05SN0223-Apr27.pdf.Mareh...%2~..~,5
April 27, 2005 BS
STAFF'S
REQUEST AN'AL¥SIS
AND
I~-COMMENDATION
05SN0223
Chesterfield Co,tory Health Cor~nission
Dale Magisterial District
West line of Government Center Parkway
'REQ~[~'EST:
'Rezoning from Agricultural (A) to Multifamily Residenlial (R-MF) with
Conditional Use Ptammd Development to permit muttifamily, single .lhmil.y' and
two (2) family dwelling units; nursing home; child care center uses: and
exceptions to Ordinance requirements.
PROPOSED LANI) USE:
A continumn care campus, to include an expansion of tim Lucy Corr Nursing
Home, a child care center and a multiiiarnily development consisting of 150 age-
restricted multifamily, sii~glc family and two (2) family dwellings are proposed.
E. xceptions to requirements of the Ordinance for Mulfifarnily Residential (R*M'F)
Districts are proposed to accommodate the proposed mix of uses.
PLANNING COMMtSSIO'N RECOMMENDATION
RECOMMEND APPROVAL A.ND ACCE.P'I"ANCE O.F THE .PROFFERED CONDI't.'IONS (.)N
PAGES 2 TIIROUGI[I 5.
STAFF RECOMMENDATION
Rec.omn~end denial l:br the following reasons:
The proposed zoning and land uses do not comply w.ith the Central Area Plan
which s~ggests 1he prope~.' is appropriate for office uses.
The proposed single family and two (2) fanfily dwelling ~mits are not in scale with
thc corporate office park image or,he Conrthouse Complex.
Prov'l~hn~.5 a FIRST (;f.iOi(;E cozx:uiiumc? ti~rougl~ excellence in public service
(NOTE: CONDI'HONS MAY BE IMPOSED OR TI-{E PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND TIlE COMMISSION. C, ONDtTI'ONS WITH ONLY A "STAFF'~ ARE
RECOMMENDED SOLELY BY STAFF, CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
PROH*'ERED CONDITIONS
'lhe Owners mid thc Developer (the "Owner") in this zoning case, pursnam' to Section t 5.2-2298
of the Code of Virginia (1950 as amended) a,ad the Zoning Ordinance of Chesterfield. County, fbr
themselves and their successors or assigns, proffer that the development of the Property known
ms Chesterfield Connty Tax Identification Number 769*665-9903 (part), 771-665-3354 (part),
773-665-2523 (part), 770~664-6398 (part), and 771-665-3701 (part) (the '~Propcrty") under
ccmsiderarion will be developed according m tim :tbllowing conditions if, and only if, the
rezoning request for R-MF with a conditional use planned development (CUPD) is granted. In
the event the request 'is denied or approved with conditions not agreed to by the Developer, the
prolI'ers and conditions shall immediately be null and void and of no further lbrc. e or cffi~ct. If
the zoning is granted, these proffers and conditions will supersede ail proffers and conditions
now existing on the Property.
(CPC)
Zoning_Plaj!. Parcels shall be located as generally depicted, on thc Zoning
Pta~, titled "Lucy Corr Village Expansion, Land Use Map," dated 1-04-
04. but the location and size of the parcels may be modified provided thc
parcels generally maintain their relationship with each other and aw
a~ac. ent properties. A plma i'br any such pm'ce[ adjustment shall be
submitted to tim Plmming Dcpartmcnt l'br review and approval. Such plan
shall be subject to appeal in accordance ~qlh provisions of the Zoning
Ordinance for Site Plan appeals. (P)
(CPC'~
Master Plan. 'i'[~e textual statement dated February t7, 2005, shall be
considered the Master Plaa. (P)
(CPC
.U_tj:.lj:~i_e...s_. The punk waer and wastewater systems shal I be used? except
that publ.ic wastcwater shall not be required tbr the. model home for as
long as it is used as a model or tmtil such time that public wastewater with
sufficienl capacity is within 50 feet of the model hom.e, whichever occurs
t:h'st. (U)
(CPC
4.
Timbering, With the exception of timbering which has been approved by
the Virginia State Department of Forest0, for the purpose el' removing
dead or diseased trees, there shall be no timbering until a la.ad disturbance
permit has been obtained from the Envi.mmnentat Er.~4inccring Department
and c. he approved devices have been installed.
