07SN0181
December 11, 2006 CPC
l\farch 20, 2007 CPC
l\fay 15,2007 CPC
June 19, 2007 CPC
July 25, 2007 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDA TION
07SN0181
Tascon Group Inc.
Clover Hill Magisterial District
Providence Elementary, Providence Middle and Monacan High Schools Attendance Zones
Southwest line of Reams Road at Winters Hill Place
REQUESTS:
I. Rezoning from Agricultural (A) to Multifamily Residential (R-MF) plus
Conditional Use Planned Development to permit exceptions to Ordinance
requirements.
II. Waiver to street connectivity requirements to Gallitan Road.
PROPOSED LAND USE:
A multifamily condominium development containing a maximum of four (4) units
per acre, yielding approximately eighty-seven (87) dwelling units is planned
(Proffered Condition 3). Model homes and temporary modular units for the
purpose of mark:eting the development are also proposed. (Textual Statement I.E
and I.F)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 7.
STAFF RECOMMENDATION
Request I:
Recommend approval for the following reasons:
Providing a FIRST CHOICE community through excellence in public service
A. The proposed zoning and land uses conform to the N orthem Area Plan
which suggests the property is appropriate for medium density residential
use of 1.51 to 4.0 units per acre.
B. The proffered conditions adequately address the impacts of this
development on necessary capital facilities, as outlined in the Zoning
Ordinance and Comprehensive Plan. Specifically, the needs for roads,
schools, park:s, libraries and fire stations is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Capital Improvement
Program, and the impact of this development is discussed herein. The
proffered conditions mitigate the impact on capital facilities, thereby
insuring adequate service levels are maintained and protecting the health,
safety and welfare of County citizens.
Request II.
Recommend denial of the waiver to street connectivity requirements to Gallitan
Road for the following reason:
The evaluation of the Policy criteria for granting such relief necessitates design
details that can best be provided through the subdivision review process.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) 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.)
PROFFERED CONDITIONS
(STAFF/CPC)
(STAFF/CPC)
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1.
Master Plan. The Textual Statement dated September 8, 2006, and
revised April 5, 2007, shall be considered The Master Plan.
2.
Utilities. Public water and wastewater systems shall be used.
3.
Density. Density shall not exceed four (4) dwelling units per acre.
(P)
4.
Timbering. Except for timbering approved by the Virginia State
Department of Forestry for the purpose of removing dead or
diseased trees, there shall be no timbering on the Property until a
land disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices installed. (EE)
5.
Drainage. No drainage from impervious areas shall drain to
Gatewood Subdivision or Winters Hill Place subdivision except for
that small amount required by the CORPS of engineers to hydrate
any wetlands. (EE)
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(STAFF/CPC)
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6.
7.
8.
9.
Construction Access. Construction traffic for the initial
development shall be limited to an access on to Reams Road
subject to review and approval by VDOT. (EE)
Sidewalk:s. Sidewalk:s shall be provided on both sides of all street
rights of way within the development. The exact treatment and
location of these sidewalk:s shall be approved by the Planning
Department at the time of site plan review. (P)
Streets Trees. Street trees shall be planted along each side of the
interior roads to include entrance roads from public roads into the
development. If existing trees are maintained, they may be counted
toward this requirement. (P)
Fencing. A decorative fence with brick: or stone columns shall be
provided along Reams Road frontage of the Property, such
columns are not to be spaced farther apart than sixty (60) feet. A
three (3) rail vinyl fence shall be provided along the eastern and
western property lines adjacent to lots in Winters Hill Place and
Gatewood Subdivision. (P)
10.
Driveways. All private driveways shall be hardscaped. (P)
11.
Building Materials and Elevations. Dwelling units shall be
constructed with materials such as brick: or stone veneer;
composition, hardiplank:, or vinyl siding; and 20-year asphalt
shingles. Buildings shall have an architectural treatment generally
consistent with those depicted in the rendering entitled "Tascon
Reams Road - Case #07SNOI81". (P)
12.
Foundation Treatment. All exposed portions of the foundation and
exposed piers supporting front porches of each new dwelling unit
shall be faced with brick:, stone veneer, decorative masonry or
exterior insulation and finishing systems (EIFS) materials. (P)
13.
Garages. No more than fourteen (14) dwelling units shall be
permitted to employ front loaded garages. (P)
14.
