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M~ch 12, 2003 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0209
Southern Land Company LLC
Matoaca Magisterial District
North line of Beach Road
REQUEST: Rezoning from Agricultural (A) to Residential (R- 12) with Conditional Use Planned
Development to permit exceptions to Ordinance requirements.
PROPOSED LAND USE:
Residential, office and commercial uses with exceptions to Ordinance requirements
are proposed. Specifically, a maximum of 2,392 residential milts with supporting
commercial, office and recreational uses is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF PROFFERED CONDITIONS 1
THROUGH 8.L AND 8.N THROUGH 16 ON PAGES 2 THROUGH 8.
AYES: MESSRS. GECKER, LITTON, CLrNNINGHAM AND STACK.
NAYS: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval subject to the applicant addressing Transportation Department concerns as
discussed herein. This recommendation is made for the following reasons:
The proposed residential uses conform to the Upper Swift Creek Plan which suggests
the property is appropriate for 2.0 dwelling tmits per acre or less. Further, the non-
residential uses comply with the Plan which suggest that such uses are appropriate
within a coordinated development.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proffered conditions address the impacts of this development on necessary-
capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Specifically, the needs for roads, schools, parks, libraries and fire stations is
identified in the Public Facilities Plaq., the Thoroughfare Plan and the Capital
Improvement Prograna, and the impact of this development is discussed herein. The
proffered conditions adequately mitigate the impact on capital facilities, thereby
insuring adequate serve levels are maintained and protecting the health, safety and
welfare of County citizens.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
OTHER CONDITIONS. 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.)
PROFFERED CONDITIONS
The Owners and the Developer (the "Developer") in this zoning case, pursuant to § 15.2-2298 of the
Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for
themselves and their successors or assigns, proffer that the development of the property known as
Chesterfield County Tax Identification Number 714-663-0471 (the "Property") under consideration
will be developed according to the following conditions if, and only if, the rezoning request for R-12
with a conditional use planned development ("CUPD") is granted. In the event the request is denied
or approved with conditions not agreed to by the Developer, the proffers and conditions shall
immediately be null and void and of no further force or effect. If the zoning is granted, these proffers
and conditions will supersede all proffers and conditions now existing on the Property.
The application contains one exhibit described as follows:
Exhibit A - Plan titled "Preliminary Zoning Map," prepared by Jordan Consulting Engineers, P.C.
and dated June 20, 2001, last revised September 10, 2002, (the "Plan") is made a part of this
application as Exhibit A, which shall be considered as a general illustration of the proposed
development and does not reflect a blueprint for future action Ibr the Property, except as explicitly
outlined in the Textual Statement and the proffered conditions. The Tracts shown on the Exhibit
may be further divided into Sub-Tracts (a designated portion of the Tract) at the time of site plan or
tentative subdivision review, subject to the provisions outlined in the Textual Statement and
proffered conditions.
(STAFF/CPC) 1. Utilities.
A conceptual overall water and wastewater systems plan for
this property, accompanied by a utilities infrastructure
phasing plan (the "Utility Plans "), shall be submitted to the
Department of Utilities at least thirty (30) days prior to the
submission of the first tentative subdivision, site, or
construction plan for the Property. Should the Department of
Utilities find that later variations in line sizing and/or location
2 02SN0209-MAR18-CPC
(STAFF/CPC)
(STAFF/CPC)
of the lines are deemed "significant" changes then the Utility
Plans shall be revised and submitted for re-approval prior to
approval of any additional tentative subdivision, site, or
construction plans for the Property.
b. Public water and wastewater systems shall be used.
c. The Developer shall dedicate to the County a water line
easement along the east side of the Otterdale Road Extension
(the North/South Arterial) fight-of-way to facilitate future
construction of a planned water transmission interconnection.
