05SN0218-May25.pdfApri~ 21,200S CPC..'..
May 25, 2005 BS
STAFFS
REQtJ'EST ANALYSIS
AND
RECOMMENDATION
05 SN0218
A1 lied (Richmond) Land Company
Date Mag:i.st.erial [)istrict
Honing Elemcntary, Manchester Middle and
Meadowbrook H'{gh Schools Atte.t~dance Zones
· West line 'of'Belmont Road
REQUEST:
Rczoning £rom Corporate Office (O-2) to Residential Tovmhouse (R.-'t'H) with
Conditional Use Plmmed Development to pe:mai~ exceptions to Ordinance
requi, remems.
PROPOSED t.,A.N']:) USE:
A. townhouse development is planned. In addition, a model home (sa]es office)
not located within a pemmnent dwelling is p]mmed. Spccilically, the applicant
proposes to locate thc model home (sales office) within a modular office unit until
such time as construction of a permanent dwelling to bc used as a model home on
the request property is complete. The model home (sales office) ;vould then be
temporarily located within the permm~ent d.wellh~g until thc project is complete.
PLANNING COMMISSION RECOMMEN/')ATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITITON AND ACCEPTANCE OF
THE PROFFERED CONDI'I'IONS ON PAGES 2 TH.ROUGtt 4.
STAFF RECOMMENDATION
Staff recommends approval for the following reasons:
The proposed zoning and land uses confrere to the Central Area Plan which
suggests the property is appropriate tbr residential use of 7.0t dwelling units per
acre or more,
Prmddu':g a FIRST C.t'.tO[Cb; comnm,;iry ~?mit~h exce]tcnce in pz~btic service
Thc proffered conditions adequately address the impacts of this development on
necessary capitol facilities, as outlined in 'the Zoning Ordinance
Con'tprchc. nsive Plan. Specifically, the needs /bt roads, schools, p~ks, libraries
and fire stations is identified in lhc Public Facilities Plan. the 'Fhorou~.hfare Pimp.
a~;d the Ca~i't~d Improvem~.Lns.~P..,!;9_.grgm_, mud tim impact of this development is
discussed hereto, The proffered cm~ditions mitigate the impact on capital
thcilitics, thereby insuring 'adequate service levds are main'tamed aI~d protecting
'the henlth~ safety and wellhre of Cmm.ty citizens.
Approval of the modular office unit wot,Id be appropriate since use of t,t~e
structure is temporary.
(NOTE: CONDFFtONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITK)NS_ 'f'EtE CONDITIONS NOTED WITH "STAFF/CPC" Vv.~RE
AGREED UPON' BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY
A "S';I-'AFF" ARE RECOMMENDED SOLELY .BY STAFF. CONDITIONS WITIt ONLY A
"CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
C. OTMMISSION.)
CONDITION
(.STAFF/CPC)
A temporary model home. (sales office) shall be permitted in a modular
office unit provided tmril such time as the first occupaac, y permit l.br a
dwelling trait is isstted. (P)
PROFFERED CONDITIONS
The applicant in dfis rezoning case, pursuant to Section 15.2~2298 oft, he Code of Virginia (1950)
(as mnended) and the Zoning Ordinm~ce of Chesterfield County; i:br itself and its successors or
assigns (the ~'Applicant"), profl:~rs that the property under consideration (the "Property") wilt be
develaped according to the fallowing proffers if., and only iL ~he rezoning rcqucst submitted
herewith is granted with only those conditions agreed to by the owner and A.pp[icm~t. In the
event this reques't is denied or approved with conditions no't. agreed to by the Applicant, the
proffers shall immediately bc m',tl and void and of no further fbrce or eWect:
(STAFF/CPC) I.
Master Plan. Thc textual statement dated April 11, 2005~ shall be
considered the Master Plan. (P)
(STAFF/CPC) 2.