Lighting. Light poles shall have a maximum height of fifteen (15)
feet and shall be located generally along the interior roads as
approved by the Planning Department. (P)
15.
Open space/Recreation area. Open space/recreation area shall be
provided throughout the development, with a minimum of 0.75
acres in the entrance area at Winters Hill Place, to provide a "focal
point" as one enters the project. Part of the area shall be
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(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
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"hardscaped" and have benches and other amenItIes that
accommodate and facilitate gatherings. The exact design and
location shall be approved by the Planning Department at the time
of site plan review. These amenities shall be developed concurrent
with the first phase of development. (P)
16.
Restriction on Children's Play Facilities. The common area
recreational amenities shall not include playground equipment,
play fields or other facilities primarily associated with children's
play. (P)
17.
Virginia Condominium Act. All multi-family dwelling units on the
Property shall be condominiums as defined and regulated by the
Virginia Condominium Act, and all common areas and
improvements therein shall be maintained by a condominium
association. (P)
18.
Age Restriction. Except as otherwise prohibited by the Virginia
Fair Housing Law, the Federal Fair Housing Act, and such other
applicable federal, state or local legal requirements, dwelling units
designated as age-restricted shall be restricted to "housing for older
persons" as defined in the Virginia Fair Housing Law and no
person under the age of 19 shall reside therein. (P)
19.
Impacts on Capital Facilities. The applicant, subdivider, or
assignee( s) shall pay the following, for infrastructure
improvements within the service district for the property, to the
county of Chesterfield prior to the issuance of building permit per
dwelling unit:
A. If payment is made prior to July 1, 2007, $1,354.00 per
dwelling unit. At time of payment $1,354.00 will be
allocated pro-rata among the facility costs as follows:
$602.00 for park:s and recreation, $348.00 for library
facilities, and $404.00 for fire stations; or
B. If payment is made after June 30, 2007, the amount
approved by the Board of Supervisors not to exceed
$1,354.00 per dwelling unit pro-rated as set forth in
Proffered Condition 19.A. above and adjusted upward by
any increase in the Marshall and Swift Building Cost Index
between July 1, 2006, and July 1 of the fiscal year in which
the payment is made.
C. Cash proffer payments shall be spent for the purposes
proffered or as otherwise permitted by law.
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(STAFF/CPC)
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20.
21.
22.
D. Should any impact fees be imposed by Chesterfield County
at any time during the life of the development that are
applicable to the property, the amount paid in cash proffers
shall be in lieu of or credited toward, but not be in addition
to, any impact fees, in a manner determined by the County.
(B&M)
Transportation Contribution. The applicant, his successor(s), or
assignee(s) (the "Applicant") shall pay to the County of
Chesterfield prior to the issuance of each building permit $8,915
per dwelling unit for each dwelling unit in excess of a cumulative
total of forty-eight (48). In the event the improvements identified
in Proffered Condition 23 are provided, not by the developer but
by others, as determined by the Transportation Department, then
this payment shall be made prior to the issuance of each building
permit within the property, regardless of the cumulative number of
dwelling units. If this amount is paid after June 30, 2007, the
amount paid shall be adjusted upward by any Board of
Supervisors' approved increase in the Marshall and Swift Building
Cost Index between July 1, 2006 and July 1 of the fiscal year in
which the payment is made.
In the event the actual cost to provide the improvements identified
in Profferred Condition 23 exceeds $427,920, as determined by the
Transportation Department, then the transportation contribution in
this Proffered Condition shall be reduced by an amount equal to
the difference of the actual cost and $427,920. (T)
Access.
A. There shall be no direct vehicular access to Reams Road
and Gallitan Road, except as otherwise stated in Proffered
Condition 6.
B. No dwelling units shall have sole access from Winters Hill
Place or Gatewood Subdivisions. (T & P)
Road Improvements. In conjunction with the initial development
on the property, the owner/developer shall be responsible for the
following:
A. Widening/improving the south side of Reams Road to an
eleven (11) foot wide travel lane, measured from the
existing centerline of the existing Reams Road right-of-way
along that part of Reams Road immediately adjacent to the
Property, with an additional one (1) foot wide paved
shoulder plus a seven (7) foot wide unpaved shoulder, and
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(STAFF/CPC)
23.
overlaying the full width of the roads with one and a half
(1.5) inch of compacted bituminous asphalt concrete, with
any modifications approved by the Transportation
Department, for the entire property frontage;
B. Construction of additional pavement along Reams Road at
the Winters Hill Place/Reams Road intersection to provide
a right and left turn lane, based on Transportation
Department standards.