(CPC) 5.
Atac Restriction. E. xccpl as oiherwise prohibited by the Virginia Fair
[lousing L. aw, the Federal Housing Law. and such other applicable
2 05SN 0223 -APR2'?L t-K)S
(CPC)
(cPc)
t:bderal, state, or .loc~ legal requirements, dwelling units shall be restricted
to ~l~onsing for otde:r 'pm.'sons" as defined in. the 'Virgima Fair Housin,g
Law and shall have no persons under 19 >'ears of age domiciled thereim
(B&M)
Cash Proffers. For each dwelling uztit developed, t'hc applicam,
subdivider, or assignee(s) shall pay $5,435.00 per uni~. to the County of
Chesmrfield, prior to lhe thne of issuance of a building permit,
infi'astructure improvements within the service district tbr the Property if
paid prior to July 1, 2005. The $5,435.00 for any uni'ts developed shall be
..allocated pro-rata among the tkcility costs as calculatt:d annually by the
County Budget Department as follows: $230 lot' parks, $402 for Iibmry
facilities. $4,~ for fire stations, and $4,.~80 tbr roads. Thereafter, such
payment shall bc thc mnount approved by the Board of Supervisors m>t to
exceed $5,435.00 per unit as adjusted upward by any increase in the
Marshall and Swift .Building Cost h~dex betwee~ July 1, 2004 and July
of the fiscal, year in which the payment is made if paid alter Jane 30, 2005.
Il' any o.f thc cash proffers are not expended for the purposes desig,~ated by
the Capital Improvement Program within l]itlecn (I5) years i.¥om thc date
of payment, they shall be returned in tull to the payor. Should
Chesterfield Ctmnty impose impact tiocs at any time during the life of the
development that are applicable to the Property, the amount paid ill. ca~sh
proffers shall be in lieu of or credited toward, but not ir~ addition to, any"
impacl 'l:iaes in a maturer as determined b.y the County.
~acc. A.t a minimum, the fotlowi~g Open Space areas shall be
provided:
A minimum fifty (50) idol buffer shall be provided along thc south
line of Conrthou~ Road. Within a linear distance of
approximately 200 feet and beginning approxinmtcly 250 feet fi'om
Courts Complex Road, ~ading shall be permitted fifteen (15) feet
into the buffer. A stormwater management lhcility may be located
within this buffer. Except as staled herein, this buffer shall comply
with the requirements of 'the Ordinance tbr Sections 19-520
through 522. (P)
A minimum thirty (30) fbot buffer shall be provided along Courts
Complex Road. A stonnwatcr management facility' may bc located
within this buffer. Except as stated herein., this buffer shall comply
with the requirements of lhe Ordi~ance for Sections 19-520
through 522. ('P)
A minimum 0.5 acre of open space shall be centrally located
bctwccn thc single ~'ami.ly and two-family dwellings and the
multifamilv building ¢'Central Lawn"il and also accessible ~.o the
3 I}YSN,~)223- A PR =; ~1~( )S
(CPC)
(cPC)
nursing home. The Central I,awn shaJt be "hardscapcd" and have
benches and other amenities that accommodate m~d facilitate
gatherings. The exact location and design of the Ceniral 1.a'w~.'--.