Cash Proffer. The Applicant shall pay the ttbllowing 'to the County
o£ Chesterfield prior to thc issttance of each building permit for
infrastructure improvements within the service disrr/ct f-bt dm
Property:
$] '1,500.00 per dwelling unit, if paid prior to July 1, 2005;
or
The antotmt approved by the Board of Super~Ssors m>t to
exceed $'1 ~.500.00 per dwelling milt adjusted 'upward by
2 05SN0218- MAY25-BOS
a~y increase in the Mm-shat[ and Swift Braiding Cost Index
between July 1,2{)04, and Jul3,' 1 of the fiscal yom' in which
thc payment is made if paid after June 30, 2005_
Should Chesterfield County impose impact fees at any tim.c
during the life of this development tlmt arc applicable to the
'Prope~;y, the amount paid in cash proffers shall be i:n iieu
o[, or credited toward, but not in addition to, any impact
fees, in a manner determined by the County
In thc evcr;t the cash payment is not used for the pm'pose
for which proffered within 15 years oi" receipL thc cash
shall be returned in full to the payor. (B&M)
(STAFF/CPC)
Timbering. Except ~br ti.mbt~ring approved by the Virginia State
Department of Forestry 'for the puu)ose of renmvmg dead or
diseased l. rees, there shall be ao timbering on the Property ·until a
land disturbance permit hms been obtained fi'om the Enviro{.~mental
Engineering Dcpartmcni mid th.e approved devices have been
installed. (EE)
(STAFF/CPC)
..D,.,~..d.,ij~,a,.t.i,.o_.n_.. In conjunction with recordation oi' thc /nit/al
subdivision plat, the Applictmt shall dedicate, free and. unrestricted,
to and for the benefit {~f Che~erfield County, fbrty-fivc (4511 .'feet
righl'-of-w~ty on thc w'cs~ side ot"Bclmont Road, measured from the
centerline of that pmX of Belmont Road immediately a.djacc~;t t.o
the Property. (T)
(STAFF/CPC)
Access Roads. Alt roads that accommodate general traffic
circulation through the development, as determined bv tim
Transportation Departnmnt, shall bc designed and constructed to
VDOT standards and taken into the State System. Setbacks from
these roads shall be as identified tbr speci~ access streets pursuant
to Section I9-505(b) of the Zoning O~rt_inance. (T)
(S'I'AFF/CPC)
Sidewalks and Trails. Sidewalks and trails shall be provided to
facilitate pedestrian access withii~ the developmcnt. Sidewalks
shall be provided generally along each side of' interior ·roads,
including access roads fi'om Belmont Road into the Property, and
along that side of any common driYeway or parking area on which
residential m~its front. Trail.s shal.l be provided gcn.erally along the
perimeter of the Property. (P)
(STAFF;CPC)
Street Trees. Street trees in accordance with the requimmenis of
the Zoning Ordinance shall be installed along each· side of
interior roads and common driveways, including entrance roads
from Behnont Road into the ProperS'. tf existing trees are
maintained, they may be counted toward this rcqmremcnt. (P')
3 05SNf}2ig--Mz'kY25.
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(S TAFF/CPC)
(STAFF/CPC)
(S'"['A'FF/CPC)
(STAFF/CPC)
10.
II.
t2.
13.
t4.
Tree Preservation Area. A tx~enty (20) foot tree prcscrvmio~ strip
shall gcncrally be maintained along thc perimeter of the Property
adjacent to Tax l[)s 7726933904 and 7716927782. This tree
preservation area shall be located in common open space, Witi~in
this area, trees that are six (6) inches in. caliper or greamr shalt bc
retained, except that the following shall be permitted: removal of
dead or diseased trees; utilities crossing the preservation strip irt a
gcncrally perpendicular t:ashion: pedestrian trails; and water
q[mlity or rete~tiotu;;dctcn'tion facilities. (P)
.~,.~)_.d_scaping. Landscaping shall be provided around the perimeter
of alt btfildings, between buildings and driveways, within medians.
and within common areas not occupied by recreational facilities or
otlmr slructttres. Landscaping shall comply wilh the rc. quirements
of the Zoning Ordinance Sections 19-516 through I9-5'18.