C. Dedication, free and unrestricted, to and for the benefit of
Chesterfield County of any additional right of way required
for these improvements. In the event the developer is
unable to acquire any "off-site" right-of-way that is
necessary for these improvements, the developer may
request, in writing, that the County acquire such right-of-
way as a public road improvement. All costs associated
with the acquisition of the right-of-way shall be borne by
the developer. In the event the County chooses not to assist
the developer in acquisition of the "off-site" right-of-way,
the developer shall be relieved of the obligation to acquire
the "off-site" right-of-way and shall provide the road
improvements within available right-of-way as determined
by the Transportation Department. (T)
Offsite Road Improvements. Prior to the issuance of any
certificates of occupancy, Reams Road shall be reconstructed to
VDOT Urban Minor Arterial (40mph) standards from the
centerline of Winters Hill Place west to a distance of 700 linear
feet, with any modifications approved by the Transportation
Department, and additional pavement shall be constructed along
the northbound lanes of Reams Road to provide a taper at the
existing right turn lane that serves Wadsworth Drive. The exact
location, length and design of these improvements shall be
approved by the Transportation Department. In the event the
developer is unable to acquire any "off-site" right-of-way that is
necessary for these improvements, the developer may request, in
writing, that the County acquire such right-of-way as a public road
improvement. All costs associated with the acquisition of the right-
of-way shall be borne by the developer. In the event the County
chooses not to assist the developer in acquisition of the "off-site"
right-of-way, the developer shall be relieved of the obligation to
acquire the "off-site" right-of-way and shall provide the road
improvements within available right-of-way as determined by the
Transportation Department. (T)
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(STAFF/CPC)
24.
Dedication.
a. All roads that accommodate general traffic circulation
through the development (the "Public Roads"), as
determined by the Transportation Department, shall be
designed and constructed to VDOT standards and tak:en
into the State System.
b. Forty-five feet of right-of-way on the south side of Reams
Road measured from the centerline of the existing Reams
Road right-of-way along that part of Reams Road
immediately adjacent to the Property shall be dedicated,
free and unrestricted, to and for the benefit of Chesterfield
County in conjunction with Site Plan approval or within
sixty (60) days from the date of a written request by the
Transportation Department, whichever occurs first. (T)
GENERAL INFORMATION
Location:
Southwest line of Reams Road at Winters Hill Place and at the western termini of
Rock:dale and Gallatin Roads. Tax ID 752-698-3368.
Existing Zoning:
A
Size:
21.8 acres
Existing Land Use:
Vacant
Adiacent Zoning and Land Use:
North, South and West- R-7, R-9 and R-15; Single family residential
East - R-9 and A with Conditional Use; Single family residential, recreation or vacant
UTILITIES
Public Water System:
A sixteen (16) inch water line extends along the northeast side of Reams Road, opposite this
site. Additional water lines available to this site include an eight (8) inch water line along
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Winter Hill Place and Gallatin Road and a six (6) inch water line in Rock:dale Road. The
public water system is available. The applicant has proffered to use the public water system
(Proffered Condition 2). Per Utilities Department Design Specifications (DS-21), wherever
possible, two (2) supply points shall be provided for subdivisions containing more than
twenty- five (25) lots. Depending upon the proposed layout, connection to two (2) or more
of the existing water lines will be required.
Public Wastewater System:
There is an existing twelve (12) inch wastewater trunk: line extending along a tributary of
Falling Creek:, adjacent to the southwest boundary of this site. The public wastewater
system is available. Use of the public wastewater system is intended. (Proffered Condition
2)
ENVIRONMENT AL
Drainage and Erosion:
The subject property drains to the rear and then via tributaries through upper and lower
beaver pond to Falling Creek:. There are no erosion problems on-site; however, the creek:
to the rear has some sporadic stream degradation. There are no drainage problems on-
site; however, a large portion of the property drains through Winters Hill Place
Subdivision prior to entering the creek: to the rear.
