87S039.•
September 28, 1988 BS
ADDENDUM
87S039
(Amended)
Freeport Development Group
Bermuda riagisterial District
North line of East Hundred Road
On September 28, 1988, the applicants submitted the attached additional
proffers. Staff recommends acceptance of the additional proffers.
87S039/BSOCT8/SEPT28JJ
``/
September 28, 1988
Riversbend Transportation
Proffers
The Developer hereby proffers the following transportation
improvements:
13. The Master Plan submitted with the application shall be
considered the Master Road Plan. Approval of the plan by
the County does not imply that the County gives final
approval of any particular road alignment or section.
14. In addition to submission of road construction plans to VDOT
and Environmental Engineering, the plans shall also be
submitted to and approved by the Transportation Department.
15. Specific roadway improvements, set forth in these
transportation proffers, are required by the time of full
site development and are to be constructed in accordance
with the phasing plan approved by the Transportation
Department. If requested, the Developer shall provide the
Transportation Department with additional traffic-..studies
upon completion of each phase of construction. ;:,.,;Roadway
improvements shall be increased or decreased by the
Developer as required by the Transportation Department if
the additional studies indicate that traffic ...generation
rates and distributions solely from this development differ
materially as determined by the Transportation Department
from the original projections in the Kellerco Traffic Impact
Study dated September 8, 1988, September 21, 1988, and
September 23, 1988. If satisfactory improvements cannot be
provided, the Planning Commission may reduce the permissible
densities to the extent that acceptable levels of service
are provided as determined by the Transportation Department.
16. To provide for an adequate roadway system at the time of the
complete development of the proposed project, the Developer
will be responsible for the following:
Roadway Improvements
1. Unless otherwise committed
determined by the
construction of a
southwest quadrants
quadrant of the
interchange.
or provided by others as
Transportation Department,
ramp in the -northwest and
and a loop in southeast
proposed Meadowville/I-295
~.
2. Construction of Meadowville Road as a minimum 4 lane
divided facility with adequate turn lanes and
signalization from Route 10 to Meadowville Road
Relocated.
3. Construction of Meadowville Road Relocated as a minimum
4 lane divided facility with adequate turn lanes
and signalization from Route 10 to I-295.
4. Construction of Kingston Avenue Extended as a minimum 4
lane divided facility with adequate turn lanes and
signalization from Route 10 to Meadowville Road
Relocated.
5. Construction of 1 additional westbound lane and 1
additional eastbound lane on Route 10 from I-295
through the Meadowville Road intersection.
Construction of a second westbound lane on Route
10 from the I-295 interchange through Kingston
Avenue/Route 10 intersection. Construction of a
second westbound lane on Route 10 from the
Meadowville Relocated/Route 10 intersection
through the Meadowville/Route 10 intersection.
The exact dimensions of these lanes is to be
approved by the Transportation Department at road
plan approval.
6. Full cost of traffic signalization on all internal
roads and Meadowville Relocated/Route 10
intersection; one half the cost of traffic
signalization at Meadowville Road/Route 10 and
Kingston Avenue/Route 10 intersections.
7. Prior to the issuance of any building permits or in
accordance with the approved phasing plan, the
developer shall dedicate free and unrestricted the..
following right-of-way to the County:
a) thefMeadowv lle/I 95 interchange improvements of
b) a minimum of 120' of right-of-way for Meadowville
Road Relocated
c) a minimum of 90' of right-of-way for Kingston
Avenue Extended
d) 100' of right-of-way measured from the centerline
of Route 10 for the entire property frontage along
Route 10
e) any additional right-of-way required for the
construction of the proffered roadway improvements
listed above
17. In conjunction with the
phasing plan for required
traffic analysis, if
Department, shall be
Department for approval.
first schematic plan submission, a
road improvements, with supporting
requested by the Transportation
submitted to the Transportation
18. A buffer shall be provided along Route 10, Meadowville
Road/Meadowville Road Relocated, and Kingston Road
Extension. Access through these buffers shall be approved
by the Transportation Department.
19. Prior to issuance of any building permits, a noise impact
study must be submitted to and approved by the
Transportation Department. The study shall identify the
need for noise attenuation in the development adjacent to
I-295 in accordance with Federal Highway Administration
noise prediction criteria with modifications approved by the
Transportation Department. The developer shall be
responsible for implementing any required mitigation
measures in accordance with the phasing plan approved by the
Transportation Department.
20. Stub road rights-of-way shall be provided to (Tax Map 99(1)
14, 15, and 16 and Tax Map 118(1) 3). This condition may be
modified by the Planning Commission at the time of schematic
plan approval.
21. The maximum density of this development shall be 800
residential units, 1,183,000 square feet of research and
500 square
development, 829,250 square feet of office, 542,
feet of office/warehouse, 690,000 square feet of retail, a
golf course, racquet club and marina or equivalent densities
as approved by the Transportation Department unless
additional road improvements are provided by the developer
to insure that a minimum D level of service as determined by
the Transportation Department will be maintained.
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September 28, 1988 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
87S039
(Amended)
Freeport Development Group
Bermuda Magisterial District
North line of East Hundred Road
REQUEST: Rezoning from Agricultural (A), Residential (R-15), Residential
(R-12), Residential (R-9), Residential (R-7,), Community Business
(B-2), and Light Industrial (M-1) to Residential (R-15) with Condi-
tional Use Planned Development to permit use and bulk exceptions. A
mixed use development, to include residential, office, commercial,
recreational and light industrial uses is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGES 1 THROUGH 23 AND ACCEP-
TANCE OF THE PROFFERED CONDITIONS ON PAGES 23 AND 25.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Eastern Area Land
Use and Transportation Plan, which designates property adjacent to
the Route I-295 corridor for large scale, mixed use development.
B. Through the Conditional Use Planned Development process, the Commis-
sion and Board can ensure quality development, land use compatibi-
lity with area residential uses, and proper land use transition.
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF
AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY
THE PLANNING COMMISSION.)
CONDITIONS
(STAFF/CPC) 1. The following conditions notwithstanding, the plan and
Textual Statement submitted to the Planning Department on
June 17, 1988, shall be considered the Master Plan; howev-
er, Section B, on page 8 of the Textual Statement shall
not be accepted.
(STAFF/CPC) 2. Except as noted herein, the entire property shall be
developed in accordance with the Corridor Overlay District
standards. (P)
(STAFF/CPC) 3. Except as noted herein (see Conditions 4, 18, 19, and 20),
tracts shall be developed as depicted on the approved
Master Plan for uses as outlined in the Textual Statement
for specific tracts. However, at the time of schemat-
ic/subdivision plan approval for any use within a specific
tract, the Planning Commission may approve other uses as
outlined in the Textual Statement for other tracts,
provided that the following requirements are met:
a) The applicant shall notify in writing, at least
fifteen (15) days in advance of any hearing for
schematic approval, all persons owning property
adjacent and neighboring to the property for
which schematic approval is requested and, in
addition, all persons owning property adjacent
or neighboring to the entire development. No
application or petition shall be acted upon
until the owners of adjoining property and
owners of any property across any street, road
or railroad right of way from such property and
tract shall have been given not less than fif-
teen (15) days' written notice sent by regis-
tered, certified or first class mail for any
hearing on any such application or petition. If
such written notice is provided by first class
mail, the applicant shall make affidavit that
such mailings have been made and file such
affidavit with the papers in the case in the
Planning Department. In the event the property
is situated at or within 100 feet of the inter-
section of any two (2) or more roads or high-
ways, at or within 100 feet of the intersection
of any road or highway with any railroad right
of way or within 100 feet of the intersection of
the right of way of any two (2) railroads, the
notice required above must also be given to the
owners of property situated at all corners of
any such intersection.
b) At the time of schematic/subdivision plan review
of such uses, the Planning Commission may impose
additional conditions to insure proper land use
transition and compatibility based upon the
possibility that the adjacent uses may be devel-
oped for the least compatible land use permitted
z 875039/BSSEP8/SEPT28J
by the approved Textual Statement and conditions
of zoning. However, if an overall revised land
use plan is submitted to the Planning Commission
for approval, the Planning Commission may impose
conditions to address proper land use transition
and compatibility based upon that plan. (P)
c) The overall density for the entire development
shall be as summarized in the Textual Statement,
with the exception that the overall gross square
footage of development and/or the overall number
of residential units may be increased by a
maximum of twenty (20) percent, subject to the
approval of the Planning Department and Trans-
portation Department. (P)
(STAFF/CPC) 4. Except as permitted herein, building permits for any
office or business uses north of existing Meadowville Road
in Land Bays Six and Eight and any non-residential uses in
Land Bay Seven, shall not be released until the proposed
I-295 interchange is committed for construction. Building
permits may be released for research and development uses
in Land Bays Six and Eight north of Meadowville Road prior
to the I-295 interchange being committed for construction
if:
a. The Kingston Avenue Extension is committed for
construction from the site to Route 10; and
b. Uses within Land Bays Six and Eight are re-
stricted to only research and development uses
until such time that the I-295 interchange is
either constructed or committed for con-
struction. (P)
(NOTE: This condition does not supersede any requirements
which may be placed upon development by the Transportation
Department based upon review and approval of the Traffic
Analysis. Rather, the condition is in addition to any
requirements which may be placed upon development by the
Transportation Department.)
(STAFF/CPC) 5. Public water shall be used. In conjunction with first
schematic plan submission, an overall water and sewer plan
for the entire development shall be submitted to the
Utilities Department for review and approval. This plan
shall depict the routing, sizing, and tie-in points for
all mains and shall provide all data as deemed necessary
by the Utilities Department. (U)
(STAFF/CPC) 6. Public sewer shall be used. The following improvements
shall be provided:
3 875039/BSSEP8/SEPT28J
a) The developer shall extend public sewer from the
Meadowville Trunk Sewer line to serve the prop-
erty. The developer shall be responsible for
the design and construction of this extension,
from the existing terminus of the Meadowville
Trunk Sewer line to the western side of the
Route 10/Route I-295 interchange, to include an
additional sewer line under the interchange, if
necessary, to provide suff icient sewer capacity
to serve the entire development.
b) The developer shall be responsible for acquiring
..any off-site easements necessary to extend
public sewer to the site. (U)
(STAFFJCPC) 7. Within Land Bay Two, the actual edge of the ravine which
is located adjacent to Land Bay One shall be field located
and a natural, undisturbed twenty-five (25) foot area
shall be established from the top of the ravine edge.
Unless a plan is submitted to Environmental Engineering
for review and approval, this twenty-five (25) foot area
shall remain undisturbed with the exception that vege-
tation of two (2) inches or less may be selectively
removed.
(STAFF/CPC) 8. Prior to any land disturbing activity, an overall drainage
and storm water management study/plan for the entire
development excluding the tentative plan of Riversbend
Subdivision, in accordance with the discussion section of
the "Request Analysis and Recommendation" and any subse-
quent meetings with Environmental Engineering, shall be
submitted to, and approved by, Environmental Engineering
and VDOT. (EE)
(STAFF/CPC) 9. Unless otherwise prohibited by the Corps of Engineers or
unless otherwise allowed by the Director of Engineering,
no land area bordering the northern side of existing
Meadowville Road and the western side of Route I-295 shall
drain towards Johnsons Creek. (EE)
(STAFF/CPC) 10. Prior to any individual tract plan approvals for any areas
which have wetland potential, as determined by the devel-
oper's wetlands consultant, documentation from the U.S.
