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Home My WebLink AboutZMA199900017 Staff Report 2000-03-07STAFF PERSON: ELAINE K. ECHOLS, AICP PLANNING COMMISSION: MARCH 7, 2000 BOARD OF SUPERVISORS APRIL 19, 2000 ZMA 99-017 Amendment to Proffers: Stonegate at Western Ridge PRD Applicant's Proposal: The applicant is proposing to modify a setback proffer for the Stonegate section (phase 2) of Western Ridge PRD which was approved by the Board of Supervisors in May of 1998. The proposed change is shown in the attached proffers (Attachment A). Petition for Rezoning: This request is to amend proffers for Stonegate at Western Ridge PRD Planned Residential District to allow modification of the front setback. The properties, described as a portion of Tax Map 56E Parcel lA and Parcels 03-001 through 018 are located in the White Hall Magisterial District on Stonegate Way at the intersection of Park Ridge Drive and Lake Tree Lane. The area comprised in this rezoning is 28.25 acres; 4.23 acres are platted already. The Comprehensive Plan designates this property as Neighborhood Density and is recommended for 3 — 6 units per acre in the Crozet Community. Character of the Area: The area surrounding the property is a residential subdivision with nearby commercial uses and railroad track. All owners of houses already constructed in this subdivision are applicants in this rezoning. Zoning and Subdivision History: The Western Ridge development was rezoned from RA, R-1, and LI to R-4 Residential in 1995. The original zoning to R-4 was in accordance with a conceptual plan and proffers. In 1998, the applicant requested and the Board of Supervisors approved the rezoning of a portion of the development to PRD with a new plan and a change of the proffers as they related to setbacks. This request is for the 14.5 acre portion of land which was zoned PRD in 1998. The first subdivision in this section was approved on January 12, 1999. Specifics on the Proposal: The proposal for the 14.5 acre part of the PRD would change the language regarding setbacks for garages. Right now, the front yard requirement is 20 feet, except that an attached garage could be set 10 feet closer to the street as long as there are no openings in the garage but the garage door. The applicant is requesting that the restriction on openings be removed so that a `courtyard" type driveway could be accommodated. An illustration of this type of arrangement is shown in Attachment D. Applicant's Justification for the Request: On his application, the applicant stated, "This zoning map amendment is the result of an apparent oversight by all parties regarding Western Ridge Phase 2 proffers. Proffer number 1 Oa specifies that front building setbacks may be reduced to 10 feet for attached garages provided that there are no openings in the front wall. This language was apparently copied from a proffer in another subdivision where, for aesthetic reasons of that particular subdivision, no openings were desired. Allowing openings will enhance the aesthetics of Stonegate, so it is requested that this language be changed to accommodate this. (See the original proffer attached. The revision requested is to simply strike through a portion of the sentence as shown.) RECOMMENDATION: Staff has reviewed the proposal for conformity with the " Comprehensive Plan and the Zoning Ordinance. Staff recommends approval of the changes to the proffer. Comprehensive Plan: The Comprehensive Plan shows this area to be neighborhood density. The Land Use Plan suggests that building orientation in the Development Areas should be to public streets. Parking areas do not need to be located exclusively in front of buildings. This change in front yard requirements would allow for garages to be less prominent from the public street and give the appearance that the garage is more a part of the house and less a part of a parking area. STAFF COMMENT and intent of the zoning district -- The purpose to ♦ encourage sensitivity toward the natural characteristics of the site and toward impact on the surrounding area in land development ♦ promote economical and efficient land use ♦ provide an improved level of amenities, appropriate and harmonious physical development, and creative design ♦ provide flexibility and a variety of development opportunities for residential purposes ♦ use open space for recreation, protection