Commission approves major modification to allow LEAFS campus expansion and smaller single-story duplexes on West Spring Valley

The Richardson Planning and Zoning Commission voted unanimously to approve a major modification request for the LEAFS (Christian Science) campus at 1230 West Spring Valley Road that will authorize four new single-story duplex units, allow smaller duplex unit sizes than normally required in the West Spring Valley PD, and confirm ongoing campus institutional uses as legal nonconforming uses.

Staff presentation and site context City planning staff explained the site is an approximately 8.2-acre, long-established private campus developed originally in 1967 for Christian Science uses and including a nursing/convalescent building, independent living, an eight-unit multifamily building, and a lodge and training facility. The West Spring Valley PD’s streetscape and build-to provisions typically require two-story frontage and a 12-foot sidewalk plus a 10-foot amenity zone along Spring Valley; staff and the applicant said site constraints including a drainage channel, utilities and easements make full streetscape compliance impractical for the campus expansion.

Proposal and rationale - The applicant proposes to add four duplex buildings (resulting in a total of 16 dwelling units on campus) and to increase campus building area to roughly 49,550 square feet. - The duplexes are proposed as single-story units, each duplex 2,200 sq. ft. (1,100 sq. ft. per unit), and the applicant requested administrative modification to allow the single-story duplexes and the reduced unit sizes. Staff indicated the administrative minor modification pathway applies for the single-story duplexes and supported the proposal. - Parking: the site will continue to provide 81 parking spaces. The applicant told the commission most residents do not drive and the campus also houses staff apartments; staff noted the site’s current uses are legal nonconforming and that specific minimum parking ratios for these religious/independent-living campus uses are not codified in the CZO, so staff accepted the campus parking arrangement as proposed.

Public notice and comments Staff reported no written public correspondence had been received before the hearing. Commissioners asked about trees, sidewalk continuity and the proposed 8-foot fence along the frontage; staff said the 12-foot sidewalk exists for about one-third of the frontage where the city recently improved the drainage channel, and that utility and drainage easements and a monument sign constrain full sidewalk expansion without substantial reconstruction.

Commission action and conditions The commission approved the major modification; the motion included the standard condition that the property be developed in conformance with the concept plan and elevations presented at the hearing and recorded in the staff report. The approval recognizes the campus’s legal nonconforming institutional uses, allows the smaller single-story duplex units by administrative minor modification, and permits the campus to maintain its current streetscape and an eight-foot fence where allowed by code.

Clarifying details - Site size: 8.2 acres. - Existing building area: approximately 24,750 square feet prior to the addition; proposed total ~49,550 sq. ft. after additions. - Unit counts: proposed four duplexes for a total of 16 dwelling units on campus after the addition. - Parking: 81 spaces total on-site; staff noted the absence of a specific CZO ratio for the campus uses and that several staff members live on-site.

Why it matters The decision preserves a long-standing religious campus while allowing modest growth in supportive housing for residents and staff. Commissioners noted the West Spring Valley overlay’s intent but concluded that the LEAFS campus is a legally nonconforming, established institution with site constraints that justify the modifications requested.

Sources and attribution Staff presentation by Ms. Peters (City of Richardson Planning Department). Applicant presentation by Chancellor Blanc (Dunaway Associates) on behalf of LEAFS. Commission discussion and unanimous approval were recorded in the hearing minutes.

Ending note With commission approval, the applicant may proceed with development-plan submittals and the administrative minor modification for the single-story duplexes; building permits and any required tree mitigation will be handled through the city’s standard development-review process.