Corps of Engineers, that the proposed individual tract
development will be permitted, shall be submitted to
Environmental Engineering. (EE)
(STAFF/CPC) 11. Concrete curb and gutter shall be utilized, as regulated
by the Subdivision Ordinance. Non-frontage collector
roads may be exempt from this requirement upon approval by
the Environmental Engineering Department, the Transporta-
tion Department and VDOT. (EE)
3
(STAFF/CPC) 12. Prior to the release of any building permits or
recordation of any subdivisions adjacent to any new public
roads or which have access to any new public roads, con-
struction plans for the length of the road necessary to
provide access to an existing State maintained road or a
recorded road shall be submitted to, and approved by,
Environmental Engineering and VDOT. All necessary right
of way shall be dedicated unless otherwise permitted by
Environmental Engineering. These plans shall be submitted
separately from subdivision or schematic plans. Con-
struction of the roads may be phased upon approval by
Environmental Engineering and the Transportation
Department. (EE&T)
(STAFF/CPC) 13. Prior to State acceptance, ownership and maintenance of
any lakes and/or detention basins shall be established as
the responsibility of private entities. An indemnifica-
tion agreement shall be submitted to Environmental Engi-
neering to save the County harmless of vectors, mainte-
nance, and replacement responsibilities. Upon completion
of these facilities and prior to State acceptance, the
structural and hydraulic integrity of these facilities
shall be certified by a professional engineer. (EE)
(STAFF/CPC) 14. To avoid potential algae and siltation problems, the
minimum depth of any lakes located in, or adjacent to,
residential areas shall not be less than three (3) feet
within ten (10) feet of the shoreline. Prior to or in
conjunction with recordation of any subdivision or final
approval of any site plan for property draining to any
lakes, which will not be operated by the owners of the
golf course, a maintenance and operations manual shall be
provided to the future owners. (EE)
(STAFF/CPC) 15. No building shall be located within the inundation limits
of a dam failure occurring during a 100 year storm event.
Calculations shall be submitted to Environmental Engineer-
ing for documentation. The inundation limits shall be
shown on subdivision plats and site plans for all affected
property. (EE)
(STAFF/CPC) 16. An overall, project-wide erosion and sediment control plan
which includes provisions for the construction of the golf
course and a plan for maintaining the stability of the
steep slopes in both residential and non-residential
areas, shall be submitted to, and approved by, Environ-
mental Engineering and implemented, as applicable, prior
to any vegetative disturbance. (EE)
(STAFF/CPC) 17. Schematic/subdivision plans shall be submitted for entire
tracts, as outlined on the Master Plan. At the time of
schematic/subdivision plan review of each tract, the
Planning Commission may impose additional conditions to
5 875039/BSSEP8/SEPT28J
=nsure proper land use transition and compatibility based
anon the possibility that the adjacent tract(s) may be
developed for the least compatible land use permitted by
the approved Textual Statement. However, if an overall
land use plan is submitted to the Planning Commission for
approval, the Planning Commission may impose conditions to
address proper land use transition and compatibility based
upon that plan. This land use plan shall specify the
exact uses to be developed within each tract, thereby
allowing the Planning Commission to address specific con-
ditions relative to land use compatibility, transition,
and appropriate site design based upon the uses proposed
for the tracts surrounding the schematic/subdivision under
consideration. This overall land use plan may be modified
by the Planning Commission throughout the life of the
development subject to a revised overall plan being sub-
mitted to the Planning Commission for approval. (P)
(STAFF) 18. The following requirement shall apply to the northern
portions of Tracts a & b in Land Bay Four, lying generally
adjacent to Sunset Boulevard, and the northern portion of
Tract g in Land Bay Five, lying generally adjacent to
Bermuda Hundred Road, and within all of Tract f in Land
Bay Four and that portion of Tract h in Land Bay Five
which lies adjacent to Fulcher lots and Woodvale Subdi-
visions:
A. No buildings, structures or premises shall be
used, arranged, or designed to be used except
for one or more of the following uses:
1. Offices: business, governmental,
medical, or professional.
2. Libraries.
3. Brokerages.
4. Churches and/or Sunday Schools.
5. Convalescent homes, nursing homes,
rest homes.
6. Day care centers, (child or adult)
7. Group care facilities.
8. Museums.
9. Propagation and cultivation of crops,
flowers, trees, and shrubs which are
not offered for sale.
6 ~ 87S039/BSSEP8/SEPT28J
~~-'
`~
10. Public and private forests, wildlife
preserves and conservation areas.
11. Travel agencies to include travel
arranging and transportation ticket
services.
12. Utility uses located underground when
such uses are located in easements, or
in public roads rights of way.
13. Medical clinics provided that neither
the business nor the building is
designed to accommodate ambulance
traffic.
14. Optometrist sales and service provided
that the sales and servicing of
eyewear is done by an optometrist as
an accessory use in conjunction with a
medical practice; and not more than
fifteen (15) percent of the gross
floor area is devoted to such sales
and services.
15. Pharmacies provided that the use is
located in a building containing other
medical services; and does not have a
separate entrance to the outside.
16. Temporary construction trail-
ers/buildings provided that the tempo-
rary structure is devoted exclusively
to construction activities on the
premises; and is removed upon com-
pletion or abandonment of construction
activities.
17. Veterinary offices provided that no
boarding is permitted; no outside runs
are permitted; and no overnight care
is permitted.
18. Public and private utility uses, so
long as they require a structure, to
include all water and waste water
pumping stations; electric, gas,
communications, and natural gas,
liquified petroleum gas (LPG) and
petroleum products transmissions
facilities; in addition, natural gas,
liquified petroleum gas, and petroleum
products transmission facilities above
7 87S039/BSSEP8/SEPT28J
or below ground, provided that all
such uses which are visible from
adjacent residential or office zoned
properties or properties currently
zoned Agricultural (A) and shown on
the General Plan as residential or
office uses are enclosed within a
structure having a style and character
compatible with surrounding residen-
tial or office structures or are
completely screened from view from
such adjacent properties.
However, at the time of schematic plan
review for the northern portion of
Tract g in Land Bay Five, the Planning
Commission may allow those uses per-
mitted in the southern portion of
Tract g, Land Bay Five, plus a hotel
and/or theater subject to a 100 foot
buffer being maintained along the
northern boundary of Tract g and a
site design which protects the res-
idential integrity of the adjacent
residential neighborhood. Further, if
at the time of schematic plan review
for the northern portions of Tracts a
and b in Land Bay Four, the adjacent
property to the north has been zoned
and/or developed for commercial uses,
the Planning Commission may allow
those uses permitted in the southern
portion of Tracts a and b. If such
uses are permitted, they shall be reg-
ulated the same as the development
criteria outlined for the southern
portion of the tracts.
B. The following required conditions shall be met
and shall be in addition to other conditions
outlined in the Textual Statement and conditions
herein:
1. No goods shall be produced for retail
sale on the premises.
2. All uses shall be conducted entirely
within an enclosed building, except
for accessory automobile parking.
3. Individual buildings shall not exceed
10,000 square feet if located within
500 feet of an existing residential
R
~-"
zoning district or area currently
zoned agricultural and shown on the
General Plan for residential use.
Individual projects shall not exceed
7,500 square feet of gross floor area
per acre. All structures shall have
an architectural style compatible with
surrounding residential neighborhoods.
Compatibility may be achieved through
the use of similar building massing,
materials, scale or other architec-
tural features.
4. Loading docks and drive-in loading
doors shall be prohibited.
5. With the exception of churches, conva-
lescent homes, rest homes and nursing
homes, hours of operation for any use
shall be restricted to between 6:30
a.m. and 9:00 p.m. (P)
(CPC) 18. Ttie following requirement shall apply to the northern
portions of Tracts a & b in Land Bay Four, lying generally
adjacent to Sunset Boulevard, and the northern portion of
Tract g in Land Bay Five, lying generally adjacent to
Bermuda Hundred Road, and within all of Tract f in Land
Bay Four and that portion of Tract h in Land Bay Five
which lies adjacent to Fulcher lots and Woodvale Subdi-
visions:
A. No buildings, structures or premises shall be
used, arranged, or designed to be used except
for one or more of the following uses:
1. Offices: business, governmental,
medical, or professional.
2. Libraries.
3. Brokerages.
4. Churches and/or Sunday Schools. ,
5. Convalescent homes, nursing homes,
rest homes.
6. Day care centers, (child or adult)
7. Group care facilities.
8. Museums.
9 87S039/BSSEP8/SEPT28J
9. Propagation and cultivation of crops,
flowers, trees, and shrubs which are
not offered for sale.
10. Public and private forests, wildlife
preserves and conservation areas.
11. Travel agencies to include travel
arranging and transportation ticket
services.
12. Utility uses located underground when
such uses are located in easements, or
in public roads rights of way.
13. Medical clinics provided that neither
the business. nor the building is
designed to accommodate ambulance
traffic.
14. Optometrist sales and service provided
that the sales and servicing of
eyewear is done by an optometrist as
an accessory use in conjunction with a
medical practice; and not more than
fifteen (15) percent of the gross
floor area is devoted to such sales
and services.
15. Pharmacies provided that the use is
located in a building containing other
medical services; and does not have a
separate entrance to the outside.
16. Temporary construction trail-
ers/buildings provided that the tempo-
rary structure is devoted exclusively
to construction activities on the
premises; and is removed upon com-
pletion or abandonment of construction
activities.
17. Veterinary offices provided that no
boarding is permitted; no outside runs
are permitted; and no overnight care
is permitted.
18. Public and private utility uses, so
long as they require a structure, to
include all water and waste water
pumping stations; electric, gas,
communications, and natural gas,
liquified petroleum gas (LPG) and
~ t
petroleum products transmissions
facilities; in addition, natural gas,
liquified petroleum gas, and petroleum
products transmission facilities above
or below ground, provided that all
such uses which are visible from
adjacent residential or office zoned
properties or properties currently
zoned Agricultural (A) and shown on
the General Plan as residential or
office uses are enclosed within a
structure having a style and character
compatible with surrounding residen-
tial or office structures or are
completely screened from. view from
such adjacent properties.
However, at the time of schematic plan
review for the northern portion of
Tracts A and B in Land Bay Four and
the northern portion of Tract G, in
Land Bay Five, the Planning Commission
may allow those uses permitted in the
southern portion of the tracts as
outlined in Condition 20. Further, in
Tract g, Land Bay Five, a hotel and/or
theater may be permitted by the Plan-
ning Commission. These uses may be
allowed, subject to a 100 foot buffer
being maintained along the northern
boundary of the tracts and a site
design which protects the residential
integrity of the adjacent residential
neighborhood. Further, if at the time
of schematic plan review, the adjacent
property to the north has been zoned
and/or developed for commercial uses,
the Planning Commission may allow
those uses permitted in the southern
portion of the tracts and the buffer
and site design criteria shall be reg-
ulated the same as the development
criteria outlined for the southern
portion of the tracts (i. e., Condition
20).
B. The following required conditions shall be met
and shall be in addition to other conditions
outlined in the Textual Statement and conditions
herein:
1. No goods shall be produced for retail
sale on the premises.
11 87S039/BSSEP8/SEPT28J
2. All uses shall be conducted entirely
within an enclosed building, except
for accessory automobile parking.
