14SN0504CASE MANAGER: Darla Orr
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ADDENDUM
14SN0504
Glen Abbey Partners LLC
Matoaca Magisterial District
Woolridge Elementary, Tomahawk Creels Middle and Cosby High Schools Attendance Zones
North line of Woolridge Road
6100 Woolridge Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-12) with conditional use
planned development to permit exceptions to ordinance requirements.
PROPOSED LAND USE:
A single-family residential subdivision with a maximum density of two (2)
dwelling units per acre, yielding approximately fifty-one (51) dwelling units, is
planned. (Proffered Condition 3)
The purpose of this Addendum is to provide revised comments from Schools.
Schools revised their comments for this case to include projected membership and capacity
trends.
Staff continues to recommend approval, as outlined in the "Request Analysis."
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
Schools:
ResidentialYield: ~l
Student Yield
F~tixn Ftimctional ~ ~"
Membership, No. of
School N~ur-e Residential Capacit~~, r i
9-30-13 Trailers **
Development
* 2013-14 -~~ll,-I
~ntaiti~: Wookidae 11 732 720 ll0:7®~
le: Tomahawk Creek 6 1,294 1,366 9:~®~
Coshv 8 2.02 L7~0 ll ll Er°` a~
School N:unc
2~
Pirojected Membership and Capaciy' Trends Ove r Time ***
Pro K~ ctc d Pro K~ ctc d
f1lcnJx~nhip. McnJx~r~hip.
9-311- I ~ 9-311-
Wookid~e 7~4 i' ~ll®~ 69~ '®~
Tomahawk Creek 1,340 98®~ 1,375 -~Yll®~
Coshv 1.974 ll ll q°` a~ 2.025 ll ll Er°` a~
3
1
9
Pro K~ ctc d
f1lcnJx~r~hip.
9-311-211
7~ 1 V a~
L514 llllll"'~
2.075 ll ll 9°` a~
NOTE: * The Student Yield is based on the FY2014 Cash Proffer Methodology as provided bv_ the Chesterfield County Finance
Department.
NOTE: ** Ifa school is less than 90°~0 of capacity and has trailers. those trailers are not identified in the staffreport.
Student Membership is based on membership as of09-30-13.
School Capacity is based on the 2013-14 Space Utilization Studv.
* * * DISCLAIMER: Please mote thatProjectecl llerrrbership ~11D Fzrrrctiorral Capacity are zrpdated orr an ~4 ~'11'D~L
BASIS acrd are based orr the Septerrrber 30 rrrerrrbership for a given year acrd the Space Utilization StzrdyReport which is
corrdzrcted every year. The Space Utilization Stzrdy is a report that is corrdrrcted arrrrzrally wherebyPlarrrrirrgstaff corrdzrcts a
site visit of every school irr the crnrrrty acrd the Principal reviews his or her floor plan acrd identifies the zrse of every classroom.
Frorrr that irrforrrratiorr areport is prepared that calczrlates the Fzrrrctiorral Capacity of that school. The school systerrr needs to
know how each of their facilities is zrtilized for fzrndirrg acrd space allocation pzrrposes. Again, it is irrrportarrt to mote that these
ttzrnrbers change every year.
After review of this request, the proposed rezoning case will have a significant impact on the
aforementioned schools especially at the elementary and high school levels. Cosby High School
is operating near the over capacity threshold of 120 percent with its percentage of capacity
currently at 116 percent. Over time this case, combined with other tentative residential
developments, infill developments and other zoning cases in the area, will continue to push these
2 14SN0~04-2014_~PR23-BC1S-_~DD
schools over capacity necessitating some form of relief in the future. Therefore, the
aforementioned units should be subject to full cash proffers in order to mitigate the impact that
this proposed development would have on schools. The applicant has offered measures to
address the impact of the development on school facilities. (Proffered Condition 5)
The projected student membership and capacity trends at this time indicate that there will be an
overall increase in membership at the secondary level by 2020. Staff continues to monitor
student membership on a regular basis in these districts and membership projections are analyzed
and updated annually.
