03SN0205-May28.pdfREQUEST:
A~;1 I g: 9(t('12 ('~D(~
May 28, 2003 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0205
Dogwood Partnership
Matoaca Magisterial District
North line of Hull Street Road
Rezoning from Community Business (C-3) to Residential Townhouse (R-TH) with
Conditional Use Planned Development to permit exceptions to Ordinance
requirements.
PROPOSED LAND USE:
A residential townhouse development containing a maximum of 101 dwelling units
is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGES 2 THROUGH 5.
AYES: MESSRS. GECKER, LITTON, CUNNINGHAM AND STACK.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use conforms to the Upper Swift Creek Plan which
suggests the property is appropriate for a mix of uses to include residential
developments of various densities of up to ten (10) units per acre.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Bo
The proposed zoning and land uses are compatible with, and representative of,
existing and anticipated area development.
The proffered conditions address the impacts of this development on necessary
capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Specifically, the needs for roads, schools, parks, libraries and fire stations is
identified in the County's adopted Public Facilities Plan, the Thoroughfare Plan
and Capital Improvement Program and the impact of this development is discussed
herein. The proffered conditions adequately mitigate the impact on capital
facilities, thereby insuring adequate service levels are maintained and protecting the
health, safety and welfare of County citizens.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER 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.)
CONDITION
(STAFF/CPC)
The Textual Statement revised March 10, 2003, shall be considered the
Master Plan. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
The architectural treatment of all buildings, including materials and
style, shall be compatible to the elevations which are attached to the
Request Analysis and labeled as Exhibit A. (P)
(STAFF/CPC) 2.
The ultimate design of the development shall generally conform with
the Conceptual Plan prepared by Barthol Design Associates, P.C.,
dated March 5, 2003, titled "The Villas at Dogwood." The location
of driveways, parking areas, roads and buildings need not be exactly
as shown on the Conceptual Plan; however, the concepts of the Plan
shall be generally adhered to such as minimizing the number of units
and garages fronting the private drives and public streets and the
orientation of dwelling units to one another, to open spaces, and to
rights ofway. (P)
(STAFF/CPC) 3.
Any above ground facilities required for water quantity or quality
control shall be designed as wet ponds and landscaped or otherwise
improved so that the facilities become visual enhancements to, and
amenities for, uses developed on the property. At the time of site or
subdivision plan review, a plan depicting these requirements shall be
submitted for review and approval. (P & EE)
2 03SN0205-MAY28-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
o
Except as otherwise prohibited by the Virginia Fair Housing Law, the
Federal Housing Law, and such other applicable federal, state, or
local legal requirements, the occupancy of dwelling units shall be
restricted to "housing for older persons" as defined in the Virginia
Fair Housing Law and shall have no persons under 19 years of age
domiciled therein. (B&M)
The applicant, subdivider, or assignee(s) shall pay the following to
the County of Chesterfield prior to the issuance of building permit for
infrastructure improvements within the service district for the
property:
ao
$3,672.00 per dwelling unit, if paid prior to July 1, 2003. At
the time of payment, the $3,672.00 shall be allocated pro-rata
among the facility costs as calculated annually by the County
Budget Department as follows: $750.00 for parks, $306.00
for library facilities, $295.00 for fire stations, $2,321.00 for
roads; or
The amount approved by the Board of Supervisors not to
exceed $3,672.00 per dwelling unit adjusted upward by any
increase in the Marshall and Swift Building Cost Index
between July 1, 2002, and July 1 of the fiscal year in which
the payment is made if paid after June 30, 2003. The payment
shall be allocated pro-rata as set forth above.
