03SN0235-May28.pdfMay 28, 2003 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0235
Warren Redfern
Midlothian Magisterial District
North line of Farnham Drive
REQUEST:
Amendment to Conditional Use (Case 95SN0186) relative to architectural treatment
plus Conditional Use Planned Development to permit exceptions to Ordinance
requirements.
PROPOSED LAND USE:
A single family residential development containing a maximum of twenty-eight
(28) dwelling units is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGES 2 AND 3.
AYES: MESSERS. GECKER, LITTON, CUNNINGHAM AND STACK.
ABSENT: MR. GULLEY.
(NOTE: PROFFERED CONDITION 1 HAS BEEN MODIFIED SUBSEQUENT TO THE
COMMISSION'S CONSIDERATION OF THIS REQUEST. SHOULD THE BOARD WISH TO
APPROVE THIS REQUEST, IT WOULD BE APPROPRIATE TO ACCEPT PROFFERED
CONDITION 1, AS MODIFIED AND NOTED AS RECOMMEND BY "STAFF" .)
Providing a FIRST CHOICE Community Through Excellence in Public Service.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use conforms to the Midlothian Area Community
Plan which suggests the property is appropriate for a mixed use development to
include office, medium density housing (seven (7) to fourteen (14) units per acre),
personal services and community facilities.
The proposed zoning and land uses are compatible with, and representative of,
existing and anticipated area development.
(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 20, 2003, shall be considered the
Master Plan. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
Conceptual Plan. The ultimate design of the development shall
generally conform with the plan prepared by Balzer & Associates,
Inc., entitled "Conceptual Plan" and dated 3-21-03. (P)
(STAFF) 1.
Conceptual Plan. The ultimate design of the development shall
generally conform with the plan prepared by Balzer & Associates,
Inc., entitled "Conceptual Plan" and dated 3-21-03. Should the
adjacent property to the east, identified as Tax ID 737-707-5021, be
zoned for development similar to that approved on this site, a road
may be extended through the subject property to serve this adjacent
site. (P)
(STAFF/CPC) 2.
Architectural Treatment. The architectural treatment of all dwellings,
including materials and style, shall be compatible to the elevations
attached hereto and labeled as Exhibit A. (P)
(Staff Note: This condition supersedes Condition 20 of Case
95 SN0186.)
2 03SN0235-MAY28-BOS
(STAFF/CPC)
Sidewalks. Sidewalks shall be provided on one side of all roads. The
exact design, location and treatment shall be approved at the time of
subdivision plan review. (P)
(STAFF/CPC)
Driveways. Individual driveways shall be "hardscaped". The exact
design and treatment shall be approved at the time of subdivision plan
review. (P)
(STAFF/CPC)
5. Street Trees. Street trees shall be installed. (P)
(STAFF/CPC)
Landscaping. 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
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 subdivision plan review, shall approve the landscaping plan with
respect to the exact numbers, spacing, arrangement and species of
plantings. (P)
(STAFF/CPC)
Focal Point. A minimum of 0.3 acres of open space/recreation area,
exclusive of buffers, shall be provided on the property in an area
depicted on the Conceptual Plan. In addition, a minimum of 0.07
acres of area shall be provided as a "focal point" as one enters the
project. Part of the focal point shall be "hardscaped" and have
benches and other amenities that accommodate and facilitate
gatherings. The focal point shall be developed concurrent with the
first phase of residential development. The exact design and location
shall be approved by the Planning Department at the time of tentative
subdivision plan review. (P)
(STAFF/CPC)
Buffers. Buffers required by Section 17-70 of the Subdivision
Ordinance along roads shall be located within recorded open space.
(P)
(STAFF/CPC)
Open Space. Pedestrian access(es) shall be provided from within the
development to open space areas. The exact location of such
access(es) shall be approved by the Planning Department at the time
of tentative subdivision plan review. (P)
(STAFF/CPC)
10.
Public Streets. All roads which accommodate general traffic
circulation through the development, as determined by the
Transportation Department, shall be designed and constructed to state
3 03SN0235-MAY28-BOS
standards and taken into the state system. This condition may be
modified by the Transportation Department if it is determined that the
roads or any part of such roads cannot be designed for state
acceptance. For any roads which accommodate general traffic
circulation though the development that are not to be a part of the
state system, a plan that insures the continual maintenance of the
private streets shall be submitted to, and approved by, the
Transportation Department. (T)
(Staff Note: With the exception of Condition 20 of Case 95SN0186,
all previous conditions of Case 95SN0186 shall remain in effect for
the subject property.)
GENERAL INFORMATION
Location:
North line of Farnham Drive, west of Summerfield Drive. Tax IDs 736-706-8879 and
Part of 9798 and 736-707-9723 (Sheet 6).