The width of this easement shall be determined by the
Utilities Department prior to, or at the time of submittal of,
the first construction plan for Otterdale Road Extension or the
first tentative subdivision that incorporates any portion of the
Otterdale Road Extension for County review.
d. The Developer shall incorporate into the on-site water
distribution system for the development a water line along the
east/west collector road. The Developer shall construct this
line to the easternmost and westernmost boundaries of this
development. Subject to applicable County policies, this
water line shall be over-sized if requested by the Utilities
Department.
e. Prior to the issuance of the first building permit for each
tentative subdivision plat ("Plat") or prior to a building permit
for each site plan ("Plan") approved for the Property, the
Developer shall make payments to Chesterfield County in the
amount of $200.00 per acre (not to exceed an aggregate
payment of $239,400 based upon the total acreage in the
Property) for that particular Plat or Plan as a contribution
towards the expansion of the Dry Creek Wastewater Pump
Station. (U)
Timbering. With the exception of timbering which has been
approved by the Virginia State Department of Forestry for the
purpose of removing dead or diseased trees, there shall be no
timbering on the Property until a land disturbance permit has been
obtained from the Environmental Engineering Department and the
approved devices have been installed. (EE)
Density. The maximum number of dwelling units permitted on the
Property shall be 2392, except that for each acre of commercial
and/or office uses developed on the Property the total number of
dwelling units shall be reduced at a rate of two (2) dwelling
units/acre. Commercial or office development shall not include
3 02SN0209-MAR18-CPC
(STAFF/CPC)
(STAFF/CPC)
Cluster Residential, Cluster Condo, Townhouse, or Multi-Family
residential units, or the Recreational Areas (all as defined in the
Textual Statement).
Age Restriction.
a. Except as otherwise prohibited by the Virginia Fair Housing
Law, the Federal Housing Law, and such other applicable
federal, state, or local legal requirements, dwelling units may
be restricted to "housing for older persons" as defined in the
Virginia Fair Housing Law and shall have no persons under
19 years of age domiciled therein ("Age-Restricted Dwelling
Units ").
b. Lots, Tracts, or Sub-Tracts for Age-Restricted Dwelling Units
shall be grouped together on a particular portion of the
Property and shall not be scattered among other residential
dwelling units. At the time of recordation of a subdivision
plat the lots shall be noted as age-restricted. Any site plan for
Age-Restricted Dwellings Units shall also note the restriction.
(B&M&P)
Cash Proffer.
a. For each dwelling unit developed, except Age Restricted
Dwelling Units, the applicant, subdivider, or assignee(s) shall
pa3, $7,800.00 per unit to the County of Chesterfield, prior to
the time of issuance of a building permit, for infrastructure
improvements within the service district for the Property if
paid prior to July 1, 2002. Thereafter, such payment shall be
the amount approved by the Board of Supervisors not to
exceed $7,800.00 per unit as adjusted upward by any increase
in the Marshall and Swift Building Cost Index between July
1, 2001 and July 1 of the fiscal year in which the payment is
made if paid after June 30, 2002. 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, they shall be returned in full to the payor. 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 to, any impact fees in a manner as
determined by the County.
b. For each Age-Restricted Dwelling Unit developed, the
applicant, subdivider, or assignee(s) shall pay $4,235.00 per
4 02SN0209-MAR 18-CPC
unit to the County of Chesterfield, prior to the time of
issuance ora building permit, for infrastructure improvements
within the service district for the Property if paid prior to July
1, 2002. The $4,235.00 for any units developed shall be
allocated pro-rata among the facility costs as calculated
annually by the Comity Budget Department as follows: $805
for parks, $280 for library facilities, $312 for fire stations, and
$2,838 for roads. Thereafter, such payment shall be the
amount approved by the Board of Supervisors not to exceed
$4,235.00 per unit as adjusted upward by any increase in the
Marshall and Swift Building Cost Index between July 1,2001
and July 1 of the fiscal year in which the payment is made if
paid after June 30, 2002. If any of the cash proffers are not
expended tbr the purposes designated by the Capital
Improvement Program within fifteen (15) years from the date
of payment, they shall be returned in full to the payor. 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 to, any impact fees in a manner as
determined by the County. (B&M)
(STAFF/CPC) 6. Dedication. The following rights-of-way on the Property shall be
dedicated, free and unrestricted, to Chesterfield County.
These dedications shall be in conjunction with recordation of
the initial subdivision plat or prior to any final site plan
approval for the development, whichever occurs first. The
exact location of these rights-of-way shall be approved by the
Transportation Department.
(i)
A ninety (90) foot wide right-of-way for Otterdale
Road Extension from its existing ternfination to the
southern Property line.
