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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
lOSN0106
NVR, Inc.
Dale Magisterial District
East line of Conifer Road
~1,Ar 7n 7(1(1Q (~'l~(r
November 18, 2009 B S
RE VEST: Amendment to Conditional Use Planned Developments (Cases OSSN0219 and
08SN0238) relative to garage orientation and house sizes in a Residential (R-12)
District.
PROPOSED LAND USE:
A residential development with a variety of housing types, to include typical
single-family, cluster and townhouse, is planned and currently under
development. Conditions of Case 08SN0238 currently require a minimum gross
floor area for each type of dwelling unit. Conditions of Case 05SN0219 currently
address garage orientation for cluster and townhouse units. The applicant is
requesting a reduction in the minimum dwelling size for townhouse units and one-
story units on cluster lots and a reduction in the percentage of townhouse units
employing front-loaded garages. (Proffered Conditions 1 and 2)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Conditions relative to house sizes were negotiated with area property owners. After
consideration of pubic input, should the Commission and Board wish to approve these
amendments, acceptance of Proffered Condition 2 would be appropriate.
Staff recommends approval of the requested amendment to garage orientation for the following
reason:
Providing a FIRST CHOICE community through excellence in public service
Although not fully addressing the visual impact of garage doors facing the street,
Proffered Condition 1 represents a reduction in the original number of front loaded
garages permitted within the development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY
A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A
"CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
PROFFERED CONDITIONS
The Applicant in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia (1950
as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successors or
assigns, proffers that the development of the property as reflected in the application, and subject
to the conditions and provisions of Case No. OSSN0219 and the condition as set forth below.
(STAFF/CPC) 1. Garages: The location of the Cluster Lots and Townhouse Lots
having front loaded garages shall be identified on the conceptual
subdivision plan and the record plat.
A. On Cluster Lots, a minimum of fifty percent (50%) of the
garages shall have a setback of at least five (5) feet from
the front face of the building, or shall be rear-loaded or
side-loaded.
B. A maximum of twenty-five percent (25%) of the
Townhouse Lots shall have front loaded garages. (P)
(STAFF NOTE: This proffered condition supersedes Proffered Condition
17 of Case 05SN0219.)
(STAFF/CPC) 2. Minimum Square Footage:
A. The minimum gross floor area for detached dwelling units
shall be 1600 square feet, except that detached one-story
dwelling units on lots smaller than 12,000 square feet shall
have a minimum gross floor area of 1400 square feet.
B. The minimum gross floor area for townhouses shall be
1280 square feet. (P)
(STAFF NOTE: This proffered condition supersedes proffered condition
of Case 08SN0238.)
2 10SN0106-NOV18-BOS-RPT
GENERAL INFORMATION
Location:
East line of Conifer Road at its intersection with Old Hopkins Road. Tax IDs 784-675-
1052; 784-676-5382, 5981, 6098, 6679, 7378, 7395, 7976, 8093, 8674, 8792 and 9372;
784-677-5400; 785-675-2976, 3080, 3186, 3291, 3397, 3771, 3975, 4081, 4186, 4291
and 4496; 785-676-0071, 0089, 0769, 2781, 2890, 3401, 3607, 3712, 3818, 4502, 4607
and 8097; 785-677-1340,1434, 2754, 3100, 3236, 3310, 3418, 3527, 3658 and 4240.
Existing Zoning:
R-12 with Conditional Use Planned Development
Size:
185.7 acres
Existing Land Use:
Residential and vacant
Adjacent Zoning and Land Use:
North and West - R-7; Single-family residential or vacant
South and East - R-7, R-9, A and I-l; Single-family residential, Government (Defense
Supply Center Richmond) or vacant
UTILITIES; ENVIRONMENTAL; FIRE AND TRANSPORTATION
This request will have no impact on these facilities.
Financial Impact on Capital Facilities:
This case has been evaluated under the existing cash proffer policy. It has been
determined that the request for amendments relative to house sizes and garage orientation
will have no increase in the proffered maximum density. Therefore, there is no increased
isca impact.
T , ANn 1 IMF,
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for residential use of 2.51- 4.0 dwelling units per acre.
