DRRC 01-26-12 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
540/665-5651
MEMORANDUM FAX: 540/665-6395
To: Development Review and Regulations Committee
From: Candice E. Perkins, AICP, Senior Planner ° \
Subject: January Meeting and Agenda
Date: January 18, 2012
The Frederick County Development Review and Regulations Committee (DRRC) will be
meeting on Thursday, January 26, 2012 at 7:00 p.m. in the first floor conference room (purple
room) of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The
DRRC will discuss the following agenda items:
AGENDA
1) Election of DRRC Chairman and Vice -Chairman. As stipulated in the DRRC
Operating Procedures, a chairman and vice-chairman will be elected during the first
meeting of each year.
2) Housing Types in the RP (Residential Performance) Zoning District. Discussion on
revisions to the Frederick County Zoning Ordinance to revise the dimensional
requirements for the permitted housing types in the RP District.
3) Lot Sizes in the RA (Rural Areas) Zoning District. Request to discuss the minimum
lot size requirement for non-residential lots in the RA (Rural Areas) Zoning District.
Please contact this office if you will not be able to attend the meeting. Thank you.
Access to this building is limited during the evening hours. Therefore, it will be necessary to
enter the building through the rear door of the four-story wing. I would encourage committee
members and interested citizens to park in the County parking lot located behind the new
addition or in the joint Judicial Center parking lot and follow the sidewalk to the back door of
the four-story wing.
CEP/bad
Attachments
107 North Rent Street, Suite 202 a Winchester, Virginia 22601-5000
Item #2: Housing Types in the RP (Residential Performance) Zoning District
Staff has prepared a draft revision to the dimensional requirements for the housing types in the
RP (Residential Performance) Zoning District to concerns expressed over the years as well as to
clarify and simplify the text. The main revisions are as follows:
1. Addition of minimum setbacks for unroofed decks, stoops, landings, and similar features
for all housing types. Staff has seen a number of residential structures that are
constructed to the edge of building restriction lines (the structure takes up the entire
building envelope) and this precludes the construction of a deck or other similar feature.
This additional setback would allow additional area for the construction of these features.
2. Revision to the lot size and setback requirements for single family detached cluster, zero
lot line, small lot and duplex housing types. These revisions are intended to ensure that
the housing types don't conflict with each other.
3. Elimination of the atrium house and weak -link townhouse housing types.
4. Addition of a back-to-back townhouse option under the townhouse housing type and
multiple revisions to the townhouse requirements.
If the DRRC is supportive of this ordinance amendment, staff will forward it to the Planning
Commission and Board of Supervisors for their consideration.
Attachments: 1. Proposed changes to § 165-402.09 and § 165-201.02.
2
ATTACHMENT 1
ARTICLE IV
AGRICULTURAL AND RESIDENTIAL DISTRICTS
Part 402 - RP Residential Performance District
§ 165-402.09 Dimensional requirements.
The following dimensional requirements shall be met by uses in the RP Residential Performance District.
The Zoning Administrator shall make the final determination as to the classification of housing types.
Unless otherwise specified, all housing types shall be served by public sewer and water.
A. Single-family detached rural traditional. A "single fanAily detached rUFal tFadmtienalr,.sW,,.,,.-„
shall be This dwelling type consists of a fuller detached large -lot single-family residence on an
individual lot with private yards on all four sides, without public sewer and water. Dimensional
requirements shall be as follows:
(1) Minimum lot size shall be 100,000 square feet.
(2) Minimum yards shall be as follows:
(a) Setback from the road right-of-way: 60 feet.
(b) Side yards: 15 feet.
(c) Rear yard: 50 feet without publie sewer and wateF.
(3) Minimum lot width to maximum depth ratio shall be 1 to 3.
(4) Minimum off-street parking shall be two spaces per unit.
(5) Maximum building height shall be as follows:
(a) Principle building: 35 feet.
(b) Accessory buildings: 20 feet.
6 Minimum setbacks for unroofed decks stoops, landings, and similarfeatures:
(a) Setback from „the road right-of-way. .50 feet
(b) Side yards. 10 feet.
(c) Rear yard 35 feet.
Single-family detached traditional. A" -single family de-taehed tFadatiORal-Fes+dense"tee-This
dwelling type consists of a fully detached, large -lot single-family residence with private yards on
all four sides without required common open space. Dimensional requirements shall be as
follows:
(1) Minimum lot area shall be 15,000 square feet.
(2) Minimum yards shall be as follows:
(a) Setback from the road right-of-way: 35 feet.
(b) Side yards: 10 feet.
(c) Rearyard: 25 feet.