(ii)
A ninety (90) foot wide right-of-way fbr the
East/West Connection from the eastern Property line
to the western Property line.
Forty-five (45) feet of right-of-way on the north side of Beach
Road measured from the centerline of that part of Beach Road
immediately adjacent to the Property frontage shall be
dedicated in conjunction with recordation of the initial
subdivision plat or prior to any final site plan approval for the
development of Property adjacent to Beach Road or within
5 02SN0209-MAR18-CPC
(STAFF/CPC)
(STAFF/CPC)
sixty (60) days after a request by the Transportation
Department, whichever occurs first. (T)
Access Plan.
Prior to any site plan or tentative subdivision approval,
whichever occurs first, a conceptual access plan for Otterdale
Road Extension and for the East/West Connection shall be
submitted to and approved by the Transportation Department.
Access for this development shall conform to the approved
access plan or as otherwise approved by the Transportation
Department.
There shall be no access or road connection from the Property
to Dry Creek Road.
Access from the Property to Beach Road shall be limited to
Otterdale Road Extension. (T)
Transportation. To provide an adequate roadway system at the time
of complete development, the Developer shall be responsible for the
following improvements. Alternate road improvements, as requested
by the Developer and approved by the Transportation Department,
which will provide acceptable levels of service as determined by the
Transportation Department, may be substituted for the road
improvements identified in this condition. If any of the
improvements are provided by others, or if they are determined
unnecessary by the Transportation Department as demonstrated by
updated traffic studies acceptable to the Transportation Department,
then the specific required improvement shall no longer be required by
the Developer. The road improvements shall be phased in accordance
with the phasing plan outlined herein.
Construction of O~erdale Road and Otterdale Road Extension
to VDOT urban minor arterial standards (50 MPH) with
modifications by the Transportation Department as:
(i)
A four-lane, divided road section from Ronte 360 to
the Hampton Park Drive intersection.
(ii)
A four-lane, undivided road section from Hampton
Park Drive through the East/West Connection
intersection to a two-lane road 1,000 feet south of the
intersection (approximately 400' of full width lane
with a 600' taper).
6 02SN0209-MAR18-CPC
(iii)
A two-lane, undivided road section from
approximately 1,000 feet south of the East/West
Cmmection intersection to Beach Road.
Construction of the East/West Cmmection to VDOT urban
minor arterial standards (50 MPH) with modifications by the
Transportation Department as a two-lane, undivided road
section from the eastern Property line to the western Property
line.
Construction of left and right turn lanes along Otterdale Road
Extension and the East/West Connection at each approved
access, including at the Otterdale Road Extension and the
East/West Cormection intersection, if warranted, based on
Transportation Department standards.
Construction of the Otterdale Road Extension intersection
with Beach Road as a three-lane section consisting of a
northbound lane and two southbound lanes. The exact length
of this improvement shall be approved by the Transportation
Department.
Construction of a right turn lane and a left turn along Beach
Road at the Otterdale Road Extension intersection.
Construction of dual left turn lanes from westbound Route
360 to southbound Otterdale Road.
Construction of a third left turn lane from westbound Route
360 to southbound Otterdale Road with an additional lane of
pavement (receiving lane) from Route 360 to Hampton Park
Drive.
Construction of dual right turn lanes along northbound
Otterdale Road at its intersection with Route 360. The exact
length of this improvement shall be approved by the
Transportation Department.
Full cost of traffic signal installation for the following
intersections, if warranted, based on Transportation
Department standards:
(i) Route 360 and Otterdale Road.
7 02SN0209-MAR18~CPC
(ii) Otterdale Road Extension and the East/West
Connection.
(iii) Otterdale Road and Hampton Park Drive.
(iv) Ronte 360 and Han~pton Park Drive.
Construction of left and right ntm lanes along Otterdale Road
at the Hampton Park Drive intersection, if warranted, based
on Transportation Department standards.
Construction of dual left turn lanes from westbound Route
360 to southbound Hampton Park Drive with an additional
lane of pavement (receiving lane) on Hampton Park Drive to
Ashbrook Parkway.
Construction of dual right turn lanes along northbound
Hampton Park Drive at its intersection with Route 360. The
exact length of this improvement shall be approved by the
Transportation Department.
