13SN0131CASE MANAGER: Robert Clay
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ADDENDUM
13SN0131
(AMENDED)
Terraforge, Inc.
Dale Magisterial District
Beulah Elementary, Falling Creels Middle, and Meadowbrook High School Attendance Zones
East line of Conifer Road
REQUEST: Amendment of conditional use planned development (Case OSSN0219) relative to
the deletion of cash proffers and modifications to open space and recreational
areas in a Residential (R-12) District.
PROPOSED LAND USE:
A residential development with a variety of housing types, to include typical
single-family, cluster and townhouse in the Silverleaf development, is proposed
and has begun to develop on the property. The applicant had offered to address
the impact of this development on capital facilities with the previous case through
cash proffers. This current proposal would, if approved, eliminate the cash
proffer.
The purpose of this addendum is to advise the Board of the applicant's additional proffered
condition.
On September 4, 2013 the applicant subnutted Proffered Condition 5. Proffered Condition 5 would
provide a reduced cash proffer from what was approved with Case OSSN0219, rather than a deletion
of the proffer as was initially proposed. This reduced cash proffer is intended to address the impact
of the proposed development on schools and transportation capital facilities.
Since this proffered condition was subnutted subsequent to consideration of the case by the
Planning Comnussion, and the case is now different from that which the Comnussion considered,
staff recommends the case be remanded to the Comnussion.
NOTE: SINCE THE ADDITIONAL PROFFER WAS SUBMITTED SUBSEQUENT TO
THE ADVERTISEMENT OF THE CASE, IT WOULD BE NECESSARY FOR THE
BOARD TO SUSPEND THEIR PROCEDURES TO CONSIDER THE PROFFERED
CONDITION.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
PROFFERED CONDITION
5. Cash Proffers.
A. The applicant, sub-divider, or assignee(s) shall pay $5,500.00 to the
County of Chesterfield, prior to the issuance of a certificate of occupancy
for infrastnicture improvements for schools and transportation within the
service district.
B. Cash proffer payments shall be spent for the purposes proffered or as
otherwise permitted by law.
C. Should Chesterfield County impose impact fees at any time during the life
of the development that are applicable to the property, the amount paid in
cash proffers shall be in lieu of or credited toward, but not in addition tq
any impact fees, in a manner as determined by the County. If Chesterfield
should adopt a "workforce" or "affordable" housing program which
eliminates or permits a reduced cash proffer, the cash proffer for any
dwelling unit on the Property that is designated as "workforce" or
"affordable" housing, that meets all the requirements of the adopted
"workforce" or "affordable" housing program, and for which a cash
proffer has not yet been paid shall be adjusted to be consistent with the
approved "workforce" or "affordable" housing program. (B&M)
(Staff Notes:
A. This proffered condition supersedes Proffered Condition 5 of Case
OSSN0219 (Cash Proffer).
B. With the exception of Proffered Conditions 5, ll.C and 12, all
previous conditions of approval for Case OSSN0219 would remain
in effect, as previously amended by Cases 08SN0238 and
lOSN0106.)
2 13SN0131-SEP18-BUS ~~DD
CASE MANAGER: Robert Clay
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
13SN0131
(AMENDED)
Terraforge, Inc.
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September 18, 2013 BS
Dale Magisterial District
Beulah Elementary, Falling Creels Middle, and Meadowbrook High School Attendance Zones
East line of Conifer Road
REQUEST: Amendment of conditional use planned development (Case OSSN0219) relative to
the deletion of cash proffers and modifications to open space and recreational
areas in a Residential (R-12) District.
PROPOSED LAND USE:
A residential development with a variety of housing types, to include typical
single-family, cluster and townhouse in the Silverleaf development, is proposed
and has begun to develop on the property. The applicant had offered to address
the impact of this development on capital facilities with the previous case through
Cash Proffers. This current proposal would, if approved, eliminate the Cash
Proffer.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
AYES: MESSRS. BROWN, WALLIN AND GULLEY.
NAYS: MESSRS. PATTON AND WALLER.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
STAFF RECOMMENDATION
Recommend denial for the following reason:
While the provisions for open space, architectural treatment of dwellings and timing of
neighborhood amenities improve upon existing conditions of zoning, the application does
not mitigate the impacts of this development on necessary capital facilities, thereby not
ensuring adequate service levels are maintained and protecting the health, safety and
welfare of County citizens.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS.)