Lmzdscaping shall be designed to: minimize fl~.e predominance of
building mzms and paved areas; define private spaces; and enhm'~ce
the residential character of the development. The Planning
Depm'tment, at. time of subdivision tentative review, shall approve
thc landscaping plan with respect to the exact numbcrs~ spacing,
arrangement, and species of plantitlgs. (P)
Bull.ali.hr, Materials. Dwelling milts shall be constructed with
materials st~ch as: brick or stone veneer; composition, hardiplank~
or vinyl siding; and 20-year asphalt shingles. (P)
..O..p,..,e..,.n,...~8.pace/Rec,'eation Area. A minimum of 0.75 acres of open
spacer"recreation shall be provided to provide a focal point. Part of
this area shall be ';hardscapec[" and have benches or other
amenities that accommodate and facilitate gatheri~.gs. A portion o17
the :focal point may include arco devoted to best
management/stormwater t~c. ililies. (P)
Mi~imum ]_')wclline Size. The minimum gross floor area fbr
dwelling units shall be 1,100 square feet. (Pi)
Access to Belmont Road. Direct access fi'om the Property to
'Belmont Road shall bc lhnitcd to one (I) public road. The exact
location of this access shall be approved bv thc Transportation
Departmel~t. (T)
~.a,.r_a_ge Orientation. Each tow~5~ousc unit sh',dI be designed and
consmmted so that it either (a) has no garage, or (bi has a garage
that is side-loaded or rear-loaded. (P)
4 05SN0218-MAY25-BOS
GENI¢IC'XL INFORMAHON
Loca;iom
Fmn'~s the west linc of Be. lmont Road, north of Stetla Road. Tax ID '7, 7,.-6' ¢~.-.~._~66-' .... ' (She. ct
'Exist:in~:
O-2 with C. onditional Use Planned Development
Size:
6.8 acres
Existing Land Use:
Vacant
Adiacent Zoni.n.a and Land Use:
North - R-7; Multifamily residential
South - R-7; Singlc-fhn':ily residential
East - R-'7 with Condiiional l Jse; Commercial
West - R~7; M~ltiGmily residential
UTILITIES
Public Water System:
There is a twelve (12) inch water line extending along the east side of Bchnont P,.oad,
adjacent to this site. Use of public water ~o sen.'e the requcst site is required by County
Code.
Public Wastewater System:
There. is an eight (8) inch wasmwater collector linc that extends south from. Hm~del
m~d mnninates a4jaccnt to the northern boundm?' of this site. Use o±'rhe public wastewater
system is required by County Code.
5 ()SSN 0218-)&;kY25-
ENV1RONM E.N'I"A L
'[)ra.i]~a.f,,-e and Erosion:
Thc property drain,s north via the adjacent apartment complex to Pocoshock Crock axd
then to Falling Creek Reservoir. There are no existing or anticipated on- or off-site
drainage or erosion problems. The properly is wooded zmd should not be tim.bored
v~5thout first oNaini~g a land-distttrbance permit fi'om the Enviromncntal Engineering
Department (Proffer Condition 3). This will insttre that adequate erosion control
measm-es m'e in ptacx-., prior to any land disturbance.
PUBLIC FACILITIES
The need for fire, school, library, .park and transportation facilities is identified m the Public
Facilities Plan.. the Thorou =h fare Plan m~d the Capital Improvement Prog.r..~.. The residential
portion of this devclopmcnt will have an impact on these f~ci.iities.
Fire Sero'ice:
The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls
arc expected to incre~e fort?four ("44) to seventy-eight (78) percent by 2022. Six (6)
new fire/rescue stations arc recommended tbr construction by 2022 in the Plan.
addition to the six (6) new stations, the Plm~ also recommends tlxc expansion of five (5)
existing stations. Based on twc~ty-nine (29) dwelling units, this request wit l ge~emte
approximately eleven (i1) calls for fire and emergency medical service each year. The
applicant has addressed thc impact on fire auld EMS. (Proffered C'ondition 2)
The Dale Fire Station, Company Number I1, currently pro~,fdes fire protection, and
emergency medical service. When the property is dcvcl.opcd, the number of hydrants,
quantity of water netx-lcd tbr fire protection, and access requirements will be cw~l'uated
during the plans review process.
