Loading...
16SN0564 CASE NUMBER: 16SN0564 APPLICANT: Eagle Construction of Va., LLC CHESTERFIELD COUNTY, VIRGINIA STAFF’S ANALYSIS Magisterial District: MATOACA 7440 Kousa Drive AND RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: FEBRUARY 24, 2016 BOS Time Remaining: 365 DAYS Applicant’s Agent: MARK KUKOSKI (804-741-4663) Applicant’s Contact: KATE COOPER (804-741-4663) Planning Department Case Manager: RYAN RAMSEY (804-768-7592) APPLICANT’S REQUEST Amendment of zoning (Case 03SN0205) relative to architectural treatment in a Residential Townhouse (R-TH) District Continued development of an age-restricted, residential development known as The Villas at Dogwoodis planned. The applicant requests to modify the architectural elevations and building materials to permit a variation of the quad-style housing product. Conditions of zoning from the original zoning case would continue to regulate development standards for the subdivision (i.e. density, sidewalks, setbacks, and street trees). Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Proffered conditions, elevations, building materials list and previously approved conditions of zoning are located in Attachments 1-5. RECOMMENDATION RECOMMEND APPROVAL Amendment for architectural treatment is compatible with PLANNING existing neighborhood development COMMISSION Age-restricted development will have minimal impact on (1/19/2016) School facilities AYES: Wallin, Sloan, Frye and Jones NAY: Jackson Providing a FIRST CHOICE community through excellence in public service RECOMMENDATION (CONTINUED) RECOMMEND APPROVAL Revised elevations and building materials are compatible with existing neighborhood development STAFF Amendment is a minor modification to previous zoning request Existing conditions of zoning will continue to limit density for development 216SN0564-2016FEB24-BOS-RPT SUMMARY OF IDENTIFIED ISSUES Department Issue PLANNING - Previous zoning approved in 2003 BUDGET AND Modifications exceed five (5) year time limitation that the MANAGEMENT Board’s Cash Proffer Policy allows for modifications without considering the development’s impact on capital facilities FIRE Minor modification to existing conditions of zoning PARKS AND Minor modification to existing conditions of zoning RECREATION LIBRARIES Minor modification to existing conditions of zoning SCHOOLS Minor modification to existing conditions of zoning CDOT Minor modification to existing conditions of zoning VDOT - UTILITIES - ENVIRONMENTAL - ENGINEERING 316SN0564-2016FEB24-BOS-RPT 416SN0564-2016FEB24-BOS-RPT TABLE A REQUEST PROPERTIES 717-671-3770 7440 Kousa Drive 717-671-3976 7438Kousa Drive 717-671-4281 7432Kousa Drive 717-671-4466 7442Kousa Drive 717-671-4587 7430Kousa Drive 717-671-4772 7436Kousa Drive 717-671-4893 7424Kousa Drive 717-671-4977 7434Kousa Drive 717-671-5198 7422Kousa Drive 717-671-5283 7428Kousa Drive 717-671-5461 7443Kousa Drive 717-671-5689 7426Kousa Drive 717-671-5767 7437Kousa Drive 717-671-5894 7420Kousa Drive 717-671-6172 7435Kousa Drive 717-671-6356 7441Kousa Drive 717-671-6478 7429Kousa Drive 717-671-6662 7439Kousa Drive 717-671-6684 7427Kousa Drive 717-671-6968 7433Kousa Drive 717-671-6989 7421Kousa Drive 717-671-7273 7431Kousa Drive 717-671-7579 7425Kousa Drive 717-671-7885 7423Kousa Drive 717-671-8098 7403Kousa Drive 717-672-5404 7416Kousa Drive 717-672-5610 7414Kousa Drive 717-672-5915 7408Kousa Drive 717-672-6100 7418Kousa Drive 717-672-6321 7406Kousa Drive 717-672-6405 7412Kousa Drive 717-672-6811 7410Kousa Drive 718-672-4514 14840 Hull Street Road 516SN0564-2016FEB24-BOS-RPT Map 2: Comprehensive Plan Classification: MEDIUM-HIGH DENSITY RESIDENTIAL USE The designation suggests the property is appropriate for 4.0 to 8.0 dwellings per acre. Various residential types including, but not limited to, single family, two-family, zero lot line, townhouse, condominium and multifamily dwellings would be permitted. Map 3: Surrounding Land Uses & Development Manor Gate Subdivision Oasis Sports Park Commercial Dogwood Villas Drive Commercial or Hull Street Road Vacant 616SN0564-2016FEB24-BOS-RPT PLANNING Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov