow Creek Drive, and Colby Drive remaining at an “A” level of service.
PC member Conor Loughran was concerned about parking. Two spaces per unit are required by the CZO, but Loughran pointed out garages are often “glorified sheds” used for storage instead of parking. Member Joseph VanKirk shared the sentiment, wondering if some of the extra green landscaped area could be used for parking instead. Extra parking could also be realized with a few less townhomes, Loughran said. The project maintains as much green space as possible, Holzendorf explained, but did show 37 parking spaces along neighborhood roads. VanKirk asked who is responsible for enforcing the on-street parking. Jim Gotsch, Public Works Director, said if the parking box lines are painted the Sheriff’s Office can enforce it, but otherwise nothing can be done. Holzendorf said reducing the on-street parking would also affect the project’s ability to meet various open space requirements for the CZO.
PC Member Judith Fillius asked if affordable housing was considered in this plan. Steve Scott, the applicant’s attorney, said this project deals with “workforce housing,” defined by county ordinance as being affordable for families making 45-110% of the county’s median household income. The Department of Commerce lists median income as $114,580, which means families earning between $51,561 and $126,038 would qualify for workforce housing. These units, Scott said, are expected to sell “in the high $300s,” possibly more depending on the market at project completion. All units would qualify for workforce housing, but Scott explained at least 5 of the 140 units would be set aside to meet the workforce housing requirement.
Member VanKirk questioned if someone making $51K a year could really afford houses in that price range. Scott acknowledged it was unlikely a single-wage household could afford the projected $3200 per month mortgage plus any HOA fees. Meeting the workforce housing requirements was important for the project to meet an open space reduction threshold to decrease from 50 to 30%, maximizing the property’s potential under the CZO. As designed, the layout shows one roadway passing close to a wetland buffer which will be disturbed during construction and grading. Steve Scott also acts as the attorney for the Board of Appeals, from whom the project must be granted a variance to disturb the wetland buffer. If granted, the project then moves forward to final approvals.