Schools:
Approximately fifteen (15) new students v~51] be generated by' this development. The site
currently lies in the }-fcI~iltg Elementary School attendance zone: capacity - 828,
enrollment - 850; Manchester Middle School zo~e: capacity - t,319, enrollment -
1,472; mqd Mead.owbrook High School zor~c: capacity - 1.,520, enroll.ment-- 1.721.
There are currentty ilfteen (15) ,2'oilers at M~c.hester Middle School.
This case combined with other zoning cases in the school zones will continue to push
these schools over capacity and will necessitate some tbrm of relief in the future.
~ppl.icm~t has agm<~d ~o fully pt~rficipate in the cost of providi~g ibr area school nccxts.
(Proffered Condition 2)
6 O5SN0218-,M_~5.'¥25.
Consistent with the Board of Supervisors' Policy, the impact of development on library
services is assessed, countywide. Based on pro. iected population growth, the l'k~bli.c
Facilities Plan identifies a need for additional library space through.out the C:otmty'. Even
if the facility improvements that trove been made since thc .P.!.a...!! ',vas publish~ arc t'akc.n
into acco'm~t', there is still m~ unmet need for additional .l:ibrary space th.roughour
C'o~mty.
Development of the property noted i'n th:is case would most likely affect either the
Mcado'wdalc Library, thc'.. La Prude Library or the Central Library. The Plan indicates a
need for additional, library space in this area by 2015. The applicant has agreed to
participate in the cost of providing for area library needs. (Proffered Condition 2)
Parks and Recreation:
The Pt,bite Facilities Plan identifies the need for three ('3) new regio~al pa.rks~ seven (7.11
community pm-ks, m'enty-nine (129) neighborhood parks and five (51) communkv centers
by' 2020. In addition; thc Public Facilities .Plan identifies the need for ten (..10) new or
expm:tded special .purpose pm'ks to provide water a.ccess or preserve and interpret unique
recreational, cultta'al or environmental resources. The .P}g1!. identifies shortt;~qlls in. trails
and recreational historic si'res.
The applicam has offered measures to assist in addre, ssio. g thc impact of this proposed
development on these Parks and Recreation facilities. (Proffered Condition 2)
Transportation:
".l'he property (6.8 ac. rcs) is currently zoned Corporate Office (0-2). Based on general
office trip rates, development could generate approximately 840 average daily trips. The
applicant is rcq'ucsfing rezoning to Residential Town.house (R-TIt). Based on tovmhou.se
trip rares, development could generate 230 average daily trips. These vehicles will. be
initially distributed along Belmont Road, which had a 2005 traffic cmmt of 18,1.44
vehicles per day.
The Thoroughfare Plan identifies Belmont Road as a ~na. jor arterial wi.th a recommended
ri.~t o17 way width of ninety (90) feet. The. applican.t has proffered to dedicate forty-five
('.45) feet of right-of-way measured from the centerline of Belmont Road, in accordance
with. that Plan. (Proffered Conditions 4)
,Access to major arterials, suci~ as Belmont Road, should be controlled. The applicant has
proffered that direct access from the property to Belmont Road will be limited to mm (t)
public road. (Proffered Condition t3)
The request will allow development of townhouses on the property. Stall' recommends
that all of lI~e main streets in these types of developments be accepted into the Stm. e
Highway System. Having these streets accepted into the State Hi~,,vay System wilt
insure their tong-term maintermncc. Thc applicant has profli:red that all of the streets that
? 055.'iN I.~2 i[ 8...MAY23-
will accommodate general trallic circulation, will be designed a~d constructed to Slate
(i,e,, the Virginia Department of Transportation) stan:-~rds and taken into the State
System. (Proi-fcrcd Condition 5)
'f"hc n'a£fic impact of this development must be addressed. 'the Thorou~__...}~j.a,.,.n.
identifies the need to improve existing roads, as well as conslruc1 new roads to
accomm.odate, growth. Area roads need to be improved to address safety and
accommodate the increase in t:mffic generated by this development. Belmont Road wil!
be directly impacted by this development. The capacity of tt~e four-lane section of
Belmont Road between Chippenhmn Parkway and 'Turner Road is acceptable (Level of
Sen, icc B) for the. voh~me of tm[ftc i.t currently can'ies ( 18,144 ADT).