In the event the cash payment is not used for the purpose for
which proffered within 15 years of receipt, the cash shall be
returned in full to the payor. (B&M)
The public water and wastewater system shall be used. (U)
Except for timbering approved by the Virginia State Department of
Forestry for the purpose of removing dead or diseased trees, there
shall be no timbering on the property until a land disturbance permit
has been obtained from the Environmental Engineering Department
and the approved device has been installed. (EE)
The developer shall analyze the two outfalls to include the recorded
100-year floodplain and the adequacy of the culverts under Village
Square Parkway. If the recorded floodplain would be affected or the
existing culverts do not meet VDOT criteria, the developer must
retain/detain water onsite to ensure that the culverts or floodplain are
not impacted. (EE)
3 03SN0205-MAY28-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
11.
12.
13.
14.
Direct access to Route 360 shall be limited to one (1) public road.
The exact location of this access shall be approved by the
Transportation Department. Prior to recordation of the initial
subdivision plat, a public right-of-way and/or access easements,
acceptable to the Transportation Department, shall be recorded across
the property to ensure shared use of this access with adjacent
properties. (T)
In conjunction with the initial development, additional pavement shall
be constructed along Route 360 at the approved access to provide a
right turn lane. The developer shall dedicate to Chesterfield County,
free and unrestricted, any additional right-of-way (or easements)
required for these road improvements. (T)
A minimum of 0.75 acres shall be provided in an area lying at the
northern terminus of the entrance road, adjacent to, and including the
clubhouse area, as depicted on the Conceptual Plan, to provide a focal
point as one enters the project. Part of the area shall be hardscaped
and have benches and other amenities that accommodate and
facilitate gatherings. The exact design and location shall be approved
by the Planning Department at the time of subdivision review. The
clubhouse shall have a minimum size of 2000 gross square feet and
shall be architecturally compatible with the residential development.
Compatibility may be achieved through the use of similar building
massing, materials, scale or other architectural features. The
clubhouse, together with related focal point amenities, shall be
developed concurrent with the first phase of development. (P)
Sidewalks shall be provided along both sides of roads and drives that
accommodate general traffic circulation through the developments as
generally shown on the Conceptual Plan. Sidewalks shall also be
provided to the recreational uses within the project and to the adjacent
commercially zoned properties. The exact design, treatment and
location of the sidewalk shall be approved by the Planning
Department at the time of tentative subdivision plan reviexv and site
plan review. (P)
Street trees shall be installed along both sides of any roads and drives
which accommodate general traffic circulation through the
development. (P)
Landscaping shall be provided around the perimeter of all buildings,
between buildings and driveways, within medians, and within
common areas not occupied by recreational facilities or other
structures. Landscaping shall comply with the requirements of the
4 03SN0205-MAY28-BOS
Zoning Ordinance Sections 19-516 through 19-518(f). Landscaping
shall be designed to: minimize the predominance of building mass
and paved areas, define private spaces, and enhance the residential
character of the development. The Planning Department, at the time
of tentative subdivision or site plan review, shall approve a
conceptual landscaping plan. Final landscaping design showing the
exact numbers, size, spacing, arrangement and species of plantings
shall be approved by the Planning Department prior to the release of a
building permit for any dwelling unit. (P)
(STAFF/CPC)
15.
A maximum of one hundred and one (101) lots shall be developed on
the property. (P)
(STAFF/CPC)
16. Landscaped Setbacks.
ao
Thirty (30) foot and fifty (50) foot landscaped setbacks shall
be provided, as shown on the conceptual plan. Except as
specified herein, the landscaped setbacks shall consist of a
landscaped berm and landscaping. Landscaping shall meet
one and one-half times "Landscape C", as defined in the
Zoning Ordinance.
A 100 foot building and parking setback shall be maintained
along the northern property boundary adjacent to Manor Gate
subdivision. Pedestrian paths and other passive recreational
uses and underground utilities shall be permitted with the 100
foot setback area, provided, however, that such utilities shall
be located so as not to run generally parallel through the
northern seventy-five (75) feet of the 100 foot setback area.
The northern seventy-five (75) feet of the 100 foot setback
shall be maintained as a buffer and shall comply with Sections
19-520, 19-0521 (a) through (h) and 19-522. (P)
(STAFF/CPC)
17.
