04SN0169-Dec 17.pdf............ , ..... CPC
. December. 17, 2003 BS· ..
STAFF'S
'REQUEST ANALYSIS
'RECOMMENDATION
04SN0169
. TASCON-NORWOOD L.L.C.
Matoa~a Magisterial District
Northwest quadrant'Of;North Spring Run:and MeEnnfilly Roads
REQUEST: Amendmem to Conditional Use Planned DevelOpmem (Case ~01SN0267)to
permit exceptionS, to b~lding materials mquiremems~andi cOretmction .materials
requirements for Sidewalks:and walkways. . ~ ' '
PROP.OSED LAND USE:
A multi-family condominium residential~ development.~cOnt~g a max'.unUm~of
124 dwelling units isPl~ed.
PLANNING:CO~SSION :RECOMMFNDATION
THE COMMISSION IS SCHED~EDi'TOCONS~E~?HIS CASEONiDECEM~ER
2003..sro,..F W-rLL ~VISE OF ~cOmasstoi, sRECOton ON -'
DECEMBER 17, 2003.
STAFF~3~RECo~NDATION
I. Recommend approval of the. exceptions to building materials reqUirement 'for" the
following reason: -
' The additionalbuilding materials cont:inueto provide-for.the.typical develOpmem.
standards necessary to. ~Urea quality !higher density d~vel0pm~nt.
II. The sidewalk construction materials were negOtiated between:the 'applicant '0fCase
01 SN0267 and area property owners. After cOnsideratiOn: 6f Public; input, shfiuld::the
providing a FIRST cHOICE, community Through ExcellenCe in Public-Service..
Commission wish to -approve ihis. amendment, imposition of the 'Condition' would be
appropriate.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER:MAY PROFFER-
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC,; WEREAGREEDUPON
BY BOTH STAFF AND THE CO~SSION, CONDITIONS WITH. ONLYA"STAFF,,.~-.
RECOMMENDED 8OLELY BY STAF~ F. CONDITIONS WITH ONLY A "CPC":iARE.
ADDITIONAL CONDITIONS RECOMMENDED BY ~ PLANN~._ GCO~SSION0 -
CONDITION
(sTAFF) Sidewalks, Walkways, ~and Pedestrian Trails. Sidewalks having a width Of three
(3) feet shall be prOvided generally along, lboth sideslof~allinteri0r streets,;-.bmnot
alOng driveways serving only One oreo bulldi%s;;ipitVided that,.al;ng:that
portion of theintemalstreet that generallY paralldsih~nnally Road, :~ Sh°~vn on
the Schematic' P1an,~:: if ~ topographic and dime~iiSnal::' conS~aints.'_betWeen
McErmally Road and the pond make provisiOn of sideWalks on::both sideS~of~the
street impractical;a SideWalk may be Placed.on.onlyi0ne side of-~t pOrtiOn of;the
street. Sidewalks~shall also be provided :~ong:the;enffance road to ~OrthSpring
Run Road and to the adjacem property to, the noieth~ identified as! Tax ID 725~671-
he228. Walkways Shall be provided from ~e.ddveWayS~fO~:individual buildings-to
entrances of all :dwell~g units. 'Sidewancs.ana Wal ayS shall be Con~ted
of:exposed aggregatei .stamped concrete or masOnry ~pavers. ::~WalkvvayS ~t0the
from doors of the:.h°meS shall be-oflbr°om fiifished. ~oncrete~::~ .pedes~an~:trails'
shall be provided around the pond Withi ~onneefi~ tdithed%house area:and t°
the major imemal streetS. The exact treatmem and)loeatiorii~of~hese sideW~Sand
pedestrian trails shali-~be; approved by~thelmmg~De~ent:;iat, the time'of-site
plan review. ~) .
(Note: This condition sUPersedes Condition 3 of CaseO1SN0267.) . . .
PROFFERED CONDITION
(STAFF)
Schematic Plan and Elevations. Development-of:ithe-~:Property shall:be in
sUbstantial c0nform~%i.:., with -:the arc~teC~al::.apPe~aneel, shown i.°n~ 'ithe
elevations attached hereto: as Exhibits ~; and ~B ~withrespeet-to the materials
depicted, whiCh:are brick veneer, stOne or ~!faux:: stone (Cultured stone),
composition of ~Yl-Sing and 20 year[: asphalt l mof.:~hinglesi DeVelopment of
the Property shall ~:generaly conform:to!the Schemati~ 'PI~-m ~th reSPect to the
general location .of the-
· buildings such -that the--~number of
are minimized, and the~clustedng
driveways and parking areas need notbe
however, the .Concepts:of the Plan shall: be general!Y-~dher~ to SUeh~as the
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orientation of dwelling units to one another, to open spaces, and to rights of way.
(P)
Location:
(Staff Note:
01 SN0267.
This proffered condition- supersedes Proffered Condition 5 of Case
The Exhibits referred to are: contained-in caSe 018N0267.)
GENERAL INFORMATION
Northwest quadrant of McEnnally and North Spring Run Roads, .Tax ID 724-670~5538
(Sheet 15).
Existing Zoning:
Size:
R-MF with Conditional Use Planned Development
27:4 acres
Existing Land Use:
Vacant
Adiacem Zoning and Land Use:
North'- C-3 and C-5; Single family residential, commercial orvacant
South - A; .Single family residential or vacant
East - 0-2, R-9, R-25 'and A; Vacant, single ifamily residential or public/semi-Public
(church)
West'- C'3 and 0-2; Office or vacant
UTILITIES; ENVIRONMENTAL; AND PUBLIC FACII JTIES
The requested amendment will have no impact on these facilities.