3 14SN0~04-2014_~PR23-BC1S-_~DD
CASE MANAGER: Darla Orr
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BS Time Remaining:
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
14SN0504
Glen Abbey Partners LLC
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April 23, 2014 BS
Matoaca Magisterial District
Woolridge Elementary, Tomahawk Creels Middle and Cosby High Schools Attendance Zones
North line of Woolridge Road
6100 Woolridge Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-12) with conditional use
planned development to permit exceptions to ordinance requirements.
PROPOSED LAND USE:
A single-family residential subdivision with a maximum density of two (2)
dwelling units per acre, yielding approximately fifty-one (51) dwelling units, is
planned. (Proffered Condition 3)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 6.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use comply with the Comprehensive Plan, which
suggests the property is appropriate for Suburban Residential I (maximum of 2.0
dwellings per acre).
B. The proffered conditions adequately address the impacts of this development on
necessary capital facilities thereby ensuring adequate service levels are
maintained to protect the health, safety and welfare of County citizens.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITION(S) NOTED "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. Master Plan. The Textual Statement dated Febniary 28, 2014 shall
be considered the Master Plan. (P)
(STAFF/CPC) 2. Buffers. All required buffers shall be located within recorded open
space. (P)
(STAFF/CPC) 3. Density. The maximum density of this development shall not
exceed two (2) dwelling units per acre. (P)
(STAFF/CPC) 4. Architectural/Design Elements.
A. Sidewallcs/Driveways
1. Sidewallcs: Sidewallcs shall be provided on both
sides of all public streets of general circulation
where houses are fronting.
2. Driveways: All private driveways serving
residential uses shall be hardscaped.
3. Front Wallcs: A minimum of a four (4) foot wide
hardscaped front walls shall be provided to each
dwelling unit.
B. Landscapes and Yards
1. Street Trees: Street trees shall be planted or
retained along both sides of all streets that provide
general circulation.
2. Supplemental Trees: Prior to the issuance of a
Certificate of Occupancy for each dwelling unit, a
minimum of one (1) flowering tree shall be planted
in each front yard. At the time of planting, these
supplemental trees shall have a minimum caliper of
2" measured at breast height (4'-10" above ground).
3. Front Yards: Except for the foundation planting
bed, all front yards shall be sodded and irrigated.
2 14SN0~04-2014_~PR23-BC1S-RPT
4. Front Foundation Planting Beds: Foundation
planting is required along the entire front facade of
all dwelling units, and shall extend along all sides
facing a street. Foundation Planting Beds shall be a
minimum of 4' wide from the unit foundation.
Planting beds shall include medium shnibs spaced a
maximum of four (4) feet apart. Unit corners shall
be visually softened with vertical accent shnibs (4'-
5') or small evergreen trees (6' -8') at the time of
planting.
C. Architecture and Materials
1. Style and Form: The architectural styles shall be
interpretations of traditional Richmond architecture,
using forms and elements compatible with those in
the adjacent FoxCreek Subdivision such as
Georgian, Adam, Classical Revival Colonial, Greek
Revival, Queen Anne, and Craftsman Styles.
2. Repetition: Dwellings with the same elevations
may not be located adjacent tq directly across from,
or diagonally across from each other on the same
street. This requirement does not apply to units on
different streets backing up to each other.
3. Foundations: The exposed portion of any
foundation shall be brick or stone. Synthetic or
natural stucco foundations may be permitted for
facades constricted entirely of stucco. Rear wallcout
basement walls may be sided or cast concrete
painted to match house.
4. Exterior Facades: Acceptable siding materials
include brick, stone, masonry, stucco synthetic
stucco (E.LF.S), and approved horizontal lap siding.
Horizontal lap siding may be manufactured from
natural wood or cement fiber board or may be
premium quality vinyl siding. Plywood and metal
siding are not permitted. Additional siding
requirements:
a. Where a dwelling borders more than one
street, all street-facing facades shall be
finished in the same materials.
3 14SN0~04-2014_~PR23-BC1S-RPT
b. Cementitious and vinyl siding is permitted
in traditional wide beaded styles only, unless
otherwise approved by the Architectural
Board for special design conditions.
Premium quality vinyl is defined as vinyl
siding with a minimum wall thickness of
.044".
c. Synthetic Stucco (E.LF.S.) siding shall be
finished in smooth, sand or level texture.