PROFFERED CONDITIONS
1. A minimum of seventy (70) acres of open space shall be located along Kingsland
Creek and shall be permitted to have additional features such as picnic tables,
grills, shelters, and/or gazebos for the enjoyment of the residents. In addition, a
minimum of four (4) neighborhood parks, excluding the Village Green and the
multipurpose field, shall be provided throughout the development for the
enjoyment of the residents. Parks shall be a minimum of 9,000 square feet and
shall contain some or all of the following elements: seating, fountains;
interpretative signage; formal landscape envelopes. At a minimum one of the
parks shall contain playground equipment. The location and design shall be
reviewed and approved by the Planning Department at time of subdivision plan
review. The neighborhood parks shall be developed concurrently with the
subdivision section in which they are recorded. (P)
(Staff Note: This proffered condition amends Proffered Condition ll.C. of Case
OS SN0219.)
2. Recreation Areas and Focal Point. A nunimum of four (4) acres (exclusive of the
Village Green) shall be developed with a clubhouse, pool and the required
multipurpose field for use by the residents. A trail shall be provided connecting
these amenities to the Village Green. The clubhouse shall be a minimum of 2,500
square feet in area and shall serve as a focal point and gathering place for the
residents to include a kitchen, a multipurpose gathering room and fitness
facilities. Within nine (9) months of approval of this request, the clubhouse,
multipurpose field, trail and pool shall be completed for occupancy. (P)
(Staff Note: This proffered condition amends Proffered Condition 12 of Case
OS SN0219.)
3. Design Standards: With the exception of house sizes, all dwelling units to be
constricted or undergo exterior alterations shall be required to abide by "The
Silverleaf Design Guidelines", revised March 2008. (P)
2 13SN0131-SEP 18-BOS-RPT
4. Village Green. The Village Green shall be completed for use by the residents
within nine (9) months of approval of this request. (P)
(Staff Notes:
A. With approval of this request, Proffered Condition 5 of Case
OSSN0219 (Cash Proffer) would be deleted.
B. With the exception of Proffered Conditions 5, ll.C and 12, all
previous conditions of approval for Case OSSN0219 would remain
in effect, as previously amended by Cases 08SN0238 and
lOSN0106.)
GENERAL INFORMATION
T ncatinn•
The request property is located on the east line of Conifer Road, south of Bellbrook Drive.
Tax IDs 784-675-1052, 784-676-4783, 5382, and 6098, 784-677-4902, 785-675-2669,
2976, 3080, 3771, and 3975, 785-676-2781, 2890, and 8097, and 785-677-2754, 3100,
3236, 3310, 3418, 3527, 3658, and 4240.
Existing Zoning:
R-12 with conditional use planned development approval
Size
174.8 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North - R-7; Single-family residential or vacant
South - R-9 and A; Single-family residential or vacant
East - R-7, A and I-1; Single-family residential, government (Defense Supply Center) or
vacant
West - R-7, A; Single-family residential or vacant
UTILITIES
Connection to the public water and wastewater systems is required by conditions of approval of
Case OSSN0219. This request will not impact the public utility systems.
3 13SN0131-SEP 18-BOS-RPT
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
PUBLIC FACILITIES
The need for schools, parks, libraries, fire stations and transportation facilities in this area is
identified in the County's adopted Public Facilities Plan, Thoroughfare Plan and Capital
Improvement Program and further detailed by specific departments in the applicable sections of
this request analysis.
F1YP C'PY'Vl(`.P'
The 2012 Public Facilities Plan as part of the Comprehensive Plan indicates that fire and
emergency medical service (EMS) calls increased by forty-four (44) percent from 2001 to
2011, significantly faster than the County's population increase of seventeen (17)
percent. Of the total incidents in 2011, nearly seventy-six (76) percent were medical
emergencies and twenty-four (24) percent were fire-related. It is expected with the
general aging of the population that medical emergency incidents will increase faster than
the rate of population growth over time. Five (5) new fire/rescue stations are
recommended for constriction by 2022 in the Plan. In addition to the five (5) new
stations, the Plan also recommends the replacement/revitalization of four (4) existing
stations.