WITHDRAWN
Dedication to Chesterfield County, free and unrestricted, of
any additional right-of-way (or easeruents) required for the
improvements identified and phased as outlined herein. In the
event the Developer is unable to acquire the right-of-way
necessary for the road improvements as described, the
Developer may request, in writing, the County to acquire such
right-of-way as a public road improvement. All costs
associated with the acquisition of the right-of-way shall be
borne by the Developer. In the event the County chooses not
to assist the Developer in acquisition of the "off-site" right-of-
way, the Developer shall be relieved of the obligation to
acquire the "off-site" right-of-way, and only provide the road
improvement that can be accommodated within available
right-of-way as determined by the Transportation Department.
The phasing of these improvements shall be as outlined hereha
unless otherwise requested by the Developer and approved by
the Transportation Department.
8 02SN0209-MAR18-CPC
(i)
(ii)
(iii)
Prior to recordation of a cumulative total of more than
400 single family detached residential units (or
equivalent densities as approved by the Transportation
Department), the Developer shall construct the
improvements specified in proffers 8.a.(i), 8.f. as dual
turn lanes and 8.h. as a single fight turn lane from
northbound Otterdale Road to Route 360, unless it is
demonstrated by an updated traffic study (acceptable
to the Transportation Department), that any of these
improvements are not yet needed (as determined by
the Transportation Department) then a revised phasing
plan indicating the changes to the road improvements
shall be submitted to and approved by the
Transportation Department.
Prior to recordation of a cumulative total of more than
500 single family detached residential units (or
equivalent densities as approved by the Transportation
Department), the Developer shall construct the
Otterdale Road Extension in 8.a.(ii) and (iii) from its
existing terminus to Beach Road, 8.d., and 8.e., unless
it is demonstrated by an updated traffic study
(acceptable to the Transportation Department) that
any of these improvements are not yet needed (as
determined by the Transportation Department) (except
for the completion of Otterdale Road Extension from
its then existing terminus to Beach road as a two-lane
road) then a revised phasing plan indicating the
changes to the road improvements shall be submitted
to and approved by the Transportation Department.
Prior to recordation of a cumulative total of more thai~
1200 single family detached residential units (or
equivalent densities as approved by the Transportation
Department), the Developer shall construct 8.g., 8.h.,
8.k. and 8.1. unless it is demonstrated by an ulSdated
traffic study (acceptable to the Transportation
Department) that these improvements are not yet
needed (as determined by the Transportation
Department) then a revised phasing plan indicating
the changes to the road improvements shall be
submitted to and approved by the Transportation
Department.
9 02SN0209-MAR18-CPC
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(iv) Prior to recordation of any subdivision plat or final
approval of any site plan a phasing plan of the
remaining road improvements shall be submitted to
and approved by the Transportation Department.
Such phasing plan shall include the above referenced
phases. (T)
9. Manufactured Homes. Manufactured Homes shall not be pemtitted
on the Property. (P)
10. Buffers Along Roads. The buffers required by Section 17-70 of the
Subdivision Ordinance along roads shall be located within recorded
open space. (P)
11. Transportation Densities. For traffic planning purposes, the
maximum density of the Property shall be 70,000 square feet of
shopping center, 30,000 square feet of general office, 1,220 single
family detached residential units, 650 retirement community units,
and 400 condominiums or townhouses or equivalent densities as
approved by the Transportation Department. (T)
12. Covenant. Prior to recordation of any subdivision plat or final
approval of any site plan, the Developer shall record the following
covenant for the Property: "Certain roads within the Property are
intended to connect to an existing or a future road. Notice is hereby
given to all persons interested in purchasing or living within the
development that such road connections are planned. Each road that
is intended to extend or connect to other roads is shown on the overall
road plan attached to these covenants. Any such road is also posted
with a sign (located at its temporary terminus) stating "Future road
extension.'"' (T)
13. Pedestrian Tunnel. In conjunction with the construction of the
improvements noted in Proffer 8.a.(ii), the Developer shall construct
a pedestrian tunnel, acceptable to the Transportation Department,
under Otterdale Road near its current terminus which will link the
existing walking trials within Hampton Park. (T)
14. Landscaping. In conjunction with the construction of the
improvements noted in Proffer 8.a.(ii), if approved by the owners of
the open space the Developer shall install a double row of evergreen
trees (at least five feet tall at the time of planting) within the existing
recorded open space that parallels Otterdale Road and is located
within Hampton Park. These evergreens shall be installed in the open
space where adjacent to the residential lots along Otterdale Road that
are south of the intersection of Otterdale Road and Hampton Park
Drive and north of the stormwater management facilities. A
10 02SN0209-MAR 18-CPC
landscape plan showing these improvements shall be submitted to the
Planning Department for approval at the time of submittal of road
construction plans for that section of Otterdale Road set fbrth in
8~a.(ii). the evergreens shall be installed between 5 feet and 12 feet on
center, based on the species selected by the Developer for such
installation. (P)
(STAFF/CPC)
I5.