ZONING HISTORY Case Number BOS Action Request Rezoning from A to C-3 of 36.9 acres with Conditional Use Approved 99SN0227 to permit multi-family and single-family residential units (10/27/1999) not located on individual lots Rezoning from C-3 to R-TH of 30.4 acres with Conditional Use Planned Development to permit residential Approved 03SN0205 townhouse development with a maximum of 101 dwelling (05/28/2003) units and exceptions to Ordinance requirements Attachments 4, 5and 6 PROPOSAL The applicant desires to construct quad-style, single-family attached dwellings on the remaining undeveloped lots within the Villas at Dogwood development. Approximately thirty-seven (37) dwellings have beenconstructed. Per the approved subdivision plan, an additional fifty-nine (59) dwellings are planned. Density and development standards, such as setbacks, sidewalks, street trees and recreational amenities, will continue to be regulated by conditions of zoning in Case 03SN0205 for any undeveloped lots. The applicant proposes a revised architectural treatment for the remaining undeveloped lots in the subdivision. The following chart provides an overview of the amendments sought for the architectural treatment of buildings in this development: General Overview Requirements Details Architectural treatment compatible with the style shown in Exhibit A Brick or stone veneer materials required on side elevation adjacent to public/private rights-of-way, or: Variation in setbacks from rights-of-way through recessing a portion of each dwelling facing the Architectural Treatment right-of-way Proffered Condition 1, Attachment 2 Lot 27 of Section B to bebuilt with a comparable elevation and architectural style of neighboring Lot 26 Proffered Condition 2 716SN0564-2016FEB24-BOS-RPT General Overview(Continued) Requirements Details Building materials limited to those Exhibit A, which includes the addition of vinyl products as exterior decorative items only (to include vinyl board and Building Materials batten and cedar shake products, in the gables only) Permitted exterior siding materials will remain unchanged Proffered Condition 1, Attachment 3 FREESTANDING SIGNS In response to concerns expressed by residents of The Villas at Dogwood and the District Commissioner, the applicant will construct a residential community entrance sign and a community clubhouse sign. Both of these freestanding signs will meet Zoning Ordinance requirements. Installation of the signs will be completed prior to the release of the 10th Certificate of Occupancy. 816SN0564-2016FEB24-BOS-RPT FINANCIAL IMPACT ON CAPITAL FACILITIES Budget and Management Staff Contact: Natalie Spillman (804-717-8767) spillmann@chesterfield.gov 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 Adopted Capital Improvement Program and further detailed by specific departments in the applicable sections of this request analysis. 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 $23,418 per unit. The applicant is requesting to rezone the property to amend Proffered Conditions 1 and 2 of Case 03SN0205 relative to architectural treatments and building materials. The applicant is requesting that all other conditions of 03SN0205 remain in force and effect. The original case approved 101 age restricted residential townhomes. There are currently 64 potential lots remaining. The applicant in the original Case 03SN0205 proffered $3,672 (currently escalated to $6,346) per unit allocated pro rata among the parks, library, fire and roads categories. They did not offer any cash proffers to offset the impact of capital facilities related to schools. The current Cash Proffer Policy allows the County to assess the impact of all dwelling units in previously approved zoning cases that come back before the Planning Commission and Board of Supervisors using the calculated capital facility costs in effect at the time the case is reconsidered (Section A.9. of the Cash Proffer Policy). It is appropriate to accept the maximum cash proffer of $18,966 for each remaining dwelling unit to be built. The Cash Proffer Policy also allows a rezoning application