Based on 440 dwelling units to be developed on this property, this request will generate
approximately eighty-four (84) calls for fire and emergency medical service (EMS) each
year. The deletion of Cash Proffers will leave the impact to Fire and EMS unaddressed.
The Bensley Fire Station, Company Number 3, currently provides fire protection and
EMS. When the property is developed, the number of hydrants, quantity of water needed
for fire protection and access requirements will be evaluated during the plans review
process.
Schools:
There is no change to the number of dwelling units proposed with this amendment. The
existing zoning limits development to a maximum of 440 dwelling units. Based on the
cash proffer methodology, this development continues to yield 215 students (Elementary:
92, Middle: 53, High: 70). Currently, this site lies in the Beulah Elementary School zone:
capacity - 525, enrollment - 609; Falling Creek Middle School zone: capacity - 1,181,
enrollment - 1,211; and Meadowbrook High School zone: capacity - 1,538, enrollment -
1,630. The enrollment is based on October 1, 2012 membership and the capacity is as of
the 2012-2013 school year.
4 13SN0131-SEP 18-BOS-RPT
After review of this request, the proposed zoning case will continue to have a substantial
impact on the aforementioned schools involved. Each school is currently operating over
capacity, and the elementary and secondary school students generated by this proposal
would continue to push enrollment well beyond capacity at these schools. There are
currently eight (8) trailers at Beulah Elementary, fourteen (14) trailers at Falling Creels
Middle, and four (4) trailers at Meadowbrook High.
Over time this case, combined with other tentative residential developments, infill
developments and zoning cases in the area, will continue to push elementary and
secondary schools beyond their capacity. Therefore, the aforementioned units should
continue to be subject to full cash proffers, to mitigate the impact that this proposed
development would have on schools.
Libraries:
Development of the property noted in this case would most likely impact the Central
Library or the Meadowdale Library. Elimination of the Cash Proffer would leave the
impact on library facilities unaddressed.
Parks and Recreation:
The Public Facilities Plan identifies the need for three (3) regional parks totaling 600
acres, ten (10) community parks totaling 790 acres, nine (9) neighborhood parks totaling
180 acres, and three (3) water-based special purpose parks. The Plan also identifies the
need for urban parks within mixed use developments to compliment and provide linkages
to the County's park system. The Plan identifies the need for linear parks and trails and
resource-based special purpose parks [historical, cultural and environmental] and makes
suggestions for their locations. The Plan also addresses the need to expand existing park
sites to meet level of service standards. The Plan also identifies the need to improve
access to blueways through the acquisition of easements and properties. Co-location with
schools and other compatible public facilities is desired.
By eliminating the Cash Proffers the applicant has failed to offer measures to address the
impacts of this development on parks and recreation facilities.
County Department of Transportation:
The traffic impact of this development must be addressed. Area roads need to be
improved to address safety and accommodate the increase in traffic generated by this
development. Traffic generated by this development will travel along Beulah Road and
Hopkins Road, sections of which have little or no shoulders, fixed objects adjacent to the
edge of pavement, and poor vertical and horizontal alignments. The applicant has failed
to adequately mitigate the traffic impact of this request on area roads; therefore, the
Transportation Department cannot support this request.
13SN0131-SEP 18-BOS-RPT
Virginia Department of Transportation (VDOT~:
VDOT has no comment concerning this request.
Financial Imbact on Cabital Facilities:
Per Dwelling
Unit
Potential Number of New Dwelling Units 402 1.00
Population Increase 1,053.24 2.62
Number of New Students
Elementary 84.82 0.21
Middle 45.83 0.11
High 61.51 0.15
TOTAL 192.16 0.48
Net Cost For Schools $ 3,796,890 $ 9,445
Net Cost for Parks $ 501,294 $ 1,247
Net Cost for Libraries $ 129,846 $ 323
Net Cost For Fire Stations $ 285,018 $ 709
Average Net Cost Roads $ 3,223,638 $ 8,019
TOTAL NET COST $ 7,936,686 $ 19,743
*Based on the number of proffered dwelling units (Condition 15 in Case OSSN0219) and
remaining to be built dwelling units. The actual number of dwelling units and corresponding
impact may vary.