Dwelling units shall not exceed a height of two (2) stories or thirty
(30) feet, whichever is less. (P)
GENERAL INFORMATION
Location:
North line of Hull Street Road, east of Cosby Road. Tax IDs 717-671-Part of 3939, Part
of 7131, 8690 and 9347; 718-671-Part of 1133; and 718-672-4401 (Sheet 15).
5 03SN0205-MAY28-BOS
Existing Zoning:
C-3 with Conditional Use Planned Development
Size:
30.35 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North -
South
East
West
A with Conditional Use and 0-2 with Conditional Use Planned Development;
Public/semi-public (school) or single family residential
C-3 with Conditional Use Planned Development and A; Office (under
construction) or vacant
C-5; Vacant
A with Conditional Use; Commercial and single family residential
UTILITIES
Public Water System:
There is an existing twenty-four (24) inch water line extending along the north side of Hull
Street Road, adjacent to the request site. In addition, there is an eight (8) inch water line
extending along the north side of Cosby Road, adjacent to this site. Use of the public water
system is intended and has been proffered. (Proffered Condition 6)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the western boundary
of Glen Ridge Subdivision, approximately 100 feet east of this site. In addition, there is an
existing eight (8) inch wastewater collector extending along portions of Manor Gate Drive
and Manor Gate Place, in Manor Gate Subdivision, approximately 150 feet north of the
request site. Use of the public wastewater system is intended and has been proffered.
(Proffered Condition 6)
Based on existing residential flows contributed by the adjacent Manor Gate and Hickory
Grove Subdivisions, and accounting for the Millwood School and Goddard School, a
capacity restriction exists in an existing eight (8) inch wastewater collector line within the
Woodlake Village complex. Due to this restriction, limited wastewater capacity is
available to serve this site. To ensure adequate wastewater capacity is available, a
6 03 SN0205-MAY28-BOS
wastewater diversion line will need to be constructed, by the developer, around the
restricted line.
ENVIRONMENTAL
Drainage and Erosion:
The majority of the property drains north through adjacent subdivisions and then a short
distance to Swift Creek Reservoir. The property is wooded and, as such, should not be
timbered until issuance of a land disturbance permit. This will ensure that adequate
erosion control measures are in place prior to any land disturbance activity. (Proffered
Condition 7)
The downstream culverts and the floodplain may have been designed based on a less
intense development scenario for these parcels. The developer must therefore analyze the
existing, recorded floodplain located in Manor Gate and Glen Ridge down through the first
road crossing to determine if the culverts are adequate and that the floodplains will not be
affected. If it is determined that the culverts or floodplain will be affected, on-site
detention/retention will be required (Proffered Condition 8). Off-site easements may be
necessary due to the flatness of some of the watercourses. There are currently no on- or
off-site drainage or erosion problems with none anticipated after development.
Water Quality:
Chesapeake Bay and Upper Swift Creek compliance will be achieved through participation
in the County's Regional BMP program. To address concerns relative to the aesthetics of
any open basins required for water quantity or quality control, the applicant has agreed
that any such facility will be designed as a wet pond and landscaped or otherwise improved
so that they become visual enhancements to uses developed on the property. (Proffered
Condition 3)
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan .and the Capital Improvement Program. This development
will have an impact on these facilities.
Fire Service:
The Public Facilities Plan indicates that emergency services calls are expected to increase
forty-five (45) percent by 2015. Eight (8) new fire/rescue stations are recommended for
construction by 2015 in the Plan. Based on 101 dwelling units, this request will generate
approximately fifteen (15) calls for fire and EMS services each year. The applicant has
addressed the impact on fire service. (Proffered Condition 5)
7 03SN0205-MAY28-BOS
The property is currently served by the Clover Hill Fire/Rescue Station, Company
Number 7. 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.