within five years of the original case’s approval to be evaluated to determine if the application constitutes a minor modification. If so, the Board of Supervisors may determine that the previously accepted cash proffer amount, if offered, adequately addresses the capital impacts of the modified development proposal (Section B.6.). The original case was approved in 2003 which is outside of the five year window to consider minor modifications. Should the Planning Commission and the Board of Supervisors, through their consideration of this case, find that the 2003 approved conditions outweigh the policy issue relative to minor modifications being limited to a five (5) year time frame, and that acceptance of proffers are offered in this case are justified, the Board’s cash proffer policy does allow the Board to accept a cash proffer less than the current maximum. 916SN0564-2016FEB24-BOS-RPT 64 Per Dwelling Unit Impact on Capital Facilities Potential Units* FY16 Cash Proffer FacilityCurrent BOS Applicant Variance from Calculated on Existing Categories Maximum Proposal* Maximum Impact Zoning Schools $9,648 $0 $7,814 $0 ($7,814) Parks $1,347 $1,295 $1,091 $1,295 $204 Libraries $318 $528 $258 $528 $270 Fire Stations $861 $510 $697 $510 ($187) Roads $11,244 $4,013 $9,106 $4,013 ($5,093) Total $23,418 $6,346 $18,966 $6,346 ($12,620) Overall Impact on Capital Facilities Schools $617,472 $0 $500,096 $0 ($500,096) Parks $86,208 $82,880 $69,824 $82,880 $13,056 Libraries $20,352 $33,792 $16,512 $33,792 $17,280 Fire Stations $55,104 $32,640 $44,608 $32,640 ($11,968) Roads $719,616 $256,832 $582,784 $256,832 ($325,952) Total $1,498,752 $406,144 $1,213,824 $406,144 ($807,680) *Based on Proffered Condition 5 of 03SN0205. Actual number of lots and corresponding impact may vary. 1016SN0564-2016FEB24-BOS-RPT PUBLIC FACILITIES FIRE SERVICE Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the environment through a comprehensive fire and life safety program that ensures an adequate and timely response to emergencies. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: County-wide Fire & EMS Service Information & Needs New 5 Recommendations for Fire Stations by 2022 Replacement/Revitalization 4 Fire 24% 1 2011 Incidents as a percent of total EMS (Emergency Medical Services) 76% Fire/EMS Increases in Call Volume 44% from 2001 and 2011 County Population Increase from 17% 2001 to 2011 1 With the aging of population, medical emergency incidents are expected to increase faster than the rate of population growth over time. Fire Service - Project Impacts Estimated Number of Calls for 5 Service Annually Applicant’s Proposal to Address Request is a minor modification to existing conditions 1 Impacts of zoning. No comment on the applicant’s request. 1 The financial impact of residential development on fire facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. Additional Information: 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. 1116SN0564-2016FEB24-BOS-RPT PARKS AND RECREATION Staff Contact: Brian Geouge (804-318-8720) geougeb@chesterfield.gov The County supports a high-quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: County-wide Parks and Recreation Needs Park TypeNumber of New Parks Aggregate Acreage Regional 3600 Community10 790 Neighborhood 9180 Special Purpose 3 1 - Urban 2 - - Linear 3 - - 1 The Public Facilities Plan notes facility recommendations for water-based parks. All other facilities are acquired and developed on a site-by-site basis. 2 Facilities are recommended in urban areas where there is limited acreage available for park development. 3 Facility needs are assessed on a site-by-site basis as recommended in the Public Facilities Plan. Parks and Recreation – Project Impacts 5.9 Acres of Regional, Community and/or Neighborhood 2012 County Level of Service parkland per 1,000 persons 9 Acres of Regional, Community and/or Neighborhood Target Level of Service parkland per 1,000 persons Applicant’s Proposal to Address Request is a minor modification to existing conditions of 1 Impacts zoning. No comment on the applicant’s request. 