As noted, this proposed development will have an impact on capital facilities. Staff has
calculated the fiscal impact of every new dwelling unit on schools, parks, libraries, fire stations
and roads as $19,743 per unit. The applicant has been advised that a maximum proffer of
$18,966 per unit would defray the cost of the capital facilities necessitated by this proposed
development.
The original Zoning Case (OSSN0219) was approved in June 2005 with the maximum cash
proffer at the time of $11,500 per dwelling unit (currently escalated by the Marshall and Swift
Building Cost Index to $17,268 per unit).
The current Cash Proffer Policy allows the County to assess the impact of all dwelling units in
previously approved zoning cases that come back before the Planning Commission and Board of
Supervisors using the calculated capital facility costs in effect at the time the case is
reconsidered. It is appropriate to accept the maximum cash proffer of $18,966 for each dwelling
unit, including senior housing units.
The applicant is proposing changes in the proffered conditions of Case OSSN0219 to: a)
accelerate the completion date of the clubhouse, pool, multipurpose field, Village Green and trail
to be occupied within nine (9) months of approval of the zoning request (vs. completion prior to
6 13SN0131-SEP 18-BOS-RPT
issuance of more than 300 certificates of occupancy), b) provide four (4) pocket parks with
amenities for the enjoyment of the residents of the development (a new proffer, but not a public
park), and c) require strictures to abide by design guidelines of a proffered pattern book (a new
proffer).
The proposed revised conditions improve upon the conditions of Case OSSN0219 previously
adopted by the Board of Supervisors. Accelerating constriction of the clubhouse amenity
provides for a higher likelihood of completing the amenity. Completing the clubhouse project
combined with the proffered design standards will likely result in a development with higher
quality standards in, or in very close proximity tq an area of the County identified as a
revitalization area in the adopted Comprehensive Plan. Collectively, these modifications are
expected to increase housing values more so than if developed under the original conditions of
Case OSSN0219. Accordingly, the Board of Supervisors and Planning Commission may find that
some reduction in the cash proffer is warranted. Staff does not however, recommend the full
elimination of the cash proffer as requested by the applicant.
The applicant's request to eliminate the cash proffers in entirety, in conjunction with the
modified proffers falls short of adequately addressing the impact of the development on capital
facilities. Consequently, the County's ability to provide adequate facilities to its citizens will be
adversely impacted. Staff does however believe that it is acceptable to approve the case as
presented with a cash proffer less than the Board's maximum of $18,966.
The Board of Supervisors should note that while the applicant has proffered items that partially
mitigate the impact of the development on capital facilities, the proffers are inadequate when
measured against the Board's maximum cash proffer of $18,966. Note that circumstances
relevant to this case, as presented by the applicant, have been reviewed, and it has been
determined that it is appropriate to accept the maximum cash proffer in this case.
The Board of Supervisors, through their consideration of this request, may determine that there
are unique circumstances relative to this request that may justify acceptance of the proffers as
presented.
LAND USE
Comprehensive Plan:
The Comprehensive Plan, designates the request property as Suburban Residential II
where residential development (single-family or condominium) at a density of two (2) -
four (4) dwellings per acre is appropriate.
Area Development Trends:
Most area properties have been zoned and developed for single-family residential uses or
remain vacant. A small portion of property to the east, west of the CSX railroad right-of-
way, is zoned Light Industrial (I-1) and is occupied by asingle-family residence or is
vacant, while property east of the railroad is zoned Residential (R-7) and Agricultural (A)
7 13SN0131-SEP 18-BOS-RPT
and has been developed for residential use in Kingsland Acres Subdivision and for
Defense Supply Center Richmond. Residential development, as suggested by the Plan, is
expected to continue in the vicinity of the subject property west of the railroad while
property east of the railroad is expected to remain developed for industrial uses.
Zoning History:
On June 22, 2005 the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved Residential (R-12) zoning with conditional use planned
development on property which included the request property (Case OSSN0219). A
development with single-family, cluster and townhouse residential uses was planned.
Conditions of Case OSSN0219, in part, addressed the impact of the development on
capital facilities. Conditions of Case OSSN0219 affected by this current request are noted
in Attachment 1.