Rough textures are not permitted.
D. Roof Material: Roofing material shall be dimensional
architectural shingles or better with a minimum 30 year
warranty.
E. Porches, Stoops and Decks
Front Porches: All front entry stoops and front porches
shall be constricted with continuous masonry foundation
wall or on 12"x12" masonry piers. Extended front porches
shall be a minimum of five (5)' deep. Space between piers
under porches shall be enclosed with framed lattice panels.
Handrails and railings shall be finished painted wood or
metal railing with vertical pickets or swan balusters.
Pickets shall be supported on top and bottom rails that span
between columns.
(STAFF/CPC) 5
F. Front Porch Flooring: Porch flooring may be concrete,
exposed aggregate concrete, or a finished paving material
such as stone, the or brick, finished (stained dark) wood, or
properly trimmed composite decking boards. Unfinished
treated wood decking is not acceptable. All front steps shall
be masonry to match the foundation. (P)
Cash Proffer.
A. For each dwelling unit, the applicant, sub-divider, or
assignee(s) shall pay the following to the County of
Chesterfield, prior to the issuance of a building permit for
infrastnicture improvements within the service district for
the property; provided however that for the period through
June 30, 2017, the applicant, sub-divider, or assignee(s)
shall pay the following to the County of Chesterfield,
immediately after completion of the final inspection:
4 14SN0~04-2014_~PR23-BC1S-RPT
1. $18,966.00 per dwelling unit, if paid prior to July 1,
2017; or
2. If paid after June 30, 2017, and before July 1, 2018,
$18,966.00 per dwelling unit, adjusted for the four
year cumulative change in the Marshall and Swift
Building Cost Index between July 1 of the fiscal
year in which the case was approved and July 1 four
years later. Thereafter, the per dwelling unit cash
proffer amount shall be automatically adjusted,
annually, by the annual change in the Marshall and
Swift Building Cost Index on July 1 of each year.
3. In the event the cash payment is not used for which
proffered within 15 years of receipt the cash shall
be returned in full to the payer.
4. Should any impact fees be imposed by Chesterfield
County at any time during the life of the
development that are applicable to the property, the
amount paid in cash proffers shall be in lieu of or
credited toward but not to be in addition to any
impact fees in a manner determined by the County.
B. Cash proffer payments shall be spent for the purposes
proffered or as otherwise permitted by law. (B&M)
(STAFF/CPC) 6. Timbering. Timber management, for the purpose of enhancing the
health and viability of the forest, shall occur under the supervision
of a qualified forester, and will only be allowed upon the
submission and approval of the appropriate forest management
plan to include, but not limited tq erosion control, Chesapeake
Bay Act/Wetland Restrictions and the issuance of a land
disturbance permit by the Environmental Engineering Department.
Any other timbering shall be incorporated into the site
development erosion and sediment control plan/narrative as the
initial phase of infrastnicture constriction and will not commence
until the issuance of the actual site development land disturbance
permit. (EE)
(STAFF/CPC) 7. Swift Creek Watershed Protection. The developer shall leave in
place temporary sediment control devices and/or constrict new
BMP's or combinations of BMP's, which would achieve a
maximum phosphorous nmoff limit from the property of 0.22
pounds per acre per year. (EE)
14SN0~04-2014_~PR23-BC1S-RPT
(STAFF/CPC) 8. Access. There shall be no direct vehicular access from the property
to Woolridge Road. (T)
(STAFF/CPC) 9. Right of Way Dedication. In conjunction with the recordation of
the initial subdivision plat, prior to any site plan approval, or
within ninety (90) days of a request by the Transportation
Department, whichever occurs first, the developer shall dedicate,
free and unrestricted to and for the benefit of Chesterfield County,
right of way and easements on the property as shown on the
Woolridge Road and Otterdale Road Improvements, prepared by
Timmons Group, dated 8/21/13. (T)
(STAFF/CPC) 10. Road Improvements.