House Size. For lots adjacent to Hampton Park and west of Otterdale
Road Extended, the houses shall have a minimum gross floor area of
2400 square feet. (P)
(STAFF/CPC)
16.
Open Space. An area of open space shall be established between
Hampton Park and the Proper¢' (west of Otterdale Road) such that
lots on the Property adjacent to Hampton Park shall not include any
areas designated as Resource Protection Areas ("RPA") on county
maps, and; provided, further the open space area between the property
line for the Property and such lots abutting the RPA shall not be less
than 85 feet. (P)
GENERAL INFORMATION
Location:
Fronting in three (3) places on the north line of Beach Road, lying across from Coalboro
Road, and at the southern terminus of Otterdale Road. Tax ID 714-663-0471 (Sheets 15 and
23).
Existing Zoning:
A
Size:
1196.2 acres
Existing Land Use:
Vacant
11 02SN0209-MAR 18-CPC
Adiacent Zoning and Land Use:
North - R-9, R-9 and R-TH with Conditional Use Planned Development, R-12 and A;
Single family residential, community recreation or vacant
South - A; Single family residential or vacant
East - A and R-25; Single family residential or vacant
West - A; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the west side of Otterdale
Road that terminates adjacent to Hampton Glen Lane, approximately 860 feet north of this
site. In addition, there is an existing eight (8) inch water line extending along the eastern side
of Shady Banks Drive in Ashbrook Subdivision, approximately 100 feet north of this site.
The Upper Swift Creek Plan recommends the use of the public water system for all
development and its use has been proffered. (Proffered Condition 1.b.)
The applicm~t has proffered to provide an "Overall Water and Wastewater Systems Plan" and
a "Utilities Infrastructure Phasing Plan" (Proffered Condition 1.a.). The on-site water
distribution system for this development will include a water line along the north/south
collector road (future Otterdale Road Extended) towards Beach Road. Staff initially
requested that the applicant agree to oversize this line so that it could be incorporated as part
of a planned future transmission interconnection between water lines in Winterpock Road
and in Route 360 west of Hampton Park. This transmission intercormection is reflected in
the County's Water and Wastewater Facilities Plan. However, upon further evaluation it was
determined that the high pressures at which this transmission interconnection would be
operated would likely cause nnusually high pressures within the adjacent development. To
avoid that possibility, the Utilities Department intends to construct that future transmission
interconnection through the development with no ties to the on-site water distribution
system. Instead of oversizing the water line along the north/south collector road, the
applicant has agreed to dedicate to the County a water line easement along the east side of the
north/south collector right of way to facilitate furore construction of the planned transmission
interconnection. The width of this easement is to be determined by the Utilities Department
when the first construction plan for the north/south collector or the first tentative subdivision
that incorporates any portion of the north/south collector is submitted to the County
(Proffered Condition 1 .c.). In addition, the applicant has proffered to construct an east/west
water line to the boundaries of the property to allow for furore development to the west.
(Proffered Condition 1 .d.)
12 02SN0209-MAR18-CPC
Public Wastewater System:
There is an existing eighteen (18) inch wastewater trunk line extending along Fuqua Branch
in the adjacent Ashbrook Subdivision, terminating approximately 100 feet northeast of this
site. In addition, there is an existing eighteen (18) inch wastewater trunk line extending along
Dry Creek in the adjacent Hampton Park Subdivision, and adjacent to a portion of the
northern boundary of this site.
The Upper Swift Creek Plan recommends the use of the public wastewater system for all
development, and its use has been proffered. (Proffered Condition 1 .b.)