There is a floodplain recorded to the rear of twelve (12) homes in Winters Hill Place
Subdivision. The area is flat and the homes may have been constructed as close as five
(5) feet to the floodplain. The floodplain in Winters Hill Place was located with the
assumption that the subject property would be developed for single family dwellings,
thereby creating less runoff. To minimize the runoff from the proposed development, the
applicant has proffered that only drainage required for hydrating the wetlands adjacent to
Waters Hill Place, as required by the Corps, will be drained in the direction of Winters
Hill Place and Gatewood Subdivisions. (Proffered Condition 5)
The property is wooded and, as such, should not be timbered without obtaining a land
disturbance permit from the Department of Environmental Engineering. This will ensure
the adequate erosion control measures are in place prior to any land disturbance.
(Proffered Condition 4)
Water Quality:
Prior to site plan approval, the developer will be required to perform a perennial flow
determination on any creek:s on the property and, if found to be perennial, the creek: will
be subject to a 100 foot conservation area inside of which uses are limited.
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PUBLIC FACILITIES
The need for fire, school, library, park: and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program and further
identified in the applicable sections of this "Request Analysis".
Fire Service:
The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls
are expected to increase forty-four (44) to seventy (78) percent by 2022. Six (6) new
fire/rescue stations are recommended for construction by 2022 in the Plan. In addition to
the six (6) new stations, the Plan also recommends the expansion of five (5) existing
stations. Based on eighty-seven (87) dwelling units, this request will generate
approximately twenty (20) calls for fire and emergency medical service each year.
The applicant has addressed the impact of this proposed development on fire and EMS.
(Proffered Condition 19)
The Wagstaff Fire Station, Company Number 10 and the Forest View Volunteer Rescue
Squad currently provide fire protection and emergency medical service. When the
property is developed, the number of hydrants, quantity of water needed for fire
protection and access requirements will be evaluated during the plans review process.
The applicant has requested an exception to pavement width requirements for private
streets and driveways not designated as fire lanes (Textual Statement I.D.). When the
driveway or street is designated as a fire lane, the width must be a minimum of twenty
(20) feet, consistent with the Virginia Statewide Fire Prevention Code. Therefore, this
exception is acceptable.
The applicant has requested not to mak:e a street connection to Gallitan Road (Proffered
Condition 21.A). In an emergency situation, this connection would benefit both the
applicant's project and the surrounding developments. The Fire Department continues to
support connectivity between subdivisions so that multiple access points are available to
assist in an emergency response.
Schools:
The proposed development is proffered as an age-restricted community. As such, this
request will have no increased impact on school facilities. (Proffered Condition 18)
Libraries:
Consistent with the Board of Supervisors' policy, the impact of development on library
services is assessed County-wide. Based on projected population growth, the Public
Facilities Plan identifies a need for additional library space throughout the County.
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Development would most lik:ely affect the existing La Prade Library or a proposed new
library in the Reams/Gordon area.
The applicant has addressed the impact of this development on library facilities.
(Proffered Condition 19)
Park:s and Recreation:
The Public Facilities Plan identifies the need for three (3) new regional park:s, seven (7)
community park:s, twenty-nine (29) neighborhood park:s and five (5) community centers
by 2020. In addition, the Public Facilities Plan identifies the need for ten (10) new or
expanded special purpose park:s to provide water access or preserve and interpret unique
recreational, cultural or environmental resources. The Plan identifies shortfalls in trails
and recreational historic sites.
The applicant has addressed the impact of this development on park: facilities. (Proffered
Condition 19)
Transportation:
The property is located on the south side of Reams Road between the Winters Hill Place
and Gatewood subdivisions. The applicant has proffered a maximum density of four (4)
dwelling units per acre (Proffered Condition 3). Based on trip rates for senior adult
housing, development of the property could generate approximately 300 average daily
trips. These vehicles will initially be distributed along Reams Road, which had a 2006
traffic count of 12,344 vehicles per day (VPD). Reams Road in this area was at capacity
(Level of Service E) based on the amount of traffic it carried during peak: hours.
The Thoroughfare Plan identifies Reams Road as a major arterial with a recommended
right-of-way width of ninety (90) feet. The applicant has proffered to dedicate forty-five
(45) feet of right-of-way along Reams Road in accordance with that Plan. (Proffered
Condition 24)
Access to major arterials and collectors, such as Reams Road, should be controlled. The
applicant has proffered that no direct vehicular access will be provided from the property
to Reams Road (Proffered Condition 21.A). The applicant intends to access the property
from the existing Winters Hill Place in the Winters Hill subdivision. In order to address
citizen concerns, Proffered Condition 21.A also states that there will be no direct
vehicular access from the property to Gallitan Road in the adjacent Gatewood
subdivision.