In conjunction with development of the initial section, the
developer shall be responsible for widening/improving the north
side of Woolridge Road to an eleven (ll) foot wide travel lane,
measured from the existing centerline of each road, with an
additional one (1) foot wide paved shoulder plus a seven (7) foot
wide unpaved shoulder, and overlaying the full width of the roads
with one and a half (1.5) inch of compacted bituminous asphalt
concrete, with any modifications approved by the Transportation
Department, for the entire property frontage. (T)
(STAFF/CPC) 11. As shown in the Natural Resources Inventory (NRI), the large area
of wetlands on the northern side of the property which projects into
existing limits of Wynwood Phase I, shall be impacted only to the
extent necessary to provide for infrastnicture and shall be protected
by its placement within common open areas. (EE)
(STAFF/CPC) 12. The public water and wastewater systems shall be used. (U)
GENERAL INFORMATION
Location:
The request property fronts the north line of Woolridge Road, west of Swift Fox Drive.
Tax ID 711-677-1083.
Existing Zoning:
A
Size:
25.7 acres
Ei 14SN0~04-2014_~PR23-BC)S-RPT
Existing Land Use:
Single-family residential or vacant
Adjacent Zoning and Land Use:
North, East and West - R-15 with CUPD; Single-family residential or vacant
South - A; Single-family residential or vacant
UTILITIES
Public Water Svstem:
The request site is located within the Clover Hill water pressure zone. There is a sixteen
(16) inch water line located along the south side of Woolridge Road. The applicant has
proffered the use of the public water system. (Proffered Condition 12)
Public Wastewater Svstem:
The request site is located within the Upper Swift Creels service area. There is a twelve
(12) inch wastewater line currently terminating approximately 400 feet northwest of the
request site. The applicant has proffered the use of the public wastewater system.
(Proffered Condition 12)
ENVIRONMENTAL
The Zoning Ordinance requires a Natural Resource Inventory (NRI) to be submitted to the
Environmental Engineering Department for zoning applications within the Upper Swift Creels
Watershed. The NRI for the current proposal was submitted by the applicants. Proffered
Condition 11 would require the large area of wetlands identified in the NRI along the northern
side of the request property to be protected within common open space.
The original Wynwood, Phases 1 and 2, on adjacent property, because of its vested status is only
required to meet the 0.45 standard for Water Quality Compliance by virtue of onsite BMPs. That
vesting would not apply to this property. Therefore, the Swift Creek Water Quality Regulation
would require that the full 0.22 standard be achieved through onsite BMPs. The original
Wynwood preliminary Water Quality Compliance Plans have made no provision for Water
Quality Compliance of this property. In conjunction with the tentative plat submittal there must
be a preliminary Water Quality Compliance Plan which demonstrates the feasibility for the 0.22
Water Quality Standard to be achieved by this project. (Proffered Condition 7)
Since zoning of this property will have occurred after July 1, 2012, the applicant has until June
30, 2014 to get a DCR constriction general permit or the project will be subject to the locally
delegated new VSMP regulations that come into effect on July 1, 2014. At that time, the State
mandated minimum compliance standard will be 0.41, which must be achieved by utilization of
7 14SN0~04-2014_~PR23-BC1S-RPT
the nmoff reduction method spreadsheet. It is our understanding that this spreadsheet can be
altered so that compliance with the required 0.22 standard can also be demonstrated but the
spreadsheet will require a considerably increased level of BMP utilization over the 0.41
requirement. In addition, employment of the "Notice of Compliance" BMP, which is utilized on
original Wynwood will not be available for this project because it is not listed on the Virginia
BMP Clearinghouse website which provides for the only BMPs that are allowed to be utilized
per the VSMP regulations.
The property is forested. The standard timbering proffer has been offered to ensure the
appropriate erosion control devices are in place prior to any land disturbance. (Proffered
Condition 6)
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 Plan and Capital
Improvement Program and further detailed by specific departments in the applicable sections of
this request analysis.
Fire Service:
The Public Facilities Plan, part of the Comprehensive Plan, indicates that fire and
emergency medical service (EMS) calls increased by forty-four (44) percent from 2001 to
2011, significantly faster than the County's population increase of seventeen (17)
percent. Of the total incidents in 2011, nearly seventy-six (76) percent were medical
emergencies and twenty-four (24) percent were fire-related. It is expected with the
general aging of the population that medical emergency incidents will increase faster than
the rate of population growth over time. Five (5) new fire/rescue stations are
recommended for constriction by 2022 in the Plan. In addition to the five (5) new
stations, the Plan also recommends the replacement/revitalization of four (4) existing
stations.