3. Individual buildings shall not exceed
10,000 square feet if located within
500 feet of an existing residential
zoning district or area currently
zoned agricultural and shown on the
General Plan for residential use.
Individual projects shall not exceed
7,500 square feet of gross floor area
per acre. All structures shall have
an architectural style compatible with
surrounding residential neighborhoods.
Compatibility may be achieved through
the use of similar building massing,
materials, scale or other architec-
tural features.
4. Loading docks and drive-in loading
doors shall be prohibited.
5. With the exception of churches, conva-
lescent homes, rest homes and nursing
homes, hours of operation for any use
shall be restricted to between 6:30
a.m. and 9:00 p.m. (CPC)
(STAFF/CPC) 19.
The following requirements shall apply to Land Bay Four,
Tracts c. and d., retail districts:
A. No buildings, structures, or premises shall be
used or arranged or designed to be used except
for the following uses:
1.
2.
3.
4.
5.
Bakery goods store.
Banks and savings and loan asso-
ciations with or without drive-in
windows.
Barber or beauty shop.
Book or stationery store.
Brokerage.
6. Camera store.
7. Candy store.
8. Drug store/pharmacy.
~ t
9. Dry cleaning, pick up and drop off;
coin operated dry cleaning; pressing;
laundry and laundromat; not to include
dry cleaning plants.
10. Dry goods store.
11. Dairy products store.
12. Florist shop.
13. Grocery store.
14. Hardware store.
15. Newspaper or magazine sales.
16. Nursery schools, child or adult day
care centers and kindergartens.
17. Offices: business, governmental,
medical and professional.
18. Restaurants, not including fast food
or carry out restaurants.
19. Shoe repair shop.
20. Tailoring and dressmaking shops.
21. Telephone booth.
22. Variety store.
23. Video rental and sales store.
24. Medical clinics provided that neither
the business nor the building is
designed to accommodate ambulance
traffic.
25. Optometrist sales and service provided
that the sales and servicing of
eyewear is done by an Optometrist as
an accessory use in conjunction with a
medical practice; and not more than
fifteen (15) percent of the gross
floor area is devoted to such sales
and services.
26. Temporary construction trail-
ers/buildings provided that the tempo-
rary structure shall be devoted
13 87S039/BSSEP8/SEPT28J
exclusively to construction activities
on the premises; and is removed upor.
completion or abandonment of con-
struction activities.
27. Veterinary offices provided that no
boarding is permitted; no outside runs
are permitted; and no overnight care
is permitted.
28. Public and private utility uses, so
long as they require a structure, to
include all water and waste water
pumping stations; electric, gas,
communications, and natural gas,
liquified petroleum gas (LPG) and
petroleum products transmissions
facilities; in addition, natural gas,
liquified petroleum gas, and petroleum
products transmission facilities above
or below ground, provided that all
such uses which are visible from
adjacent residential or off ice zoned
properties or properties currently
zoned Agricultural (A) and shown on
the General Plan as residential or
office uses are enclosed within a
structure having a style and character
compatible with surrounding residen-
tial or office structures or are
completely screened from view from
such adjacent properties.
29. Fire stations, rescue squads provided
that no external sirens or P.A. sys-
tems are provided; and all garage-type
doors are screened from view of adja-
cent residential properties or areas
currently zoned agricultural and shown
on the General Plan for residential
use.
30. Motor vehicle accessory store provided
that no motor vehicle repair is per-
mitted; and no parts shall be in-
stalled on the premises.
31. Gasoline sales in conjunction with a
permitted use and provided that such
use is not located along streets which
terminate in a residential
neighborhood.
B. The required conditions shall be met and shall
be in addition to other conditions outlined in
the Textual Statement and conditions herein:
1. Individual stores and shops shall not
exceed 5,000 square feet of gross
floor area if located within 200 feet
of an existing residential zoning
district or area currently zoned
agricultural and shown on the General
Plan for residential use, but in no
case larger than 12,000 square feet of
gross floor area. Individual projects
shall not exceed 7,500 square feet of
gross floor area per acre. ~ All struc-
tures, including gasoline canopies,
shall have an architectural style
compatible with surrounding residen-
tial neighborhoods.
2. No goods may be produced for retail
sale on the premises if more than five
(5) persons are engaged in such pro-
duction.
3. All uses, including storage, shall be
conducted entirely within an enclosed
building, except for accessory automo-
bile parking, loading or unloading
facilities.
4. Hours of operation shall be restricted
to between 6:00 a.m. and 12:00
midnight.
5. A fifty (50) foot buffer shall be
maintained along the south boundary of
Tract d. in Land Bay Four. This
buffer may be reduced and/or deleted
by the Planning Department at such
time that adjacent property is devel-
oped and/or zoned for similar uses.
Existing vegetation within the buffer
shall be retained where possible and
shall be supplemented with landscap-
ing, so as to provide year-round
screening of the view of buildings and
parking areas from adjacent property.
At a minimum, landscaping shall be in
accordance with Corridor Overlay
District standards, Landscaping C.
Other than landscaping, fencing,
irrigation, and utilities that run
15 87S039/BSSEP8/SEPT28J
generally perpendicular through this
buffer, there shall be no facilities
located in the buffer. At this time
of schematic plan review, for any lot
or parcel which abuts the buffer, a
conceptual. landscaping plan shall be
submitted to the Planning Department
for review and approval. Within
thirty (30)" days of rough clearing and
grading, a detailed landscaping plan
shall be submitted to the Planning
Department for review and approval.
The detailed plan shall include the
general location of existing vege-
tation to be retained, the location of
proposed vegetation and fence, and
sections through the buffer. In
addition, uses in Tract c., Land Bay
Four, shall be designed, oriented and
buffered so as to protect the residen-
tial integrity and lifestyles of
adjacent residential uses to the
south. (P)
(STAFF/CPC) 20. The following requirements shall apply to the southern
portions of Land Bay Four, Tracts a and b, retail dis-
trict, and Land Bay Five, Tract g, retail district.
A. No buildings, structures, or premises shall be
used or arranged or designed to be used except
for the following uses:
1. The same uses as permitted in Land Bay
Four, Tracts c and d, retail district.
2. Antique shops, not to include pawn
shops and second-hand stores.
3. Appliance stores.
4. Art schools, galleries or museums.
5. Artist material and supply stores.
6. Automobile self-service stations.
7. Bicycle sales and rentals.
8. Catering establishments.
9. Clothes stores.
~I'
10. Communication studios, offices and
stations, exclusive of towers.
11. Curio or gift shops.
12. Department stores.
13. Delicatessens.
14. Frozen food locker and sales.
15. Funeral homes or mortuaries.
16. Furniture stores.
17. Greenhouses and nurseries.
18. Health clubs.
19. Hobby stores.
20. Hospitals, rest, nursing and convales-
cent homes.
21. Jewelry store.
22. Libraries.
23. Locksmith operation.
24. Meat market.
25. Medical facilities or clinics.
26. Messenger or telegraph services.
27. Motor vehicle accessory stores.
28. Musical instrument store.
29. Occult sciences such as palm readers,
astrologers, fortune tellers, tea leaf
readers, prophets, etc.
30. Office supply stores.
31. Optometrists sales and services.
32. Paint and wallpaper store.
33. Pet shops, including pet grooming.
34. Philanthropic and charitable uses.
17 87S039/BSSEP8/SEPT28J
35. Photography studios.
36. Post offices.
37. Radio, television and other home
entertainment, sales and services.
38. Rental of health and party equipment;
and small home hardware, tools and
equipment.
39. Restaurants to include carry out
restaurants and fast food restaurants.
40. Schools--music, dance and business.
41. Sewing machine sales, instruction, and
services.
42. Sporting goods sales.
43. Telephone exchanges.
44. Toy stores.
45. Travel arranging and transportation
ticket services.
46. Veterinary clinics.
47. Printing shops provided that only
copying and/or duplicating machines
are used. No high volume presses or
web presses shall be permitted.
48. Towers, provided that the structure is
architecturally incorporated into and
compatible with the design of a build-
ing used for permitted use.
B. Further, the following minimum required con-
ditions shall be met and shall be in addition to
other conditions outlined in the Textual State-
ment and conditions herein:
1. No goods may be produced for retail
sale on the premises, if more than ten
(10) persons are engaged in such
production.
2. Outside display of merchandise for
sale shall be permitted provided it is
located within covered sidewalks or
courtyard areas and such areas are
designed for such use and
pedestrianways are maintained.
(STAFF/CPC) 21. One (1) foot exception to the ten (10) foot parking space
width requirement shall be granted for parking spaces
which are located within parking decks, provided that
required handicapped parking spaces shall be a minimum of
12.5 feet in width. Landscaping shall be accomplished
around the perimeters of parking decks similar to land-
scaping around the perimeters of office buildings. Con-
ceptual plans depicting this requirement shall be submit-
ted to the Planning Commission for approval in conjunction
with schematic plan review. Detailed plans shall be
submitted to the Planning Department for approval within
thirty (30) days of clearing and rough grading. (P)
(STAFF/CPC) 22. All Residential-Townhouse development shall conform to the
bulk requirements of the Residential-Townhouse (R-TH)
District, except as follows:
A. The minimum parcel size shall be eight (8) gross
acres.
B. The density shall not exceed ten (10) units to
the gross area.
C. Required recreational facilities shall be
provided as a part of the Freeport Development
as a whole with pedestrian access available. (P)
(STAFF/CPC) 23. A fifty (50) foot setback shall be maintained along Route
295. Existing high story trees located within this set-
back area shall be maintained. (P)
(STAFF/CPC) 24. Buffers and Screening
Buffers shall be designed to provide a horizontal
distance and open space between certain uses; pre-
serve vegetation; provide transition and separation;
reduce noise and glare; and/or maintain privacy.
Buffers shall provide intermittent visual separation
between uses.
Screening shall provide a vertical barrier and shall
be designed to block visual or noise impact. Where
unrelated activities are located adjacent to one
another, buffers and screening shall be used to
insure compatibility between adjacent uses.
General Provisions
19 87S039/BSSEP8/SEPT28J
A. Existing mature vegetation located within
required buffers shall be maintained unless
removal is approved by the Director of Planning.
Further, preserved vegetation may be substituted
for required landscaping materials upon approval
by the Director of Planning.
B. Buffers shall be provided on the lot or parcel
in conformance with the use identified the
buffer matrix.
C. Where the development is to contain more than
one use or group of uses, the more stringent
requirements of the matrix shall apply. In
those circumstances where the arrangement of
uses precludes the need for the more stringent
requirements, the Director of Planning may allow
the lesser requirements of the matrix.
D. Within buffer areas, the only uses permitted by
right shall be landscaping and screening as
permitted herein; however, the Director of
Planning may permit signs; security fencing;
utilities which run generally perpendicular
through the buffer; pedestrian walkways; or
similar uses within the buffer provided the
spirit and intent of the requirement is main-
tained.
E. The requirements for buffers and screening may
be modified by the Director of Planning under
any of the following conditions:
1. Where the strict provisions of this
Section would reduce the usable area
of a lot due to lot configuration or
size to a point which would preclude a
reasonable use of the lot, buffer
and/or screening requirements may be
waived or modified by the Director
where the side or rear of a building,
a barrier and/or the land between that
building and the property line has
been specifically designed to minimize
adverse impact through a combination
of architectural and landscaping
techniques.