A high number of traffic accidents are occurring along this section of Reams Road,
predominately at the intersections with Wadsworth Drive, Rosegill Road, Arch Hill Road
and Adk:ins Road. Construction of turn lanes along Reams Road at these intersections
would help address the accident problem. The Six-Year Improvement Program includes
a Phase I of this project, which will involve construction of a left turn lane on Reams
Road at Adk:ins Road. Construction is anticipated to begin in Summer 2007. Some funds
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have been allocated towards construction of turn lanes on Reams Road at Rosegill Road
and Wadsworth Drive/Winters Hill Place. The schedule for these improvements has not
been determined at this time.
The traffic impact of this development must be addressed. The applicant has proffered
to: 1) construct additional pavement along Reams Road at the Winters Hill Place
intersection to provide right and left turn lanes based on Transportation Department
standards; 2) improve Reams Road for the entire property frontage to provide an eleven
(11) foot wide travel lane, a one (1) foot paved shoulder and a seven (7) foot unpaved
shoulder; 3) overlay the full width of Reams Road for the entire property frontage; and 4)
dedicate any additional right-of-way required for these improvements (Proffered
Condition 22). The developer will need to acquire "off-site" right of way to provide
these improvements. According to Proffered Condition 22, if the developer is unable to
acquire the right-of-way for these improvements, the developer may request the County
to acquire the right-of-way as a public road improvement. All costs associated with the
acquisition will be borne by the developer. If the County chooses not to assist with the
right-of-way acquisition, the developer will not be obligated to acquire the "off-site"
right-of-way, and will only be obligated to construct road improvements within available
right-of-way. The vertical alignment of Reams Road in this area limits sight distance
from vehicles turning at Wadsworth Drive. Any turn lanes constructed at Winters Hill
Place should tak:e into account a possible new vertical alignment for Reams Road in this
area.
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. The applicant has proffered to contribute cash (the
"Transportation Contribution") towards mitigating the traffic impact of this development
(Proffered Condition 20). Proffered Condition 20 allows for a credit towards the
Transportation Contribution for the first forty-eight (48) dwelling units if the applicant
provides additional road improvements, other than the customary road improvements
identified above, to Reams Road. Specifically, the Transportation Contribution could be
reduced if the applicant reconstructs Reams Road west of Winters Hill Place to correct a
substandard vertical alignment and provides a taper for the right turn lane along Reams
Road at Wadsworth Drive (Proffered Condition 23). Proffered Condition 23 also
specifies that these improvements will be provided prior to the issuance of any
certificates of occupancy. Staff calculated the value of the additional improvements to
Reams Road to be approximately equivalent to $427,920 of the Transportation
Contribution based on information provided by the applicant and limited construction
estimates from other projects. The actual cost of this construction cannot be determined
until the work: is completed and may be more or less than this estimated amount. Per
Proffered Condition 20, if the additional improvements are provided by others (i.e. a
public project) then the applicant will pay the Transportation Contribution for all the
uni ts.
As development continues in this part of the County, traffic volumes on area roads will
substantially increase. Additional funds will need to be identified to cover the cost of the
improvements needed to accommodate the traffic increases. Other than the Reams Road
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turn lane projects, no public road improvements in this part of the county are currently
included in the Six-Year Improvement Program.
The Zoning Ordinance allows streets within townhouse and condominium developments
to be privately maintained. Staff recommends that all of the main streets within this
project be accepted into the State Highway System. Having these streets accepted into
the State Highway System will ensure their long-term maintenance. The applicant has
proffered that all streets which accommodate general traffic circulation will be designed
and constructed to State (i.e., the Virginia Department of Transportation) standards and
tak:en into the State System. (Proffered Condition 25)
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 87* 1.00
Population Increase 236.64 2.72
Number of New Students
Elementary 0.00 0.00
Middle 0.00 0.00
High 0.00 0.00
TOTAL 0.00 0.00
Net Cost for Schools $0 $0
Net Cost for Park:s 52,548 604
Net Cost for Libraries 30,363 349
Net Cost for Fire Stations 35,235 405
Average Net Cost for Roads 777,954 8,942
TOTAL NET COST $896,100 $10,300
* Based on a proffered maximum of four (4) dwelling units per acre. The actual number of
dwelling units and corresponding impact may vary. (Proffered Condition 3)
As noted, this proposed development will have an impact on capital facilities. Staff has
calculated the fiscal impact of every new dwelling unit on roads, park:s, libraries, and fire stations
at $10,300 per unit. The applicant has been advised that a maximum proffer of $10,269 per
dwelling unit would defray the impact of this development, as it will have no increased impact
on school facilities.
