Update: Mount Vernon Council (MVCCA) has voted to NOT SUPPORT the application for a special exception.

Leatherland - Carr Homes application for Special Exception rezoning from R-1 to PDH-2

1)The applicant (Carr Homes) is requesting a zoning change from R-1 (one house per acre) to PDH-2 (Planned Development Housing of two homes per acre)

a)R-1 plan subdivides the parcel into 7 lots, each approximately 1 acre

b)PDH-2 plan subdivides the parcel into 11 lots, each approximately 0.28 acres with the remaining acreage remaining undeveloped and deeded to the HOA

c)Carr Homes has submitted proffers (see either the P&Z or E&R websites)

d)Proffers are intended to offset the 58% increase in the number of homes - increased number of cars, increased number of students in the school system, etc.

2)Background - the property

a)an undeveloped 7.5 acre parcel, save for one original house

b)located on the northwest side of Telegraph Road west of the intersection with Winstead Manor Lane.

c)is bordered on one side by a subdivision containing R-1 lots (Hunter Estates)

d)is bordered on one side by a subdivision containing PDH-2 lots built by Carr Homes (Winstead Manor)

e)is heavily wooded containing an upland wetland (springs), but not the type of wetland requiring special protections

f)contains steep slopes, but not so steep as to require a mandatory reduction in density

•Question: Do the proffers offered by the applicant sufficiently offset any “damage” that would be caused by a 58% increase in the number of homes on a site that is heavily wooded and difficult to develop?

•Carr Homes has indicated that the R-1 development would require a clear-cutting of the wooded property, however the MVCCA E&R committee is not convinced that a clear-cutting would be necessary.

•Zoning Ordinance wording (Article 6-101 “Purpose and Intent”) - “The PDH District is established to encourage innovative and creative design and to facilitate use of the most advantageous construction techniques in the development of land for residential and other selected secondary uses. The district regulations are designed to insure [sic] ample provision and efficient use of open space; to promote high standards in the layout, design and construction of residential development; to promote balanced developments of mixed housing types; to encourage the provision of dwellings within the means of families of low and moderate income; and otherwise to implement the stated purpose and intent of this Ordinance.”

•MVCCA E&R committee believes the proffers do not meet the standard of excellence required by the PDH-2 definition; in this case, the environmental benefits of smaller but more numerous homes are no better than an R-1 development; committee unanimous 11-0 to “oppose”

•MVCCA P&Z committee is basically split with a 6-5 vote “not to oppose”. (Which is different than “support”.)

•Both adjacent civic associations (Newington and Winstead Manor) are unanimous against the rezoning application.

•Staff report supports the rezoning application, citing the application has meet the minimum criteria

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