06SN0175-MAR8
February 21,2006 CPC
March 8, 2006 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
06SN0175
Heron Pointe Neighborhood, LLC
Matoaca Magisterial District
Woolridge Elementary, Swift Creek Middle and
Clover Hill High School Attendance Zones
South line of Genito Road
REQUEST: Amendment to Conditional Use Planned Development (Case 99SN0255) relative to
garage door orientation and setbacks. Specifically, the applicant is requesting to
delete restrictions on the number of front entry garages, and to amend side yard
setback requirements.
PROPOSED LAND USE:
. Existing zoning permits single family residential use on a maximum of eighty (80)
lots each with a minimum area of 7,000 square feet.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
AYES: MESSRS. WILSON, GECKER, GULLEY AND LITTON.
ABSENT: MR. BASS.
J?roviding a FIRST CHOICE community through excellence in public service
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STAFF RECOMMENDATION
Recommend approval for the following reasons: .
A. The proposed. standard for garage door orientation conforms to the guidelines
recently adopted by the Planning Commission for garage door orientation on lots
having an area less than 12,000 square feet.
B. The proposed standard for side yard setbacks provides flexibility to the developer
in the development's design and is consistent with requirements for other similar
developments.
(NOTE: CONDITIONS MAY. BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/epe" WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY
A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A
"epc" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
1.
Front loaded garages shall be located no closer to the street than
the front facade of the dwelling unit. (P)
. (STAFF NOTE: This proffered condition supersedes Proffered
Condition 11 of Case 99SN0255.)
(STAFF/epe)
2.' Side Yard. Each lot shall have side yards of a minimum of five (5)
feet in width or each lot shall have one (1) side yard not less than
ten (10) feet in width and one (1) side yard not less than zero (0)
feet in width. (P)
(STAFF NOTE: This proffered condition supersedes Item #4 of
the Textual Statement for Case 99SN0255.)
(STAFF NOTE: All other proffered conditions of Case 99SN0255 remain applicable.)
GENERAL INFORMATION
Location:
South line of Genito Road, east of Otterbum Road. Tax IDs 715-684-7167 and 716-684-
4492 (Sheet .9). .
2
06SN0175~:MAR8-BOS
Existing Zoning:
R-15 with Conditional Use Planned Development
Size:
39.5 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North and East - A; Single family residential use or vacant\
South - R-15; Single family residential use or vacant
West - A; Single family residential use or vacant
UTILITIES~ ENVIRONMENTAL~ PUBLIC FACILITIES~ AND TRANSPORTATION
The proposed amendments will have no impact on these facilities
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for residential use of 2.0 units per acre or less. The Plan is currently being
revised. The draft Plan, as recommended by the Planning Department, is consistent with the
aforementioned recommendation of the current Plan for this property.
Area Development Trends:
Surrounding. properties are zoned residential and agricultural and are occupied by single
family residential use or are vacant. It is anticipated that residential use will continue in the
area as suggested by the Plan.
Zoning History:
On September 8, 1999, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning with Conditional Use Planned
Development to permit a residential development on the request property. with a
minimum lot size of 7,000 square feet (Case '99SN0255). The approved conditions and
Textual Statement established development standards for the property which included
limiting the percentage affront-loaded garages and setback requirements.
3
06SN0175-J\1AR8-BOS
Setbacks and Garage Orientation:
Proffered conditions of the existing zoning restricted the number of dwelling units
permitted to ~ave a front entry garage (Proffered Condition 11 of Case 99SN0255) which
was consistent with requirements for many developments at the time of the. original
zoning having lots less than 12,000 square fe~t. With the approval of this request, front
entry garages would be permitted provided that the garage is located no closer to the
street than the principal dwelling. (Proffered Condition 1)
In addition, the Textual Statement of the existing zoning allows zero (0) and ten (10) foot
side yard setbacks for principal structures with a stipulation that no contiguous side yard
could be less than ten (10) feet (Item #4, Textual Statement of Case 99SN0255). This
request proposes side yard setbacks of five (5) feet as an alte.mative to the zero-lot line
design. (Proffered Condition 2) ..
CONCLUSION
The proposed standard for. garage door orientation conforms to the Planning Commission
guidelines for garage door orientation on lots having an area less than 12,000 square feet.
The proposed standard for side yard setbacks provides flexibility in.the development's design.
Giv~n these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (2/21/06):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Gulley, seconded by Mr. Litton, the Commission recommended
approyal and acceptance of the proffered conditions on page 2.
AYES: Messrs. Wilson, Gecker, Gulley'and Litton.
ABSENT: Mr. Bass.
The Board of Superviso~s, on Wednesday, March 8, 2006, begiJ;ming at 7:00 p.m., will take
under consideration this request.
4
06SN0175-MAR8-BOS
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