02SN0161-Feb27.pdfT ....... ~ '~0n'~ CPC
February 27, 2002 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0161
Stonehenge/Wood Associates, L.C.
Midlothian Magisterial District
South line of Famham Drive
REQUESTS: Amendment to Conditions 9 and 13 of Conditional Use Planned Development (Case
98SN0123) to delete the limitation on the percentage of garage doors permitted to
face the road.
PROPOSED LAND USE:
Multi-family and single family residential uses are currently under construction.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reason:
The limitation on the percentage of garage doors facing the road were intended to minimize
the visual impact on the streetscape. With approval of this request, this goal will not be
achieved.
Providing a FIRST CHOICE Community Through Excellence in Public Service
(NOTE: CONDITIONS MAY BE IMPOSED 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
(CPC)
Number of attached units. There shall be no more than five (5) attached units
developed in a row. (P)
(NOTES: A. This condition supersedes Condition 9 of Case 98SN0123.
Bo
With approval of this case, Condition 13 of Case 98SN0123
is deleted.)
GENERAL INFORMATION
Location:
South line of Famham Drive. Tax IDs 735-706-0185, 3285, 3479, 3493, 4074, 4772, 5478,
5864, 6057, 6272, 6450, 6843, 7541, 7560, 7668, 8259, 8343, 8666, 8947 and 9550; and
737-706-0055, 0262, 0268 and 0576 (Sheet 6).
Existing Zoning:
R-MF and R-TH with Conditional Use Planned Development and Conditional Use
Size:
10.6 acres
Existing Land Use:
Multi-family and single family development
Adjacent Zoning and Land Use:
North -
South
East
West
0-2, C-3, R-TH with Conditional Use and C-3 with Conditional Use
Planned Development; Public/semi-public (gas pipeline facilities) or
vacant
R-15; Public/semi-public (Stonehenge Golf Course and Country Club)
R- 15; Vacant
R-MF; Multi-family residential
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PUBLIC FACILITIES
This request will have no impact these facilities.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Midlothian Area Community Land Use and Transportation
Plan which suggests the property is appropriate for planned transition area uses that include
office, medium density housing (7 - 14 units/acre), personal services and community
facilities.
Area Development Trends:
Properties along this portion of the Midlothian Turnpike Corridor are characterized by a mix
of agricultural, office and commercial zoning and land uses, transitioning to single family
residences south of the corridor. It is anticipated that this land use pattern will continue. In
particular, the request property was zoned in conjunction with adjacent property to the north
and east for a mix of office and commercial uses generally north of Famham Drive and along
Midlothian Turnpike, higher density residential uses on the request property, and single
family residential uses on property to the east, adjacent to lots in Stonehenge Subdivision.
Zoning History:
On April 26, 1995, the Board of Supervisors approved rezoning from Agricultural (A) and
Residential (R-15) to Residential Townhouse (R-TH) with Conditional Use to permit
detached and attached dwelling units; Residential Multi-family (R-MF) with Conditional Use
Planned Development to permit convalescent, nursing and rest homes and bulk exceptions to
R-MF development standards; Corporate Office (0-2); Corporate Office (0-2) with
Conditional Use to permit commercial use exceptions; and Community Business (C-3) on the
request property and adjacent property to the north and east (Case 95SN0186, Bonarco
Associates and Charles M. and Louis D. Marchetti). A mixed-use development with office,
commercial and residential uses, to include single family, two-family, cluster and multi-
family residences. 195 dwelling units were planned on that portion of the property which is
now the subject of the current request.
On April 22, 1998, the Board of Supervisors approved a Conditional Use Planned
Development, amendment to Case 95SN0186 on 6.4 acres (a portion of the subject of the
current request) zoned Residential Townhouse (R-TH) with Conditional Use to permit an
adult day care, bulk exceptions and exceptions to a proffered condition relative to
architectural requirements and amendment on 16.6 acres (a portion of the subject of the
current request) zoned Residential Multi-family (R-MF) with Conditional Use Planned
Development to permit bulk exceptions and exceptions to a proffered condition relative to
architectural requirements.