shall be approved by the Planning D~partment at the time of si~e
pian review. (P)
A minimum t.0 acre of open space shall be centrally located
within the Property ("Centra~ Open Space")'to provide a tbcat
point as one enters the development. The Cetm-af Open Space
shall be "hardscaped" amd have benches and other amenities that
accommodate m~d facilitate gatherings, l,ess formal ped.esman
paths, sidewalks, boardwalks, or trails sh~dl be provided within the
Central Open Space to link to the Central Lawn. The exact
location and design of the Central Lawn shall be approved by the
P.lam~in.g Depam.nent at tl~e time of site plan review; provided,
however, that hardscaping of such paths or trails shall not be
required nor shall, this require a sidewalk around the perimeter of
this Central Open Space. Additional lbaturcs such as picnic tables,
grills, shelters, and/or gazebos shall be permitted in the Central
Open Space. (P)
Sidewalks shall be provided on both sides of all rights-of-way
along wh:[ch dwellings front, except Gr the Central Open Space
and the Central. La'~m. Sidewalks shall be provided on both sides
of the boulevard entrance f'rom Courts Complex Road. The exact
treatment m~d location of the sidewalks shall be approv'cd at thc
time of site plan rev/ew. (P)
Sn-eet trees shal'[ be planted or retained along each side of all
fi~ts-t~t'-way along which dwellings front. The exact locafio.a,
spacing, species, and size of the trees shall be approved by the
Planning Department at the time of site plan review. Street trees
shall be planted or retained in the median of the boulevard entrance
from Courts Complex Road. (P)
Trails shall be provided along Courts Complex Road and
Courthouse Road mid throughout the project for a total distance of
approximately 5,000 lit~ear fkct. The exact design and Iocati. on of
these trails shall be approved bv Parks and Rec. reaion at 'the time
of site plan review. (P & iR)
Density'. 'l'hcre shall be no more than t 50 dwelling m~its developed on the
Property, (P)
~._u_.i.[~j...n,g.~.,.~:.l...a..t_~rials. [~e l:hcades of single t~.mily dwellings and two
l~nily dwe[iings shall he constructed of brick, brick veneer, world, vinyl
4 05SN'0223.,APR27-.B()S
siding, cementious-lype sidiug, composite siding, g!ass, acne, or EIFS.
.(..]..argg~. If provided, a minimum of fifty percent (50°/~) of the single
f"amity cb'oilings gat'ages shall be side entry, l.f provided, a ~ninimt'~rn of
fi.fty percent (50%) o£the ~'o-famitv dwellings shall have garages that are
sc[back at least five (5) fcct fran the front face of thc building. (P)
(CPC) 11.
Driveway. 5. Private driveways serving single family and thc two ik4mily
d.wellings shall be "hardscaped? The exact design and treatment of
driveways shall bc approved by tke Planning Department at the tm~e of
site plan review. (P)
'CPC) ].2,
Access. 'No direct access shall be provided from the Property to
Courthouse Road. (T)
(.'CPC)
][~.d~.~gl~_i._.n~g. Landscaping shall bc prov'idd around the perimeter of all
buildings, between buildings and dr/vevays, within medians, and w.'i:thin
common areas not occupied by recreational facilities or other structures.
t_.andscaping shall comply with the re. qdrements o1' the Zoning Ordinance
Sections 19-516 thra~gh 1!)-518. l~a.ndscaping sl~all be designed to:
mit~imiT, e the predominance of building mass and paved areas; define
private spaces; and cnhancc thc tesideatial charaaer of tine development.
The Plannh~g Department, at the time of site plan review, shall approvc
the landscaping plan with rcspect to the exa.a numbers, spacing.
arrangement, and species of plantings. (T)
('.CPC) 14.
Road Stal~dards. All roads that accommodate general traffic circ. dation
through the development, as determined by fl~e 'Transportation
Depamnent, shall be designed and constructed to VDOT standards and
taken into thc. Statc System. Setbacks fi'om these public roads shall be as
identified for special access streets pursuant to Section i9-505¢) of.' 'thc
Zoning Ordinance.
(Nc)]'E: 'PROFFERED CONDITION .15 WAS SUBMITTED SUBSEQttEN'i" iO
COMMISSION'S ACTION ON THIS 'REQI.~EST.)
15.
The architectural treatment, to include materials, color and style, tbr multi-
lhmilv strtaurcs shall be compatible witlq fl~e development on Tax ID
77]~665d70I (Lucy Corr Nursing Home). Thc architectural stylc
si~'~gle thmily ~md two-family dwellings shall be similar to the elevations
titled ~'Lucv Corr Village Traditional Cottage Plan", rtatcd March. 14,
2005, and '%ncy Co~: Village Duplex Cottage Front Elevation", dated
Mm'ch 15, 2005, both prepared by SFCS lnc~ (P)
5 05SN{t223..AI?R'27...BOS
GENERAL INFORMATION
Location:
West line of Government Center Parkway, east line of Courts Complex Road, south line
of Cottrthouse Road and located in the soufl~east quadrant of tile int. erscction of these
roads. Tax IDs 769-665-Part of 9903; 770-664-Part of 6398; 771.-665-Part of 3354 and
Pm:t of 3701; and 773~665-Part of 2523 (Sheets 17 and 25).
