12SN0240
CASE MANAGER: Darla Orr
August 21, 2012 CPC
September 19, 2012 BS
STAFF’S
BS Time Remaining:
REQUEST ANALYSIS
365 days
AND
RECOMMENDATION
12SN0240
Chesterfield Development Inc.
Matoaca Magisterial District
Grange Hall Elementary, Tomahawk Creek Middle
and Cosby High Schools Attendance Zones
North line of Woolridge Road
REQUEST:Amendment of conditional use planned development (Case 04SN0207) to permit
exceptions to ordinance requirements. Specifically, modifications are proposed
relative to the number of front loaded garages and their off-set; permitted lot areas
and coverage and rear setback requirements adjacent to alleys. In addition, the
timing of right-of-way dedication is clarified. (Proffered Condition 2)
PROPOSED LAND USE:
A development with a mixture of residential uses (single-family, multifamily and
townhomes) and limited commercial and community recreational uses is planned.
The development is limited to a maximum density of 2.0 dwelling units per acre,
yielding approximately 605 dwelling units. (Proffered Condition 3 of Case
04SN0207)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES2THROUGH 5.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A.Staff does consider this request a minor modification; however, the request for
minor modifications exceeds the Board’s five (5) year time limitation to consider
such requests and deem the previously approved Cash Proffer adequate to address
the capital impacts of this modified development proposal.
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B.The modifications will relieve design issues relative to lot size and coverage; will
reduce impervious areas by reducing side loaded garages and setbacks; and will
accommodate alleys in common areas, as requested by staff, outside of lot
boundaries.
C.The option for lump sum transportation contributions approved with Case
04SN0207 is not changed. These contributions will be provided by the developer
for area road improvements. In addition, Proffered Condition 2 clarifies that right-
of-way dedication will occur if requested by the County even if development has
not begun.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S)MAY
PROFFER CONDITION(S) NOTED “STAFF/CPC”WERE AGREED UPON BY BOTH
STAFF AND THE COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)1.With the approval of this request, the Textual Statement, last
revised April 5, 2005 and approved with Case 04SN0207, shall be
amended as outlined below. All other conditions of Case
04SN0207 and the Textual Statement, last revised April 5, 2005
shall remain in force and effect:
A.Item III (Requirements and Exceptions For All Tracts)
Section H shall read:
Garages. The following requirements shall be met for
garages except in Tracts for Single Family A uses. The
location of lots having front loaded garages shall be
identified on the conceptual subdivision plan, and the
record plat. Front loaded attached garages shall be
permitted to extend as far forward from the front line of the
main dwelling as the front line of the front porch provided
that the rooflines of the porch and garage are contiguous.
Where the rooflines are not contiguous, garages shall be
permitted to project a maximum of two (2) feet forward of
the front line of the main dwelling. A maximum of 176
units shall be permitted to have front loaded garages.
B.Item IV. (Requirements for Specific Tracts) Section C
(Tract B) shall read:
1.Uses.
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b.Lots having a minimum area of 8,000 square
feet and a maximum of 18,000 square feet
(Single Family B).
c.Lots having a minimum area of 4,500 square
feet and a maximum of 9,600 square feet
(Single Family C).
d.Lots having a minimum area of 2,700 square
feet and a maximum of 5,400 square feet
(Single Family D).
(Textual Statement Items IV.C.1. a., e. and f are not
changed.)
2.Requirements.
b.Single Family B. Development shall
conform to the following:
(1)Principal Structures.
(i)Lot area and width. Each lot
shall have an area of not less
than 8,000 square feet and
not more than 18,000 square
feet and a lot width of not
less than eighty (80) feet.
(vi)Rear yard. Minimum of four
(4) feet in depth.
(Textual Statement Items IV.C.2a., IV.C.2.b.1.ii, iii,
iv, v and viiand IV.C.2.b.2 are not changed.)
c.Single Family C. Development shall
conform to the following:
(1)Principal Structures.