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Cluster and Higher Density Design Standards:
Over the past several years, the Planning Commission and Board of Supervisors have
expressed concerns relative to the quality of higher density developments. As a result, staff
has developed a list of standard guidelines to address the quality of such developments.
These use guidelines improved design standards and require appropriate amenities. These
typical guidelines include, but are not limited to, the provision of a project focal point,
hardscaped open space, landscaping, streetscaping, sidewalks and pathways, and side or rear
entry garages.
As noted, these guidelines were developed by staff as a result of the concerns that have been
expressed by the Commission and the Board on individual cases. They were developed in an
effort to provide some guidance to developers seeking higher density/cluster development
approvals. The "garage" orientation standard has not been consistently applied through prior
actions by the Commission and Board. Staff encourages the Commission to begin to
consider a policy, or even an Ordinance amendment, to address cluster/higher density design
standards so that they might be equitably applied.
Ordinance exceptions were approved with this original case to allow greater development
flexibility to accommodate these smaller lot/higher density residential dwelling types not
currently addressed in the Zoning Ordinance. Conditions were accepted to address concerns
over the quality of the development. These conditions included the aforementioned typical
standards including a limitation on the number of front entry garages.
Current Proposal:
Through the original zoning, the applicant requested a reduction in building setbacks and
buffer areas. With the resulting potential for dwellings to be significantly closer to the road,
the appearance of garage doors along adjoining streets becomes an important design issue
because of their potential negative visual impact on the streetscape. Typically, similar
developments have addressed this impact by either prohibiting or limiting the number of
garage doors that face a street. The existing zoning is conditioned so a percentage of the
garages will be restricted to side or rear entry. Currently, the condominium development is
limited to having no more than thirty-five (35) percent of units with garage doors facing the
road (Condition 9 of Case 98SN0123). Likewise, the townhouse development is limited to
having no more than fifty (50) percent of the lots (or no more than two (2) of four (4) lots)
with garage doors facing the road (Condition 13 of Case 98SN0123). These conditions
reduce the number of front entry garages to prevent their predominance of the streetscape.
The developer is requesting to revise Condition 9 and to delete Condition 13 to eliminate the
requirement for rear and side entry garages entirely.
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Without these conditions, each unit may be designed so the garage door faces the street. This
will permit the predominance of garages along the streetscape and will fail to provide for the
typical development standards necessary to offset the impact of higher density development.
Development of the project is proceeding. The multi-family development is known as
Fairway Villas and the single family development is known as Willesden at Stonehenge.
According to the applicant, the developed portions of the properties comply with the current
garage door conditions.
CONCLUSIONS
At the time of the original zoning, numerous conditions, including the conditions relating to the
orientation of garage doors, were negotiated with the developer to address concerns over the quality
of the proposed cluster/higher density development that included numerous requests for reductions in
setback and buffer requirements.
The current conditions relating to the garage door orientation, combined with other design
conditions, assure a type of development that is supported by the planned transition area of the
Midlothian Area Community Plan which encourages quality design standards to provide
compatibility between adjacent land uses.
Specifically, without these conditions, each unit may be designed so the garage door faces the street.
This will permit the predominance of garages along the streetscape rather than the dwelling units,
and therefore, will fail to provide quality design and will result in a less desirable visual streetscape
within the development. Therefore, staff recommends denial of this request.
CASE HISTORY
Planning Commission Meeting (1/15/02):
The applicant did not accept staff's recommendation, but did accept the Planning
Commission's recommendation.
There was no opposition present.
Mr. Gecker indicated that given the developments' design of the existing units, the
amendment would not have a significantly greater visual impact.
On motion of Mr. Gecker, seconded by Mr. Gulley, the Commission recommended approval
of this request subject to the condition on page 2.
AYES: Unanimous
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The Board of Supervisors, on Wednesday, February 27, 2002, beginning at 7:00 p.m., will take under
consideration of this request.
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