3 10SN0106-NOV18-BOS-RPT
Area Development Trends:
Adjacent property to the north is zoned Residential (R-7) and is occupied by single-
family residences on acreage parcels or remains vacant. A portion of the adjacent
property to the north has been re-subdivided and is being developed in conjunction with
the subject property. Property to the south and west is zoned Residential (R-7 and R-9)
and Agricultural (A) and is occupied by single-family residences in Camelot Forest,
Indian Springs and Conifer Heights subdivisions and on acreage parcels or remains
vacant. A small portion of property to the east, west of the CSX railroad right-of way, is
zoned Light Industrial (I-1) and is occupied by asingle-family residence or is vacant,
while property east of the railroad is zoned Residential (R-7) and Agricultural (A) and
has been developed for residential use in Kingsland Acres subdivision and for Defense
Supply Center Richmond. Residential development, as suggested by the Plan, is
expected to continue in the vicinity of the subject property west of the railroad while
property east of the railroad is expected to develop for industrial uses.
Zonin H.~ istory:
On June 22, 2005, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved Residential (R-12) zoning with Conditional Use Planned
Development on the request property (Case OSSN0219). A development with single-
family, cluster and townhouse residential uses was planned. Conditions of Case
05SN0219, in part, addressed minimum dwelling sizes and garage orientation.
On July 30, 2008, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved an amendment to Case 05 SN0219 relative to house
sizes. (Case 08SN0238)
Garage Orientation:
Currently, Proffered Condition 17 of Case 05 SN0219 requires that a minimum of seventy
(70) percent of the townhouse lots have rear loading garages. The remaining thirty (30)
percent of such lots could have front loading garages. An amendment to this condition is
requested to reduce the maximum percentage of townhouse lots employing front-loaded
garages to twenty-five (25) percent. (Proffered Condition 1)
Typically, for smaller lot developments, staff recommends standards to reduce the impact
of garage openings on the streetscape, to include setbacks or garage door orientation.
whereas the proffered limitation does not fully mitigate this impact, it reduces the
percentage offront-loaded garages below that which is currently permitted.
House Sizes:
Currently, conditions of Case 08SN0238 establish minimum gross floor areas for
dwelling units as follows:
4 10SN0106-NOV18-BOS-RPT
Detached (two (2) stories or greater) - 2000 square feet
Detached (less than two (2) stories) - 1800 square feet
Detached one-story (cluster) - 1700 square feet
Townhouse - 1300 square feet
This condition was a result of negotiations with area property owners during the zoning
process. The applicant is requesting an amendment to reduce the minimum gross floor
area for detached dwelling units from 1800/2000 square feet to 1600 square feet; one (1)
story detached dwellings on cluster lots from 1700 to 1400 square feet and the minimum
gross floor area for townhouses from 1300 to 1280 square feet. (Proffered Condition 2)
CONCLUSIONS
Conditions relative to dwelling sizes were negotiated with area property owners. After consideration
of public input, should the Commission and Board wish to approve this amendment, acceptance of
Proffered Condition 2 would be appropriate.
Staff recommends approval of the requested amendment to garage orientation. Although not
fully addressing the visual impact of garage doors facing the street, Proffered Condition 1
represents a reduction in the original number of front loaded garages permitted within the
development.
CASE HISTORY
Applicant (9/14/09):
Revised proffered conditions were submitted.
Planning Commission Meeting (9/15/09):
At the request of the applicant, the Commission deferred this case to their October 20, 2009
public hearing.
Staff (9/ 16/09)
The applicant was advised in writing that any significant new or revised information
should be submitted no later than September 23, 2009 for consideration at the
Commission's October 20, 2009 hearing. In addition, the applicant was advised that a
$1,000.00 deferral fee must be paid prior to the Commission's public hearing.
5 10SN0106-NOV18-BOS-RPT
Staff (9/29/09):
To date, no new information has been received. The deferral fee was paid.
Planning Commission Meeting (10/20/09):
The applicant accepted the recommendation. There was no opposition present.
On motion of Dr. Brown, seconded by Mr. Bass, the Commission recommended approval
and acceptance of the proffered conditions on page 2.
AYES: Messrs. Gulley, Brown, Bass, Hassen and Waller.
The Board of Supervisors, on Wednesday, November 18, 2009, beginning at 6:30 p.m., will take
under consideration this request.
10SN0106-NOV18-BOS-RPT
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