Schools:
Since there is an age restriction on the proposed development, this request will have no
impact on schools. (Proffered Condition 4)
Libraries:
Consistent with the Board of Supervisors' policy, the impact of development on library
services is assessed County-wide. Based on projected population growth, the Public
Facilities Plan identified a need for additional library space throughout the County. Even
if the facility improvements that have been made since the Plan was published are taken
into account, there is still an unmet need for additional library space throughout the
County.
Development of this property would most likely impact the Clover Hill Library. The Plan
identifies a need for additional library space in this service area. The applicant has agreed
to participate in the cost of providing for area library needs. (Proffered Condition 5)
Parks and Recreation:
The Public Facilities Plan identifies the need for four (4) new regional parks. In addition,
there is currently a shortage of community park acreage in the County. The Plan identifies
a need for 625 acres of regional park space and 116 acres of community park space by
2015. The Plan also identifies the need for neighborhood parks and special purpose parks
and makes suggestions for their locations.
The applicant has offered measures to fully assist in addressing the impact of this proposed
development on these Parks and Recreation facilities. (Proffered Condition 5)
Transportation:
In 1999, the Board of Supervisors approved a rezoning request (Case 99SN0227) on thirty-
seven (37) acres along Hull Street Road (Route 360) and Cosby Road for development of a
mixed-use project. As part of that approval, the Board accepted several transportation related
conditions including those relative to right of way dedication, access control and construction
of road improvements along Route 360 and Cosby Road. Some of the required
transportation improvements have been addressed with development of one (1) site within
the project. The subject property, consisting of approximately tt-firty (30) acres, encompasses
most of the thirty-seven (37) acre project, and is currently undeveloped. The applicant has
proffered several transportation conditions consistent with those currently on the property.
8 03SN0205-MAY28-BOS
This request would permit a residential townhouse (R-TH) development on the subject
property. The applicant has proffered a maximum density of 101 lots (Proffered Condition
15). The applicant has also proffered to restrict this development to "housing for older
persons" (Proffered Condition 4). Based on retirement community trip rates, this
development could generate approximately 470 average daily trips. These vehicles will be
distributed to Route 360, which had an estimated 2002 traffic count of 23,940 vehicles per
day.
The Zoning Ordinance for R-TH allows streets, within 500 feet of a public road, to be
privately owned and maintained. It is staff's recommendation and it is the applicant's desire
to have all of the main streets within this project accepted into the State Highway System.
The applicant has included in the Textual Statement a condition that all streets, which will
accommodate general traffic circulation, will be designed and constructed to State (VDOT)
standards and taken into the State System (Textual Statement, Item 6). Having these streets
accepted into the State Highway System will insure their long-term maintenance. The
condition allows staff to approve private streets within this residential development, if it is
determined that they cannot be designed to State standards. If staff approves any private
streets, the condition also requires the developer to provide a plan for their continual
maintenance.
Development must adhere to the Zoning Ordinance relative to access and internal circulation
(Division 5). Direct access to major arterials, such as Route 360, should be controlled. The
applicant has proffered that direct access to Route 360 will be limited to one (1) public road
(Proffered Condition 9). This proffered condition requires that this access be shared with
adjacent properties through the recordation of a public right of way and/or private access
easement.
Mitigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered that with initial development on the property
additional pavement will be constructed along Route 360 at the approved access to provide a
right turn lane (Proffered Condition 10). The applicant also intends to have additional
access for this development to Cosby Road. The access to Cosby Road must extend through
the balance of the property that was included in the original zoning case, but that is not a part
of this request. Existing zoning conditions on that property will require the developer of the
subject property to construct turn lanes along Cosby Road.