Based on fifty-one (51) dwelling units, this request will generate approximately five (5)
calls for fire and EMS each year. The applicant has addressed the impact on fire and
EMS. (Proffered Condition 5)
The Clover Hill Fire Station, Company Number 7, and Manchester Volunteer Rescue
Squad currently provide fire protection and EMS. When the property is developed, the
number of hydrants, quantity of water needed for fire protection, and access requirements
will be evaluated during the plans review process.
8 14SN0~04-2014_~PR23-BC1S-RPT
Schools:
Residential
Yield: 51
Student
Yield From Functional % of No. of
School Name Residential Membership Capacity Capacity Trailers
Development
:~
Elementary: Woolridge 11 732 720 102% 3
Middle: Tomahawk 6 1,294 1,366 95% 1
Creek
High: Cosby 8 2,025 1,750 116% 9
Total 25
NOTE: * The Student Yield is based on the FY2014 Cash Proffer Methodology as provided by the
Chesterfield County Finance Department.
NOTE: ** If a school is less than 90% of capacity and has trailers, those trailers are not identified in
the staff report.
Student Membership is based on membership as of 09-30-13.
School Capacity is based on the 2013-14 Space Utilization
Study.
After review of this request, the proposed rezoning case will have a significant impact on
the aforementioned schools especially at the elementary and high school levels. Cosby
High School is operating near the over capacity threshold of 120 percent with its
percentage of capacity at 116 percent. Over time this case, combined with other tentative
residential developments, infill developments and other zoning cases in the area, will
continue to push these schools over capacity necessitating some form of relief in the
future. The applicant has offered measures to address the impact of the development on
school facilities. (Proffered Condition 5)
Libraries:
Development in this area of the County would impact the Clover Hill Library or one (1)
of the two (2) proposed new libraries. The Public Facilities Plan identifies a need to
expand or replace the existing Clover Hill Library and to constrict two (2) new libraries.
One (1) new library is proposed in the Otterdale-Hull Street Road vicinity and one (1) is
9 14SN0~04-2014_~PR23-BOS-RPT
proposed for the Otterdale-Genito Road vicinity. The applicant has offered measures to
address the impact of this development on libraries. (Proffered Condition 5)
Parks and Recreation:
The Public Facilities Plan identifies the need for three (3) regional parks totaling 600
acres, ten (10) community parks totaling 790 acres, nine (9) neighborhood parks totaling
180 acres, and three (3) water-based special purpose parks. The Plan also identifies the
need for urban parks within mixed use developments to compliment and provide linkages
to the County's park system. The Plan identifies the need for linear parks and trails and
resource-based special purpose parks (historical, cultural and environmental) and makes
suggestions for their locations. The Plan also addresses the need to expand existing park
sites to meet level of service standards. The Plan also identifies the need to improve
access to blueways through the acquisition of easements and properties. Co-location with
schools and other compatible public facilities is desired. The applicant has offered
measures to address the impact of this development on Parks and Recreation facilities
(Proffered Condition 5). In addition, pedestrian connections between the request property
and the adjacent Wynwood development will facilitate connectivity with the planned
trails within that development along the Blackman Creek and Deep Creek stream
corridors.
County Department of Transportation:
The property (25.7 acres) is currently zoned Agricultural (A), and the applicant is
requesting rezoning to Residential (R-12). The applicant has proffered a maximum
density of 2.0 dwelling units per acre, which allows fifty-one (51) units to be developed
on the property (Proffered Condition 3). Based on single-family trip rates, development
could generate approximately 565 average daily trips. These vehicles will be initially
distributed along Woolridge Road, which had a 2014 traffic count of 2,115 vehicles per
day. This section of Woolridge Road has an acceptable level of service (Level of Service
C) for the volume of traffic it carries.
