12SN0156CASE MANAGER: Jane Peterson
Tloi.v,~,l,or 17 7(11 1 (~'D(~'
January 25, 2012 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0156
John and Ann Phipps
Midlothian Magisterial District
2400 Grand Summit Circle
RE VEST: Conditional use planned development approval to permit exceptions to Ordinance
requirements relative to setbacks in a Residential (R-15) District.
PROPOSED LAND USE:
An addition to an existing accessory building is planned. Building setback
reductions are requested from the northern and western lot boundaries.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 1 AND 2.
STAFF RECOMMENDATION
Recommend denial for the following reason:
These setback exceptions result from proposed overdevelopment of the property and
would potentially set a precedent for similar requests.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNERS MAY
PROFFER CONDITIONS. CONDITIONS NOTED WITH "CPC" ARE CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(CPC) 1. The Textual Statement dated November 30, 2011 shall be considered the
Master Plan. (P)
Providing a FIRST CHOICE community through excellence in public service
(CPC) 2. The proposed improvements shall be in conformance with the building
elevations prepared by BOB Architecture, dated May 31, 2011 and titled
"2400 Grand Summit Circle." (P)
GENERAL INFORMATION
T ,n~ati nn
The request property is located in the northwest corner of Grand Summit Road and Grand
Summit Circle and better known as 2400 Grand Summit Circle. Tax ID 756-718-2152.
Existing Zoning:
R-15
Size:
.4 acre
Existin Land Use:
Residential
Adjacent Zoning and Land Use:
North, East, South and West - R-15; Single-family residential
UTILITIES; ENVIRONMENTAL; AND PUBLIC FACILITIES
This request will have no impact on these facilities.
T . ANTS T 1CF.
Comprehensive Plan:
The subject property is located within the boundaries of the Bon Air Community,
which suggests the property is appropriate for medium density residential use.
Draft Comprehensive Plan:
The Revised Draft Comprehensive Plan (as recommended by the Chesterfield County
Planning Commission on November 15, 2011) designates the subject property "Medium
Density Residential" within the Bon Air Village Overlay. This proposed land use
designation encourages horizontally integrated single-family residential, public and open
space uses. It should be noted that the revised draft plan is pending review by the Board
of Supervisors, has not been approved and does not provide land use guidance for the
2 12SN0156 JAN25-BOS-RPT
subject property at this time. The recommendations of the revised draft plan are provided
for informational purposes only.
Area Development Trends:
The subject and surrounding properties are occupied by single-family dwellings within the
Grand Summit Subdivision.
Accessory Building Setbacks and Design:
Within the Residential (R-15) District, the Ordinance requires a minimum side yard setback
of 7.5 feet and a minimum rear yard setback of ten (10) feet for accessory buildings less than
twelve (12) feet in height. Exceptions are requested to reduce these setbacks to .2 feet each
to accommodate an addition to an existing accessory building (reference attachments
depicting existing garage and proposed addition). (Textual Statement and Proffered
Condition 1)
The applicant has proffered conformance with the attached architectural elevations
(Proffered Condition 2).
CONCLUSION
In consideration of conditional use planned developments, the Ordinance specifies that
exceptions to development regulations should be solely for the promotion of an integrated plan
that is no less beneficial to occupants of neighboring properties than would be obtained under
adherence to Ordinance requirements.
It is staff s opinion that the requested accessory building setback exceptions represent property
overdevelopment rather than an integrated plan of development. The proposed setback
encroachment provides nearly no physical separation between the proposed location of the
building addition and the adjacent single-family lots (Tax IDs 756-718-0853 and 2367) as
intended by Ordinance standards. Further, approval could provide an opportunity to circumvent
the variance process and associated criteria in favor of a process intended for exceptions that
promote a unified development concept.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (12/ 12/ 11)
The applicant did not accept staff s recommendation, but did accept the Planning
Commission's recommendation. There was no opposition present.
3 12SN0156 JAN25-BOS-RPT
Mr. Waller noted that the proposed improvements were compatible with this unique
subdivision; and that the request was supported by the two (2) impacted adj acent property
owners and the homeowners association.
On motion of Mr. Waller, seconded by Mr. Gulley, the Commission recommended
approval and acceptance of the proffered conditions on pages 1 and 2.
AYES: Messrs. Bass, Brown, Gulley, Hassen and Waller.
The Board of Supervisors on Wednesday, January 25, 2012 beginning at 6:30 p.m. will take
under consideration this request.
4 12SN0156 JAN25-BOS-RPT
/ ~~
/\~
~ ~ ~
~ ~ ;~ U
U ~ `
' '
~-J ,
U ~
~~~
~~,
~~
_,,
BUK~~~
M
M
f
f 1
•# a
t
F f
1
~+ '~
rM~ ~
.~
F
k
i
~~
~Y
~ ~
.~
`r
:.•
~.
~^ ~ .~
~.
~ ~ ~~#.
. ,.