On July 30, 2008 the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved an amendment to Case OSSN0219 relative to house
sizes. (Case 08SN0238)
On November 18, 2009 the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved an amendment to Cases OSSN0219 and
08SN0238 relative to garage orientation and house sizes. (Case lOSN0106)
Open Space:
Current conditions of zoning provide for a minimum of seventy (70) acres of open space
with trails. (Case OSSN0219, Proffered Condition ll.C.)
Proffered Condition 1 expands upon this current open space provision by including a
minimum of four (4) neighborhood parks, each containing a minimum of 9,000 square
feet of area. These park areas would each include one or more specified amenities
(seating; fountains; interpretative signage; and formal landscape envelopes) and at least
one (1) of the parks would contain playground equipment. Development of the
neighborhood parks would occur concurrently with the section of the subdivision within
which they are to be recorded.
It should be noted that the current proffered commitment for trails within the original
seventy (70) acre open space proffer has not been included in this amendment.
Recreational Areas:
Current conditions of zoning provide for a minimum of four (4) acres to be developed
with a clubhouse, multipurpose field and trails. The clubhouse, containing a minimum of
2,500 square feet in area, would serve as a community focal point. Further, the
clubhouse, Village Green, pool and the multipurpose field would be completed prior to
the issuance of more than 300 certificates of occupancy (Case OSSN0219, Proffered
8 13SN0131-SEP 18-BOS-RPT
Condition 12). Currently, forty-two (42) certificates of occupancy have been issued on
fifty-four (54) recorded lots.
Proffered Conditions 2 and 4 amend this previous provision by accelerating the
completion of the clubhouse, Village Green, multipurpose field, trail and pool to be
within nine (9) months of approval of this request.
Architecture and Desi
Conditions of Cases OSSN0219 and lOSN0106 address building materials, house sizes
and garage placement/orientation, all noted as follows:
• Building Materials. Facades of brick, brick veneer, wood, vinyl siding,
cementious type siding, composite siding, glass, stone, or EIFS.
• House Size. A. Minimum 1,600 square feet, except detached one-story dwelling
units on lots smaller than 12,000 square feet shall be 1,400 square feet. B.
Minimum for townhouses shall be 1,280 square feet.
• Garages. A. Cluster Lots -minimum of fifty (50) percent of the garages setback at
least five (5) feet from front face of building, or shall be rear-loaded or side-
loaded. B. R-TH Lots -maximum of twenty-five (25) percent may have front
loaded garages.
As part of the current request, the applicant has proffered that constriction of new
dwelling units or exterior alterations to existing dwellings would comply with a pattern
book submitted with the application (Proffered Condition 3). Sections 4 and 5 of this
pattern book address architecture and architectural constriction standards for dwellings.
In addition to the aforementioned requirements of Case OSSN0219, this pattern book
expands upon these architectural requirements to address, in summary, the following
items:
• Varied building elevations
• Brick or stone front facades on nunimum of fifty (50) percent of homes
• Expanded list of building materials to include stucco and EIFS; vinyl limited to
premium quality; and same materials used for street-facing facades on corner lots
• Continuous masonry foundations
• Dimensional architectural 30-year roof shingles
• Standards for exterior trim, doors, windows and chimneys
• Standards for porches, stoops and decks
9 13SN0131-SEP 18-BOS-RPT
CONCLUSION
While the provisions for open space, architectural treatment of dwellings and timing of
neighborhood amenities improve upon existing conditions of zoning, the application does not
mitigate the impacts of this development on necessary capital facilities, thereby not ensuring
adequate service levels are maintained and protecting the health, safety and welfare of County
citizens.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (10/16/12):
On their own motion, the Commission deferred this case to their December 10, 2012
public hearing.
Staff (10/17/12):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than October 22, 2012 for consideration at the
Commission's December 10, 2012 public hearing.
Staff (10/24/12):
To date, no new information has been received.
Planning Commission Meeting (12/10/12):
On their own motion and with the applicant's consent, the Commission deferred this case
to their March 19, 2013 public hearing.
Staff (12/11/12):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than January 2, 2013 for consideration at the Commission's
March 29, 2013 public hearing.
10 13SN0131-SEP 18-BOS-RPT
Staff (2/22/13):
To date, no new information has been received.
Planning Commission Meeting (3/19/13):
On their own motion and with the applicant's consent, the Commission deferred this case
to their May 21, 2013 public hearing.