Existing Zonina:
A
26.7 acres
Vacant
_A...4.i~_c_'..~..n_._t._.g_p._n_..~ and Land Use:
North - A; Vat,mt
Somh - A; '.Nursing home
East - A; Public/semi*public (County Public Works building)
West - A; Pt~blic/semb'public (County Courts building)
UTItLITIES
Public Water Svsl'em:
The existing nursing home site is served by m~ existing eight (8) inch water linc that
extends along a portion of the east side of Government Center Parkway, across 1he
southern portion of the existing nursing home site, and continues to the west along a
portion of' Lucy Corr Boulevard. In addition, an eight (8) inch water tine extends from
Government Center Parkway across the norlheastem, portion of the existing Nnrsing
Home site. Usc of the public water systcm is intended. (Profl?crcd Condition 3)
Public Wastcwater System:
A twcntv-o'ne (21.) inch waste'water trunk line extends ac. toss the existing site of' thc
Mental Health building and continues across the western portion of the exi~ing naming
home site. An elgin1 (8) inch wastewater collector line extends t?om thc twenty-one (21)
inch line and continues along the eastern side of the nm'sing home site mad it is into this
05SN0223-A PR27- g (')$
line that the existing nm'sing home is core,erred. Except initially lbr one (1) model hem.e,
ttsc of the public wastewater system is intended. (Proffered Condition 31t
ENV[RONMENTAL.
.D.r ~in a ge_.._ ~ ._d_.. :[3rpj i o~n_,:
The property drains north under Courthouse Road and then via manmade cha~nels and
tribntari, es to Proctors Creek. There are cnrrent~y no on- or off-site drainage or crosio,~
problems wi'th none amicipated alter development. The property is veu fiat and exhibits
conditim~s that indicate the possibility of isolated wetlands,
'l.hc property is wooded and should not be timbered ~5thom first obtaining a land-
disturbance .permit. This will ensure that adc. quart erosion control measures are in place
prior to any land dislurbance a.ctivity. (Pm£fered Condition 4)
PUBLIC', I~A(,iLI
Thc~ need t'br fire, school, library, park and transportation l.~ci.[it.ies is identified i[~ the .Pt~blic
Facilities Plan., -~he ~!~..h. pr.,0,.u..gg,,',.t~r,,e?,,,.[.a,.,n, and the ..C_.apitai Lmprovement Program. This development
will 'have an impact on these facilities.
Fire Service:
'i.'hc P'nblic Facilities Plan indi. cates that fire m~d emergency medical service (EMS) calls
are expected to increase fortv-£our (44) to seventy-eight (787) percent by 2022. Six (.6)
new tirc..,'rcsc'uc statio.ns arc r¢co~mnended for con.structiot~ by 2022 in. the Plan.. In
addition to the six new stations, the ..P_!.~ also recommends the expansion of five (5)
existing stations. Based on 150 dwelling units, this request will generate approximalely
rift?five (55) c. atls for fire and emergency medical service each year. The applicant has
addresser[ thc impact on fire and .EMS. (Proffered Condition 6)
'l"he Airport Fire Siatio~, Compm~y Number 15, currently provides fire protection and
emergency medical service. When the property is developed, thc number o1_' hy&-ants,
quantity of w~.ter needed for fire protection, and access requirements will he evalualed
during the plans review process.
Schools:
This is an age*restric, ted development and, as such. will not have impact on area schools.
(Pro£fered Colldition 5)
Libraries:
Consistent with the Board of' Supervisors' policy, the impact of devel.opment on. library
services is asscssed cout~tywide. Based on prO~lected popnlatio'n growth., the P~bl:ic
J.!a_,.c.'.i,!,j.[i,.e&.,.t.?.a,..B, identifies a need ibr additional library space throughout thc CoL|.[tt?'. The
devctopmm~t not~ in riffs case ~-ould most likely atI'e, ct the Central Library.
The applicant has offered measures to address the impact of this development tm l.ibrttr~
facilities. (Proffered Condition 61)
Parks and Recreation:
Thc Public Facilities Plan idcntit.ics thc need lbr three (3') new regional parks, seven (71)
community pm-ks, twentymine (29) neighborhood parks, and five (5) community centers
by 2020. fn addition, thc Plan idcnfilies thc n~ed tbr ten (10) new or expanded special
purpose parks to provide water access or presewe and interpret nnJque recreational,
cultural or environmcntaI resources. Thc Plan also identifies shortlMIs in trails and
recreational historic siles.