The Thoroughfare Plan identifies Wooldridge Road as a major arterial with a
recommended right-of--way width of ninety (90) feet. As part of developing a large
mixed-use project (Magnolia Green), located to the west of the property, a Community
Development Authority (CDA) was established for the 4-lane widening of Otterdale
Road from Hull Street Road (Route 360) to Woolridge Road and Woolridge Road from
Otterdale Road to the Swift Creek Reservoir. Constriction plans for those improvements
are nearly complete. The applicant has proffered to dedicate right-of--way and easements
as shown on those constriction plans. (Proffered Condition 9)
If development of the property occurs prior to the CDA project, the developer will be
required to widen/improve the north side of Woolridge Road to an eleven (ll) foot wide
travel lane with an additional one (1) foot wide paved shoulder plus a seven (7) foot wide
unpaved shoulder, and overlay with asphalt the full width of the road for the entire
property frontage. (Proffered Condition 10)
10 14SN0~04-2014_~PR23-BOS-RPT
Access to major arterials, such as Woolridge Road, should be controlled. The applicant
has proffered that no direct vehicular access will be provided from the property to
Woolridge Road (Proffered Condition 8). Access for development of the property will be
provided through streets within the adjacent subdivision, Wynwood.
The traffic impact of this development must be addressed. Area roads need to be
improved to address safety and accommodate the increase in traffic generated by this
development. The applicant has proffered to contribute cash, in an amount consistent
with the Board of Supervisors' Policy, towards mitigating the traffic impact of the
development (Proffered Condition 5). As development continues in this part of the
County, traffic volumes on area roads will substantially increase. Cash proffers alone will
not cover the cost of the improvements needed to accommodate the traffic increases.
Virginia Department of Transportation (VDOT):
To date, no comments have been received.
Financial Imbact on Cabital Facilities:
Per Dwelling
Unit
Potential Number of New Dwelling Units 51 1.00
Population Increase 136.29 2.67
Number of New Students
Elementary 10.74 0.21
Middle 5.83 0.11
High 7.80 0.15
Total 24.37 0.48
Net Cost For Schools $ 481,695 $ 9,445
Net Cost for Parks $ 63,597 $ 1,247
Net Cost for Libraries $ 16,473 $ 323
Net Cost For Fire Stations $ 36,159 $ 709
Average Net Cost Roads $ 408,969 $ 8,019
Total Net Cost $ 1,006,893 $ 19,743
*Based on the maximum density of two (2) dwelling units per acre. (Proffered Condition 3)
This proposed development will have an impact on capital facilities. Staff has calculated the
fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fire stations at
$19,743 per unit.
The applicant has requested a rezoning from A to R-12 with a maximum density of two (2)
dwelling units per acre, which would yield approximately fifty-one (51) dwelling units. To
address the impact of this development on capital facilities, the applicant has proffered $18,966
11 14SN0~04-2014_~PR23-BOS-RPT
per dwelling unit which is the maximum cash proffer in place. The proffer also includes
language that would freeze the $18,966 contribution for a period of four (4) years after which it
would be escalated by the cumulative change in the Marshall and Swift Building Code Index, a
provision recently adopted by the Board of Supervisors.
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed
and it has been determined that it is appropriate to accept the maximum cash proffer of $18,966
for each dwelling unit in this case.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the property is appropriate for Suburban Residential I
(maximum of 2.0 dwellings per acre).
Area Development Trends:
Properties to the north, east and west are zoned Residential (R-15) with conditional use
planned development and are occupied by single-family residential use within the
Wynwood at FoxCreek development or are vacant. Properties to the south are zoned
Agricultural (A) and are occupied by single-family residential use on acreage parcels or
are vacant. It is anticipated that single-family residential development will continue in the
area, as suggested by the Plan.
Site Design:
The applicant plans to develop the request property for single-family residential homes
on smaller clustered lots (as outlined in the proffered conditions and Textual Statement)
in conjunction with the Wynwood at FoxCreek development which surrounds the
property to the north, east and west (Proffered Condition 1 and Textual Statement Items I
and II). The Wynwood development is planned for a mixture of residential uses, to
include single-family, multifamily, cluster and townhome residential, commercial and
recreational uses with a neo-traditional design which includes sidewallcs, street trees,
open spaces and alleys serving the rear of dwelling units. Exhibit A is a conceptual plan
offered by the applicant to portray how the request property could be developed as part of
the Wynwood development.