2. Buffers and/or screening requirements
may be modified where the building, a
barrier andJor land between that
building and the property line has
been specifically designed to minimize
adverse impact through a combination
of architectural and landscaping
techniques.
3. Buffer and/or screening requirements
may be waived or modified where the
adjoining land is designated in the
adopted comprehensive plan for a use
which would not require the provision
of buffers or screens.
4. Buffer and/or screening requirements
may be waived or modified where the
adjoining property is used for any
public purpose other than a school,
day care center or hospital.
5. Buffer and/or screening requirements
may be waived or modified where adja-
cent residential property is used for
any use permitted by the Board of
Zoning Appeals or the Board of Super-
visors as a Special Exception or a
Conditional Use except nursery
schools, day care centers and/or
schools.
6. Buffer and/or screening requirements
may be waived or modified when the
adjoining land is an R district and is
used for non-residential purposes.
7. Buffer and/or screening requirements
may be waived or modified where the
topography is such that the require-
ments of this section would not be
effective.
8. Buffer and/or screening requirements
may be waived or modified between uses
that are to be developed under a
common development plan.
Buffer and Screening Requirements
A. Buffers shall be provided as shown on the buffer
width matrix. Landscaping shall be accomplished
within required buffers as follows:
1. A twenty-five (25) foot buffer shall
consist of an unbroken strip of open
space and shall be planted in accor-
dance with Corridor Overlay District
21 875039/BSSEP8/SEPT28J
landscaping requirements, Perimeter
Landscaping C.
2. A fifty (50} foot buffer shall consist
of an unbroken strip of open space and
shall be planted at 1.5 times the
density of Corridor Overlay District
landscaping requirements, Perimeter
Landscaping C.
3. A seventy-f ive (75) foot buffer shall
consist of an unbroken strip of open
space and shall be planted at 2.0
times the density of Corridor Overlay
District landscaping requirements,
Perimeter Landscaping C.
4. A 100 foot buffer shall consist of an
unbroken strip of open space and shall
be planted at 2.5 times the density of
Corridor Overlay District landscaping
requirements, Perimeter Landscaping C.
B. Screening. Screening shall be accomplished by
building design or by the use of durable archi-
tectural walls or fences constructed of mate-
rials equal in quality to the principal building
and using a design compatible to that of the
principal building located on the property.
Buffer Width Matrix
Except as otherwise specified herein, the required
width of buffers shall be determined from the follow-
ing matrix. The left column of the matrix represents
the use of the zoning lot on which the buffer must be
provided; the top column of the matrix represents the
use of property contiguous to the zoning lot. The
interior numbers in the matrix represent the width in
feet of the required buffer:
Al
Al +
Single Family +
Townhouses +
and
Multifamilyl
Office Uses2 +
Light) Commercial +
Uses
All Other +
Commercial/Office
and Industrial
Uses
BUFFER WIDTH MATRIX
Single Family
X
50
50
50
75
Townhouses/
Multifamily
50
X
25
25
50
*Notes:
1Buffers adjacent to vacant agricultural zoning shall be determined based upon
the designation of the agricultural property on the General Plan.
20ffice uses in northern portion of Tracts a and b in Land Bay Four, and the
northern portion of Tract g in Land Bay Five, Tract f in Land Bay Four and
that portion of Tract h in Land Bay Five which lies adjacent to Fulcher lots
and Woodvale Subdivision.
3Light Commercial Uses shall be those permitted in Tracts c and d in Land Bay
Four.
PROFFERED CONDITIONS
(STAFF/CPC) 1. Applicant proffers to dedicate within one (1) year of the
date of approval of rezoning thirty (30) acres for public
use free and unrestricted. The thirty (30) acre parcel is
as shown on a plat made by Charles C. .Townes & Associates,
P.C., dated March 26, 1987. Applicant proffers that said
thirty (30) acre parcel has access to Enon Church Road and
that 22.5 acres of said parcel is outside the bounds of
the VEPCO easement shown on said plat. This parcel is not
located within the bounds of the project under consid-
eration, but is owned by the applicants and located near
the intersection of State Route 617 and State Route 746.
In the event the 30-acre parcel dedicated to the County i~
not planned for public purposes within six (6) years o
?3 87S039/BSSEP8/SEPT28J
said dedication, then the applicant shall have the abso-
lute right to purchase said property from the County at
the same per acre price which applicant paid to acquire
said property originally in 1987.
(STAFF/CPC) 2. Upon request by the County, a minimum of 2.5 acres shall
be dedicated by the Applicant to the County of
Chesterfield free and unrestricted for use as a fire
station. The exact location of said fire station shall be
approved by the Fire Department and the Planning Depart-
ment prior to any non-residential schematic plan approval,
provided, however, location of said fire station shall not
be made on any part of the project under consideration
which has frontage on Route 10 and is South of Sunset
Boulevard and/or Old Bermuda Hundred Road.
(STAFF/CPC) 3. The minimum square footage for a detached single-family
residential dwelling shall be 2,000 square feet.
(STAFF/CPC) 4. All multi-family tracts shall be developed as Town Houses
and Condominiums.
(STAFF/CPC) 5. The Multi-Family will have the same deed restrictions, to
the extent they can be applied, as existing River's Bend,
with the exception of square footage requirements.
(STAFF/CPC) 6. The Multi-Family will not be constructed until contracting
for a proposed golf course is completed.
(STAFF/CPC) 7. There will be no access to existing Meadowville Road from
Land Bay Four, unless modified by the Planning Commission
at the time of schematic plan review, and the buffer will
be increased to 75 feet with a 10-foot berm, and perimeter
landscaping C and screening as determined through schemat-
ic plan review. Developer will provide weekly trash
maintenance. At site plan review, Tract C may be used as
office/business as determined by the Planning Commission.
(STAFF/CPC) 8. Relocated Meadowville Road will be construed and existing
Meadowville Road cul-de-sac with approval and time frames
as determined by the Transportation Department.
(STAFF/CPC) 9. Upon request by the Transportation Department, developers
will cul-de-sac Bermuda Hundred Road if approved by the
Transportation Department.
(STAFF/CPC) 10. Prior to site plan review for Multi-Family a 5-member
advisory committee of Enon residential will be
established.
(STAFF/CPC) 11. A phase 1 archaeological study of existing Rochedale Farm,
Tax Map ~~118, Parcel 1, will be done prior to schematic
plan approval of Land Bays within Rochedale Farm.
24 87SC39/BSSEP8/SEPT28J
(STAFF/CPC) 12. In the event Meadowville Road is cul-de-sac`d, Applicants
will grant access across its property in Land Bay 6 to new
Kingston Road extended to the current or future owners of
Tax Parcel ~~118 (1) Parcel 3 at a location acceptable to
the Department of Transportation, said access to be suffi-
cient to allow the orderly development of the aforesaid
parcel.
GENERAL INFORMATION
Location: Fronting in two (2) places for a total of
approximately 1,600 feet on the north line
of East Hundred Road, also fronting approx-
imately 12,400 feet on the west line of the
proposed Route 295 and along both sides of
Meadowville and Bermuda Hundred Roads. Tax
Map 100 (1) Part of Parcel 1; Tax Map 117
(1) Part of Parcel 27; Tax Map 117-11 (1)
Part of Parcel 24; Tax Map 118 (1} Parcels
1, 22, and 33 and Part of Parcel 5; Tax clap
118-5 (1) Parcel 6; Tax Map 118-9 (2)
Westover Farms, Lots 28 through 31, 34, 35,
37, 39, 40, 94, 96, 98, 100, 102, 104, 105,
and 106; Tax Map 118-10 (1) Parcels 2, 3,
and 32; Tax Map 118-10 (2) Revision Lot 25,
Bermuda Ochre Plat, Lots A and B; Tax Map
118-10 (5) Fulcher Lots Plat, Lot 1; Tax
Map 118-11 (1) Parcel 4; Tax Map 118-14 (1)
Parcel 40; and Tax Map 118-15 (1) Part of
Parcel 4 (Sheet 33).
Existing Zoning: A, R-15, R-12, R-9, R-7, B-2 and M-1
Size:
972.5 acres
Existing Land Use: Single-family residential, mobile home
park, or vacant
Adjacent Zoning & Land Use: North - A and M-3; Vacant
South - R-15, A, B-2 and M-l; Single-family
residential, commercial or vacant
East - A and M-1; Vacant (Route I-295)
West - M-T; Vacant
Utilities: 12 inch water line located adjacent to site
along Route 10. 20 inch water line located
adjacent to site at Route 10/I-295 inter-
change. Use of public water recommended
and intended. Prior to submittal of any
schematic, site, subdivision or construc-
tion plans, an overall layout of the pro-
posed water distribution system should be
provided to the Utilities Department for
25 87S039/BSSEP8/SEPT28J
review and approval. This layout should
show the routing, sizing and tie-in points
for all mains, and shall reflect all neces-
sary design data, such as domestic/fire
flow demands, etc. (Condition 5)
Site lies in Johnsons Creek sewage drainage
area. 27 inch sewer line located along
Johnsons Creek, south/southeast of site.
In conjunction with the construction of the
Route 10/I-295 interchange, approximately
250 feet of 18 inch sewer line and a 36
inch encasement pipe were installed for
future use. The 18 inch sewer was provided
to allow extension of service to certain
properties west of I-295, and was designed
based on land use projections at that time.
The 36 inch encasement pipe will be used
for a future parallel force main from the
Johnsons Creek pump station. The proposed
development will be limited to capacity
available in the existing 18 inch sewer
line, unless a larger line is installed by
the developer.
The Utilities Department currently has the
30 inch Meadowville trunk sewer, which will
serve a total area of approximately 3800
acres on both the east and west sides at
I-295 under design. This trunk sewer will
extend a distance of approximately 3100
feet beginning at the existing Johnsons
Creek trunk sewer, and run northward along
a tributary of Johnsons Creek, east of
I-295. It will terminate at a point north
of Bermuda Hundred Road. It will be the
developers' responsibility to design and
construct the necessary trunk sewer exten-
sions from that point along the northwest
and northeast branches to serve the devel-
opment. (Condition 6)
The Meadowville trunk sewer is being de-
signed for a mixture of residential, com-
mercial and light industrial development on
the west side of I-295. The available
capacity to serve the proposed "Riversbend
on the James" project will be 1.241 mgd
ave, with an additional 0.472 mgd ave
included for other properties adjacent to
the development.
~+ 26 ,,, 875039/BSSEP8/SEPT28J
The concept of a pump station to serve a
portion of the area has been previously
proposed. The Department of Utilities has
met with the developer of the Rivers Bend
Subdivision (which will become part of the
overall proposed development) and discussed
plans to serve that subdivision and the
Farley and Roberts. tracts to the east. The
northern portion of the Roberts tract
(approximately 40 acres) drains towards the
James River. Staff has indicated a will-
ingness to consider. the possibility of a
small pump station to serve that area for
non-residential development only, with the
following understanding:
1) Approval of the use of a pump station
must be given by the Board of Super-
visors, and is subject to whatever
restrictions and conditions they deem
appropriate.
2) The pump station and force main would
be dedicated to the County, and the
developer will provide funds for all
annual operational and maintenance
costs.