(i)Lot area and width. Each lot
shall have an area of not less
than 4,500 square feet and
not more than 9,600 square
feet and a lot width of not
less than fifty (50) feet.
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(vi)Rear yard
. Minimum of four
(4) feet in depth.
(Textual Statement Items IV.C.2.c.1.ii, iii, iv, v, and
vii and IV.C.2.C.2 are not changed.)
d.Single Family D. Development shall
conform to the following:
(1)Principal Structures.
(i)Lot area and width. Each lot
shall have an area of not less
than 2,700 square feet and
not more than 5,400 square
feet and a lot width of not
less than thirty (30) feet.
(vi)Rear yard. Minimum of four
(4) feet in depth.
(Textual Statement Items IV.C.2.d.1.ii, iii, iv, v, and
vii and IV.C.2.d.2 are not changed.)
e.Single Family E. Development shall
conform to the following:
(1)Principal Structures.
(ii)Percentage of lot coverage.
All buildings, including
accessory buildings, on any
lot shall not cover more than
seventy (70) percent of the
lot’s area. No accessory
building on any lot except for
a private garage shall cover
more than 225 square feet.
(vi)Rear yard. Minimum of four
(4) feet in depth.
(Textual StatementItems IV.C.2.e.1.i, iii, iv, v, vii
and viii and IV.C.2.e.2 are not changed.)
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(STAFF/CPC)2.Right of way dedication. In conjunction with the recordation of the
initial subdivision plat, prior to any site plan approval, or within
sixty (60) days of a written request by the Transportation
Department, whichever occurs first, forty-five (45) feet of right of
way on the north side of Woolridge Road, measured from the
centerline of that part of Woolridge Road immediately adjacent to
the property, and forty-five (45) feet of right of way on the east
side of Otterdale Road, measured from the centerline of that part of
Otterdale Road immediately adjacent to the property, shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County. (T)
(Staff Note: Proffered Condition 2 supersedes Proffered Condition 11 of
Case 04SN0207. Except as amended with this case, all other conditions of
Case 04SN0207 shall remain in force and effect.)
GENERAL INFORMATION
Location:
The request property frontsthe east line of Otterdale Road, north of Woolridge Road, also
fronting in two (2) places for a total of 2290 feet on the north line of Woolridge Road,
east of Otterdale Road. Tax IDs 708-675-7097; 710-678-0607; and 711-679-5354.
Existing Zoning:
R-15 with conditional use planned development
Size:
250.3 acres
Existing Land Use:
Vacant/wooded
Adjacent Zoning and Land Use:
North –A and R-15; Single-family residential or vacant
South –A, R-12 and R-15; Single-family residential or vacant
East –Aand R-15; Single-family residential or vacant
West –A and R-9; Single-family residential or vacant
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UTILITIES
Public Water System:
The site is located within the Clover Hill water pressure zone. There is a sixteen (16) inch
water line extending along the southeastern side of Woolridge Road. Connection to the
public water system is required by Proffered Condition 5 of Case 04SN0207.
Public Wastewater System:
The site is located within the Upper Swift Creek sewer service area. There is a thirty-six (36)
inch wastewater trunk line extends along the north side of Deep Creek and Blackman Creek
serving the Magnolia Green Development, as well as the western portion of this site. The
remaining eastern portion of the site should be served by an additional thirty-six (36) inch
wastewater trunk line constructed along the south side of Deep Creek from the same
existing thirty-six (36) inch wastewater trunk line adjacent to the Foxfire Subdivision.
Connection to the public wastewater system is required by ProfferedCondition 5 of Case
04SN0207.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
PUBLIC FACILITIES
The need for schools, parks, libraries, fire stations and transportation facilities in this area is
identified in the County's adopted Public Facilities Plan,Thoroughfare Planand Capital
Improvement Programand further detailed by specific departments in the applicable sections of
this Request Analysis.