The Thoroughfare Plan identifies the need to improve existing roads, as well as construct
new roads to accommodate growth. Area roads need to be improved to address safety and
accommodate the increase in traffic generated by this development. Route 360 will be
directly impacted by this development. The capacity of the four (4) lane section of Route
360 between Otterdale Road and Woodlake Parkway is acceptable (Level of Service B) for
the volume of traffic it currently carries. The volume of traffic from Woodlake Parkway to
Route 288 exceeds the capacity of the road, and drivers experience extreme congestion,
especially during peak periods. The Virginia Department of Transportation Six-Year
9 03SN0205-MAY28-BOS
Improvement Program did include a project to widen Route 360 to six (6) and eight (8) lanes
from Swift Creek to Winterpock Road. However, due to State budgetary shortfalls, no
construction funds have been allocated to this project. The applicant has proffered to
contribute cash, in an amount consistent with the Board of Supervisors' Policy, towards
mitigating the traffic impact of this development. (Proffered Condition 5)
Financial Impact on Capital Facilities.
PER UNIT
Potential Number of New Dwelling Units 25' 1.00
Population Increase 68.00 2.72
Number of New Students ]
Elementary 0.00 0.00
Middle 0.00 0.00
High 0.00 0.00
TOTAL 0.00 0.00
Net Cost for Schools 0.00 0.00
Net Cost for Parks 17,325 693
Net Cost for Libraries 9,375 375
Net Cost for Fire Stations 10,025 401 '
Average Net Cost for Roads 102,725 4,109
TOTAL NET COST 139,450 5,578
*Based on a gross density of 3.33 units per acre on 7.75 acres. Actual number of units and
corresponding impacts can vary.
As noted, this proposed development will have an impact on capital facilities. This request is
seeking the ability to develop dwelling units on portions of the property that prohibited dwelling
units under conditions of Case 99SN0227. That case was approved with a cash proffer. In
accordance with recent policy changes for evaluating the impact of development consistent with
what may be permitted under existing conditions of zoning, staff has calculated an increase in the
impact on capital facilities resulting from twenty-five (25) dwelling units. In arriving a the
twenty-five (25) dwelling units, staff used a density of 3.33 units per acre applied to 7.75 acres.
This represents the proposed gross density applied to that portion of the property that prOhibited
the development of dwelling units after adjustments for increase as permitted in Case 99SN0227.
Staff has calculated the fiscal impact of the twenty-five (25) new dwelling units on roads, parks,
libraries and fire stations at $5,578 per unit. The applicant has been advised that a maximum
proffer of $4,815 for each of the twenty-five (25) dwelling units would defray the cost of the
10 03 SN0205-MAY28-BOS
capital facilities necessitated by this proposed development. Furthermore, the applicant has been
advised that as an alternative to having two (2) different per unit cash proffer amounts for this
development, $3,296 for seventy-six (76) units and $4,815 for twenty-five (25) units, that a single
equivalent cash proffer in the amount of $3,672 paid on all of the dwelling units would be
acceptable. The applicant has proffered cash in the amount of $3,672 to assist in defraying the
cost of this proposed zoning on such capital facilities (Proffered Condition 5). The cash proffer is
applicable to all units developed in accordance with this proposed rezoning. Staff finds this cash
proffer acceptable.
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 cash proffer in this case.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for a mix of uses to include residential development of various densities of up
to ten (10) units per acre and corporate office. One of the goals of the Plan is to
accommodate transitional-type uses such as that proposed by this application between Hull
Street Road and residential uses outside of the corridor.
Area Development Trends:
Properties to the northwest and west are zoned Agricultural (A) and are developed for a
private school, outdoor recreation (miniature golf), a communications tower and a single
family residence. Property to the northeast is zoned Corporate Office (0-2) and is
developed as a single family residential subdivision (Manor Gate). Vacant property to the
east is zoned General Commercial (C-5) and areas to the south are zoned Community
Business (C-3) and Agricultural (A) and are under development for office use or are
vacant. The Upper Swift Creek Plan suggests that this section of the Route 360 Corridor
is appropriate for a mixture of uses to include residential development of various densities,
professional, business and administrative offices and integrated supporting uses.