Consistent with the Board of Supervisors' policy, and proffers accepted from other applicants,
the applicant has offered cash to assist in defraying the cost of this proposed zoning on park:s,
libraries, and fire stations (Proffered Condition 19). To address the development's impact on
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roads, the applicant has offered, upon mutual agreement with the county, cash and road
improvements (Proffered Condition 20). The proffered conditions, as offered in this case,
adequately address the impact of this proposed development on capital facilities.
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed
and it has been determined that it is appropriate to accept the maximum cash proffer in this case.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Plan which suggests the property is
appropriate for medium density residential use of 1.51 to 4.0 units per acre. The
Northern Area Plan Amendment is currently under review.
Area Development Trends:
Area properties are zoned Residential (R - 7, R -9 and R -15) and are developed as Winters
Hill Place, Archbrook:e and Gatewood Subdivisions or are zoned Agricultural (A) and
occupied by single family dwellings on acreage parcels or recreational uses (golf course)
or are currently vacant. It is anticipated that residential development will continue in this
area of Reams Road at densities suggested by the Plan.
Site Design:
Except as modified by this request, multifamily residential development must conform to
the requirements of the Zoning Ordinance for the Multifamily Residential (R-MF)
District. The applicant has requested exceptions to several of these standards, as noted in
the Textual Statement submitted with this application (Proffered Condition 1). These
Ordinance standards were designed to address a typical, suburban high-density residential
project. These exceptions will allow flexibility in site design to accommodate a unique
multifamily project that has a character more in k:eeping with a single family
development.
Density and Building Materials:
Proffered Condition 3 limits the density of the development to a maximum of four (4)
units per acre, yielding a maximum of eighty-seven (87) dwelling units.
The applicant has proffered the use of specific building materials and foundation
treatments (Proffered Conditions 11 and 12).
Cluster Standards:
The proffered conditions offered for this project are consistent with those typically
required by the Commission and Board of Supervisors on similar projects recently
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approved with the exception of garages. These standards include sidewalk:s, street trees,
hardscaped driveways and focal point. (Proffered Conditions 7,8, 10 and 15)
Garages:
In conjunction with the single family character of the proposed development, the
applicant has requested an associated reduction in building setback:s from rights of way
(Textual Statement). With the potential for dwellings to be significantly closer to the
road, the appearance of garage doors adjoining streets becomes an important design issue
relative to their impact on streetscape. Typically, similar developments have addressed
this impact by requiring that front loaded garages be located no closer to the street than
the front facade of the dwelling unit. As proffered, a maximum of fourteen (14) of the
dwelling units may include front loaded garages which may be located closer to the street
that the front facade of the dwelling unit (Proffered Condition 13). Limiting the location
of front loaded garages provides a better guarantee that their impact on the streetscape
will be softened.
Recreation:
The applicant has proffered that any common recreational areas will not include
amenities primarily associated with children's play (Proffered Condition 16). Further,
all common areas within the development must be maintained by a condominium
association. (Proffered Condition 1 7)
Lighting and Fencing:
Proffered Conditions 9 and 14 address lighting height within the project and decorative
fencing at the development's entrance at Reams Road and fencing adjacent to Winters
Hill Place and Gatewood Subdivision.
Access to Winters Hill Place and Gallatin Road:
Winters Hill Place, which serves Winters Hill Subdivision to the north, and Rock:dale
Road, which serves the Gatewood Subdivision to the south, are recorded to the limits of
the subject property. Should these rights of way be extended to provide sole access to a
portion of the proposed development, density compatibility with lots in those portions of
the adjacent subdivision developments would need to be addressed. The applicant has
proffered that no dwelling units will have sole access from Winters Hill Place or
Rock:dale Road, thereby eliminating the need to address this compatibility issue.
(Proffered Condition 21.B)
Street Connectivity:
An exception to the "Residential Subdivision Connectivity Policy" is requested so as to
preclude any road connection to Gallitan Road (Proffered Condition 21.A). In addition to
promoting fire and emergency services safety, subdivision road connections provide
interconnectivity between residential developments, thereby reducing congestion along
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07SN0181-]UL Y25- BOS
collector and arterial roads and providing a convenient and safe access to neighboring
properties.