The applicant has offered measm'es to assist in addressing the impact of this proposed
development on park facilities (Proffered Condition 6). The applicant has also profllzred
sidewalks and trails throughout, the project (Proffered Conditions 7.E and G). At the time
of site plan roy.lc'w, thc .Parks Department will be recommending that these walkways tic
into the Governmeni Center's proposed wellness trail.
T'ransportation'
The applicant is requesting rezoning of the property ('.26.7 acres) from AgM.cultural (Al) to
Residential Multilhmily (R.-MF)with Conditional Usc Plmmcd Development', to permit
development of a nursing home and child care facility. The applicm~t intends to develop
~he residential part 0£ thc pro. icct for senior adults, and has profti:~red ~,[~ age restriction on
alt dwelling traits (Proffered Condition 5). The applicm~t hms also proffered a maximum
of 150 residential units will be dcvclopcd on thc property (Proffizred Condition 8). This
request will not limit the size of the proposed day care facility; d~erefore, it is difficuh to
anticipate traffic generation of that usc. Based on senior adtdt housing (attached amd
detached) n'ip rates mad day care center trip rates with an 8,000 square foot 'facility,
dex.'elopment could generatc 1,320 average daily trips. These 'vehicles will be initially
distribuled along Courts Complex Road, Government Center Parkway and I~ucy Corr
Boulevard to Courthouse Road and Iron Bridge Road (Route 10). Route 10 had a 2003
traffic count of 38,282 vehicles per day. The tbur (4) lane section of Route t0 between
Route 288 and Beach Road is over capacity (Level of Service F) for the volume of traffic
it cm-,-entlv carries.
The .Tb...o..rp.u..g.h..~&r..e.....~P!..a.~. identifies Courthouse Road as a major arterial. Access to major
arterials, such as Courthouse Road, should be control.fed. The applicant bas proftbred that
no direc.t access will be provided .fi~om the property m Courthouse Road. (Proftbred
Condition 12,}
.A.s previously stated, the applicm~.r intends to develop most of the properly for residential
use ti.c,, attached and dc. tac'hcd housing). Staff rcco,nmends that ail of the main st.rccts in
these types of developments be accepted into the State t[ighway System. Having these
8 05 SN0223..APR2 7-t5 OS
streets accep'tcd into the State Highway System will inst, rc their long-term maintcn:mce.
(Proffered Condition 14')
'.H?.e. traffic impact of this development must be addressed. The applicant has proffered to
contribute cash, in an amount consislcnt 'with thc Board of Supervisors' Poticy? towards
mitigating the Wa.file impact of' this development (Proffered Condition 6'). As
development continues in [his part of thc County, traffic votunms on ama roads will
substantially increase. C. ash proffers alone will not cover the cost of the improvements
needed to accommodate the traffic increases, No public mad improvements in this part of
thc County m'¢ currently included in the Six-Year Imp.r..o....}i..e......m....e....n...t._....P..!.~, ttowever, a County
bond project has been approved to widen Route 10 from Frith Lane 1o Greenyard Road
with turn lemc improvemenm at Beach Road, which is currently scheduled to be
constructed in Spring 2010.
The streets within this development shotfld be designed and constructed to State
standards and taken into the State System. Without this commitment the Transportation
Department cannot support this request.
Fi.nancial hnl~aC.t on Capil~.....F.'..'_4_cilitie~:
'Potential Number of" New Dwelling Units
Population 'l'ncrease
150'
408.00
Number of New Studen'ts
t.'?.lementary 0.00
M.iddlc 0.00
PER UNIT
1.00
0.00
0.00
High 0.00 0.00
TOTAL
0.00
0,00
Net Cost tbr Schools
Net Cost for Parks
I'. 18,350
60,600
0.00
0.00
789
Net. Cost tbr Libraries
404
Net Cost tbr 'Fire Stations ~ 63,750 425
~ 659,850 4,399
902,550 ~
Av. cragc Nc.t (_lost fBI' 'Roads
TOTAL NET COST
6,() t 7
*Based on a proftbred maximum of t50 dwelling units (Proffered Condition 8). Thc ~,ctual
mm~ber of lots mad c. orrespondin.., impact ma'v vary.