1 The financial impact of residential development on parks facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. 1216SN0564-2016FEB24-BOS-RPT LIBRARIES Staff Contact: Jennifer Stevens(804-751-4998) stevensj@chesterfield.gov The public library system’s role in the county has expanded beyond its traditional function as a resource for information and materials, and now serves as a community gathering place for educational, cultural and informational services; community support during emergencies; economic development; and revitalization activities. The Public Facilities Plan, as part of the Comprehensive Plan,indicates: County-wide Library Needs Facility ActionCounty-wide Facility Needs Expand or Replace 5 Libraries Construction of New 5 Libraries Facilities 1 Community Arts Center Libraries -Project Impacts Applicant’s Proposal to Request is a minor modification to existing conditions of 1 Address Impacts zoning. No comment on the applicant’s request. 1 The financial impact of residential development on library facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. 1316SN0564-2016FEB24-BOS-RPT SCHOOLS Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net High performing, high quality public schools contribute to the quality of life and economic vitality of the County. The Comprehensive Plan suggests a greater focus should be placed on linking schools with communities by providing greater access, flexible designs and locations that better meet the needs of the communities in which they are located. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: County-wide School Needs School Types Facilities to Revitalize/Replace New Facilities Elementary 16 3 Middle 62 High 23 Technical - 1 Schools -Project Impacts Elementary 21 Middle 11 Average Student Yield High 15 Total 47 Applicant’s Proposal to Request is a minor modification to existing conditions of zoning. 1 Address Impacts No comment on the applicant’s request. 1 The financial impact of residential development on school facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. Additional Information: While 101 age-restricted dwelling units are approved, based on the cash proffer methodology this development would yield 47 new students. After review of this request, based on current school assignments and student enrollment the proposed rezoning case will have an impact on schools. It is possible that over time this case, combined with other tentative residential developments and other zoning cases in the area will continue to push these schools to their capacity and therefore impact the capacity of facilities division-wide. 1416SN0564-2016FEB24-BOS-RPT COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804) 748-1037 banksj@chesterfield.gov The County Department of Transportation has no comment on this request. VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov VDOT Land Use Regulations Traffic Impact Analysis (24VAC30-155) Access Management (24VAC30-73) Subdivision Street Acceptance (24VAC30-91/92) Land Use Permit (24VAC30-151) Summary VDOT has no comment on this request. WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov Theproposal’s impacts on the County’s utility system are detailed in the chart below: Water and Wastewater Systems Currently Size of Existing LineConnection Required by County Code? Serviced? Water No 6”& 8” Yes Wastewater No8”Yes Additional Information: The proposed request will not impact the public water and wastewater systems. ENVIRONMENTAL Drainage, Erosion and Water Quality Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov Environmental Engineering has no comment on this request. 