Applicant Alexis Development, LLC Property Owner William K. & Ann S. Wright

16 Pages·2016·2.89 MB·English

Applicant Alexis Development, LLC Agenda Item
Property Owner William K. & Ann S. Wright
12
Public Hearing August 10, 2016
City Council Election District Lynnhaven
Request
Subdivision Variance (Section 4.4 (b) of the
Subdivision Regulations)

Staff Planner
Kevin Kemp

Location
221 76th Street
GPIN
2419577124
Site Size
20,000 square feet
AICUZ
Less than 65 dB DNL

Existing Land Use and Zoning District
Single-family dwelling / R-5R (NE) Residential

Surrounding Land Uses and Zoning Districts
North
Single-family & duplex dwellings / R-5R (NE)
Residential
South
76th Street
Single-family & duplex dwellings / R-5R (NE)
Residential
East
Single-family & duplex dwellings / R-5R (NE)
Residential
West
First Landing State Park / P-1 Preservation

Alexis Development, LLC
Agenda Item 12
Page 1
Background and Summary of Proposal

• The plat creating the subject two lots was recorded with the Clerk’s Office on March 31, 1972.

• Each of the lots are 10,000 square feet. A 15-foot wide portion of Lot “B” extends to the east of Lot “C” and
provides access to 76th Street.

• The recorded plat notes that the use of Lot “B” shall be for only one single-family residence, although the
applicant states that they have legal documentation that the lot can be developed by-right with a duplex
dwelling.

• The applicant wishes to record a plat with the Clerk’s Office to allow for the property to be subdivided so that
each of the two lots can be developed with two single-family homes.

• A subdivision variance to the required lot width is requested for both proposed lots. Each of the lots will have a
width of 50-feet, instead of 75-feet as required in the R-5R Zoning District for the development of two single-
family homes on one lot.

• Both of the proposed lots will be 10,000 square feet, which is the required minimum lot area to develop a site
with two single-family dwellings in the North End Overlay District.

• Specific footprints of the dwelling units were not provided by the applicant, as they are still in the initial planning
stages. The proposed homes will be required to meet all dimensional setback requirements for the North End
Overlay District, including front (20-feet), side 8 and 12 feet) and rear (20-feet) yard setbacks, and distance
between the homes (16-feet).

• No elevation drawings of the proposed homes were provided with this application; however, the applicant has
agreed to a condition that each of the proposed homes will meet all requirements of the North End Overlay
District. Specific requirements of the North End Overlay include: dwellings shall not be taller than 35-feet or
two-and-a-half stories, the building walls shall have a maximum height of 25-feet, any walls containing garages
shall be set back a minimum of six-feet from the main wall of the dwelling facing the street, and no parking shall
be located between the street and the front of the dwelling or porch.

Alexis Development, LLC
Agenda Item 12
Page 2
Zoning History
# Request
1 SVR (Approved 07/12/2016)

1

Application Types
CUP – Conditional Use Permit MOD – Modification of Conditions or Proffers FVR – Floodplain Variance
REZ – Rezoning NON – Nonconforming Use ALT – Alternative Compliance
CRZ – Conditional Rezoning STC – Street Closure SVR – Subdivision Variance

Comprehensive Plan Recommendations

The Comprehensive Plan designates this site as being in the Suburban Area, Suburban Focus Area (SFA) 7 - North Beach
Area. North Beach, located on both sides of Atlantic Avenue from 42nd Street to 89th Street, is characterized by a
compact arrangement of single-family and duplex units with much of the land zoned Residential Resort District (R-5R).
Moreover, the North Beach area is characterized by a relatively high density of single-family/duplex housing, high
impervious surface coverage and problematic topographic conditions, all of which combine to create recurring
stormwater drainage problems. Recommendations for North Beach include parcel consolidation, density stabilization
and the use of Best Management Practices (BMPs) for stormwater control. Improvement and reconstruction should use
porous materials for driveways, walkways and other similar surfaces, where feasible, to achieve a net reduction of
impervious coverage. Attractive and high quality materials capable of withstanding severe weather events should be
used. (p. 3-24)

Natural and Cultural Resources Impacts

The site is located within the Atlantic Ocean, Small Coastal East watershed. The site is directly adjacent to First Landing
State Park. There do not appear to be any significant natural resources or cultural features associated with the site.