Fire Service:
The Public Facilities Planindicates that fire and emergency medical service (EMS) calls
are expected to increase forty-four (44) to seventy-eight (78) percent by 2022. Six (6)
new fire/rescue stations are recommended for construction by 2022 in the Plan. In
addition to the six (6) new stations, thePlanalso recommends the expansion of five (5)
existing stations.
The Clover Hill Fire Station, Company Number 7, and Manchester Volunteer Rescue
Squad currently provide fire protection and emergency medical service (EMS). Fire
protection issues will be addressed at the time of plans and/or building permit review.
This request will have a minimal impact on Fire and EMS.
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Schools:
There is no change to the number of dwelling units. The proposed amended rezoning case
continues to yield 605 units. Basedon the Cash Proffer methodology, this development
would yield 297 new students (Elementary: 127, Middle: 73, High: 97). Currently, this
site lies in the Grange Hall Elementary School zone: capacity –825, enrollment –749;
Tomahawk Creek Middle School zone: capacity –1,331, enrollment –1,215; and Cosby
High School zone: capacity –1,575, enrollment -2,033. The enrollment is based on
September 30, 2011 membership and the capacity is as of the 2011-2012 school year.
After review of this request, the proposed zoning case will have a substantial impact at
both the elementary and secondary levels. The 127 elementary school students generated
by the proposal will put the enrollment at Grange Hall Elementary School at 876 which is
51 students over capacity. The 97 high school students generated by the proposal will put
the enrollment at Cosby High School at 2,130 which is 555 students over capacity. There
are currently four (4) trailers at Grange Hall Elementary and nine (9) trailers at Cosby
High.
Over time this case, combined with other tentative residential developments, infill
developments and zoning cases in the area, will continue to push elementary and
secondary schools beyond their capacity.
Libraries:
Consistent with the Board of Supervisors’ Policy, the impact of development on library
services is accessed county-wide. Based on projected population growth, the Public
Facilities Planidentifies a need for additional library space throughout the County.
Development of this property would most likelyimpact the Clover Hill Library or a
facility in the Genito Road area. The Planidentifies a need for additional library space in
this area of the County. This request will have a minimal impact on library facilities.
Parks and Recreation:
The Public Facilities Planidentifies the need for three (3) regional, seven (7) community
and twenty-nine (29) neighborhood parks by 2020. In addition, there is currently a
shortage of community and neighborhood park acreage in the county. The Public
Facilities Planidentifies a need for 354 acres of regional park space, 252 acres of
community park space and 199 acres of neighborhood park space by 2020. The Planalso
identifies the need for linear parks and resource based-special purpose parks [historical,
cultural andenvironmental] and makes suggestions for their locations. The Planalso
addresses the need for addition of recreational facilities to include sports fields, trails,
playgrounds, court games, senior centers and picnicking area/shelters at existing parks to
complete build–out. The Planalso identifies the need for water access and trails along the
James and Appomattox Rivers and their major tributaries, Swift and Falling Creeks.
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The Upper Swift Creek Planamendment calls for conservation and passive recreation
surrounding the significant stream valleys in the area. A trail along Blackman Creek and
Deep Creek is required by Case 04SN0207.Proffered Condition 15 of Case 04SN0207
provides for a trail along Blackman Creek and Deep Creek in accordance with the
recommendations of the Upper Swift Creek Plan.
County Department of Transportation:
The requested modifications will not impact the traffic anticipated to be generated by
development of the property.
To clarify the timing of the right-of-way dedications along Woolridge Road and Otterdale
Road, the applicant submitted Proffered Condition 2. This proffer would require the
developer to make the dedications within sixty (60) days of a request by the County. The
original proffer (Proffered Condition 11 of Case04SN0207) required the dedications to
be made before any development occurred on the property. With the new proffer, even if
development has not begun, the County could request the dedication.