1516SN0564-2016FEB24-BOS-RPT CASE HISTORY Applicant Submittals 10/5/15 Application submitted 11/30/15 Revised proffered conditions and elevations were submitted 12/11/15 Revised proffered conditions and elevations were submitted 12/30/15 Revised proffered conditions and elevations were submitted 1/8/16 Revised proffered conditions and elevations were submitted 1/14/16 New proffered condition was submitted Community Meetings 10/1/15Issues Discussed: Existing ongoing site development issues within the Villas at Dogwood community (i.e. drainage and community recreation amenities) Discussed entrance feature and sign for community Location of where Section C homes will be built Price and size of proposed homes Building materials 1/13/16Issues Discussed: Architecture and building materials Location of house entrances Construction timeline for new sections Discussed entrance feature and sign for community Planning Commission Meeting 1/19/16 Citizen Comments No citizens spoke to this case. Commission Discussion Request is a modification to architectural elevations and building materials to permit a variation of the quad-style housing product Age-restricted households will supplement tax base, which will provide an increase in the operating budgets for Schools Recommendation – APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Wallin Second: Frye AYES: Wallin, Sloan, Frye and Jones NAY: Jackson The Board of Supervisors on Wednesday, February 24, 2015, beginning at 6:30 p.m., will consider this request. 1616SN0564-2016FEB24-BOS-RPT ATTACHMENT 1 PROFFERED CONDITIONS Note: “STAFF/CPC” – Recommended by both staff andPlanning Commission The Applicant hereby amends Textual Statement of Case 03SN0205 by deleting Item 5 as well as amending Proffered Condition 1 of Case 03SN0205 to read as follows: (STAFF/CPC) 1. The architectural treatment of all buildings including materials and style shall be compatible to the elevations and building materials list within Exhibit A, dated December 11, 2015. In addition, the following design elements shall be required: a.Group or ROW Design. i.The maximum number of attached units shall be four (4). ii.Any building elevation adjacent to a public or private right-of-way shall incorporate either: 1.Brick or stone veneer in the area highlighted on the elevations for Exhibit A, or 2.Variation in setbacks from rights-of-way through recessing a portion of each dwelling facing the right-of-way in lieu of varying the setback of each unit. (P) (Staff Note: Except as amended with this case, all other conditions of Case 03SN0205 shall remain in force and effect.) (STAFF/CPC) 2. Lot 27 of Section B (GPIN 717-671-8098) shall be built of a comparable elevation and architectural style and elements of neighboring Lot 26 of Section B. (P) (STAFF/CPC) 3. Prior to the issuance of the tenth (10) Certificate of Occupancy, the following freestanding signs shall be installed: a.One (1) residential community entrance sign, located generally within the median of Dogwood Park Drive, at the intersection of Hull Street Road. This sign shall be subject to VDOT approval prior to installation. b.One (1) identification sign for the community clubhouse, located generally along Dogwood Villas Drive, adjacent to the community clubhouse facility. (P) (Staff Note: Signs shall meet Zoning Ordinance requirements.) 1716SN0564-2016FEB24-BOS-RPT ATTACHMENT 2 EXHIBIT A – CONCEPTUAL ELEVATION 1 OPTION 1 – GABLE WITH VINYL BOARD & BATTEN 1816SN0564-2016FEB24-BOS-RPT ATTACHMENT 2 EXHIBIT A – CONCEPTUAL ELEVATION 2 OPTION 2 – GABLES WITH VINYL CEDAR SHAKE 1916SN0564-2016FEB24-BOS-RPT ATTACHMENT 3 EXHIBIT A – BUILDING MATERIALS EXHIBIT A THE VILLAS AT DOGWOOD December 11, 2015 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 Gables –vinyl, cedar shake or vinyl board and batten Wood or metal porch railing Garage Doors –16 foot carriage style door long panel with ribs, hinge straps, handles and long and square window lite grills 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 pedestrian community. 2016SN0564-2016FEB24-BOS-RPT ATTACHMENT 3 APPROVED PROFFERED CONDITIONS (03SN0205) 2116SN0564-2016FEB24-BOS-RPT ATTACHMENT 4 APPROVED TEXTUAL STATEMENT (03SN0205) 2216SN0564-2016FEB24-BOS-RPT ATTACHMENT 5 APPROVED CONCEPTUAL ELEVATION 1 (03SN0205) 2316SN0564-2016FEB24-BOS-RPT ATTACHMENT 5 APPROVED CONCEPTUAL ELEVATION 2 (03SN0205) 2416SN0564-2016FEB24-BOS-RPT ATTACHMENT 5 APPROVED CONCEPTUAL ELEVATION 3 (03SN0205) 2516SN0564-2016FEB24-BOS-RPT ATTACHMENT 5 APPROVED CONCEPTUAL ELEVATION 4 (03SN0205) 2616SN0564-2016FEB24-BOS-RPT ATTACHMENT 5 APPROVED BUILDING MATERIALS LIST (03SN0205) 2716SN0564-2016FEB24-BOS-RPT