1
As noted, this proposed devm.opment will have an impact on capital facilities. Staff has
cmcttlt,tcd the fiscal i:mpact of every new dwelling unit on roads, parks, libraries, and firc stations
(.t5SN0223-.APR27 .BOS
at $6.0i7 per unit. The appiicam has been advised that a maximm~ proffer of $5,99t per trait
would deft'ay the cost o£ capiia.! facilities necessitated by this proposed age-restricted
development, as it will not have an increased impact on school facilities. Consislent wifl], the
Bom'd of Supervisors~ policy, and proffers accepted fi'om other applicax~ts, the applicanI has
offered cash and improvements to assist in defraying the cost of this proposed zoning on such
capilal hcilities. The applicant has offered cash in. the amount of $5,43 ,'--'. per dv~lting uni.t plus
construction of a trailway.
Nt>te that circumstances relevant to this case, as presented by the applicant, have been reviewed
and it has been detem'dncd that it is approprimc to accept tim proffers as off%red in this c~c.
LAND USE
Co.ml~rehensi.vc Plan:
Lies wififin the boundaries of the Centrnl Area Plan which suggests the property is
appropriate for office use. The Plan notes that government buildings and other public
facilities would be approplSate within the Chesterfield County Government Center
geography.
Area. Development Trends:
The su.l~ect property is located ~4thin the boundaries ot; the Chesterfield Connty
Government complex. Surroundin. g uses include County Courts and Public Works
buildings to the east m~d west, a nursing home to the south and 'vacant properties to thc
north.. I~ is anticipated ihat office development will continue within the immediate area
consistent with the. recommendations of the Plan.
Site DesigE:
The Zoning Plan divides the property into two (2) parcels (Proffered Condition i). Parcel
A is proposed l~br thc development of a ch/Id care center which would comply with the
requirements of the Zoning Ordinance for Emerging Growth District Areas (Textual
Statement Item I). Thcse standards address access, pm'king, landscaping, m'chitectm-al
treatment, setbacks, signs, buffers, utilities, and screening of' dtnnpstcrs and loading
areas_
Parcel B would permit nursing, convalescent and rest homes as welt as a mix of age-
restricted residential uses to include multit.'hmily, single family and two (2) family
dwclli.ng units, including a model home and a rental management office. Development
within Parcel B would comply with thc Multi~hmily Residential (R.-MF) standards of the
Ordinea~cc, except as identified herein (Textual Statement Item II). Through the
Commission's and Board's corzsidcration of these requested exceptions, standard
conditions ha.ye evolved to address the quality of these developments through the use o;
design and 'the provision of appropriate amenities. These t3q0ical stm~dards include, but
'10 (15SNI'1223~ A 1>1{27- B( )S
are not limited to. the provision of sidewalks, street trees, landscaping around buildings,
streetsc, aping, pathway's and s~clc or rear entry garages.
})en.sitv and Second Access:
A maximum o£ 150 dwelling units has been proffered for multifamily, single family and
two (2)family uses. (Proffi:red Condition 8)
'Withi~.~ R.-MF Districts, the Ordinamce requires the provi.s~on or' a second access ibr more
than fifty (50) dwelling units. Access roads must have a n~inhnum pavement width of
third' (30) feet. A reduciion in this pavement width to tw¢nty-'t'bur (24) fbct is rcqt~csted.
(Textual Statement Item ~1.C.4)
Nursing, Convalescent and Rest Homcs:
A.s previously noted, development of a't~y nursing, convalescent or rest home uses must
compl.y with the requiremenJ: of the Ordinance tbr R-MF Districts. 'Wi. th the proposed
expansion of the Lucy Corr Nursing faciti~', accessm'y facilities such as a wellness center~
stall' training and maintenance buildings are planned. The .R.-MF District limits aecessoD~
buildings m 100 square ~bct in area. As such an exception to this limitation has been
requested. (Textual Statement Item II.B. 1)
Setback exceptions have also been requested. (Textual Statcmen1 Item II.B_2)
Residential Mt'dtiIk.mil~:
CtLrrcntly, R-MF standards permit a maximum of ten (I 0) dwelling units on any one floor
level of an apartment bt, il.ding. The applicant has requested an exception to permit ttp to
twenty (20) dwelling units per floor. In addition, thc Ordinance requires that apm-rment
buildings constructed 'along an a4iacent or internal public road fi'out that road. Given that
the proposed apartments are part of a conlinuum care campus, m~ exception to permit
flexibili~' in the orientation of the building is requemed. (Textual S1atemenl Item II.A)
Single Family and Two f2) Family' Dwetti.n~s:
The R-MF standards o£ the Ordi.nm~ce were developed to address a typical, suburban lfigh-
density residential project. As such, the applicant has requested exceptions to several, of
these standard, as noted in the '['extant Statement (Items It.C.I, 2 and 4). These exceptions
c4rc intended to allow flexibility in site design to accornmodam the proposed single family
and two-family dwcllings.