At the present time it is anticipated that
expansion of the Johnsons Creek pump sta-
tion and construction of the parallel force
main will begin in 1992. The dedication of
easements for the future force main will be
required in conjunction .with the proposed
"Riversbend on the James" development for
those sites fronting along Route 10.
Environmental Engineering: Terrain varies. Very steep slopes are
located adjacent to the James River flood
plain, and are some of the most unstable
slopes found anywhere in Chesterfield
County. Signif scant areas of moderate
topography which flatten out to wetland
type areas also exist. The developer has
commissioned an environmental consultant,
to determine existence of wetlands in
conjunction with the Corgs of Engineers.
This should greatly expedite the construc-
tion process.
The land area encompassing the project
drains either into the James River, or
Johnsons Creek via three points under State
27 87S039/BSSEPB/SEPT28J
Route 10 and four existing culverts under
I-295.
The James River is an adequate storm drain-
age outfall provided the storm water con-
veyance systems maintain the stability of
the extremely steep slopes adjacent to the
James River flood plain. There is no
reason to provide any additional man-made
on-site storm water detention for the
portions of the project which will drain to
the James River. Environmental Engineering
will encourage the use of the existing
ponds for storm water detention.
The ability to drain the site in the direc-
tion of Johnsons Creek is extremely limited
due to flat drainage profiles, inadequate
channel capacities, inadequate road cul-
verts, high inverts, and an existing flood
plain which already encompasses some devel-
oped areas as well as prime commercial
development frontage along Route 10.
Draining a majority of the high storm water
runoff from the 1,000 acre project into
Johnsons Creek would require extensive
off-site drainage improvements.
The culvert capacity at each of the four
points of existing drainage outfall for the
property along I-295 is inadequate. How-
ever, adequate capacity would be of little
assistance if the invert elevations of the
pipes have been set on existing ground,
potentially providing little or no ability
to engineer storm drainage improvements
which are needed to develop the flat and
poorly drained areas adjacent to the up-
stream side of I-295.
Over the last 10 years the trend in storm
water management has been to provide large
scale on-site storm water detention facili-
ties to avoid millions of dollars of down-
stream drainage improvements. Therefore,
the placement of large detention facilities
upstream of the culverts under I-295 and
Route 10 would be desirable. These facil-
ities would function, in theory, to permit
no greater release rate of storm water from
the project than the existing downstream
channels, culverts, etc. are capable of
handling. However, due to the flat
~- 28 X675039/BSSEP8/SEPT28J
topography, there is little vertical room
to acquire storage volume. Therefore, the
storage volume would have to be acquired
through utilization of large amounts of
surface area, sacrificing millions of
dollars worth of real estate to avoid
millions of dollars worth of downstream
improvements. Prior to any development of
this project, decisions relative to the
storm water management program will have to
be made through consultation between the
Environmental Engineering, VDOT, the devel-
oper and his engineer, and other potential
development parties in the Johnsons Creek
tributary watershed.
An overall storm water management study of
this area is needed as a basis for consul-
tation between all applicable parties. In
general, the study should address the large
scale areas of flat topography by utilizing
two foot contour intervals. Each point of
available outfall and its existing water-
shed should be clarified with existing and
proposed channel profile/cross-sectional/-
culvert capacity information provided. The
downstream inadequacies with reference to
State criteria GC-7, inadequate existing
downstream road culverts, inundation of
Route 10 and adjacent land areas, etc.
should be addressed.
The study should address the strong feas-
ibility of establishing the alignment of
existing Meadowville Road as the ridge
between that portion of the project that
drains to the James River and that portion
which drains to Johnsons Creek. This
drainage design approach could, in theory,
completely eliminate the need for the two
(2) northernmost culvert structures under
I-295.
Since much of the area north of existing
Meadowville Road is technically in the
Johnsons Creek watershed, Corps of Engi-
neers approval should be obtained prior to
the design of on-site, man-made facilities
which would direct these drainage areas
into the tidal James River. In the past,
the County of Chesterfield received Corps
of Engineers approval to divert the drain-
age area in the vicinity of the Safeway
29 875039/BSSEP8/SEPT28J
Regional Distribution Center (Johnsons
Creek Drainage District) from the Johnsons
Creek watershed and convey the drainage
into the tidal James via storm sewer under
Route 10.
The recommended drainage study should
address the possibility of a shared reten-
tion lake downstream. A facility dust
upstream of the existing double six foot by
nine foot concrete box culvert under
Bermuda Hundred Road may have conducive
topography for a large retention lake. A
pro-rata cost sharing relationship could be
established with the owner/developer of the
eastern side of I-295, who would be respon-
sible for constructing the facility. This
should be addressed quickly due to the
potential affect this possible storm water
management concept could have on the design
of the Meadowville trunk sewer, which may
soon be advertised for construction.
(Conditions 7, 8, 9, 10, 11, 12, 13, 14,
15, and 16)
Schools: Estimate that the proposed development
could generate approximately 578 students.
Lies in the Enon Elementary School Atten-
dance Zone which has a capacity of 639 and
an enrollment of 646; in the Chester Middle
School Zone which has a capacity of 720 and
an enrollment of 653; and in the Thomas
Dale Zone which has a capacity of 1350 and
an enrollment of 1281.
Given area development, an elementary
school site and a high school site will be
needed in the Enon Area.
Based upon the formula for needs generated
by the proposed development, 22.5 acres
should be dedicated for public use. It
should be noted that an elementary school
site would require a minimum of 30 total
acres. The applicants have proffered a
condition to dedicate a total of 32.5
acres.
Fire Service: Enon Volunteer Fire Station, Company ~~6.
Since this is a volunteer station, fire
service capability is marginal, dependent
upon time of day. Dutch Gap Fire Station,
~'` 30 875039/BSSEP8/SEPT28J
Company ~C 14 assists the Enon Station on
structural fires. Due to size of this
development, a minimum of 2.5 acres with a
minimum of 275 feet of road frontage should
be dedicated for use as a fire station.
Water flows and fire hydrant placement for
fire protection purposes must be provided
in compliance with nationally recognized
standards.
General Plan
(Eastern Area Land
Use and Transportation
Plan): Medium/Medium High Density Residential
(4.01 to 7.0 units per acre), Commercial
and Light Industrial. However, the Plan
notes that this area maybe appropriate for
large scale, mixed use development in the
vicinity of Route I-295.
Transportation: The applicant has submitted a preliminary
traffic analysis. Based on densities
outlined in the traffic study (800 residen-
tial units; 5,045,000 square feet of of-
fice/research and development and of-
f ice/warehouse; and 690,000 square feet of
retail; and golf course, racquet club, and
marina), the proposed development could
generate approximately 83,000 average daily
trips. (Note: The Textual Statement
proposes 2,380,000 of industrial uses,
3,346,480 square feet of commercial/off ice
uses and 825 residential units. The traf-
fic analysis proposes less density than
outlined in the Textual Statement.} Ap-
proximately 9.,905 and 12,891 of these trips
will be generated during the a.m. and p.m.
peak hours, respectively.
Primary access to the site will be provided
by I-295 and Route 10 (West Hundred Road)..
Interstate 295, which abuts the eastern
boundary line of this request, is currently
under construction. The Z-295 project in-
cludes an interchange with Route 10. The
Gounty has requested VDOT approval for an
additional I-295 interchange near the
Meadowville Road area. VDOT is now seeking
Federal Highway Administration approval for
the interchange. If the interchange is not
approved, the permissible density of this
project will have to be significantly
reduced. No funds are currently included
31 87S039/BSSEP8/SEPT28J
in VDOT's Six Year Construction Program for
the interchange. Due to the proximity of
the Routes 10/295 interchange to the re-
quested Meadowville/I-295 interchange, a
collector/distributor system (C/D) may be
necessary on I-295. The developer will be
responsible for constructing those elements
of the Meadowville interchange and C/D
road(s) needed to provide adequate access
to the site.
The development will also have access to
Route 10. The Eastern Area Land Use and
Transportation Plan identifies Route 10 as
a mayor arterial with a recommended right
of way width of 120 to 200 feet. Right of
way dedication should be a minimum of 100
feet from the centerline of Route 10 to
comply with the Plan.
Even if this development is not approved or
constructed, the section of Route 10 be-
tween I-95 and I-295 will carry approxi-
mately 40,000 vehicles per day within ZO
years. Therefore, it is critical that
access to Route 10 be properly designed and
controlled to maximize the capacity of
Route 10. The proximity of the Kingston
Avenue/Route 10 intersection to the I-295/-
Route 10 interchange is undesirable and may
cause congestion. Kingston Avenue should
be relocated as far west of the interchange
as possible and/or the site designed to
minimize the use of this access.
A large percent of the traffic generated by
this development will access the site from
the west via Route 10 and existing Meadow-
ville Road. The developer will probably be
responsible for providing additional pave-
ment, curb, and gutter on Route 10. As
many as eight lanes may be necessary on
Route 10. Meadowville Road may need to be
widened to 4 or 6 lanes and the Meadowville
Road/Route 10 intersection may need to be
improved from an at-grade intersection to
an interchange to accommodate traffic from
this development. Both of these improve-
ments may require the acquisition of right
of way not currently controlled by the
developer. Full cost of signalization at
all external and internal site intersec-
tions must be borne by the developer.
~+ 32 r187S039/BSSEP8/SEPT28J
The proposed relocation of Meadowville
Road, as shown on the Master Plan, will not
be approved by staff unless the developer
demonstrates that another intersection on
Route 10 will not reduce the capacity of
Route 10.
To protect future residents from unde-
sirable noise levels from I-295 and Route
10 traffic, staff will require the devel-
opers to provide noise studies and noise
abatement, if warranted for the residential
uses within the site. The studies will
have to be submitted to the Transportation
Department for approval prior to tentative
subdivision approval.
The Textual Statement indicates that the
Corridor Overlay District Standards will
apply to development of the entire project.
This will address phasing of road improve-
ments. (Condition 1) Prior to schematic
plan approval, a revised traffic analysis
must be submitted to: and approved by, the
Transportation Department. This analysis
must identify mitigating roadway improve-
ments and maximum densities. The study
area for this analysis is outlined on the
attached map. If mitigating roadway im-
provements cannot be -provided, maximum
densities as outlined in the preliminary
traffic analysis, will have to be reduced.
Conditions will also- be placed on the
developer through the traffic analysis
review and approval, which will require
the developer to monitor the actual traffic
generated by this development and provide
additional traffic studies to the Transpor-
tation Department, if requested. Con-
ditions will also be imposed which will
allow staff to require additional road
improvements if more site traffic is gen-
erated than originally assumed in the
initial study.
At the time of schematic plan review, staff
will make specific recommendations regard-
ing the required road improvements, inter-
nal roadway alignment and typical sections
and stub roads.