't-he applicant has prof,'ti:red to contribute cash. in an amount consistent with thc Board o'f.'
Supervisors" Policy, towards mitigating the tra~c impact of this d.evclopment (Proffered
Condition 2'). ,'ks development continues in. this part of the counb', traf..fic volumes o~'t area
roads? including Behnont. Road, will substantially inc. rcase. Cash pro:f'fers alone v~4Ii not
cover the cost o'f the improvements needed to accommodate the traffic i.ncre, ascs. No
public road improvements in this part of lbo co'truly arc c. urrcmly included in the..~.j....x_.-_27,¢..'_.a.?
Improvement Plan.
At time of site plan revic, w, specilic recommendations wilt be provided regarding acco,ss
and internal circulation.
8 {)ssN02t $-MA¥25-BOS
Financial lnmact on
Potential Number of New Dwelti.ng
'Units
'Popt~lation Increase
Number 0fNew Students
Ekmmntar~
Middle
High
TOTAL
'Net C.°S s l ools
Net Cost for Parks
Net Cost for Libraries
Net Cost for Fire Stations
Average Net Cost ibr Roads
TOTAL NET COST
PER U?4IT
29* I
78.88 2.72
6.55 0..~
3.65 0.131
4.64 0,16
160,428 ..........
22,881 789
I 1,7] 6 404
I2,325 425
127,571 4,399
*Based on an ave. rage actual yield el"' 4.3 lots per acre. The actual number of lots and
corresponding impact may vary.
As noted, this proposed development will have mn impact on capital facilities. Staff:' has
calculated the fiscal :impact of every new dwelling unit on schools, roads, parks, libraries, m~d
lire stations at $I t,549 per unit. The. applicant has been advised that a maxinmn~ proffer of
S1 '1,500 per unit would defray thc cost of the capital l?aci.litics necessitated by this proposed
development. Consistent with the Board of Supervisors' policy, and proffem accepted from other
applicants, the applicant has offered cash to assist in dcl'?aying the cost of this proposed zoning
on such capital facilities. (Proffbred Condition 2)
Note that circumstances relevant ~:o this case, as presented by' the applicant, have been reviewed
and it has been delermined that it Js appropriate to accept thc ]naximum cash. profl'er in this case.
LAND 'USE
Comprehensive Plan:
[,ies withi,~ the boundaries of the Cenlral. Area Plan whicl~ suggests thc property is
appro.priatc t'br residential use of 7.01 dwelling units per acre or more.
9 05SN 0218-Me\.Y25d3OS
Area Devetopnmnt Trc~'~ds:
The area is characterized by multil~amily deve}opments (Lantern Ridge and Squire Hill)
'to the north and west and a single-family residential subdivision (Orchard Acres) to the
south. A childcarc facility has been developed on property to the east, across Belmont
Road. The Plan anticipates residential development cautinuing in thc area.
Zoning Histo~¢':
On August 26. [987, the Board of S~pervisors apl.,mved rezoning with Conditiormi Lisc
Planned l)c'velopmcnt on thc request site (Case 87S037). Of'rice and commercial uses
were permitted, wSlh the commercial uses being limited re the Belmont Road f. ronta.ge.
On August 24, 1988, the Board of Supervisors, with a t~vorable recomn~endation fi'om
the Plamfing Corranission, approved an amendment to Case 87S037, which allowed £or
an increase in the depth of commercial development from Belmont Road, among o~rher
tl~dngs. (Case 88SN0068)
Th.e property is proposed to be developed lbr rcsider~tial townl:~ouse uses. Except ;~
norad in the Textual Statement. development is to comply with tlae requirements of
residential dc~,elopmcnt in the Residential Townhousc (R-'I'H) District. Specifically, in
the Textual Statement the applicant is req.uesting exceptions to lot area and width
req.uiremen'ts; lot coverage limitations; setbacks; mi~fimum acreage rctNirements; bu~l.izrs;
a.ud lh.e requirement l.o provide recreational areas. The Textual Statement has been
proffered as the Master Plan. (Proflkred Condition 1)
,~chitectural Treatment and Itouse Size:
The applicant has profl~zred that dwelling units will bc cm:~structcd of certain matt, rials
(Proffered Condition 10), In addition, each dwelling is to have a minimum g~oss floor
area of 1,100 square tbct. (Prol.'tbrcd Condition I2)
Recreation and Open Space:
The Zoning Ordinance requires flint not less than tcn (10) pcrccm o1" the gross acreage
a townhouse project is to be devoted to recreational use~ with a minimum provision of
ac. res. The applicant has agreed to provide a minimum total of 0.75 acrcs ot.' open
spaceh-ecreation areas within the project (Proffered Condition II). This 0.75 acres of
open space/recreation is intended to provide a focal pohlt withh~ the development. For
this area, the applicant has agreed that certain amenities 'to accommodate and facilitate
gatherings would be included.