Existing Zoning:
R-TH with Conditional Use
Size:
7.66 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North
South
East
West
- C-3 with Conditional Use Planned Development; Vacant
- R-TH with Conditional Use and R-MF with Conditional Use; Single family
residential (Willesden at Stonehenge) or multi-family residential (Fairways
Villas)
- R-15 and A; Vacant
- C-3 with Conditional Use Planned Development; Vacant
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UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along Farnham Drive, adjacent to
this site. Use of the public water system is required by an existing condition of zoning. (Case
95SN0186, Proffered Condition 23)
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the southern
boundary of"Willesden at Stonehenge" that includes an eight (8) inch wastewater collector
line extending north and terminating adjacent to this site. This eight (8) inch line was
constructed with the intent of serving the request site and other adjacent parcels. Use of the
public wastewater system is required by an existing condition of zoning. (Case 95 SN0186,
Proffered Condition 23)
ENVIRONMENTAL
Drainage and Erosion:
The property is wooded and, as such, should not be timbered without first obtaining a land
disturbance permit. This will ensure that adequate erosion control measures are in place
prior to any land disturbance activity (Case 95SN0186, Proffered Condition 24). The
property drains south under Farnham Drive and then via storm sewer to the existing BMP
located on the Stonehenge golf course property. There are currently no on- or off-site
drainage or erosion problems with none anticipated after development.
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 the year 2015. Eight (8) new fire/rescue stations are recommended
for construction by the year 2015 in the Plan. Based on a maximum of twenty-eight (28)
dwelling units, this request will generate approximately five (5) calls for fire and emergency
medical services each year. The proposed development will not result in an increase in the
number of allowable dwelling units. Accordingly, there is no net increase in the impact on
capital facilities.
5 03SN0235-MAY28-BOS
The property is currently served by the Midlothian Fire Station, Company Number 5, and the
Forest View Volunteer Rescue Squad. When the property is developed, the number of
hydrants and quantity of water needed for fire protection will be evaluated during the plans
review process.
Schools:
Approximately fifteen (15) students will be generated by this development. This is an
amendment to a previous case of fifty-one (51) lots.
This site lies in the Gordon Elementary School attendance zone: capacity - 725, enrollment -
655; Midlothian Middle School zone: capacity - 1,260, enrollment - 1,386; and Monacan
High School zone: capacity - 1,600, enrollment - 1,644 There are currently five (5) trailers
at Midlothian Middle and one (1) trailer at Monacan High. This site is in the Midlothian
Magisterial District.
The proposed development will not result in an increase in the number of allowable
dwelling units. Accordingly, there is no net increase in the impact on capital facilities.
Libraries:
Consistent with Board of Supervisors policy, the impact of development on library services
is assessed County-wide. Based on projected population growth, the Public Facilities Plan
identifies 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 Midlothian Library. The Plan
identifies a need for additional library space in this service area. The proposed
development will not result in an increase in the number of allowable dwelling units.
Accordingly, there is no net increase in the impact on capital facilities.
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 proposed development will not result in an
increase in the number of allowable dwelling units. Accordingly, there is no net increase
in the impact on capital facilities.
6 03SN0235-MAY28-BOS
Transportation:
The applicant is requesting several exceptions to bulk and design standards of the Zoning
Ordinance for development of a residential townhouse project on the property. The Zoning
Ordinance for Residential Townhouse (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 streets within this project to be in the State Highway System.
The applicant has proffered 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 (Proffered Condition 10). 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.
Financial Impact on Capital Facilities.
The proposed development will not result in an increase in the number of allowable
dwelling units. Accordingly, there is no net increase in the impact on capital facilities.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Midlothian Area Connnunity Plan which suggests the
property is appropriate for a mixed use development to include office, medium density
housing (seven (7) to fourteen (14) units per acre) and personal services and community
facilities.
Area Development Trends:
Properties along this portion of the Midlothian Turnpike Corridor are characterized by a
mix of agricultural, office and commercial zoning and land uses, transitioning to single
family residences south of the corridor. It is anticipated that this land use pattern will
continue. Specifically, the subject property was zoned in conjunction with adjacent
properties to the north and south for a mix of office and commercial uses generally north
of Farnham Drive and along Midlothian Turnpike, with higher density residential uses
along Farnham Drive, transitioning to lower density single family residential uses on
property to the east and south as part of the Stonehenge Subdivision development.
Zoning History_:
On November 26, 1980, the Board of Supervisors, upon a favorable recommendation by
the Planning Commission, approved rezoning from Agricultural (A) to Residential (R-15)
7 03SN0235-MAY28-BOS
with Conditional Use Planned Development to permit cluster homes (Case 80S 131). A
total of 124 cluster dwelling units were planned. This case incorporated a portion of the
subject property.
On October 28, 1992, the Board of Supervisors denied two (2) companion cases for
rezoning and Conditional Use Planned Development (Cases 90SN0259 and 91SN0231). A
mixed use development to include commercial, residential townhouse and residential single
family was proposed. These cases incorporated the subject property.