33 87S039/BSSEP8/SEPT28J
T)TSCTTSSTnN
Rezoning to Residential (R-15) with Conditional Use Planned Development
is requested with the intent of developing a mixed use project consisting
of a combination of single family residential, multifamily residential
townhouse residential, office, commercial and industrial uses are plan-
ned. (See Attached Textual Statement). As noted, the Eastern Area Land
Use and Transportation Plan designates the property for medium/medium
high density residential, commercial and light industrial uses and fur-
ther indicates that a large scale mixed use development, adjacent to
I-295, would be appropriate. The proposed zonings and land uses, there-
fore, comply with the Plan. The Textual Statement indicates that the
entire property will be developed in accordance with the Corridor Overlay
District requirements. (Condition 2) Given the size of the project and
the fact that the development will be phased over a number of years, the
applicants have requested total flexibility with respect to the location
of land uses. The applicants have indicated that such flexibility will
allow them to respond to the changing market. While staff has recommend-
ed that the flexibility be permitted, changes in land use location would
have to be approved by the Planning Commission following notification of
the property owners who are not only adjacent to the individual tract,
but also the entire development, as well. The Planning Commission would
reserve the right to disapprove relocation of uses or impose additional
conditions to insure land use compatibility. The densities outlined in
the Textual Statement could not be substantially increased and depending
upon the results of the traffic analysis may be reduced. (Condition 3)
While staff is supporting flexibility, there are some locations where
single family residences are proximate to the project and, therefore,
particular attention should be given to measures which would protect the
residential integrity and life styles of existing residential develop-
ment. Specifically, in the northern portions of Tracts a and b in Land
Bay Four; in the northern portion of Tract g in Land Bay Five; and in all
of Tract f in Land Bay Four; and in that portion of Tract h in Land Bay
Five which lies adjacent to Fulcher lots and Woodvale Subdivisions,
office uses having a limited size and density have been recommended.
(Condition 19) The applicants had requested B-2 uses plus some B-3 uses
in these areas (See Textual Statement). Office uses would provide an
appropriate land use transition between the commercial uses recommended
for the other portions of the project and existing residential neighbor-
hoods. Since Tract g in Land Bay Five is currently wooded, there is some
possibility that commercial uses could be located on the property without
impinging upon the adjacent residential neighborhood with a substantial
buffer and proper site design. (Condition 18)
In Tracts c and d in Land Bay Four, staff has recommended that the devel-
opment be restricted to commercial type uses which would primarily serve
the existing and future residential land uses. (Condition 20)
In the southern portions of Tracts a and b of Land Bay Four and in Tract
g of Land Bay Five, staff has recommended that the uses be limited to
community type commercial establishments. (Condition 20)
~- 34 ;,,~ 87S039/BSSEP8/SEPT28J
Given the size and proposed densities of the project, it is possible that
construction of parking decks will be necessary. In accordance with past
actions, staff has recommended that deck parking space width requirements
be reduced to nine (9) feet wide. (Condition 21)
Condition 25 addresses buffer requirements between uses so as to insure
land use compatibility and transition. Buffer widths could be reduced
through the schematic plan review process if other design measures are
utilized to provide effective buffering.
CASE HISTORY
Planning Commission Meeting (4/21/87):
At the request of the applicant, the Commission deferred the request to
September 15, 1987, which encompassed 12.56 acres located between Route
10 and Sunset Boulevard. A shopping center was proposed.
Planning Commission Meeting (9/15/87):
At the request of the applicant, the Commission deferred the 12.56 acre
request to January 19, 1988.
Planning Commission Meeting (1/19/88):
At the request of the applicant, the Commission deferred this case to
April 19, 1988, to allow amendment to include additional property.
Planning Commission Meeting (4/19/88):
At the request of the applicant, the Commission deferred this case to
July 19, 198$.
Applicants (4/20/88):
The request. was amended as reflected herein.
Staff and Applicant (7/8/88):
A meeting was held to discuss preliminary conditions drafted by staff.
Changes were agreed upon relative to drainage and wetland issues. Fur-
ther, changes were made to allow additional flexibility with respect to
land uses in Tract g, Land Bay Five, sizes of buildings and densities
recommended in Conditions 18, 19, and 20.
35 87S039/BSSEP8/SEPT28J
Planning Commission Meeting (7/19/88):
The Commission deferred this case for thirty (30) days to allow the
applicant time to meet with area property owners.
Area Citizens, Applicant, Staff, Bermuda District Commissioner (7/28/88):
A meeting was held to discuss the proposed development. More than 100
residents attended the approximate 3 hour meeting.
Applicant and Staff (7/29/88):
A meeting was held to discuss the conditions outlined in the July 19,
1988, "Request Analysis and Recommendation." Staff agreed to delete
Condition 5, as outlined in the July 19 report, relative to dedication of
land for public use in return for a proffered condition which addresses
this issue; amendment to Condition 18 (i.e., Condition 19 in the July 19
report) to allow a theater in Land Bay Five, Tract g subject to a 100
foot buffer being maintained along the northern boundary of Tract g and a
site design which protects the residential integrity of adjacent neigh-
borhoods, plus the other criteria outlined in Condition 18; to Condition
19. B. 1. (i.e., Condition 20. B. 1. in July 19 report) to allow indi-
vidual projects to be 7,500 square feet per gross acre, as opposed to
5,000 square feet per gross acre; and to Condition 19. b. 2. (Condition
20. B. 2. in July 19 report) to allow hours of operation to be between
6:00 a.m. and 12 midnight, as opposed to between 6:00 a.m. and 9:00 p.m.
The applicant continued to desire modification to Conditions 18 and 20 to
essentially allow commercial uses in all of Land Bay Four, Tracts a and
b. Staff has recommended that the northern portion of Land Bay Four,
Tracts a and b be limited to less intense uses which would provide a
transition between the commercial uses fronting Route 10 (i.e., the
southern portion of Tracts a and b in Land Bay Four) and the single
family residential uses along Sunset Avenue.
Applicant (8/4/88):
Proffered conditions 1 through 4 were submitted.
Planning Commission Meeting (8/16/88):
There was opposition present. The bulk of concerns centered around the
uses and development proposed near Sunset Boulevard and Random Woods
Subdivision.
The applicant accepted the recommendation with the exception of Con-
ditions 18 and 20 recommended by staff. Also, the applicant agreed to
proffer Conditions 5 through 11 to address neighborhood concerns.
~I' 36 ~B7S039/BSSEP8/SEPT28J
On motion of Mr. Perkins, seconded by Mr. Warren, the Commission recom-
mended approval of this request, subject to the conditions on pages 1
through 23 and acceptance of the proffered conditions on pages 23 and 25.
AYES: Unanimous.
Applicant (8/22/88):
Proffered Conditions 5 through 12 were submitted in writing. Also, after
discussions with the School Board, the applicant agreed to amend
Proffered Condition 1 to extend the time period from four (4) to six (6)
years required for use of the thirty (30) acre public use site.
The Board of Supervisors on Wednesday, September 28, 1988, beginning at 2:00
p.m., will take under consideration this request.
37 87S039/BSSEP8/SEPT28J
- ~..
OLIVER D. RUDY
W1lL1AM R. KEOWN
JAMES E. EVANS
NED M. MIKULA
BY HAND
L
LAW OEFiCES
RUDY, KEOWN, EVANS & MIKULA
March 1988
Mr. Tom E. Jacobson
Director of Planning
Chesterfield County
County Administration Building
Chesterfield, Virginia 23832
Dear Mr. Jacobson:
Rezoning of Property Located at
The Intersection of State Route 10
Interstate 295
P. 0. BOX 21 OR 58
COGBILL LAW BUILDING
CHESTERFlELD COURTHOUSE
CHESTERf1ELD, VIRGINIA 23832
804di8.3600
The Freeport Development Group (the "Applicants") hereby
submit a Conditional Use Planned Development Application dated
March -• 1988 (the "Rezoning Application"). This letter is
being provided to you pursuant to Items 4 and 5 of the Rezoning
Application and in compliance with the requirements of Section
21-34 (f) of the Chesterfield County Zoning Ordinance (the
"Zoning Ordinance").
I.
Introduction
The Applicants are requesting that certain.. property (the
"Property") containing approximately 1069, acres, located at the
northwest intersection of State Route No. 10, and Interstate No.
295 and depicted on Exhibit IV attached Hereto, be rezoned in
accordance with the terms and provisions of the Rezoning
Application. The current zoning and permitted land uses of the
Property are shown on Exhibit II. The Applicants seek to have
the Property rezoned to a combination of residential,
recreational, office,~commercial and research and
development/office warehouse uses (hereinafter referred to as
the "Project") and to donate valuable parcels of land to the
County for public use. The Property will be developed
substantially in accordance with the proposed land use plan (the
"Master Plan') prepared by J. R. Timmons ~ Associates, P. C.
Consulting Engineers and the Joseph Boggs Studio, Architects and
submitted herewith as Exhibit III.
The Applicants propose to develop the Property in an
orderly manner over a time period of approximately 20 years,
utilizing land use planning principles consistent with those
adopted by the County in its own master plan. While the Project
is not 10090 consistent with the Eastern Area Land Use Plan
heretofore adopted by the County, the ability of the Applicants
to present the County with the possibility of being able to plan
and zone such a large piece of property in such a vital location
~ ~
of the County: (1) should allow the possibility of greater
flexibility in land use and land planning so as to fully comport
with the intent of the County's overall plan for this area, and
(2) create in the Eastern area of the County the kind of
community which will be the benchmark of all future developments
in that area. By phasing the development of the Project over
many years, and abrupt impact on County facilities and services
will be avoided and orderly land use planning ensured.
The Project will benefit the County and her residents in
numerous ways. It will result in a considerable increase in the
County's real estate tax base, will cause a significant and
beneficial "ripple" tax effect (by providing additional
employment and other taxes), will set the tone for future
development in the area of the Route 10 - Route 295 interchange,
thus stabilizing growth in this area for the foreseeable
future. This Project will have afar more beneficial
cost/benefit result to the County than would a development
constructed in the manner permitted under the present zoning of
the Property.
II.
Existing Zoning
The present zoning and permitted land uses of the Property
are shown on Exhibit II. Exhibit II summarizes the uses thaC
can be made of the Property under its present zoning, without
any additional rezonings, special use permits, special
exceptions, etc., being required. The Property is thus already
zoned for a combination of residential, commercial and
industrial uses. The uses proposed by the Rezoning Application
are no more intense than the uses already permitted as a matter
of right under the existing zoning classification. However, if
the existing zoned parcels were to be developed as individual
parcels, each going its own separate way, the Applicants submit
such a scheme of development would work a travesty on that
intersection and would destroy forever the opportunity to create
the kind of community that quadrant deserves and in fact
demands. The Applicants further submit that the Conditional Use
Planned Development Process was conceived with parcels this size
in mind. It is only when this kind of acreage is involved, that
densities, while relevant, can be legitimately considered the in
the light of creative planning.
Besides, it is not the Applicants' intention to present to
the County what it could do with their properties, and then
compare those uses to this application. Rather, it is our
purpose to present the County with an opportunity it seldom
gets, and invite the County s input and ultimately its blessing
on what the Applicants believe to be an exciting and challenging
concept.
- Page 2 -
III.
Description of the Property
The Project will consist of a professionally planned and
aesthetically pleasing blend of residential, recreational,
commercial, office, research and development/office uses. The
existence of several ravines which have great natural beauty
will be used to great advantage throughout the project to
provide the buffering and transitional spaces required to move
pleasantly from one kind of use to another.
A. GENERAL CONDITIONS
1. The Applicants propose that the criteria for the
overall project shall be governed by the overlay
district which has been recently passed by the
Board of Supervisors to help establish objective
criteria of quality which might otherwise be the
subject of dispute and the Applicant intends to
abide by the regulations as set forth in the
overlay district and to exceed-those standards as
set forth specifically herein.