Virginia Department of Transportation (VDOT):
VDOT notes that the zoning Case (04SN0207 –Dart II, LLC) has progressed to the
extent of submission of tentative plans for “Wynwood” and separately named subsections
with an appropriate partial “Wynwood” appellation. VDOT will evaluate details of
roadway alignments, turn lanes, issues of alleyways at the time of construction plan
submission in accordance with the applicable requirements for subdivision road street
acceptance into the state secondary road system. VDOT will continue to review
submitted plans (and any revisions) as necessary.
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Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling
Units605*1.00
Population Increase
1585.102.62
Number of New Students
Elementary
129.360.21
Middle
69.110.11
High
92.280.15
TOTAL
290.750.48
Net Cost for Schools
$ 5,409,910 $ 8,942
Net Cost for Parks
$ 665,500 $ 1,100
Net Cost for Libraries
$ 186,945 $ 309
Net Cost for Fire Stations
$ 428,945 $ 709
Average Net Cost for Roads
$ 7,675,635 $ 12,687
TOTAL NET COST
$ 14,366,935 $ 23,747
*Based on a proffered maximum density of two (2) dwelling units per acre (Proffered Condition
3 of 04SN0207) for the overall development. Actual number of units and corresponding impact
may vary.
This development will have an impact on capital facilities. Staff has calculated the fiscal impact
of every new dwelling unit on schools, libraries, parks, fire stations and roads at $23,747 per
unit.
In July 2005, the Board of Supervisors approved Case 04SN0207 with Cash Proffers in the
amount of $11,500 (adjusted upward by the Marshall and Swift Building Cost Index, the current
amount is $16,814) for schools, libraries, parks, fire stations and roads. For those units that were
restricted to senior housing, aCash Proffer of $5,991 was accepted (adjusted upward by the
Marshall and Swift Building Cost Index, the current amount is $8,759). At the option of the
Transportation department, the applicant could have made two (2) lump sum payments in the
amount of $657,000 (fora total of $1,314,000) for the first 300 units rather than pay a per unit
Cash Proffer as described above. The original case was approved without a Marshall and Swift
escalator for those lump sum payments.
The Cash Proffer Policy allows the County to assess the impact of all dwelling units in
previously approved zoning cases that come back before the Planning Commission and Board of
Supervisors using the calculated capital facility costs in effect at the time the case is reconsidered
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(Section A.9. of the Cash Proffer Policy). The Cash Proffer Policy also allows a rezoning
application within five (5) years of the original case’s approval to be evaluated to determine if
the application constitutes a minor modification. If so, the Board of Supervisors may determine
that the previously accepted Cash Proffer amount adequately addresses the capital impacts of the
modified development proposal (Section B.6.). The original case was approved in 2005.
Based on the per unit Cash Proffer and the two(2)lump sum transportation payments allowed
under the previously approved proffers (without the Marshall and Swift escalation on the lump
sum payments), this case as proffered by the applicant could generate payments to the County
that total $9,565,570, or the equivalent of $15,811 per dwelling unit (as shown in the table
below). A second scenario that preserves the lump sum proffer payments for roads, without
escalation, brings the four(4) other facility categories to today’s maximum Cash Proffer amount
could yield payments totaling $9,748,530, or the equivalent of $16,113 per dwelling unit. If the
case wasto comply completely with the Cash Proffer Policy using the current $18,966 maximum
Cash Proffer, without lump sum payments for roads, the case could generate payments that
potentially total $11,474,430.
Category
Dwelling Units605
Schools$4,873,275
Parks$695,750
Libraries$356,345
Fire Stations$373,285
Lump Road(first 300 units)$1,314,000
Roads Per Unit$1,952,915
Potential Cash Collection$9,565,570
Per unit equivalent$15,811
Should the Board of Supervisors find that the 2005 approved conditions that include the lump
sum payments for roads outweigh the policy issue relative to minor modifications being limited
to a 5year time frame, the Board’s Cash Proffer Policy does allow the Board to accept a Cash
Proffer less than the current maximum. The amended proffered conditions do improve the
overall manner in which this property must be developed and do preserve the lump sum
payments for road improvements which will allow actual improvements to be constructed sooner
than under a scenario in which payments for roads were received on a per unit basis.