of areas sensitive to development, provide buffering between dissimilar uses and preserve agricultural activity The proposed change would allow for harmonious physical development and creative design in keeping with the PRD purpose and intent. Public need and justification for the change -- While the request fulfills a private request for a better aesthetic, the Comprehensive Plan does speak to the need for the orientation of buildings to be to the street with less prominent parking. Anticipated impact on public facilities and services --No impact is anticipated on public facilities and services. Anticipated impact on natural, cultural, and historic resources — No impact is anticipated on any natural, cultural, and historic resources in Crozet. SUMMARY Staff has identified the following factors which are favorable to this request: 1. The change would allow for less prominent parking in a compact development in Crozet. Staff has identified no factors which are unfavorable to this request: RECOMMENDED ACTION Staff recommends approval of the rezoning with the proffers submitted. ATTACHMENTS: A — Page 2 of proffers with Western Ridge Phase 2 B -- Tax Parcel Map C — Location Map D — Illustration of "courtyard" Z WESTERN RIDGE 131-IASE 2 PRO11 ERS May 11, 1998 ATTACHMENT } County of Albemarle commits to establish and maintain a public area, park or pathway, and assumes responsibility for maintenance thereof, the greenbelt area, upon request of Albemarle County, will be dedicated by owner of its successors to the County, subject to the right of use for pedestrian trails by residents living on the property and subject to the right to cross the greenbelt for vehicular access and underground utilities and easements by owner or its successors. 5. Development within the Western Ridge development will be limited to amaximum of277 single-family attached and detached dwelling units on the property. The attached and detached units will be located approximately in the areas shown on the Plan. The number of units permitted in the area of Tax Map 56E, Block 1, Parcel A shall be limited to a maximum of 199 units. G. Internal roads oil the property will be located approximately as shown on the Plan. Additional internal roads will be located pursuant to normal subdivision review. 7. Owner will plant at such time "Proposed Crozet Route 240/250,Connector" is built, or before, two rows of white pine trees 15 feet ort center (four feet to five feet tall) along the east side of the "Proposed Crozet Route 240/250 Connector" 110 foot "right-of-way," which is contiguous with single-family attached or detached as is shown: on the Plan. 8. The reservation set forth in paragraph one above and the possibility that a four lane road will be constructed within the Reserved Area shall be clearly disclosed in the subdivision covenants and restrictions and on the subdivision plat for all lots adjacent to the Reserved Area, Owner will develop the property to accommodate a minimum of 230 units, when combined with any units included in the existing Wester Ridge subdivision.. Tile setbacks within the area shown as Phase 2 on a plan titled "Western Ridge" prepared by Muncaster Engineering and last revised 2/13/98 shall be: a. Front: 20 feet except that the front yard may be reduced to 10 feet for attached garages fora maximum lineal distance of 23 feet,p-� .a_a that h eF hall be 0- opefiifio n ri i a StfuetuFe pa. anei to the street het.Pen :20 feea snii 10 rept r h r ent i line. Side: 10 feet except that the side yard may be reduced to zero (0) feet on one side in accord with the following provisions: All such structures for which separation and/or side yards are reduced shall be constructed in accordance with the current edition of the Virginia Uniform Statewide Building Code; PAGE FUTURE PROPOSED �. RT. 240/250 - 1 CONNECTOR. ROAD 1110. R/W1. KEY MAP SCALE : 1" = 50( n 3 m Z A n 'i3 _'1',.+_. •,- "4 P, FIB � it I •,y •t III°} A/, f4.11 1 ! jPIIH„F . It IiJjlll '�I I � •(rl. �� emu I % h) � ��4'��%/i ��)e' -,� l %S' ! / ♦- I il'If I(/7 ! y 111 n. $i,ell • Y!%il/{/�I��r H'7I pp ePP' it`I' Tug, �f !l d /I% rPr��l: ✓ IEfI . lI I}lil 11 1 fit AIf, arl �"il�mnuryl%n;M1ll � I�. i 1 v, s ti grin l 1�, t7 ✓nli l6 t �'i i './ + ; •% My v. n � r � +&,r n I rr, 9 df rAr (b:.l i r�i141f �lii`1ir�yn,,,T �. —• y #A,r I 1 rll'1r J, M�illrill�. I / A r � %'