On April 26, 1995, the Board of Supervisors, upon an unfavorable recommendation by the
Planning Commission, approved a rezoning from Agricultural (A) and Residential (R-15)
to Residential Townhouse (R-TH) with Conditional Use to permit detached and attached
dwelling units; Residential Multi-family (R-MF) with Conditional Use Planned
Development to permit detached and attached dwelling units plus exceptions to R-MF
development standards; Corporate Office (0-2); Corporate Office (0-2) with Conditional
Use to permit commercial use exceptions; and Community Business (C-3) (Case
95SN0186). The subject property was included in the Residential Townhouse (R-TH)
portion of this request. Within the R-TH portion of the project, no more than fifty-one (51)
dwelling units were permitted. Other conditions included architectural treatment, dwelling
size, utilities, buffers, drainage and erosion and sedimentation controls and a cash proffer
to address impacts on capital facilities.
On April 22, 1998, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved a Conditional Use Planned Development and an
amendment to Case 95SN0186 on 6.4 acres zoned Residential Townhouse (R-TH) with
Conditional Use to permit an adult day care, bulk exceptions and exceptions to a proffered
condition relative to architectural requirements and an amendment to Case 95SN0186 on
16.6 acres zoned Residential Multi-family (R-MF) with Conditional Use Planned
Development to permit bulk exceptions and exceptions to a proffered condition relative to
architectural requirements (Case 98SN0123). This request affected parcels along the south
line of Farnham Drive, directly across from the subject property. This request permitted a
development of single family units on small lots within the R-TH portion of the request
subject to conditions affecting architectural treatment, conceptual layout, garage door
orientation, landscaping, street trees and buffered setbacks adjacent to the R-15
development to the east. Subsequent to this approval, the development of Willesden at
Stonehenge was recorded, consisting of twenty-three (23) lots. A maximum of twenty-
eight (28) of the original fifty-one (51) Residential Townhouse lots approved with Case
95SN0186 remained to be recorded on the property that is the subject of the current
application.
On February 27, 2002, the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved an amendment to Case 98SN0123 to delete garage door
design conditions on property along the south line of Farnham Drive, directly across from
the subject property, affecting the developments of Willesden at Stonehenge and Fairways
Villas. (Case 02SN0161)
8 03SN0235-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 1). The Conceptual
Plan includes lot orientation, road configuration, buffers and the location of open space
and a development focal point. The Plan depicts twenty-two (22) of the permitted twenty-
eight (28) lots. Access to the development is provided from Farnham Drive and Farnham
Circle. Should the adjacent property to the east be developed for a similar residential use,
roads may be extended through the subject property to serve this adjacent property.
Architectural Treatment:
Conditions of Case 95SN0186 required an architectural appearance that was traditional,
colonial style with brick and frame facades similar to the Westham Green Community on
Ridge Road in Henrico County (Condition 20). The applicant has requested that this
condition be deleted and 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). Proposed building materials will consist of brick veneer and beaded vinyl
siding (Proffered Condition 2).
Condition 17 of Case 95SN0186 requires a minimum first floor area of 1,000 square feet
for each dwelling unit.
Building Setbacks and Design:
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 cluster residential project
that has a character more in keeping with a single family detached unit layout versus the
standard townhouse row design. These exceptions are consistent with those granted for the
adjacent cluster residential development recorded as Willesden at Stonehenge.
Buffers:
Condition 1 of Case 95SN0186 requires the maintenance of twenty-five (25) foot buffer
along the northern boundary of, and within the subject property. A seventy-five (75) foot
buffer is required along the southern boundary of, and within the adjacent Community
Commercial (C-3) tract for a total of a 100 foot buffer between the proposed residential
and commercial uses.
Adjacent property to the east is zoned Residential (R-15). The Zoning Ordinance requires
a fifty (50) foot buffer along the eastern property boundary within the subject property
9 03SN0235-MAY28-BOS
Stonehenge _R-TH Phase II
Textual Statement
March 20, 2003
Development shall comply with the requirements of the Zoning Ordinance for Residential
Townhouse (R-TH) Districts, except as follows:
Side Yard. Two side yards, one a maximum of five and one-half (5.5) feet in width, the
other with a minimum often (10) feet in width. Among every set of three (3) dwellings
adjacent to one another, there shall be a minimum of twenty (20) feet of space between at
least two (2) of them.
b. Driveway and parking areas. Concrete curbs and gutters shall not be required on private
driveways and parking areas.
c. Group or row design. Group and row design standards shall not apply.
d. Common area. Minimum common area requirements shall not apply.
e. Recreational area required. Minimum recreational area requirements shall not apply.
Buffer adjacent to Tax ID 736-706-Part of 9798. In lieu of the required fifty (50) foot
buffer along the eastern property line, a fifty (50) foot setback shall be provided from
such property line. Within the first twenty-five (25) feet of the propert3, line, a buffer
shall be provided in accordance with the requirements of the Zoning Ordinance for
twenty-five (25) foot buffers. A landscaping plan depicting this requirement shall be
submitted to the Planning Department for approval in conjunction with the tentative
subdivision review process. Sunrooms, porches, decks and patios may encroach fifteen
(15) feet into the aforesaid setback.
,/'
FARNAHM DR
Dimensional Asphalt Roof
Ft~ON T
Brick on front and one side of dwelling
Beaded vinyl siding on opposing sides
Dimensional Asphalt Roof
F~ ON T
Brick on front and one side of dwelling
Beaded vinyl siding on opposing sides