Accordingly,the Board of Supervisors, through their consideration of this request, may
determine that there are unique circumstances relative to this request that may justify the
acceptance of a lesser Cash Proffer than today’s maximum.
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LAND USE
Comprehensive Plan:
The subject property is located within the boundaries of the Upper Swift Creek Plan
Amendment
, which suggests the property is appropriate for residential use of 2.0 units
per acre or less and conservation/recreation use.
Area Development Trends:
Area properties are zoned agriculturally and residentially and are occupied by single-
family residential use on larger acreage lots and within Foxfield, FoxCreek and Magnolia
Green subdivisions, church use or are vacant. It is anticipated that residential use will
continue in the area at densities suggested by the Plan.
Zoning History:
On July 27, 2005 the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning (Case 04SN0207)of a 302.6 acre tract (of
which the request property is a part) from Agricultural (A) to Residential (R-15) with
conditional use planned development approval to permit exceptions to ordinance
requirements. A mixed-use development with traditional neighborhood design elements
was planned.
Site Design:
Current zoning would permit the request property to be developed for single and
multifamily, cluster, and townhome residential uses; commercial and recreational uses;
and stock farm (equestrian) uses with accessory commercial uses. A portion of the
residential units may be age restricted (limited in occupancy to “housing for older
persons”).
Conditions of zoning require the development to incorporate traditional neighborhood
design elements which include sidewalks, street trees, open spaces, reduced front
setbacks so buildings will be located adjacent to sidewalks and alleys serving the rear of
dwelling units. A zoning map approved with Case 04SN0207 identifies development
tracts for the mix of permitted uses. (Exhibit A)
Commercial Node:
A five (5) acre parcel (Tract D) is reserved for commercial and multifamily residential
uses (Exhibit A). Within this tract permitted uses include those uses permitted within the
Convenience Commercial (C-1) District plus a limited number of Neighborhood Business
(C-2) uses. Development within this commercial node is required to comply with
Emerging Growth District standards except that the area will incorporate a traditional
neighborhood character with buildings located adjacent to sidewalks lined with street
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trees and adjacent on-street parking. Conditions of Case 04SN0207 require the exact
design of Tract D to be approved by the Planning Commission at the time of plan review.
In addition to the commercial uses, a maximum of fifty-five (55) multifamily residential
units are permitted within Tract D (Exhibit A) provided such uses are limited to above-
shop housing (i.e. units are located in space above the permitted commercial uses). It is
important to note that Case 04SN0207 provides that if Tract D is not developed for
commercial or multifamily residential use, it could be developed for single-family and
townhouse uses.
Residential Use:
Single-family and townhouse uses are permitted on varying lots, sizes ranging froma
minimum of 1,520 square feet to a minimum of 15,000 square feet. Standards for the
residential uses include traditional neighborhood design elements with reduced setbacks,
increased lot coverage, the provision of sidewalks, buffers, open space in addition to
ordinance requirements, focal points, street trees, and paved driveways and alleys.
Housing units designated for occupancy by seniors is permitted, and required to be
grouped together and identified on site and subdivision plans in an effort to accurately
track impacts on capital facilities.
Density:
Proffered Condition 3 of Case 04SN0207 limits the overall density of the development to
a maximum of 2.0 dwelling units per acre yielding approximately 605 dwelling units.
Recreational Facilities and Other Permitted Uses:
Passive and active recreational uses, limited to facilities that primarily serve the
surrounding residential community, are permitted throughout the development and
include, but are not limited to, picnic areas, trails, sidewalks, ponds, swimming pools,
tennis courts, playgrounds and club houses. Recreational vehicle storage lots (including
boats, travel trailers and campers) are also permitted throughout the development. A
communications tower approved through previous zoning exists and is permitted to
remain with certain conditions addressing height, fencing, color, lighting and other
restrictions to minimize its impact. Finally, horse riding trails are permitted throughout
the development with horse boarding facilities, pastures, barns, stables, riding lessons,
grooming and training services permitted on Tract C.