Density, Residential Uses and Open Space:
Proffered Condition 3 limits the density to a maximum of two (2) dwelling units per acre,
yielding approximately fifty-one (51) dwelling units.
Single-family residential uses on lots ranging in size from a minimum of 4,500 square
feet to a maximum of 9,600 square feet in area are planned. These proposed lot sizes are
smaller than the minimum 12,000 square feet of lot area required in the Zoning
12 14SN0~04-2014_~PR23-BOS-RPT
Ordinance for lots zoned Residential (R-12). The ordinance requires permanent open
space in an amount equivalent to the area by which each lot is being reduced below
12,000 square feet to be provided as common area within the development.
Minimum setbacks offered accommodate the proposed cluster design. (Textual Statement
Item IILE.)
Cluster Standards:
The requirements offered for the proposed cluster development such as sidewallcs, street
trees and minimizing the impact of garage doors facing streets are consistent with those
typically required by the Planning Commission and Board of Supervisors on projects
where lot sizes are reduced below Residential (R-12) standards. The development
standards offered are also consistent with those approved for the adjacent Wynwood
development, except that the size of the focal point areas fails to meet the typical standard
(0.75 acre) established for small lot developments (Proffered Condition 4.A. and B and
Textual Statement Items IILC and D). In addition, Proffered Condition 2 would require
any required buffers to be located in recorded open space. (Proffered Condition 2)
Architectural Standards and Materials:
The applicant has proffered the use of architectural standards which include compatibility
with the adjacent FoxCreek development, the use of a variety of architectural styles, a
prohibition on repetitive facades adjacent to each other, and treatment and materials for
foundations, front porches and stoops, roofs and exterior facades. (Proffered Condition
4. C, D and E)
Landscapi~n
Additional landscaping to include supplemental trees on individual lots, sodded front
yards, and foundation planting beds is guaranteed. (Proffered Condition 4.B.2 - 4)
Recreational Facilities:
Passive and active recreational uses limited to facilities and uses that primarily serve the
surrounding residential community would be permitted. Such uses include but are not
limited to picnic areas, trails, sidewallcs, ponds, swimming pools, tennis and basketball
courts, playgrounds and clubhouses. The Textual Statement provides for setbacks, buffers
and other restrictions to mininuze the impact of such recreational uses on surrounding
residential uses. (Textual Statement III.A)
13 14SN0~04-2014_~PR23-BOS-RPT
CONCLUSION
The proposed zoning and land use complies with the Comprehensive Plan which suggests the
property is appropriate for Suburban Residential I (maximum of 2.0 dwellings per acre). In
addition, the proffered conditions adequately address the impacts of this development on
necessary capital facilities thereby ensuring adequate service levels are maintained to protect the
health, safety and welfare of County citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (12/17/13):
On their own motion, and with the applicant's consent, the Commission deferred this
case to their January 21, 2014 public hearing.
Staff (12/18/13):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than December 23, 2013 for consideration at the
Commission's January 21, 2014 public hearing.
Staff (1/8/14):
No new or revised information has been received.
Planning Commission Meeting (1/21/14):
Due to inclement weather, the Planning Comnssion meeting was postponed to January
23, 2014.
Planning Commission Meeting (1/23/14):
On their own motion and with the applicant's consent, the Commission deferred this case
to their March 18, 2014 public hearing.
AYES: Messrs. Wallin, Patton, Brown and Waller.
ABSENT: Mr. Gulley.
14 14SN0~04-2014_~PR23-BOS-RPT
Staff (1/24/14):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than January 27, 2014 for consideration at the Commission's
March 18, 2014 public hearing.
Applicant (3/5 and 3/6/14):
Revisions to the proffered conditions and Textual Statement were submitted.
Planning Commission Meeting (3/18/14):
The applicant's representative accepted the recommendation. There was no opposition
present.
Dr. Wallin indicated that this case fully addresses impacts of the proposed dwelling units
on public facilities and includes provisions for a quality project.
On motion of Dr. Wallin, seconded by Mr. Waller, the Commission recommended
approval and acceptance of the proffered conditions on pages 2 through 6.