Zoning History:
On September 21, 1999, the Board of Supervisors, upon a favorable recommendation by
the Planning Commission, approved a rezoning to Community Business (C-3) of a 36.9
acre tract with Conditional Use to permit multi-family residential uses and single family
uses not located on individual lots. This case incorporated the subject property on which
office and residential uses were permitted. Residential development was limited to a
maximum of 128 dwelling units. (Case 99SN0227)
11 03SN0205-MAY28-BOS
Site Design:
The Conceptual Plan, which is intended to provide a general guideline for development of
this project, has been included in this application (Proffered Condition 2). The Conceptual
Plan includes dwelling orientation, road configuration and the location of common and
recreation spaces. The Plan depicts ninety-four (94) of the permitted 101 dwellings as
single units, duplexes, triplexes and quadplexes (Proffered Condition 15). Parking spaces
are located adjacent to each dwelling unit, with garage door openings oriented away from
public streets and private drives. Access to the development is provided from both Hull
Street and Cosby Roads.
Architectural Treatment:
The applicant has proffered that the architectural appearance of the dwelling units will be
similar to those depicted in the elevations submitted with the application (Exhibit A) and
that the materials will consist of cement siding (Hardi-Plank or equal), brick veneer, cut
stone veneer and eifs with asphalt shingles, sheet metal and standing seam metal roofing
(Proffered Condition 1). Proffered conditions require that the proposed clubhouse be
architecturally compatible with the residential development. (Proffered Condition 11)
The Zoning Ordinance currently permits a maximum height for dwellings on the subject
property of three (3) stories or forty (40) feet, whichever is less. In consideration of the
existing residential development north of the property (Manor Gate Subdivision), the
applicant has proffered a maximum height of two (2) stories or thirty (30) feet, whichever
is less. (Proffered Condition 17)
Building Setbacks and Orientation:
Except as modified by this request, development must conform to the bulk requirements
established in the Zoning Ordinance for the Residential Townhouse (R-TH) District. The
applicant has requested exceptions to several of these standards, as noted in the Textual
Statement submitted with this application. These Ordinance standards were designed to
address a typical, suburban high-density residential project. The majority of these
exceptions will allow flexibility in site design to accommodate a unique townhouse project
that has a character more in keeping with a single family detached unit layout versus the
standard townhouse row design.
Buffers and Screening:
Currently, the Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened from view of adjacent property and
public rights of way by a solid fence, wall, dense evergreen plantings or architectural
feature, and that such area within 1,000 feet of any residentially zoned property or
property used for residential purposes not be serviced between the hours of 9:00 p.m. and
6:00 a.m. In addition, sites must be designed and buildings oriented so that loading areas
12 03 SN0205-MAY28-BOS
are screened from any property where loading areas are prohibited and from public rights
of way.
Adjacent property to the north is zoned Corporate Office (0-2) with Conditional Use
Planned Development and is occupied by single family residences (Manor Gate
Subdivision). The Zoning Ordinance does not require a buffer along the northern property
boundary of the request site. The applicant has proffered a 100 foot building and parking
setback along the northern boundary adjacent to Manor Gate Subdivision, of which the
northern seventy-five (75) feet will be landscaped consistent with the Zoning Ordinance
requirements for seventy-five (75) foot buffers. (Proffered Condition 16.b.)
Adjacent property to the east is zoned General Business (C-5) and is currently under site
plan review for development of a self-storage facility. This site plan does not include the
provision of a buffer adjacent to the subject property, as both properties are currently
zoned commercially. The applicant has therefore proffered the provision of a fifty (50)
foot setback adjacent to this eastern property, to be landscaped consistent with the
requirements of the Zoning Ordinance for fifty (50) foot buffers. (Proffered Condition
16.a.)
Adjacent properties to the south and west are zoned Community Commercial (C-3) and
Agricultural (A) with a Conditional Use for commercial uses, respectively. Proffered
conditions provide for a fifty (50) foot landscaped setback to the south and a thirty (30)
foot landscaped setback to the west to provide appropriate transition between existing and
proposed non-residential land uses and this proposed residential development. (Proffered
Condition 16.a.)