The "Policy" allows the Board, through the Commission's recommendation, to waive the
requirement for streets in new subdivisions to connect to adjacent public streets that are
designed as local streets, residential collectors and thoroughfare streets. Staff must
evaluate this waiver based upon three (3) criteria: (1) there must be a sufficient number
of other stub streets to adequately disperse traffic and not cause a concentrated use of any
one (1) stub street; or (2) the connection to a particular stub will cause concentrated
traffic at that location; (3) the projected traffic volume on anyone (1) local street within
an existing subdivision exceeds 1,500 vehicle trips per day.
Without additional design information relative to road layout, staff cannot determine if
the criteria for granting such a waiver can be met. Therefore, it is recommended that
consideration of this waiver be evaluated during the plans review process when more
detail is available.
Construction Access:
At the request of area property owners, Proffered Condition 6 limits access for
construction traffic for initial development to Reams Road. This proffered condition is
difficult, if not impossible to enforce. In addition, it should be noted that if VDOT does
not approve such an access this restriction will not apply.
Age Restriction:
Proffered Condition 18 limits occupancy of the proposed dwelling units to "housing for
older persons" as defined in the Virginia Fair Housing Law. While during the initial
mark:eting of the project this restriction may be clear to prospective occupants, there is a
risk: that long-term, dwelling units may be sold or rented to individuals that do not meet
this age-restriction. Given staffs inability to pro-actively enforce this condition prior to
the purchase and occupancy of dwelling units, staff recommends that these proffers not
be accepted.
CONCLUSIONS
The proposed zoning and land uses conform to the Northern Area Plan which suggests the
property is appropriate for medium density residential use of 1.51 to 4.0 units per acre.
The proffered conditions adequately address the impacts of this development on capital facilities,
as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the needs for roads,
schools, park:s, libraries and fire stations is identified in the Public Facilities Plan, the
Thoroughfare Plan and the Capital Improvement Program, and the impact of this development is
discussed herein. The proffered conditions mitigate the impact on capital facilities, thereby
insuring adequate service levels are maintained and protecting the health, safety and welfare of
County citizens.
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07SN0181-]UL Y25- BOS
Proffered Condition 13 pertaining to garages does not address typical cluster standards relative to
location.
It should be noted that proffered conditions provide for the ability to age restrict occupants
within the development as well as restrict construction access, both of which may result in
enforcement issues. (Proffered Conditions 6 and 18)
The application fails to address connectivity to Gallitan Road per the Board's adopted
"Residential Subdivision Connectivity Policy", as discussed herein. Evaluation of the Policy
criteria for granting such relief necessitates design detail that can best be provided through the
subdivision review process.
Given these considerations, approval of the rezoning (Request I) is recommended. Denial of the
waiver to connectivity (Request II) is recommended.
CASE HISTORY
Planning Commission Meeting (12/14/06):
At the request of the applicant, the Commission deferred this case to their March 20,
2007, meeting.
Staff (12/15/06):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than January 11, 2007, for consideration at the
Commission's March, 2007, public hearing. In addition, the applicant was advised that a
$250.00 deferral fee must be paid prior to the Commission's public hearing.
Area Residents, Applicant, Staff and Clover Hill District Commissioner (1/30/07):
A meeting was held to discuss this case. Concerns were expressed relative to
transportation, drainage, buffers, landscaping and architectural treatment. It was agreed
that these issues would be discussed in detail at a series of follow-up meetings.
Area Residents, Applicant, Staff and Clover Hill District Commissioner (2/15/07):
A meeting was held to discuss this case relative to project access, connectivity to adjacent
subdivisions, construction access and existing and potential drainage issues. The
applicant agreed to consider additional improvements to the Reams Road/Winters Hill
Place intersection; provision of initial project construction access from Reams Road;
16
07SN0181-]UL Y25- BOS
prOVISIon of one point of connectivity to Gatewood Subdivision; and preclusion of
drainage from impervious areas to Gatewood Subdivision, except under certain
circumstances.
A meeting has been scheduled for March 8, 2007, to discuss buffers, landscaping and
architectural treatment.
Staff (2/28/07):
To date, no new information has been submitted, nor has the deferral fee been paid.