2. The acres noted on the Exhibit I (Site Analysis)
may be increased of decreased by 20% within any
tract and any tract boundary adjusted to meet
field conditions provided that
a) The concepts of the Master Plan as they
relate to the general location of types
of land uses, circulation patterns,
etc. are adhered to.
b) Bulk exceptions and regulations as
contained herein are adhered to.
3. Any zoning district or land use category may be
reduced to a less intense or lower density or
land use category. (Because the region is
relatively undeveloped, the applicant is asking
for flexability in the land use and tract
boundaries to meet the needs of the County
through out the projects 20 year build out).
4. Modifications to the number of parking required
in a multi-use tract may be made by the Planning
Commission upon schematic plan review for shared
parking facilities to allow for night and/or
• week-end use or for separate and distinct working
shifts or useage. The Planning Commission may
- Page 3 -
..• ~ ~
also reduce the number of required spaces in
residential areas when projected occupancy or
type of units differ from the norm (such as
housing for the elderly or one bedroom and
effeciency units)
5. A maximum Hof 300 of the parking spaces required
for a specific site or use may be reduced to 9' x
18' provided that appropriate signage indicating
their use by compact cars is incorporated into
the site plan.
Very tr y y rs,
a.
.Oliver D. Rud
Attorney for pplicants
- Page 4 -
,.
.r
MASTER PLAN
The Master Plan is offered as a pictorial guide of
development. The Freeport project is greatly influenced by the
physical make up of its boundaries, its position in the County
as well as the Mid- Atlantic region. The project team has
sought to use sound land design practices in formulating its
plan to allow for the development of a prime mix use complex of
approximately 1069 ac. that takes advantage of the superior
views of the James River, its access to the new interstate 295
and its link to existing Rt. 10 and the rest of the County.
The site has been broken down into nine Land Bays that
represent identifiable districts within the whole. As noted in
the Site Analysis (Exhibit One) the density of the project
ranges from a low of less than one residential unit per acre to
the west, to a maximum of a .65 F.A.R. about the proposed
Meadowville Interchange to the east. The site is accessed and
developed off of two proposed traffic arteries, the first being
the Kingston Ave. entrance (which is primarily industrial) and
Meadowville relocated which runs in an east west fashion and
ties all the major elements of the plan together.
Land Bays One, Two, and Three are shaped to conform to the
James River and the visual and physical amenities that it can
offer for a residential community. These districts contain
single and multi-family neighborhoods with the recreation and
open space needed to provide an outstanding planned community on
the banks of the river. .~
Land Bay Four, located at the central access to Rt. 10, is
projected to be a community retail and office district with a
maximum F.A.R. of .25.
To the east, along the Kingston Av. entrance road, Land
Bays Five, Seven and Eight make up the bulk of the industrial
and office development. With access of two major interchanges
(if the Meadowville interchange is approved) and the visual
exposure of 295, the applicants are proposing the largest
research and development complex in the region.
Land Bay Six located at the proposed Meadowville
interchange is proposed as.a central business .district with a
potential F.A.R. of .65. The Meadowville interchange will
provide direct internal access to the project from 295. A high
profile, mixed use development of corporate office space,
conference facilities and related retail is planned for.
To the extreme north-east corner of the parcel is Land Bay
Nine. It will remain as is as a natural buffer to interstate
295 and the project.
PROPOSED FREEPORT CONDITIONAL USE ZONING APPLICATION
A.
ZONING CLASSIFICATIONS FOR FREEPORT
I. Business District: ZONING B-2 CUPD
In the parcels so noted on Exhibit "A", the
applicant proposes to develop major focal points
for the project as well as the region. Being at
the major entry points for the project, the
buildings will be high-profile, mixed use
structures suited to meet the future "A" office
space, hotel/conference and specialty retail
space demands of the region.
A. Permitted Uses:
1. All uses permitted in "B-2" zoning
classification.
2. All uses permitted in ".O" zoning
classification.
3. Sotels, motels and conf erence centers
4. Any other uses compatible with and
incidental to the foregoing uses and
approved by the Planning Commission.
B. Buffer and Setback Exceptions
1. Building setbacks
To allow for the clustering of
buildings and to promote a more
continuous architectural fabric, no
side yard is required when adjacent to
non-residential zoning. All other
setbacks shall meet the requirements
as set out in the overlay district
(Sec. 21-67.17 and 21.67.18).
2. Buffers
When adjacent to an existing or
proposed residential zoning, a buffer
of 100' will be preserved.
C. Max E.A.R.: 1.0
D. Site coverage ratio: 75$
E. Height Exception
Twelve (12) stories or 125' with stated
setbacks for hotel/conference center and
office buildings.
II. Retail District: Zoning B-2 CUPD
In the parcels so noted on Exhibit "A", the
applicant proposes to develop community business
and retail centers.
A. Permitted Uses
,•
1. All uses permitted in "B-2" zoning
classification.
2. All uses permitted in "O" zoning
classification.
3. Cocktail lounges, dining halls,
nightclubs
4. Drive-in establishments.
5. Hotels and motels, or Motor Courts,
Tourist Homes
6. Any other uses compatible with and
incidental to foregoing uses and
approved by the Planning Commission
B. Max F.A.R.: .50
C. Site coverage ratio: 65~
D. Alternate Uses
In addition, the applicants' propose that
individual tracts may also be permitted
uses as listed below:
1. Medium density residential (as stated
in "V")
2. Research and development (as.stated in
III)
In such cases, Schematic/Subdivision Plans
shall be submitted for entire tracts, as
outlined in Exhibit "A" (The Master Plan).
At the time of Schematic/Subdivision Plan
review of each tract, the Planning
Commission may impose additional conditions
to insure proper land use transition and
compatibility.
E. Height Exception
Six (6) stories or 65' with stated
setbacksfor hotel/conference center and
office buildings
-2-
III. Research and Development/Office Warehouse:
ZONING M-1 CUPD
In the parcels so noted as "R & D" on Exhibit
"A" the applicant proposes an office intensive
research and development environment that
provides warehousing and distribution capability.
A. Permitted uses:
1. All uses permitted in "M-1" zoning
classification .
2. Communications studios and stations
(no towers)
3. Artist materials and supply stores.
4. Office supply stores.
5. Medical clinics' but not hospitals.
6. Pharmacy and drug stores when located
within the same building or structure
housing medical offices or clinics.
7. Coffee shops and cafeterias when
located within the same building or
structures housing general aff ices.
8. Hotel, motel and conference centers.
9. Any other uses compatible with and
incidental to the foregoing uses and
approved by the Planning Commission.
B. Buffer and setback exceptions
1. Building setbacks:
To allow for the clustering of
buildings and to promote a more
continuous architectural fabric, no
side yard is required when adjacent to
non- residential zoning. All other
setbacks shall meet the requirements
as set out in the overlay district
(Sec. 21-67.17 and 21-67.18)
C. Buffers
.._ When adjacent to an existing or proposed
residential zoning, a buffer of 75' will be
preserved.
n Max F.A_R_t .50
~_
F. Height Exceptions
.;Twelve (12) stories or 125' with stated
setbacks for hotel/conference center and
office buildings.
IV. Office/Business: ZONING "0" CUPD
In the parcels so noted on Exhibit "A", the
applicant proposes to develop campus style
office parks with related facilities
A. Permitted Uses:
1. All uses permitted in "O" zoning
classification.
2. Banks (permitting drive thru types)
3. Savings and loans (permitting drive
thru types)
4. Medical and dental laboratories and
clinics
5. Child care centers
6. Coffee shops and cafeterias when
:located within the same building or
structures housing general offices.
7. Restaurant facilities contained within
a separate building or structure, not
including drive-in establishments.
8. Health clubs, sport clubs, etc.
9. Hotels, motels and conf erence centers
10. Any other uses compatible with and
incidental to the foregoing uses and
approved by the Planning Commission.
B. Buffer and setback exceptions
1. Building setbacks
To allow for the clustering of
buildings and to promote a more
continuous architectural fabric, no
side yard is required when adjacent to
non-residential zoning. All other
setbacks shall meet the requirements
as set out in the overlay district
(Sec. 21-67.17 and 21-67.18).
2. Buffers
When adjacent to an existing or
• proposed residential zoning, a buffer
of 50' will be preserved.
C. Max F.A.R.: 1.0
D. Site coverage ratio: 65~
E. Height Exception
Twelve (12) stories or 125' with stated
setbacks for-hotel/conference centers.
When buildings exceed 125', one foot of
• setback will be added for every one foot of
structure.
F., Alternate Uses •
In addition, the applicants propose that
individual tracts may also be permitted
uses as listed below: •
l.• Medium density residential
classification as stated
2. Research and development
classification as stated.
In such cases, Schematic/Subdivision
Plans shall be submitted for entire
tracts, as shall be outlined by
Exhibit "A" (the Master Plan). At the
time of Schematic/Subdivision Plan
review of each tract, the Planning
Commission may imgose additional
conditions to insure proper land use
transition and compatibility.
V. Medium Density Residential: ZONING RMF CnPD
The applicants propose to use this portion of
the property for medium density housing (5 to 10
units per acre) with featured amenities (water
recreation centers, golf :course and convenience
centers). •
A. Permitted Uses •
i _ nl t ilcPR Dermlt~P_(3 i n "RMF" zoning
L
t`
2. All uses permitted in "RTH" zoning
classification.
,t
3. ,Golf course/country clubs
4. Tennis and health clubs
5. Restaurants and delicatessens
6. Curio or gift shops
7. Drug store
8. Convenience store
9. Water Recreation Centers
10. Any other uses compatible with and
incidental to the foregoing uses and
approved by the Planning Commission.
B. Required Conditions Exceptions
1. Exception to Section 21-200(b)(1)
(a) Minimum parcel size shall be 8 acres.
The density of the parcel shall not
exceed ten dwelling units per. acre.
2. Exception to Section 21-200(b)(9)
(a) Recreational areas will be provided as
a part of the Freeport Development as
a whole with pedestrial access
available.
VI. Low Density Residential: ZONING R-15 CUPD
The applicants propose to use this portion of
the property (so noted on Exhibit "A") for the
uses permitted under the R-15•zoning
classification on the zoning ordinance.
Additionally, no single-family residence within
this district shall front or be directly
accessible from major arterials within the
project.
A. Permitted•Uses
1. All uses permitted in
2. Golf course/country clubs
3. Tennis and health clubs
4. Riding stables
~~ 5. Boat landings
6. Any other uses compatible with and
incidental to the foregoing uses and
approved by the Planning Commission
B. The applicant proposes to reduce the square
footage requirements of the R-15 zoning
classification within certain tracts to meet the
needs of future markets. When the square
footage is reduced a like amount will be set
aside with the corresponding land bay. The
total number of residential units will not be
increased above the total noted in the attached
site analysis.
C. Required Lot Area:
Each dwelling, together with its accessory
buildings,•hereafter erect shall be located on a
lot having an area of not less than twelve
thousand square feet and a front yard width of
not less than ninety feet.
VII. Conservation District: ZONING A_.
The applicants propose to use this portion of the
property (so noted on Exhibit "A") for passive and
active recreation. Planned is a boat landing, golf
course, and jogging and nature trails.
A. Permitted Uses:
1. All uses permitted in "A" zoning
classification.
2. Goif course
3. Boat landing
4. Water Recreation Facility
5. Any other uses compatible with and
incidental to •the foregoing uses and
approved by the Planning Commission.