Given the close proximity of the proposed dwelling units to thc street, limiting ga, age
doors m side or rear entry provides a better gna,a:ntee that the impact on the streetscape
will. be soficned. Proffered Condition 10 provides tbr sttch limitation on. a minimum of
· fifty (50) percent o.f thc single family dweiling m~its and addresses this issue through
sctback variations on fifty (50) percent of thc two (2) family dwelling units.
05SN0223-APR27..BOS
All prJvale driveways serving si.l,gle family a.l~d two (2) fhmify dwcll.ings must be
h.ardscaped. (Proilkred Condition i 1)
Model Itome and Rental/Mana~tement O£fice:
A model home and a rental/management office are proposed to serve ',he residential
portions of the development. (Textual Statement ltems |'I.D and
ArchiteCtural Treatment:
Thc Zoning Orrlknance currently req~fires architectm'al treatment of bmldiags wittm~
Parcel B to impart harmonious proportions and avoid monotonous ihcades and large
bulky masses. Buildings shm~l.d possess architectm'al variety but enhance an overall
cohesive residential character. The arc. hi'tec, turat treatment of tim proposed child care
center on Parcel A, includi.ng materials, color and sD'le, nmst be compatible with
buildings located on Parcel B which are within the same project. Compatibility may be
achieved tt~rough the use of similar building massi.~g, materials, scale, colors m~d other
architectural features.
Proffered Conditions 9 and 15 'address the building materials and architectural trc~,tmcnt
tbr the rc. sidcntial uses,
Recreation ~md Sidewa.lks:
The Ordinance rcqt~ires 'that ~ot less thm~ ten (10) percem of the gross acreage of the
resideniial portion of the development be dcvotcd to re. crc. ational t~sc. 'l'hcsc recreafio~ml
reqtfircments nmy be met cumulatively throughout the project, within both the
multifamily, single family and ,two-family portions of thc c[e'vclopmeta. The applicant
has profl.~:rcd a focal poi:t~t., a minimum of one (I) acre in size, to be provided in a c.entml
location to visually announce 'the project upon entry and create green space at thc
entrance of thc development.. A second open m'ea, containing a minimm,n of one-half
(0,5) acres has been proffered central m the residential uses at~d thc nursing hume
(Proil'ercd Conditions 7.C a.~d t'.)). Trails will [,e provided along Courts Complex Road
and Courthouse Road. (Proffered Condition 7.G)
Trees and Buffers:
Proffered conditions address thc provision of ,street trees m~d landscaping around
b,,fildmgs and. within common, areas. (Proffered Conditions 7.F and 13)
?roffcred condirim~s provide for a fifty ![50'! foot buffer along Courthouse Road and a
thirty (50) fbot buft.br along Courts Complex road..L[miled grading within `the fifl:v (5fl)
foot b~fffer a~d stermwater mm~agement facilities within one or both buflbred areas, as
pcrmitled by these prot!i~rs, may potenti~ly redn.ce vegetative coverage i~ these area~s.
(Proffered CondiIions 7.A and B)
I2 05SN0223. AI?R27..BOS
CONCLUSIONS
"l"l~e proposed zo~fing and land uses do not comply with the Central Area Plan which suggests thc
property is appropriated lbr oti~cc ~scs. Further. the propoxed single family and twf) (2) family
clx~.l.l.in.g u.~its are not in scale with fl~e corporate ot~ce park image of the courthouse complex.
Given ~:hcse considerations, denial of this request is recommended
CASE 'HtSTORY
Applicant (2/17/05):
New' and revised proffered conditions and textual statement were submitted.