Architecture and Special Design Elements:
Conditions of zoning of Case 04SN0207 require the development to have a traditional
neighborhood design which includes sidewalks, street trees, useable open spaces and
paved alleys serving the rear of dwelling units. A density condition requires a variety of
housing (or lot) types by establishing a minimum number of each of the lot types that will
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be provided (Proffered Condition 3 of Case 04SN0207). This will encourage a variety of
dwelling units and house designs. In addition, a variety of housing choices will be
available in the development because for each lot type, minimum gross floor areas for
dwellings are required ranging from 1,400 to 2,500 square feet. This increase in available
housing options is encouraged in traditional neighborhood designs.
For the commercial node, development would conform to the requirements of the Zoning
Ordinance for Emerging Growth District standards, except as required by conditions of
zoning to incorporate the neo-traditional design elements. The Textual Statement,
approved with Case 04SN0207, requires all structures within the commercial node to
have an architectural style compatible with surrounding residential neighborhoods, with
compatibility obtained through the use of similar building massing, materials, scale and
other architectural features. The Textual Statement also provides that the exact design of
the commercial node (which may include multifamily units) must be approved by the
Planning Commission during site plan review.
In addition to the minimum gross square footage for the single-family (attached and
detached units), conditions of Case 04SN0207 require all exposed portions of the
foundations of each dwelling unit to be faced with brick or stone veneer or exterior
insulation and finishing systems (EIFS) materials and for all driveways and alleys serving
these dwellings to be hardscaped (Proffered Condition 4 and Textual Statement Item III.
D).
Proffered Condition 19 of Case 04SN0207 requires restrictive covenants to be recorded
in conjunction with plat recordation or plan approval which would include standards for
development of design guidelines and the creation of an architecturalboard. The County
will ensure the covenants are recorded but will not be responsible for their enforcement.
Once these covenants are recorded, they can be changed.
In response to staff’s questions concerning quality design standards for the development,
the applicant provided that the request property is being developed as “Wynwood at
FoxCreek” and will be part of the FoxCreek development and homeowners association.
Staff analyzed the FoxCreek development and found the following: of the 294 homes
constructed in FoxCreek, five (5) are all brick, thirteen (13) are brick and vinyl; 169 have
brick fronts and vinyl sides; sixty-nine (69) are all vinyl and thirty-eight (38) have a stone
front with vinyl sides. In addition, according to the Assessor’s records,the median
assessment is $436,000 or $109.88 per square foot whereas the median county-wide
assessment is $186,900 or $102.44 per square foot.
The applicants also provided a partial listing of design standards for all homebuilding in
the development which include: thirty (30) year dimensional shingles; the same
fenestration as the front of homes on sides and rear that back or side to Woolridge Road;
governance over elevations types, color selections, repetition of façade uses, massing,
house/lot siting, roof pitches, siding material and gauge (minimum of .044 inches thick),
rear deck construction, and window and door types and materials; a requirement for a
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minimum of sixty (60) percent (six (6) in ten (10) houses) to have full masonry front;
and, all masonry foundations, porch piers, steps and stoops.