(3) Minimum lot width at setback shall be 80 feet.
(4) Minimum off-street parking shall be two spaces per unit.
(5) Maximum building height shall be as follows:
(a) Principle building: 35 feet.
(b) Accessory buildings: 20 feet.
(6) Minimum setbacks for unroofed decks stoops, landings, and similar eatures:
(a) Setback from the road richt-of ; way: 25 feet.
b Sideyards: 5 feet.
(c) Rear yard: 15 feet.
ATTACHMENT 1
C. Single-family detached urban. A"Single family detached urban residence" shall be This dwellinq
type consists of a fully detached, single-family residence on an individual lot with private yards on
all four sides. Dimensional requirements shall be as follows:
(1) Minimum lot area shall be 12,000 square feet.
(2) Minimum yards shall be as follows:
(a) Setback from the road right-of-way: 35 feet.
(b) Side yards: 10 feet.
(c) Rear yard: 25 feet.
(3) Minimum lot width at setback shall be 70 feet.
(4) Minimum lot width at road right-of-way shall be 40 feet.
(5) Minimum off-street parking shall be two spaces per unit.
(6) Maximum building height shall be as follows:
(a) Principle building: 35 feet.
(b) Accessory buildings: 20 feet.
(7) Minimum setbacks for unroofed decks stoops landings and similar features:
(a) Setback from the road right-of-way: 25 feet.
(b) Side yards: 5 feet.
(c) Rear yard: 15 feet.
D. Single-family detached cluster. A"single family detached cluster residence" shall be a This
dwelling type consists of a fully detached single-family residence on an individual lot, with private
yards on all four sides. and some cemmon open space within the develepment.
10,000 sqUaFe feet, net iRGlUdiRg land iR requiFed CeFnMGR epen space and Fead Fights of
way. Ne individual let shall be smaller thaR 9,000 squaFe feet. POF each lot that is less than
10,000 square feet by a given square feetage, an equivaleRt squaFe feetage ef land shall be
added to the requiFed Gernmen Dimensional requirements shall be as follows-
(Note: SF Cluster already has a higher open space requirement than SF urban (25% v 15%) and therefore this
housing type (w/o restrictions) should fall between the two]
(2) Minimum total area per dwelling --init- Shall -hp- 1-0,000 square feet-.
t3j (1) Minimum lot area shall be 8,000 square feet.
f4) (2) Minimum yards shall be as follows:
(a) Setback from the road right-of-way: 35 25 feet.
(b) Side yards: 108 feet.
(c) Rear yard: 2-520 feet.
{-) (3) Minimum lot width at setback shall be 60 feet.
{&) (4) Minimum lot width at the road right-of-way shall be 30 feet.
( (5) Minimum off-street parking shall be two per unit.
�44 (6) Maximum building height shall be as follows:
(a) Principle building: 35 feet.
(b) Accessory buildings: 20 feet.
(7) Minimum setbacks for unroofed decks stoops landings and similar features:
(a) Setback from the road right-of-way: 10 feet.
(b) Side yards: 5 feet.
(c) Rear yard: 10 feet.
ATTACHMENT l
E. Single- family detached zero lot line. A, sansle family detached zere lot line residence" shall be This
dwelling type consists of a fully detached, single-family residence on an individual lot. The
building is set on one of the side property lines, with a maintenance easement on the adjoining lot.
Dimensional requirements shall be as follows:
(1) Minimum lot area shall be 6,000 square feet.
(2) Maximum lot area shall be X0008,000 square feet.
(3) Maximum impervious surface ratio per lot shall be 0.40.
(4) Minimum yards shall be as follows:
(a) Setback from the road right-of-way: 25 feet.
(b) Rear yard: 25 feet.
(5) Minimum on-site building spacing shall be 25 feet.
(6) Minimum off-street parking shall be two per unit.
(7) Maximum building height shall be as follows:
(a) Principle building: 35 feet.
(b) Accessory buildings: 20 feet.
(8) Minimum setbacks for unroofed decks, stoops landings and similar features:
(a) Setback from the road right-of-way: 15 feet.
(b) Side yards: 20 feet.
(c) Rear yard: 15 feet.
(89) Supplemental regulations:
(a) The opposite side yard must be maintained clear of any obstructions other than a three-
foot eaves encroachment, swimming pools, normal landscaping, removable patio covers
extending no more than five feet or garden walls or fences not to exceed nine feet in
height.
(b) The zero lot line side must not be adjacent to a road right-of-way.
(c) A maintenance easement of eight to 10 feet in width must be obtained on the lot
adjacent to the zero lot line side.