Planning Commission Meeting (12/17/05):
The applicant did not accept staffs recommendation, but did accept the Ptarming
Comm~ssio~.~'s recommendation. There was no opposition present.
On motion of Mr. t',itton, seconded by Mr. G¢cker, the Commission recommended
approv~ and acceptance of Proffered Conditions 1 through 14 on pages 2 tlzrough 5.
AYES: 'Unmfimous.
Board of Supervisors' Meeting (3/9/05):
On their ow~ motion, the Board deferred this case i'o their April 27, 2005, meeting to
allow time for the applicant to address architectural treatment,
S ta f't7 (3/10/05):
The applicant was advised in. ~xriting that any significant, new or revised intbn~mtiou
should be sut0mitt.ed no later than Mm'ch 14, 2005, for consideration at the Board's April
27, 2005, public hearing,
Applicant ('4/12/05):
Proft;ered Condition 15 was subnfitted to address architectural treatment.
· 1 ?, 05SN0223..;\PR27-BOS
The Boa~'d of ' ' ' '~ , . .
Supcr¥~sors, oi~ ~,Vedncsday, April z7, 2005. beginning at 7:00 p.m., will take
under consideration this request.
.)SSN .s~.~.o-.,:U7 R~ ·-I.5(.~...
Lucy Corr Village
Textual Statement
Case 05SN0223
February 9, 2005
Revised February 14, 2005
Re~sed Februa~' 17, 2005
Parcel A. Child care center st~bject to the requirements of the Zoning Ordinance
for Emerging Growth District Areas.
Residential Mulfifamily subject to the requirements of the Zoning
Ordinance for the Residential Mult/~Family (R-MF) District, except as
follows:
Dwelling Units. A maximum of' twenty (20) dwelt/ng units may be
permitted on any one ~loor level of a building.
Building Orientation. Building(s) along an adjacent or internal
public road shall not be required to front that road.
Roads. A six (6) foot exception to the thirty (30) lbot pavement
width for the second access.
Nursing, Convalescent, Rest Home subject to the requirements oft. he
Zoning Ordinance for Emerg/ng Growth District Areas. except as follows:
Percentage of Parcet (:overage. Accessory buildings may cover
more than 100 square feet.
2. Setbacks from Structures.
A fifteen (15) foot exception to the twenW-five (25) foot
setback requ/rement for structures from interior private
drives, except for the porte cochere or main entrance to the
building, Milch shall have a. twemy (25) foot exception to
the twenty-five (25) ibot setback requirement for structures
from int~r/or private dr/yes.
A forty (40) foot exception to the filly (50) foot setback
requh-ement for structures from any proposed fight~of~way
except tbr the porte cochere or main entrance to the
building, which shall have a fifl:y (50) foot exception to the
fifby (50) foot setback requirement for structures from any
proposed fight-of-way,
Setbacks from Parking, A fifteen (15) foot exception to the fifteen
(15) foot setback requirement from parking spaces for the access
drive or right-of-way adjacent to the porte cochere or main
entrance to the building.
Single family and two-family dwellings, subject to the requirements of the
Zoning Ordinance for the Residential Multi-Family (R-MF) District,
except as follows:
1. Setbacks
A fifteen (15) foot exception to the fifteen (15) foot setback
requirement for structures from parking spaces.
A m'enty-three (23) foot exception to the m'enty-five (25)
foot setback requirement for structures from interior private
drives.
A forty (40) foot exception to the fifty (50) foot setback
requirement for structures from any proposed right-of-way.
A fifteen (15) foot exception to the thirty (30) foot distance
between buildings,
An eight (8) foot exception to the fifteen (15) foot setback
for parking and driveways from righ.ts of way.
Curb and Gutter, An exception to the requirement that driveways
and parking areas have curb and gutter.
Roads. A six (6) foot exception to the thirty (30) foot pavement
width for the second access.
Private Driveways. A sixteen (16) foot exception to the twenty-
four (24) foot width for private driveways except that if a building
is located thirty (30) feet or more from the right-of-way, the
m/nimum driveway width shall be twelve (12) feet,
Model Home subject to the requirements of Sections 19-65 (a) of the
Zoning Ordinance.
Rental and Management Offices,
~,.'.REA~4562 $ ,4
1