03SN0314-Oct 22.pdfOctober 22, 2003 BS
STAFF'S
REQUEST ANALYSIS
RECOMMENDATION
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BTC Partners
Dale Magisterial District
West line of Courthouse Road
-REQUEST:
Amendment to Conditional Use Planned Development (Case 82S096) relative to
building materials, architectural treatment and occupancy permits. Specifically,
the applicant is requesting an. amendment to Proffered Condition 6 to permit vinyl
and Hardy Plank siding as alternative building materials; the deletion of Proffered
Condition 3 limiting the number of similar facade treatmems per building; and an
amendment to Condition 6 to permit the release of occupancy permits prior to
roads being accepted for state maintenance.
PROPOSED LAND USE:
A residential townhouse development containing a maximum of ninetY-eight (98)
units is proposed.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF
THE PROFFERED CONDITION ON'PAGE 2.
STAFF RECOMMENDATION
The original proffered conditions of zoning addressing building materials (Proffered
Condition 6) and facade.treatment (Proffered Condition 3) were negotiated with area
property owners. After consideration of public input, should the Commission and Board
wish to approve these amendments, the acceptance of the amended Proffered Condition
would be appropriate.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
II,
Recommend approval of the amendment to Condition 6 relative to occupancy permits for
the following reason:
This amendment will allow development to comply with current Subdivision
Ordinance standards relative to the completion of road improvements in relation
to the issuance of building permits.
(NOTE: CONDITIONS MAY'BE IN~OSED 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)
All public rOads shall have a pavement width not less than forty (40) feet,
face of curb to face of curb. These roads shall be constructed to Virginia
Department of Highways and TranSportation's specifications and taken
into the State'system. (EE)
(NOTE: This condition supersedes Condition 6 of Case 82S096.)
PROFFERED CONDITION
(STAFF/CPC)
The exterior treatment of all dwelling units shall be limited to cedar
siding, hardboard siding, vinyl siding, Hardy Plank siding or brick, or a
combination of such materials. At the time of tentative subdivision plan
review, alt6mative eXterior treatments of equal or improved quality and
durability, as determined by the Planning Commission, may be substituted
proVided such materials do not substantively alter the original design,
character or appearance ofthe dwelling Units. (P)
(NOTE: 'This proffered condition supersedes Proffered Condition 6 of
Case 82S096.)
(NOTE: With the exception of Condition 6 and Proffered Condition 6 which are amended
herein, and the deletion of Proffered Condition 3, all previous conditions and proffered
conditions of Case 82S096 shall remain in effect.)
GENERAL INFORMATION
Location:
Lies along the west line of Courthouse Road, approximately 1,300 feet north of Harley
Drive. Tax IDs 748-684-Part of 6404, 749-684-0431 and 4251 (Sheet 10).
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Existing Zoning:
R-TH with Conditional Use Planned Development
Size:
16.8 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North - I-1 with COnditional Use Planned Development and A with Conditional Use
Planned Development; Office/warehouse or outdoor recreation
South - A; Single family residential
East - A; Single family.residential
West - C-3; Multi-family residential or vacant
UTILITIES AND PUBLIC FACILITIES
The requested amendment will have no impact on these facilities.
ENVIRONMENTAL
Currently, the Subdivision Ordinance requires that streets be constructed to state standards and
accepted into the state system prior to the issuance of more than eighty (80) percent of the
building permits in any section of a residential townhouse subdivision that is to be served by
public roads. The proposed amendment to Condition 6 to delete the requirement that all streets
be in the public system prior to the issuance of any occupancy permit will permit the proposed
development to comply with Ordinance standards.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Plan which suggests the property is
appropriate for residential development at densities of 1.51 to 4.0 units per acre.
Area Development Trends:
Surrounding properties are developed for a mix of uses to include office/warehouse,
multi-family and outdoor recreation to the north and west, and single family residential to
the south and the east alOng Courthouse Road. The subject property represents infill
development providing land use transitions from north to south, and from east to west.
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Zoning History:
On November 23, '1983, the Board of Supervisors, upon a favorable recOmmendation by
- the Planning Commissio~ approved a rezoning of 16.3-acres from Agricultural (A) and
Residential (R-12) to Residential Townhouse :~'TH)' with Conditi°nal~ Use Planned
Development to penmt Ordinance exceptions. 'With .approval of this request, conditions
and proffered conditions:required, in part, restrictions on siding materials and facade
treatments for buildings (Proffered Conditions 3 and 6 of Case g2S096) and a
_ requirement that roads be:taken into the state system prior to the issuance of occupancy
permits fOr anydWellings... (COndition 6 of Case 82S096)
Building Materials and:ArchitectUral Treatment:
currently, Proffered COndition 6 of Case 82S096 restricts the exterior building materials
to cedar siding~ ~dboard siding, brick or a combination thereof. The applicants have
requested~that vinYl siding and Hardy Plank be. :added to this list. Further, alternative
materials of comparable quality and durability.:- may - be substituted upon the Planning
Commission's determination that such materials.do'not substantivelY.alter the original
design, character or appearance of the dwelling units.
Proffered ConditiOn '3 of Case 82S096 limits.the number of facades with the same
appearance to amaximum of two (2) per building. Theapplieants are requesting that this
requirement be deleted, : thereby requiring that the 'architectural appearance follow
Ordinance ~requirements. The Ordinance requires:that buildings be designed to avoid
monotonous -facades and.ilarge bulky masses. 'Buildings should employ creative.design
elements to proVide· architectural variety to include window and door articulation,
sculptural'or textural: relief of facades, architectural ornamentation and varied 'rooflines,
among other features.'. Elevations would be reviewed and approved by the Planning
Department as part of the subdiVision plans revieTM process to insure adherence to this
Ordinance requirement.
CONCLUSIONS
The Original proffered conditions of zoning addressing building' materials (Proffered Condition 6
of Case 82S096) and facade :treatment(Proffered Condition 3 of Case 82S096) were negotiated
with-area property owners. After consideratiOn of public input, should the Commission and
BOard wish to approve these amendments, the acceptance of the amended Proffered Condition
would-be appropriate.
The proposed amendment to Condition 6 will allow development to comply with current
SubdiVision Ordinance standards relative to the 'completion of road improvements in relation to
the issuance of building permits. For this reason, apProval Of the amendment to Condition 6 is
recommended. (Condition)
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CASE HISTORY
Planning Commission Meeting (9/16/03):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Litton, seconded by Mr.. Gulley, the Commission recommended
approval subject' to. the Condition and acceptance of the Proffered Condition on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, October 22, 2003, beginning at 7:00 p.m., will 'take
under consideration this request.
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