F. Single-family small lot. �e-family small lot housing shall " This dwelling type consists of a
single-family detached or attached residence on an individual lot. No more than two units may be
attached together. The intent ef this housing type is te pFevide an alternative to conveRtional
single family lets that ean be tailered te the URique needs of specialized POPUlatiORS SUCh as these
„f the older .,eFsE)n Dimensional requirements shall be as follows:
c imensienal requirements shall be as follows:
(1) Minimum lot size: 3,750 square feet.
(2) Maximum lot size: 6,000 square feet.
(3) Minimum off-street parking spaces: 2.
(4) Setback frem state read: 25 feet. Setback from the road right-of-way: 20 feet
Setback fremprivate read: 20
(5) Rear yard: 15 feet.
(6) Side yard (detached option): ZeFE) lot line option may be used with this housing type. if
chesen, the rninimum side yaFd shall be 10 feet for that yard opposite the ;zpre lot line
side if REE ehesen, the Fninimurn id rd shad b i , r. 5 feet.
(7) Side yard (attached option): 10 feet.
(8) (g)When the attaGhed optieR for the SiRgle family small let hE)USiRg unit is chosen, the
minimam building spacing Feguirement shall be 20 feet. Minimum building spacing
(attached option): 20 feet.
ATTACHMENT 1
(g) Suppl..ment.,.,, setbacks. Minimum setbacks for unroofed decks, stoops landings and
similar features:
(a)With the single-faFAily
Setbackfrom the road right-of-way, 10 feet.
(b) WheFe siRg!e family lot hausiRg abuts open space, der=ks Fnay exteRd up tG
Side vards: 5feet.
(C) FFGRt popehes, stoops and steps may eAeRd i..1— fFE)Rt YaFd Setback
areas. Rear yard. 5 feet.
three gallon GGRtaineF at time of plaRting,
(10) Detached accessory structures may not exceed 150 square feet.
(11) One detached accessory structure shall be permitted on each lot.
(12) Maximum building height shall be as follows:
(a) Principal buildings: 35 feet.
(b) Accessory buildings: 20 feet.
G. Duplex. " is a single family semidetached- re-Sid-enr-me, haviRg one dwelling Unit frem
R ,duplex buil,diRg Fnay ROt have in diyid- .t-lido-..�nnrr
�� u �-�N�� Y41141��5 ��,�, er ,��ur ��"' " This dwelling type consists
of a single family semi-detached residence containing] two 2 dwelling units that are
connected from ground to root with only one wall in common with another dwelling unit.
Dimensional reaurrem
ents shall be as follows:
(1) DiFneRSiGRal requirements shall be as faliews�
,4,500 square feet. , , lot. 4,500 1 Minimum of area, perunitlot
2 Maximum lot coverage: .5
3 Minimum off street Parking spaces per unit: 2
Minimum Let AveFage Let
Area der WRit Afee no. Unit Off StFee1
1 4,500 5,000 2
2 5,000 5,59^ x.25
3 plus 5,509 6,000
(4) Minimum yards shall be as follows:
(a) Setback from the road right-of-way: 2.5 20 feet.
(b) Side yard (one side only): 10 feet.
(c) Rear yard: 25 feet.
(5) Maximum building height shall be as follows:
(a) Principle building: 35 feet.
(b) Accessory buildings: 20 feet.
(6) Minimum lot width: 50 feet.
(7) Minimum setbacks for unroofed decks stoops, landings, and similarfeatures:
(a) Setback from the road right-of-way (front): 15 feet.
(b) Side yards, not attached: 5 feet.
(c) Rear yard: 10 feet.
ATTACHMENT 1
*Note: Section H Remains Unchanged
I. AtF;LiFn house.
AR "atFiUM
t -n- t-.h.e dwelling
a.,._'1a..
hOUSe" iS a
URit. The
_
cewipa
SiAgle
lot shall
_.LI_
family attached, ORe stery Fesidence, with indivi
be enclesed by a wall at least six feet high. This Wa4
outside arerepesrs
called "an
any ene b ildiRg
/livin-
b 5, ,
Dwelling Dwelling
Unit unit Off Street M;,n i.m.u. ,
Number efsquare (square Parking Lat-Wide#
Redreems feet' f 9—et4== cases g- g- t)
2,000 2,290 2S
2 21700 2,900 2S 3S
3 plus 3,900 3,300 MSO 40
(3) Maximum impervieus surface ration per hall be 0.65.