Traffic Impacts

Street Name Present Volume Present Capacity Generated Traffic
No existing traffic
No traffic data is available for Existing Land Use 2 – 10 ADT1
76th Street counts are available
this roadway Proposed Land Use 3 - 40 ADT1
for this roadway
1 Average Daily Trips 2 as defined by one single- 3 as defined by four single-family
family dwelling dwellings

Alexis Development, LLC
Agenda Item 12
Page 3
Master Transportation Plan (MTP) and Capital Improvement Program (CIP)
76th Street in the vicinity of this application is considered a two-lane undivided residential cul-de-sac street. The roadway
is located within an 80-foot right-of-way. 76th Street is not included in the MTP. There are no CIP projects slated for this
area.

Public Utility Impacts

Water
The site currently connects to City water. There is an existing four-inch City water line on 76th Street. Separate water
service lines will be required for each lot.

Sewer
The site currently connects to City sanitary sewer. There is an existing eight-inch City gravity sanitary sewer main along
76th Street. Separate sanitary sewer service lines will be required for each lot.

Evaluation and Recommendation

This Subdivision Variance is requested to allow the applicant to re-subdivide two existing lots such that they can be
developed with two single-family homes. The North End Overlay District, adopted in November 2015, gives the
opportunity to develop two single-family dwellings on one site, provided certain design criteria area are met. The
existing lot configuration makes it difficult dimensionally to develop the site with two single-family homes. The applicant
has worked through several lot configurations with Staff, civil engineers and an architect to develop the submitted
proposed site layout. The submitted site layout shows a property line running north/ south and dividing the lots equally.
Both lots will maintain access to 76th Street.

The submitted site plan does not show specific locations of the homes and there are no elevation drawings submitted
with this application. The intention of the submitted plan is to show the general orientation of the homes, and allow for
further design of the homes to be done following the consideration of this application. There is a condition
recommended with this report that states the homes will meet all required setbacks and design requirements of the
North End Overlay. It is Staff’s understanding that the applicant is working with an architect that has done numerous
projects in the North End and is familiar with the specific requirements that will need to be met.

The proposed development of the site meets the intention of the newly adopted North End Overlay, and is consistent
with the surrounding neighborhood. The subject lot is located at the terminus of 76th Street and is adjacent to First
Landing State Park, and therefore is not expected to have an adverse impact on the adjacent properties. This proposed
Subdivision Variance is consistent with other requests in the North End that have been approved, and therefore Staff
recommends approval as conditioned.

Recommended Conditions

1. When developed, the site shall be developed in substantial conformity to the submitted site layout entitled,
“PROPOSED RE-SUBDIVISION FOR SUBDIVISION VARIANCE,” dated August 1, 2016 and prepared by Kellam Gerwitz,
such that the single-family dwellings shall meet all applicable dimensional requirements of Section 506, North End
Overlay District, of the Zoning Ordinance.

Alexis Development, LLC
Agenda Item 12
Page 4
2. When developed, the single-family dwellings shall meet all design requirements of Section 506, North End Overlay
District, of the Zoning Ordinance. Prior to the issuance of final site plan approval, the applicant shall submit
renderings of the proposed home for review and approval by the Planning Director.

Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted
with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All
applicable permits required by the City Code, including those administered by the Department of Planning / Development Services
Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required
before any uses allowed by this Use Permit are valid.

The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention
techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site.

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Page 5
Original Plat

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Proposed Site Layout

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Proposed Site Layout

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Site Photos

Alexis Development, LLC
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Disclosure Statement

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