Area Residents, Applicant, Staff and Clover Hill District Commissioner (3/8/07):
A meeting was held to discuss this case relative to landscaping, buffers and architectural
treatment. The applicant agreed to withdraw requested exceptions to setback:s from
Reams Road and the pavement width for roads; and to proffer fencing around the
perimeter of the property and an architectural exhibit.
Applicant (3/8/07):
The deferral fee was paid.
Planning Commission Meeting (3/20/07):
At the request of the applicant, the Commission deferred this case to their May 15, 2007,
meeting.
Staff (3/21/07):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than March 26, 2007, for consideration at the Commission's
May 2007, public hearing. In addition, the applicant was advised that a $250.00 deferral
fee must be paid prior to the Commission's public hearing.
Applicant (4/5/07):
Amended proffered conditions and Textual Statement were submitted.
17
07SN0181-]UL Y25- BOS
Area Residents, Applicant, Staff and Clover Hill District Commissioner (4/26/07):
A meeting was held to discuss this case. Concerns were expressed relative to the need
for road improvements at the Reams Road/Winters Hill Place intersection and
connectivity to neighboring subdivision streets. The applicant agreed to defer the case to
resolve the cost for proposed Reams Road improvements.
Applicant (5/14/07):
The deferral fee was paid.
Planning Commission Meeting (5/15/07):
At the request of the applicant, the Commission deferred this case to their June 19, 2007,
meeting.
Staff (5/16/07):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than May 21, 2007, for consideration at the Commission's
June 2007, public hearing. In addition, the applicant was advised that a $500.00 deferral
fee must be paid prior to the Commission's public hearing.
Applicant (5/18/07 and 6/6/07):
Revised proffered conditions were submitted.
Staff (6/7/07):
The deferral fee was paid.
Applicant (6/18/07 and 6/19/07):
Revised proffered conditions were submitted.
Planning Commission Meeting (6/19/07):
The applicant accepted the Planning Commission's recommendation. There was no
opposition present.
18
07SN0181-]UL Y25- BOS
Mr. Gulley indicated that area residents support the proposal.
On motion of Mr. Gulley, seconded by Mr. Wilson, the Commission recommended
approval of the rezoning and acceptance of the proffered conditions on pages 2 through 7.
AYES: Messrs. Geck:er, Gulley, Bass, Litton and Wilson.
On motion Mr. Mr. Gulley, seconded by Mr. Wilson, the Commission recommended
approval of the waiver to street connectivity requirements.
AYES: Messrs. Geck:er, Gulley, Bass, Litton and Wilson.
The Board of Supervisors, on Wednesday, July 25, 2007, beginning at 6:30 p.m., will tak:e under
consideration this request.
19
07SN0181-]UL Y25- BOS
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T ASCON REAMS ROAD
TEXTUAL STATEMENT
CASE 07SN0181
September 8, 2006
Revised November 15,2006
Revised November 27,2006
Revised March 16, 2007
Revised April 5, 2007
I. Multi-family residential dwellings subject to the requirements of the Zoning Ordinance
for the Residential Multi-Family (R-MF) Districts, except as follows:
A. Setback:s
1. A twenty-three (23) foot exception to the twenty-five (25) foot setback:
requirement for structures from driveways providing access exclusively to
park:ing area.
2. A fifteen (15) foot exception to the fifteen (15) foot setback: requirement for
structures from park:ing spaces.
3. A twenty-five (25) foot exception to the fifty (50) foot setback: requirements for
structures from property lines, except along Reams Road.
4. A forty (40) foot exception to the fifty (50) foot setback: requirement for
structures adjacent to rights-of-way, except along Reams Road.
5. A ten (10) foot exception to the fifteen (15) foot requirement for park:ing and
driveways adjacent to rights-of-way.
B. Driveways and Park:ing Areas
Driveways and park:ing areas shall not be required to have curb and gutters.
C. Recreational Area
The recreation area of this development shall not have a minimum size.
D. Roads
1. A seven (7) foot exception to the twenty-four (24) foot pavement width
requirement for private driveways provided, however, the pavement width of
any driveway designated as a fire lane in connection with site plan review shall
not be less than twenty (20) feet, unless otherwise approved by the Fire
Department at time of site plan approval.
This page is blank:.
E. Model home(s), subject to the requirements of Section 19-65(a) of the Zoning
Ordinance.
F. One (1) temporary model home permitted in a modular unit provided such unit shall
be subject to the requirements of Section 19-65(a)(2) through (5) of the Ordinance.
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