(4) Minimum atrium area ratie shall be 0'gg
(5) Maximum bUildiRg height shall be35feed
—(6) Minimum atrium dimension shall be 15 feet,
(7) Minimum -;hall be as fellews:
(a) FFORt setback. 25 feet from the read right of way. Detached gaFage uRits may be
built iR private paFkiRg areas OF eR wAd-iVid-l-lal 19 -t -S, With Re setback as leng as
adequate access is maintained fer traffic.
(b) Side yards: 25 feet from perimete
(e) RearYard: 50 feet frempe�etes beundaries
— (8) A.4inimum building spacing shall be 2.5 feet,
ATTACHMENT 1
I4(.Townhouse, Back-to-back Townhouse. The "te euse" is a single-family attached dwelling with
one d,.,e"iRg LIRit f..,.,-, gFOURd to .eef h-., iRg inn-i.,id11-.I 1-Itside This dwelling type consists
of a single-family attached dwellinq unit from ground to roof, with individual outside access. Rows
of attached dwel'iRgS townhouses shall contain no more than eight (8) dwelling units in a group.
net exceed 9!1 u n;ts .,d rhAII average RO more than eight dwellings N Back-to-back
v
townhouses shall contain no more than sixteen (16) dwelling units in a group. Dimensional
requirements shall be as follows:
(1) Maximum gross density shall be eight ten units per acre.
(2) Dimensional requirements shall be as follows:
a. Minimum lot width:
[11 End units
[21 Interior units
b. Maximum building height
[11 Principle building
[21 Accessory building
c. Minimum setbacks:
[11 Setback from a road right-of-way
[21 Front (with garage)
[31 Front (fronting an off street parking lot)
[41 Side (end unit)
[51 Rear (shall not applv to back-to-back townhouses)
d. Required off Street Parking (per unit
e. Minimum lot area
22 ft.
18 ft.
35 40 .
20 ft.
20 ft.
20 ft.
10 .
10 ft.
20 ft.
2.25
1,500 sq. ft.
f. Minimum setbacks for unroofed decks, stoops, landings and similar features:
[11 Front (with off-street parking)
5 ft -
[21 Front (with garage) 15 ft.
[31 Setback from a right -of --way 15
ft -
[41 Side (end unit)
[51 Rear
ATTACHMENT 1
2 '1700 1,899 2.25 ig
3 plus 2,000 2,200 2.50 M
(3) Maximum site impervious surface ratio shall be 0.40.
(4) Supplementary regulations:
(a) Setbacks shall be varied at least two (2) feet for all townhouse units within a group
except that the two (2) abutting units may have the same setback provided no more
than four (4) units have the same setbacks.
(b) Architectural treatment shall vary so that no more than two (2) abutting units are
substantially the same, and so than no more than four (4) units in any group are
substantially the same.
(4) Minimumeards shall as (allows:
Article II
SUPPLEMENTARY USE REGULATIONS, PARKING, BUFFERS, AND REGULATIONS FOR SPECIFIC USES
Part 201— Supplementary Use Regulations
§ 165-201.02 Setback requirements.
Extensions into setback yards. The following features may extend into setback yards
as described.
(Note: this section is being relocated into the townhouse housing type section — see above)]
ATTACHMENT 1
(1) Storage sheds which are attached to townhouses and weak 'i^L townhouses that can only be
accessed through an outer entrance and do not exceed % the width of the dwelling unit may
extend 10 feet into a perimeter setback area or the active portion i of a required buffer area.
iielil3: ri�vl� Sizesin iliG 1R 1i "IRlUlill H1-CQJ) L.ti(IIIl District
Staff has received a request to revise the minimum lot size requirements for non-residential lots
in the RA (Rural Areas) Zoning District. This request is to allow the creation of lots less than
five acres to accommodate uses such as open space, recreation and private utilities (see attached
email from the applicant).
It should be noted that staff does not support the creation of this amendment due to the fact that
the subdivision ordinance already allows the Board of Supervisors to create lots smaller than the
minimum by granting a waiver. However, if the DRRC is supportive of this proposal, staff will
draft an amendment and bring it back before the DRRC.
Candice Perkins
From: Mike Artz [mikeartz@marshandlegge.com]
Sent: Monday, January 09, 2012 2:32 PM
To: Candice Perkins
Subject: Request
Candice,
At the next meeting, I would like for the DRRC to have a discussion about the merits of the following item:
Provide for creation of parcels for non-residential purposes of less than the 5 acre minimum in the RA district.
Parcels that would qualify could include future roads, non-public utilities, open -space, recreation, common
space for homeowner's associations, etc. It is common for these type of parcels to be created within the RP
District. There is a need for these type of parcels within the RA District.
Mike
Michael M. Artz, LS
Marsh & Legge Land Surveyors, PLC
540-667-0468