The applicant has proffered to provide an "Overall Water and Wastewater Systems Plan" and
a "Utilities Infrastructure Phasing Plan" (Proffered Condition 1 .a.). In addition, the applicant
has proffered to pay the County $200.00 per acre (based on total acreage of the request site,
not to exceed $239,400.00) as a contribution towards expan~sion of the Dry Creek
Wastewater Pump Station. Payments will be made over time as the property develops, with
payment for each section or site to be made prior to issuance of the first building permit for
that section or site. (Proffered Condition 1 .e.)
ENVIRONMENTAL
Drainage and Erosion:
The property drains via tributaries into Swift Creek Reservoir. The property is heavily
wooded and, as such, should not be timbered without first obtaining a land disturbance
permit. This will ensure that adequate erosion control measures are in place prior to any land
disturbance activity. (Proffered Condition 2)
Water QualiW:
A perennial stream is located along the eastern property line; therefore, the area adjacent to
the stream is subject to the requirements of the Resource Protection Area (RPA).
Participation in the Upper Swift Creek Regional Stormwater Master Plan is required with
payment of a pro-rata construction fee and a fee per residential unit for BMP maintenance.
There are three watershed-wide BMPs located on, or partially on, the property. There are
also several Riparian Corridor Management-Non Resource Protection Areas (RCM-NRPA)
that will limit any disturbance within the 100-year floodplain.
To address concerns relative to the aesthetics of any open basins required for water quantity
or quality control that are not County-owned facilities, the applicant has agreed that any such
facility will be landscaped or otherwise improved so that they become visual enhancements
to uses developed on the property. (Textual Statement I.D.)
13 02SN0209-MAR18-CPC
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Capital Improvement Pro~ram. This development will
have an impact on these facilities.
Fire Service:
The Public Facilities Plan indicates that emergency services calls are expected to increase
forty-five (45) percent by 2015. Eight (8) new fire/rescue stations are recommended for
construction by 2015 in the Plan. Based on 2,392 dwelling units, this request will generate
approximately 366 calls for fire and rescue services each year. The applicant has addressed
the impact on fire service. (Proffered Condition 5)
The Clover Hill Fire Station, Company Number 7, currently provides fire protection and
emergency medical service. Fire Station Number 19, currently under construction on Beach
Road, will eventually provide primary fire and emergency medical service to this property.
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:
Approximately 1,268 students could be generated by this development. Currently this site
lies in the Orange Hall Elementary School attendance zone: capacity - 650, enrollment - 528;
Bailey Bridge Middle School zone: capacity - 1,200, enrollment - 1,588; and Manchester
High School zone: capacity - 2,000, enrollment - 2,327.
There are currently sixteen (16) trailers at Bailey Bridge Middle; and seventeen (I 7) trailers
at Manchester High. The students generated by this development would create significant
enrollment increases at the elementary, middle and high school levels. A final determination
of the school attendance zone will be made when the building permits are issued. This
development will have an impact on area schools. The applicant has fully addressed the
impact on school facilities. (Proffered Condition 5)
Libraries:
Consistent with the Board of Supervisors' policy, the impact of development on library'
services is assessed County-wide. Based on projected population growth, the Public
Facilities Plan identifies a need for additional library space throughout the County. Taking
into account the additional space provided by the new La Prade and Chester Libraries, there
is still a projected need for approximately 55,000 additional square feet of library' space
County-wide by 2015.
14 02SN0209-MAR18-CPC
The development will most likely affect the existing Clover Hill Library or a proposed new
facility on Beach Road. The Public Facilities Plan identifies a need for additional library
space in this area of the County. The applicant has addressed the impact of this proposed
development on library facilities. (Proffered Condition 5)
Parks and Recreation:
The Public Facilities Plan identifies the need for ibur (4) new regional parks. In addition,
there is currently a shortage of community park acreage in the County. The Plan identifies a
need for 625 acres of regional park space and 116 acres of community park space by 2015.
The Plan also identifies the need for neighborhood parks and special purpose parks and
makes suggestions for their locations. The applicant has offered measures to assist in
addressing the impact of this proposed development on these parks and recreational facilities.