{ 1
+ ~` f
F• ~ ~~
J
F ~
~~
~~~
is r ~ "
r
~. ~ .
ti i
r .t
k
1 ~
~~ ~
~ ~ ~ ~ ~
~rt~~ ;
~. r ~
~ ~ ~ ' ' +.
~ ~~~ ~~ ~'
~ ~. ~~ ~ ~
~, ~~ • ~
~I~~€ pal ~ V~ ~1~-~F 1I~LJT ~~#~ ~17~ ~!~' ~ ~#Y'L~ L~Fi1~1~ ~~~
12SN0156-1
,~, ~ ,x/.19
Proposed
P
l ~ ~ Property Line °~ 0.2' Setback
ergo
a ~ o N o
~
' ,~
~ o
,~ ~, ,A
.
8.67'
~
0.3' ~ ' \
17' ~ ~ 7,83'
Eave Existing Chimney
Fence
Foundation
Proposed
Structure ~o ~ Proposed
`'
0, 4' Structure
Eave
8.67'
J '
.58
22.58'
1,
0.2' Setback
DETAIL ~
N 6 67'
N
Ex~stinq Garage
Pro ert Line
P y NOT TO
SCALE DETAIL
NOT TO SCALE
I GRAND SUMMIT
I S88'58'32'E Lot 1
L
t 31 1 15.88' (A Resubdivision of
o I ~ / Lots 28 & 29~
~
"~ I N ~~ ~.,
I p p
0 ,
~o~
0
1 ~, ~
~ S> ~
6')s o? F GRAND SUMMIT
0 0.14' F ~°6?' CIRCLE
°rm
N
.. 1
I ~- ~ er ~0~ Life Route 3318
'
\~
~
I ~ Exi'stinq R/W
~---- --" 40
Garage
),1) ~ L J
Ex~'sting
Grave/ Drive _ ~o ~ -
I Proposed ~
~ ° o
1 Structures \
o ~
~ ~ °
"
~
~, SEE DETAILS .
1
~'
GRAND SUMMIT 1 ,~
Lot 30 1 ~~ LOt 2
1 ,c~ 0.364 Acre ~
I ~
~ ~~ ~
o~
I o~
Y
1 D' I/EPCO 1
Easement I
D.B. 1348 Pg.116 1
,~
ti,
h h~o
.h ~. f
~
I ti
~
~
~~~` ~r
~ ~ BRAND R'
SUMM/T
RE
~
~~~ ~~~,r AD
Rou
to 33)7
° ~
Mark B. Bea119 50' R/IN
a Lic. No. 1613
m 12/D 1/2011 Note: This plot is compiled
0
~
from plats of record. Not all
~ ,~0
~~
~~
Proposed improvements and easements
may be shown.
W S UR Improvements on
]
DATE: 12/01/2011 LDT2
a SCALE: ) "-30' GRAND SUMMIT AND ASS OCIATE S INC.
JOB N0: C1100274.00 A RESUBD/l/lS/ON OF L OTS 28 & 29
a
0 CHK.• JAB
Chesterfield County, I/irginia
~
0
DWG.• BC
~ PLANNERS • ARCHITECTS • ENGINEERS ~ SURVEYORS
REFLECTING TOMORROW
balZer
CC
WWW
.
.
15871 City View Drive Suite 200 • Midlothian, Virginia 23113 • Phone (804) 794-0571 ~ Fax (804) 794-2635 12SN0156-2
1 ~I .4 u~ rl ~I ~I ~I .I -I ,I ~~ ~~ ~t ~I ~~
~~
t Y ~ Jf' M y! ~ i 1 ~~ J i~L~l li~><~ ilifi Y.7r~#Kla 'iR~RM71~ i
_ ~ ~
ii~~ f ~ F~ ~s~ a~a.,llir~~ ~~1 ~J111} 1 ~ 111~~'1i~ ^/YI w ~ ~ ~ ~ I I ~ ~i
~~~44 ~
.~
~ ~
. ~ ~"'~~ ~
~~
~ i
~~ ^~
r r
~ ~~ ~
F •
_y
i • • 1
1 I
~ i
' ' ~
a I
. +
~ ~ ~ {
_ ~ S d' j ~
~ ' ~ I I ~ ~.
F 1 ~ I
1 1 I '``
~ ' ~ I 1
i~, ~
.+~
~ ~~ ~
~ - ~~
4
+ • ~ 1 I . +
1
~ ~
_ r
~ ~
i
-
~~
k
• ~~ ~ _
T
~~ .
• r t 1
~ I , ~.
~ ~
I I i
~ 1 • ' '
y
_ ~ ~ i ~ I e w
1
1 1 1 '
1 1 _
1 ~ ~
1 ~ ~ 1 ^ 1
1 ~ 1
1 1
1
1 ~~ a
* ~' ~ ~ ~
1
:~
y ra
1 ~ I ~ 1 i
1 • 5 ~
~ ~
~ 4~ . . ~ ~
1
1
~1
.~ ~ ~
a
- ~ ~
t
12SN0156-3