Recreation and Open Space:
The Zoning Ordinance requires that not less than twenty (20) percent of the total gross
acreage for a townhouse project be provided in common open area, exclusive of
driveways, parking areas and recreational areas. Further, a minimum of ten (10) percent of
the gross acreage must be devoted to recreational use, with a minimum provision of 1.5
acres. The applicant proposes a .75 acre recreational area to serve the townhouse project
that will be located at the entrance to the development, as depicted on the Conceptual Plan.
This area will include a clubhouse, containing a minimum of 2,000 gross square feet and
will be hardscaped with benches and other amenities to facilitate the gathering of residents.
Although this recreational provision is less than the 1.5 acre minimum, as an age-restricted
project, the demand for "active" recreation space is not as great as a typical high density
residential project. Further, open space is provided throughout the project, as shown on
the Conceptual Plan. (Proffered Condition 2)
Sidewalks and Pedestrian Paths:
The applicant has agreed to provide sidewalks along both sides of roads and drives as
generally shown on the Conceptual Plan. In addition, pedestrian connections will also be
13 03 SN0205-MAY28-BOS
provided to the recreational uses within the project and to the adjacent commercially-zoned
properties. (Proffered Condition 12)
Landscaping:
Street trees and landscaping should be provided to enhance the residential appeal of the
townhouse development, define private spaces and minimize the predominance of building
mass and paved areas. The applicant proposes that street trees be planted along each side
of the interior roads and drives to include the entrance road from Hull Street Road into this
development. Landscaping is to be installed around the perimeter of all buildings,
between buildings and driveways, within medians and within common spaces not occupied
by recreational facilities. (Proffered Conditions 13 and 14)
CONCLUSIONS
The proposed zoning and land use conforms to the Upper Swift Creek Plan which suggests the
property is appropriate for a mix of uses to include residential developments of various densities
of up to ten (10) units per acre.
In addition, the applicant has proffered conditions which provide for amenities that will enhance
the project and guarantee a quality development.
The proffered conditions address the impacts of this development on necessary capital facilities, as
outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the needs for roads,
schools, parks, libraries and fire stations is identified in the County's adopted Public Facilities
Plan, the Thoroughfare Plan and Capital Improvement Program and the impact of this
development is discussed herein. The proffered conditions adequately mitigate the impact on
capital facilities, thereby insuring adequate service levels are maintained and protecting the health,
safety and welfare of County citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant and Staff (4/15/03):
Following a recalculation of the financial impact, a revised proffered condition was
submitted.
Also, additional information was provided regarding the public wastewater system, as
discussed herein.
14 03SN0205-MAY28-BOS
Planning Commission Meeting (4/15/03):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Stack, seconded by Mr. Cunningham, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 through 5.
AYES: Messrs. Gecker, Litton, Cunningham and Stack.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, May 28, 2003, beginning at 7:00 p.m., will take under
consideration this request.
15 03SN0205-MAY28-BOS
Z
O35No~0 5 -Z
035NOZ05-$
THE VILLAS AT DOGWOOD
March 6, 2003
TYPICAL CONSTRUCTION PRODUCTS:
Roofing:
Asphalt shingles
Sheet Metal (including copper)
Standing Seam Metal (including copper)
Exterior Siding:
Cement Siding (Hardi-Plank or equal)
Brick Veneer
Cut Stone Veneer
EIFS/Stucco look alike products
Aluminum or Vinyl soffits, moldings, and trim
Exterior Decorative Items:
Polymer/steel combo porch columns
Wood or metal porch railing
Windows:
Aluminum clad or Vinyl
Foundations:
Brick and block
Stone
Driveways:
Asphalt
Sidewalks:
Concrete
Color selections will be limited to ensure continuity and aesthetic appeal
throughout the project. Light colored brick, stucco, stone and siding products
will be utilized to produce a village vernacular. Shared driveways, tree lined
streets and broad sidewalks enhance the visual association to a p'edestrian
community.
EXHIBIT A