B. A consultant has been commissioned to
. ~
fl~~~F~~~e~~eoan~~~io@~~B~~~giWP~~~n@~;t~Ae
report will be made available to all County
agencies upon its completion. The
applicant will provide for and abide by all
,Federal regulations concerning wetlands.
B. TRAFFIC
The applicant will. provide the necessary
traffic analysis at zoning to insure proper
traffic flow. From the findings of this
study, the roadways and improvements will
be constructed in phases. The timing of
such phases will be determined by the
applicants (or their successors in
interest) based on market conditions, costs
and other factors prevailing at the given
time. The applicants will produce a
phasing plan for road improvements for
approval by the County Transportation
Department prior to the commencement of any
construction activities on the project.
C. PEDESTRIAN ACCESS
A Pedestrian Access Plan will
at the time of schematic reviE
intent of the plan will be to
multi-family and retail sites
pedestrian access to adjacent
and/or destinations.
D. OTILITIES
I. Preface
be presented
.w. The
provide the
reasonable
amenities
At the direction of the Freeport
Group, this utility study was
conducted, to evaluate the existing
and proposed utilities which will
provide service for lands under
control by the Freeport Group, located
in the Meadowville Area of
Chesterfield County. The land use for
the development of this property were
predicated upon a plan prepared by the
Joseph Boggs Studio for land use, plus
information provided by the owners and
developers of the Freeport Group
relative to additional land use
associated with property west of I-295.
The basic concept, as shown on the
_g_
"'~
attached overall plan, provides for a
mixed-use development, west of the
proposed I-295 which includes offices,
high to low density residential areas
and commercial business areas. .The
area east of I-295 was intended for
medium to heavy industrial use, based
on a general consensus of the intended
land use for this area.
II. Sewer Analysis
• All of the land associated with this
area can be developed, utilizing
gravity sewer beginning at Johnson's
Creek and working in a northward
direction towards the James River,
with the exception of that area below
the watershed line adjacent to the
James River. Development of this area
would dictate the use of a sewage
pumping station for non-residential
uses to lift up to the gravity sewer,
which will drain into Johnson's
Creek. The single family esidential
portions of this area would be served
by individual septic systems and
county water. The existing sewage
. pumping station and force main for
Johnson's Creek are undersized for
• complete development of the drainage
area, however, the responsibility for
these facilities and any upgrading of
the Johnson's Creek trunk sewer should
be the responsibility of the
Department of IItilities of
Chesterfield County. During
construction of Interest 295. an 18"
sewerline, 18" force main and 36"
blank encasement pipe were placed.
• Based on the enclosed drainage
analysis only 73~ of the total 1446
acres within the drainage area may be
developed through the existing 18"
sewer line. The 1446 acres includes
657 acres below the watershed line
which will be pumped into the proposed
gravity line at~Johnson's Creek. The
entire drainage area can be served by
a 2l" gravity sewer line. We
understand the 36" encasement pipe
will be used for a future 18" force
main, which will parallel the existing
18" force main. We would recommend
utilization of the 36" encasement pipe
for the 21" gravity sewer line,
leaving the existing 18" sewer line as
.> the future force main.
III. Water Analysis
All the land associated with this area
can be developed, utilizing the 12"
waterline along Route 10 and the 20"
waterline at the I-295/Route 10
Interchange. The Chesterfield County
Utilities Department is presently
installing a 16" waterline on the
south side of Route 10 and is studying
the addition of a water tower to
service this area.
IV. Gas, power and phone service is
available to this area and is
'~ sufficient for full development.
0
EXHIBIT ONE
RIVERSBEND ON THE JAMES
PROJECT N0. 87016.00
FEBRUARY 26, 1988
REVISED JUNE 14, 1988
SITE ANALYSIS
RESIDENTIAL COMPONENT
LAND BAY ONE
~.
4
1
PAGE 1
NOTE: Land Bay One is not included in rezoning application. This area is
indicated strictly for master planning information. Refer to page
7 for the land bay description.
LAND BAY TWO
2. Low Density Residential District
Golf Club, Support Recreational
Zoning Class "R-15" CUPD
6.8 acres
3. Low Density Residential District
Racquet and Swim Club, Support Recreational
Zoning Class "R-15" CUPD
2.7 +/- acres
4. Low Density Residential District
Residential Water Recreational
Zoning Class "R-15" CUPD
2.9 +/- acres
5. Medium Density Residential District
Multi-Family Residential
Zoning Class "R-MF" CUPD
150 units
16.2 +/- acres
6. Medium Density Residential District
Zoning Class "R-MF" CUPD
Multi-Family Residential
75 units
8.5 +/- acres
7. Medium Density Residential District PAGE 2
Zoning Class "R-MF" CUPD
Multi-Family Residential
50 units
6.0 acres
8. Low Density Residential District
Zoning Class "R-15" CUPD
Single Family Residential
550 units
378.5 +/- acres
18 Hole Golf Course
(potential development)
75.0 +/- acres
LAND BAY TWO TOTALS
Single Family
550 units
378.5 +/- acres
Multi-Family
275 units
30.7 +/- acres
Recreational Areas
12.4 +/- acres
Golf Course
75.0 +/- acres
LAND BAY THREE
9. Conservation District
Golf Course and Recreational Area
Zoning Class "A" CUPD
69.0 +/- acres
10 Conservation District
Water Recreation Area
Zoning Class "A" CUPD
16.8 +/- acres
0.10 FAR
75,000 SF
LAND BAY THREE TOTALS
Golf Course
69.0 +/- acres
Water Recreation
16.8 +/- acres
0.10 FAR
75,000 SF
0
MIXED USE COMPONENT
LAND BAY FOUR
A. Retail District
Zoning Class "B-2" CUPD
Medium Density
12.1 +/- acres
0.25 FAR
132,000 SF
B. Retail District
Zoning Class "B-2" CUPD
Medium Density
7.5 +/- acres
0.25 FAR +/-
81,730 SF
C. Retail District
Zoning Class "B-2" CUPD
Community Services
9.9 +/- acres
0.20 FAR +/-
85,000 SF
D. Retail District
Zoning Class "B-2" CUPD
Community Services
3.7 +/- acres
0.2 FAR
32,250 SF
E. Retail District
Zoning Class "B-2" CUPD
12.5 +/- acres
0.15 FAR +/-
82,000 SF
F. Retail District
Zoning Class "B-2" CUPD
3.4 +/- acres
0.25 FAR
37,000 SF
LAND BAY FOUR TOTALS
Retail
49.1 +/- acres
0.20 FAR +/-
450,480 SF
PAGE 3
C ~
LAND BAY FIVE
G. Retail District
Zoning Class "B-2" CUPD
11.2 +/- acres
0.30 FAR +/-
146,000 SF
H. Business District
Zoning Class "B-2" CUPD
Medium Density
41.1 +/- acres
0.40 FAR +/-
700,000 SF
J. Research and Development District
Zoning Class "M-1" CUPD
Medium Density
88.2 +/- acres
0.35 FAR +/-
1,350,000 SF
LAND BAY FIVE TOTAL
Business
41.1 +/- acres
0.39 FAR +/-
700,000 SF
Retail
11.2 +/- acres
0.30 FAR +/-
146,000 SF
R & D
88.2 +/- acres
0.35 FAR +/-
1,350,000 SF
LAND BAY SIX
K. Business District
Zoning Class "B-2" CUPD
High Density
36.8 +/- acres
0.47 FAR +/-
760,000 SF
L. Business District
Zoning Class "B-2" CUPD
High Density
30.8 +/- acres
0.42 FAR +/-
560,000 SF
.PAGE 4
M. Business District
Zoning Class "B-2" CUPD
High Density
16.1 +/- acres
0.65 FAR +/-
450,000 SF
N. Retail District
Zoning Class "B-2" CUPD
Medium Density
21.5 +/- acres
0.30 FAR +/-
280,000 SF
LAND BAY SIX TOTALS
Business
83.7 +/- acres
0.49 FAR +/-
1,770,000 SF
Retail
21.5 +/- acres
0.30 FAR +/-
280,000 SF
LAND BAY SEVEN
P. Office/Business District
Zoning Class "0" CUPD
Medium Density
20.4 +/- acres
0.30 FAR +/-
265,000 SF
Q. Research and Development
Zoning Class "M-1" CUPD
23.1 +/- acres
0.20 FAR +/-
200,000 SF
LAND BAY SEVEN TOTALS
Office/Business
20.4 +/- acres
0.30 FAR +/-
265,000 SF
R & D
23.1 +/- acres
0.20 FAR +/- .
200,000 SF
~'.
page 5
L L
LAND BAY EIGHT
R. Research and Development
Zoning Class "M-1" CUPD
51.8 +/- acres
0.25 FAR +/-
565,000 SF
LAND BAY EIGHT TOTAL
R & D
51.8 +/- acres
0.25 FAR +/-
565,000 SF
LAND BAY NINE
PAGE 6
NOTE: Land Bay Nine is not included in the rezoning application. This
area is indicated strictly for master planning information. Refer
to page 7 for the Land Bay Description.
ADDITIONAL PLANNING COMPONENTS
LAND BAY ONE
1. Low Density Residential District
Zoning Class "R-15" (present)
Single Family Residential
125 units
137.3 +/- acres
LAND BAY ONE TOTALS
Single Family
125 units
137.3 +/- acres
LAND BAY NINE
1. Agricultrual District
Zoning Class "A" (present)
No Development
Flood Plain
51.5 +/- acres
LAND BAY NINE TOTALS
No Development
Flood Plain
51.5 +/- acres
PAGE 7
t ' ~
RIVERSBEND ON THE JAMES
FEBRUARY 26, 1988
REVISED JUNE 14, 1988
GROSS AREAS
LAND USE & HOUSING TYPE TOTAL DENSITY TOTAL GROSS AREA
Single Family Residential 550 units 465.9 +/- acres
(Low Density, "R-15") (1.25 per acre)
Multi-Family Residential 275 +/- units 30.7 +/- acres
(Medium Density, "R-MF") (9 per acre
PAGE 8
TOTAL RESIDENTIAL 825 +/- units 496.6 +/,- acres
(in rezoning application) (1.66 per acre
TOTAL RESIDENTIAL 950 +/- units 685.4 +/- acres
(including land bays (1.4 per acre)
one and nine)
MIXED USE TYPE
Office/Business District 265,000 SF 20.4 +/- acres
(Medium Density, "0") (0.30 +/- FAR)
Research and Development 1,350,000 SF 88.2 +/- acres
(Medium Density, "M-1") (0.35 +/- FAR)
Research and Development 765,000 SF 74.9 +/- acres
(Light Density, "M-1") (0.23 +/- FAR)
Business District 1,770,000 SF 83.7 +/- acres
(High Density, "B-2") (0.49 +/- FAR)
Business District 700,000 SF 41.1 +/- acres
(Medium Density, "B-2") (0.39 +/- FAR)
Retail District 759,230 SF 68.2 +/- acres
(Med/Light Density,"B-2") (0.26 +/- FAR)
Retail District 117,250 SF 13.6 +/- acres
(Community Services, "B-2" )(0.20 +/- FAR)
Conservation District 75,000 sf 85.8 +/- acres
(Recreational, "A") (0.02 +/- FAR)
TOTAL MIXED USE 5,801,480 SF 475.9 +/- acres
(0.28 +/- FAR)
~•-
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