Comprehensive Plan:
LAND USE
Lies within the boundaries of the Upper Swift Creek Plan which suggests the northern
portion of the property is appropriate for a mixture of. community-scale corporate office
and commercial uses and multi,family and townhouse .residential uses with a density of
8.0 'to 14 units per acre. The Plan suggests the s0uthem portion of the Property extending
3 04SN0169-DEC17-BOS
from this community mixed-use node to McEnnally Road is.appropriate for residential
development of 2.0 dwelYmg units per acre or less.-HoweVer, Withthe realignment of the
Ashbrook Parkway EXtended now incorporating MCEnnally Road; residemial
development for densiti,es of 2.Ounits per acre or less maY, n011onger be an appropriate'
land use along this major:arterial as originally sUggested bY~eiPia~. In:!heir a~prO~al of
multi-family development on the Subject prope~aspart~°ficase:0iSN0267, the BOard of
Supervisors supported' the pro,sion of buffers-along M~Ennal-lY--R0ad :to addressi:?the
intent of the Plan with respect to land use-tranSitiOnto the s°uth;
Area Development Trends:
Properties to the north are zoned General Commercial (C.5).and COmmunity Busii~ess
(C-3) and are developed-for commercial uses· (hOme center) orare vacant. ProPe~:to
~he east is zoned Corporate Office (O-2)and ReSidenfial-~R29:~and?:R-~5~;and is V~cai~t or
ocCUPied-by a single family ~eSidenee or'a: church.: .P?p~rty to thb s°uth iS:Zoned:
AgriCultural (A) and is :°ceupiedby single.fami}y":resid~ne6s 6r is vacant. proPeffies ~o
the West are zoned C0mm~ty. Business (C;3:)and: C°~potate OffiCe i(O-2) and: are-:
oeCUPied by office uses (fUner~-home) or are::vaeant:~:~-~e~ UPPer!:~wiR creek Plan
suggests that this seefionOfth~iR°ute 360 corridor is aPpr0priate:!£Or!amiXture 0f:~is~sto~:
inelude'c0rporate office and e°~ercial uSes, and ~mulfi-familY~and townhouse iresldential::
uses. ReSidential development: ~th densitieS;Of2.0~dwelling ~ts Per acre or:less is,
expectedto Continue Sou~ ofthiSmixed use node. : '~ · · -:' ~ '
Zoning History:
On'November 28, 2001, the Board of Supervisors~ upon a :fa~0rable.recommendation bY
-the: Commission, approved a reZ~ning from:A~cultutal~ (~)i~ Residentia[:~:~f~l~
(R:MF) with Conditi~naI~:use~ planned DeVe!opmentto :Pe~t eXcep~0ns to O~aUee
requirements on a 37:3'iaere-..~act (Case_01-SN~267)~:.'-:A multi,f~ly condominium:
residential development';.:C°n~g a maXimum 'of' 124.dWelling units was~ Pt°Pased.
This 'approval limitedbtfi!d~g~i~terialS for~e, um'tsi~to, bfick~en~eri. ~i)mpositio~'~din. g
and :2'0:year asphalt:.Shing!'e:mOfs, and-sideWalk constmctiOn?-materials to exposed,
aggregate or stamped Concrete.
Building and-Sidewalk Construction Materials:
Proffered Condition 5 0f Case O1SN0267 1,~ts sidingimat~fifls, for the mulfi-fami.'lY
units tobfick veneer and composition siding: ?he apP!iem :PropOSes to,:amend;-this
proffer'to include stone~-;faux Stone and vinYlas siding~0pti}0ns;(Pr0ffered :C°iidifion).
The. original materials :Were:selected to m~mtain the. ~-.quality '- of ~s higher.density
development. The prop0s~d, addiiions to these material~ e0r~tinu~?tO, meet this goal/: '
Condition 3 of Case 01SN02671imited sidewalk and.w~ay :e°nstmefion"materials to
expOsed' aggregate or::smmPed :Concrete.. ~s condifion(,was negotiated: .With!iarea
residents :and the MatoacaDiStrict Board Of SUPends0rs member.. The aPPlicant ,is
4 04SN0169-DEC 17-BOS
requeSting the addition of masonry paverS to these material Options. After consideration
of public input, should the C°~ssion and BOard .~sh:. tO!. approve this amendment,
imposition of the Condition wOuld be apPropriate.
CONCLUSIONS ·
The additional building materialS continue to pro~ide.:for the typical devel0pmem standards~
necessary to insure a quality higher density development. Therefore, StaffreeO~ends..a~proval-
oI Amenament 1. -- - :
The sidewalk construction materials were negotiated between the applicant of Case 01SN0267
and area PrOperty owners. After Consideration 'ofPUblic inpUt;. Sho~a, ~e-co~ssion ~hto
approve ~anendmem II, impoSition ofthe Condition wOUld be 'aPP~0pfiate~ . '"
CASE HISTORY
Staff (12/1/03):
The Commission is scheduled tog consider this case on.DeCember ~6, 2003. Staff:All
advise the Board of the CommisSiOn~s reCommendatiofi O~De(dember_ 1~7, 2003;
The Board of Supervisors, on Wednesday, December' 17,.2003,.beginning at 7.~00 p.m., Wil!take
under consideration this request;
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