1 o (15SN 021 [5.-~.£-~¥25.-B(3S
Sidewalks and Pedestrian Paths:
To fac. ilimtc pedestrian circulation wittfin tile development, the applicmtt has agreed to
provide sidewalks along each side of all interior streets and common driveways
(I~rofl"crcd Condition 6). Proffered Condition 6 also provides pedestrian trails along ~he
perimeter of the property.
Garages:
To address cm~cems relative to ~he appearance of garage doors fitcing adjoining streets,
the applicant has agrced to provide side or rear loaded gain.ge.s, if mq.its are con. slr'ucted
with gm-ages. (Profibred Condition. 14)
l,andscal2i3g:
landscaping should be provided to enhance the residential appeal of thc dcvclopmcnt,
define private spaces m~d minimize the predonninm~ce of building mass and paved areas.
The applicant proposes to install, landscaping around the tbundation of all bait.dings,
between buildings and driveways, x~Sthin medians and within common areas not occupied
by recreational facilities or other structures. (Proi't"ered Condition 9)
The applicm~t has proffered to provide a tree preservation strip within common area
adjacent to m.ultihmily residential prope~es to the north mad west (Proffered Condition
8). The intent is to provide the preservation strip in 1/ca ol"a rcquirecl buffer.
In addition to meeting Ordinance requirements ibr the installation of street trees along
public streets, the applicm~t has agrced to provide street trees along each side of interior
roads and common driveways. (Proffered Condition 7)
Buffcrs and Screening:
Adjacent property to the north, south and west is zor~cd Rcsidcntiat (R-7) and is occupied
by single-.hmily (soi~th) and mulfifamily (north and west) residences. The Zoning
Ordinance requires a minimum filly (50) ibot bullk, r along ~:hc property boundary o~' the
request site, adjacent to these properties. Since the adjacent properties to the north and
west have developed for multi£amily uses, the applicm.;t has asked for an exception to the
bul't'cr rcquircmcnts adjacem to these properties. A tree preservation strip is proposed
instead. Stdf is supportive ot' the trcc preservation strip i..n lieu of providing the buffer.
la R.eside~tiaI Townhouse IiR-TI'I) districts, model homes ;salcs o'lticcs) arc permitted
provided that, in addition to. its permanent use as a dwelling, such homes may be 'used as
a ten~porary real estate office. In this ease, thc tcmp~rary sales office is proposed to be
Iocatcd first within a modular office unit and then w'itlqin a permanent dwelling on the
request property as permitted by thc Ordinance..Since tim modula,' ofrice unit is ~ot a
dwelling, sales wou.ld not be permitted. This request seeks 'to permit the temporary sales
11 05SN02t8- MAY25 .B(.')S
within this structure. The recommended Condition establishes the use o£ the modui~r
office unit as temporary.
The. Zoning Ordinance 'further permits model homes (sales offices) in a Residential
Townhouse (R-TH) District provided that the office only markets property within the
development where it is located; the office is incidental to construction activity taking
place within the development; file officc is not tile primary real estate office for the
company' marketing file development; and the. office is not used as a construction office
or for the storage of consmmtion equ.ipment and.;or materials_ The applicant's Textual
Statement requires compliance with these restrictions.