Staff (3/20/13):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than March 25, 2013 for consideration at the Commission's
May 21, 2013 public hearing.
Staff (4/25/13):
To date, no new information has been received.
Planning Commission Meeting (5/21/13):
On their own motion and with the applicant's consent, the Commission deferred this case
to their July 16, 2013 public hearing.
Staff (5/22/13):
The applicant was advised in writing that
should be submitted no later than May 28,
July 16, 2013 public hearing.
any significant, new or revised information
2013 for consideration at the Commission's
Staff (6/14/13):
To date, no new information has been received.
Planning Commission Meeting (7/16/13):
On their own motion and with the applicant's consent, the Commission deferred this case
to their August 20, 2013 public hearing.
11 13SN0131-SEP 18-BOS-RPT
Applicant (7/9/13):
Proffered conditions and a pattern book of development standards were submitted.
Applicant (7/15/13):
The application was amended.
Staff (7/17/13):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than July 22, 2013 for consideration at the Commission's
August 20, 2013 public hearing.
Applicant (8/1/13 and 8/15/13):
Revised proffered conditions were submitted.
Applicant (8/16/13):
Revised proffered conditions were submitted.
Planning Commission Meeting (08/20/13):
The applicant's representative did not accept the recommendation.
There was support present, noting the proposal would provide promised amenities and
increase the tax base. There was also opposition present; expressing concerns that
proffers offered by the applicant would not adequately address the impact on capital
facilities.
The Commission questioned the measurement of quality and the lack of definitions for
revitalization and infill in considering a balance with capital facility impacts. It was
recognized that the existing community residents would benefit from neighborhood
development and amenities.
Mr. Gulley indicated that without clarification on these issues, the request is premature.
Dr. Wallin noted concerns that the value of the proposal was not balanced with
determining the cash proffer.
12 13SN0131-SEP 18-BOS-RPT
Dr. Brown and Mr. Waller indicated a need for clarification and flexibility relative to the
Cash Proffer Policy.
Mr. Patton noted support for the case as a quality product and that the policy provides for
flexibility.
On motion of Dr. Brown, seconded by Mr. Gulley, the Commission recommended denial.
AYES: Messrs. Brown, Wallin and Gulley.
NAYS: Messrs. Patton and Waller.
Applicant (8/22/13):
A revision to Proffered Condition 3 was submitted, as discussed at the Planning
Commission meeting.
The Board of Supervisors, on Wednesday, September 18, 2013 beginning at 6:30 p.m., will take
under consideration this request.
13 13SN0131-SEP 18-BOS-RPT
CONDITIONS FROM CASE OSSN0219 BEING AMENDED OR DELETED
5. Cash Proffers. For each dwelling unit developed, the applicant, subdivider, or assignee{s)
shall pay $11,500.00 per unit to the County of Chesterfield, prior to the time of issuance
of a building permit, for infrastnicture improvements within the service district for the
Property if paid prior to July 1, 2005. Thereafter, such payment shall be the amount
approved by the Board of Supervisors not to exceed $11,500.00 per unit as adjusted
upward by any increase in the Marshall and Swift Building Cost Index between July I,
2004 and July 1 of the fiscal year in which the payment is made if paid after June 30,
2005. If any of the cash proffers are not expended for the purposes designated by the
Capital Improvement Program within fifteen (15) years from the date of payment I they
shall be returned in full to the payor.
11. Open Space. At a minimum, the following Open Space areas shall be provided:
C. A minimum of seventy (70) acres of open space ("Nature Park") with trails shall
be located along Kingsland Creels. The exact design and location of the trails shall
be approved at the time of subdivision review. Additional features such as picnic
tables, grills, shelters, and/or gazebos shall be permitted in the Nature Park.
12. Recreation Areas and Focal Point. A minimum of four (4) acres (exclusive of the Village
Green but inclusive of the multipurpose field) shall be developed with a clubhouse,
multipurpose field, and trails for use by the residents. The clubhouse shall be a minimum
of 2,500 square feet in area and shall serve as a focal point and gathering place for the
residents. Prior to issuance of more than 300 certificates of occupancy, the clubhouse,
pool, multipurpose field, and Village Green shall be completed.
13 SN0131 -Attachment 1
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