Garages:
Consistent with standards typically approved where reduced lot sizes (such as a cluster
design and traditional neighborhood designs) were approved, the Textual Statement for
Case 04SN0207 limited the number of front loaded attached garages and required a
twenty (20) foot setback for these structures from the front building façade. (Textual
Statement Item III.H)
Current Proposal
:
Lot Area:
With this request, the applicant proposes to increase the maximum lot area as
follows: for Single-Family B lot types from 14,999 to 18,000 square feet; for
Single-Family C lot types from 7,999 to 9,600 square feet; and, for Single-Family
D lot types from 4,999 to 5,400 square feet. The applicant indicatesthat they have
discovered through site design that the existing maximum lot area requirements
often result in recordation of small areas of un-useable open space which would
require the homeowners to maintain narrow common areas. (Textual Statement
Items IV.C.1.b, c, and d; Items IV.C.2.b, c, and d)
Lot Coverage:
The applicant proposes to correct the lot coverage permitted for Single-Family E
lot types (lots with a minimum area of 1,520 square feet). Textual Statement Item
IV.C.2.e. limits lot coverage for these lot types to a maximum of fifty (50)
percent. This is the same percentage of coverage permitted for larger lots in the
development. The applicant believes this was an oversight in Case 04SN0207 and
requests the lot coverage to be increased for these smaller lots to seventy (70)
percent.
Garage Orientation and Setbacks:
As previously noted, the current zoning (Case 04SN0207) requires front loaded
garages to be located a minimum of twenty (20) feet behind the front façade of
the dwelling. Since 2005, staff has determined that the twenty (20) foot setback
for attached garages makes little improvement in the overall appearance of the
dwelling and streetscape than a small off-set for garages or front loaded garages
that are flush with the front façade of the dwelling. Side loaded garages and
recessed front loaded garages result in increased impervious area from increased
paved surfaces. An amendment is proposed in this case to increase the permitted
number of front loaded garages and to alter the off-set of these garages from the
front building façade. The applicant proposes to permit front loaded garages to
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extend as far forward from the front line of the main dwelling as the front line of
the front porch provided that the rooflines of the porch and garage are contiguous.
A sample of this concept is shown on Exhibit B. However, where the rooflines are
not contiguous, garages would only be permitted to project a maximum of two (2)
feet forward of the front line of the main dwelling. The modification topermit
front loaded garages with proposed off-sets from the building façade reduces
impervious areas and, as conditioned, will not permit dwellings with “stub-nosed”
garages which may detract from a well-designed streetscape.
Rear Setbacks:
Through the plans review process, staff requested that the alleys serving the rear
of dwellings be located within a common area outside of individual lot boundaries
rather than within easements across lot boundaries. Because of this change in how
alleys are provided, the applicant provides that the rear setbacks required by Case
04SN0207 ranging from fifteen (15) to twenty-five (25) feet are no longer
practical. Being able to locate garages four (4) feet from the edge of the alley
would encourage use of garages versus parking within the alley.
CONCLUSION
The proposed modifications will relieve design issues relative to lot size and coverage; will
reduce impervious areas by reducing side loaded garages and setbacks; and will accommodate
alleys in common areas, as requested by staff, outside of lot boundaries.
Should the Board of Supervisors find that the 2005 approved conditions that include the lump
sum payments for roads outweigh the policy issue relative to minor modifications being limited
to a 5year time frame,the Board’s Cash Proffer Policy does allow the Board to accept a Cash
Proffer less than the current maximum. The amended proffered conditions do improve the
overall manner in which this property must be developed and do preserve the lump sum
payments for road improvements which will allow actual improvements to be constructed sooner
than under a scenario in which payments for roads were received on a per unit basis.
Accordingly, the Board of Supervisors, through their consideration of this request, may
determine that there are unique circumstances relative to this request that may justify the
acceptance of a lesser Cash Proffer than today’s maximum.
CASE HISTORY
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Planning Commission Meeting (8/21/12):
The applicant accepted the recommendation. There was no opposition present.
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Dr. Wallin stated that the amendments were minor but they would offer significant
improvements such as reducing impervious areas and clarifying the timing of right-of-
way dedication.
On motion of Dr. Wallin, seconded by Dr. Brown, the Commission recommended
approvaland acceptance of the proffered conditions on pages2through5.
AYES: Messrs. Gulley, Waller, Brown, Patton and Wallin.
The Board of Supervisors on Wednesday, September 19, 2012beginning at 6:30 p.m., will take
under consideration this request.
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