CONCLt 7SIONS
The proposcd zoning and land uses conform to the Central Area Plan which suggests the
property is appropriate for residential use o£ 7,01 dwelling units pcr acre or more. Wh~le staff
w-ould not typically support tim location of a modnlm' office unit within a residential area because it
fa/~ls ~o be compatibIe ~dth planned residential dwellings, Ln Ibis case, approval of the modular
ofrice unit would be appropriate since use of the sn'ucture is temporary. The Ordinance peri'nits the
location of ~he model home (sales office) within a permanenl dxx'¢lling on tt~e property temporarily
and, therefbre, would n.ot constitute the pem~anent location of a sales office Ln a residential ~ea.
"[he Ordinm~ce stan(.tards for model homes further casino thc resktenfial charnel'er o-f the
surrom~ding area will be maintained.
Thc proffered conditions adequately address the impact o:f this development on necessary c:~;pital
facilities, ms outlined in the Zoning Ordinancc and Comprehcnsive PIa.m Specifically, the ~eed
fbr transl;x)rtation, schools, parks, tib:raries and fire stations is identified in the County's adopted
Public Facilities Plan, Thor_9.~g~.f.....ar_._.e_ Plan and Capital Imvrovcment Pro,.mm and the impact of
th~s development is discussed herein. The proffered conditions fully mitigate the impact on
capJ. tal facilities, thereby ensuring that adequate s~zrvice levels arc mai..t~tained as necessm'y to
protect the health, salk. tv mid weffare of County citizens.
Given thesc considerations, approval of this request is recommended.
CASE HISTORY
Pimming Conuuission Meeting ~,4,,~ I/05'):
The applicant acceptcd the rccotrm~endation. There was no opposition present.
On motion of Mr. Litton, seconded by ~,k. Wilson, the Cvnunissi.on recommended approva,l
subject to the condition, and acc. epmnce of the proffered conditions on pages 2 throu2~.~ 4.
A'5~S: Unanimous
The Board of Supervi~rs, on Wednesday, May' 25. 2005, beginrring at 7:00 p,m., will take under
considm:ation th/s req. uest.
i 2 (~5SNI)218.. MAY25-BOS
Allied (Richmond) Land Co.mpany
Textual Statement
April 11,2005
Uses
Throughout the property, thc l"bllowing uses shall be permitted:
Uses permitted by r/ght or permitted with restr/ction in the bI.-TH residcntial
townhouse zoning district; and
One (1) temporary, model home permitted in a modular unit provided that such
unit shall be subject to the requirements of Semion t 9-102(a)(2) through (5.) of the
Zoning Ordi. nai~ce.
Bulk Exceptiol~s
The following exceptions are requcste, d to the requirements .of the Zoning Ordinance:
Lot Area m~d Width:
a. A 440 square fbot exception to the 2,720 squm'e foot minimum lot area tbr
end tots in townhouse groups imvmg fi'ye or more lots, and a forty (40) square
tbot exception to thc 2,320 square foot minimum lot area for end lots in
townhouse groups having less than five lots.
b. A four (4) foot except/on to the th/try-four (34) foot minimm~ lot width tbr
end lots in townhouse ~m'oups having five or more lots; and a fourteen (I4)
foot exceptio~ to this stone rcq.uir~ment for those end lots that border o~ a. cul
de sac.
Lot Coverage: An eighteen (18) percent exception to the filly (50) percent
maximum building coverage on an individual lot.
Setbacks:
a. A fillecn (15) foot exception to the twenty (20) foot mini~num t¥on't yard.
b. Only for corner side yards that border on a cul de sac, a twe~ty-two (22) foot
exception m the twenty-five (25) foot minimum corner side yard.
c. A ten (I0) foot exception to thc twent?five (25) nfinimum rear yard.
Minimum Acreage: A 3.3 ac~rc exception the ten (l 0) acre mininmm size for thc
entire townhouse development.
Recreation Area: A 0.75 acre exception to thc. requirement for providing a recreation
area with a mirdmum ot' 1.5 acres.
(Note: Open space/recreation area. requirements are specified in the proffers)
Buffer: An excc:-ption to thc requirement for providing a huller adja.ccn/to GP1Ns
7726933904 and 7716927782, which are uscd tbr to~vnhouse of multSfamily
purposes,
(,Note: A tree preservatim~ strip ±bt this area is provided ander the proffers,)
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