AYES: Messrs. Wallin, Patton, Brown, Gulley and Waller.
The Board of Supervisors, on Wednesday, Apri123, 2014 beginning at 6:30 p.m., will take under
consideration this request.
1~ 14SN0~04-2014_~PR23-BOS-RPT
TEXTUAL STATEMENT
STEWART TRACT
Last Revised Febniary 28, 2014
L Rezone from A to R-12 for the uses perntted in R-12 District with a Conditional Use
Planned Development ("CUPD") to permit use and ordinance requirement exceptions, as
described herein, and as provided in the accompanying proffers.
IL General Conditions
A. Uses shall be linuted to uses permitted by right or with restrictions in the R-12
District. The development shall have a cluster design which includes sidewallcs,
street trees, and open spaces.
III. Requirements and Exceptions
If any of the following facilities are to be provided-they shall be identified on the overall
conceptual subdivision plan and on the record plat for any lot adj acent to such facilities.
A. Recreational Facilities.
1. Recreational facilities shall be permitted within the property. These uses
shall be linuted to facilities and uses that primarily serve the surrounding
residential community and may include passive recreation (i.e. picnic
areas, trails, paths, sidewallcs, ponds, open space, and vistas) and may
include active facilities (i.e. swimnung pools, tennis courts, basketball
courts, volleyball courts, playgrounds, and clubhouses).
2. Outside public address systems or speakers shall not be used between the
hours of 11:00 p.m. and 8:00 a.m. and shall only be used in conjunction
with a pool.
3. With the exception of playground areas which accommodate swings,
jungle gyms or sinular such facilities, outdoor play fields, courts,
swimming pools and sinular active recreational facilities shall be located a
minimum of 50 feet from any proposed or existing single family
residential lot line and a minimum of fifty (50) feet from any existing or
proposed public road. Nothing herein shall prevent development of indoor
facilities and/or parking within the 50 foot setback. Within the fifty (50)
foot setbacks, a fifty (50) foot buffer shall be provided along the perimeter
of all active recreational facilities except where adjacent to any existing or
proposed public roads. These buffers shall conform to the requirements of
the Zoning Ordinance for fifty (50) foot buffers. These buffers and
setbacks may be modified by the Planning Comnussion at the time of plan
review.
4. Any playground area (i.e., areas accommodating swings, jungle gyms or
similar such facilities) shall be located a nunimum of forty (40) feet from
all property lines. A forty (40) foot buffer shall be provided along the
perimeter of these recreational facilities except where adjacent to any
existing or proposed public roads. These buffers shall conform to the
requirements of the Zoning Ordinance for fifty (50) foot buffers. These
setbacks and buffers may be modified by the Planning Commission at the
time of plan review.
B. Focal Point/Recreation Area. A minimum of 0.40 acres of open space/recreation
area shall be provided within this property to provide "focal points". Part of each
focal point area shall be "hardscaped" and have benches and other amenities that
accommodate and facilitate gatherings. A portion of the focal points may include
areas devoted to best management/stormwater facilities. The focal points shall be
developed concurrent with the phase of development that the focal point is
intended to serve.
C. Garages. Front loaded attached garages shall be perntted 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.
D. Development shall conform to the following:
(1) Principal Strictures.
(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.
(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.
(iii) Front yard. Minimum of ten (10) feet in depth.
Minimum setbacks shall be increased where
necessary to obtain the required lot width at the
front building line.
(iv) Side yard. Two (2) side yards, each a minimum of
three (3) feet in width.
(v) Corner side yard. Minimum of fifteen (15) feet.
(vi) Rear ,yard. Minimum of four (4) feet.
(vii) Dwelling Size. The nunimum gross floor area for
each dwelling unit shall be 1,800 square feet for
2
one-story and 2,500 square feet for more than one-
story.
(2) Accessory Strictures. Setbacks for accessory strictures
shall conform to the setback requirements for such
strictures in the R-12 District except as follows:
(i) One (1) story accessory strictures: The rear, side
and corner side yard setbacks shall be half the
required yards for principal strictures defined
above.
(ii) More than one (1) story accessory strictures: The
rear, side and corner side yard setbacks shall be the
required setbacks for principal stnict~ires defined
above.
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