(Proffered Condition 5)
Transportation:
This request consists of approximately 1,196 acres, currently zoned Agricultural (A). The
applicant is requesting rezoning to Residential (R-12) with Conditional Use Planned
Development, which would allow a mixed-use development that includes various residential
housing types, plus recreational, retail and office uses. The applicant has submitted a map
(Exhibit A) that subdivides the property into twelve (12) tracts: Tracts A through L. Based
on the Textual Statement, Tract L could be developed for commercial and office uses,
limited to a maximum of 100,000 square feet (Textual Statement III. A.). The applicant has
proffered that a maximum of 2,392 dwellings will be developed on the property (Proffered
Condition 3). For each acre of commercial and/or office uses developed, the proffer requires
the maximum number of residential units to be reduced at a rate of two (2) dwelling milts per
acre. As some comparison of the proposed residential density, Smoketree Subdivision has
approximately 610 dwelling units; Walton Park Subdivision has approximately $20 dwelling
units; Deer Run Subdivision has approximately 1,010 dwelling units; and Salisbury
Subdivision has approximately 1,250 dwelling units.
In accordance with the Development Standards Manual in the Zoning Ordinance, a traffic
analysis is necessary to assist in evaluating the impact of a development of this magnitude.
The applicant submitted a traffic study, which satisfies the Transportation Department
requirements for an analysis of the site's traffic at build-out. The applicant has proffered a
maximum density, consistent with the density analyzed in the traffic study (Proffered
Condition 11). The applicant proposes to develop the property for 1,220 single family
detached homes, 400 condominium/townhouse units, 650 retirement community units,
30,000 square feet of general office, and 70,000 square feet of shopping center, which could
generate approximately 20,210 average daily trips.
The Thorouehfare Plan identifies Beach Road as a major arterial with a recommended right
of way width of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet
15 02SN0209-MAR 18-CPC
o fright of way, measured from the centerline of Beach Road (Proffered Condition 6.b.). The
condition requires this right of way to be dedicated when development occurs adjacent to
Beach Road or within sixty (60) days after a request by the Transportation Department,
whichever occurs first.
The Thoroughfare Plan also identifies a north/south arterial ("Otterdale Road Extended") and
an east/west arterial ("the East/West Arterial") extending through the property, with
recommended right of way widths of ninety (90) feet. Otterdale Road Extended is a
continuation of the road that was constructed south from Hull Street Road (Route 360) to the
northern boundary of the subject property with the partial development of the adjacent
subdivision to the north, Hampton Park. Otterdale Road Extended is planned to extend
through the subject property to Beach Road, near the Coalboro Road intersection.
A property located on the south side of Beach Road has approval to operate a quarry. As part
of the site plan approval for that operation, an"access drive" must be constructed from Beach
Road north to Otterdale Road, generally along the alignment of Otterdale Road Extended.
There are no contractual commitments to build the "access drive". If the quarry never
reopens, the "access drive" will not be built as part of the quarry's operation.
The East/West Arterial is planned to parallel Beach Road, and extend from Winterpock
Road, west through the property, across Baldwin Creek Road to Beaver Bridge Road. The
East/West Arterial as currently shown on the Thoroughfare Plan is an extension of West
Hensley Road from Winterpock Road. Due to area development, the alignment should be
shifted to the north as shovm on the attached map title "Thoroughfare Plan" and as generally
shown on Exhibit A.
The applicant has proffered to dedicate a ninety (90) foot wide right of way for Otterdale
Road Extended from its current terminus to the southern property, and for the East/West
Arterial from the eastern property line to the western property line. (Proffered Condition 6 a.)
The Thoroughfare Plan identifies a north/south arterial ("Ashlake Parkway Extended") from
Route 360 adjacent to the Ashbrook Subdivision, crossing the East/West Arterial, then
extending through the eastern part of the subject property, aligning with Dry Creek Road, and
continuing south of Beach Road. Due to the development that has occurred along Dry Creek
Road and south of Beach Road, staff supports eliminating the section of Ashlake Parkway
Extended south of the East/West Arterial. The applicant has proffered that there will be no
road connection from the property to Dry Creek Road. (Proffered Condition 7.b.)
Access to major arterials, such as Beach Road, Otterdale Road Extended and the East/West
Arterial, should be controlled. The applicant has proffered to submit an access plan for
approval that identifies access from the property to Otterdale Road Extended and the
East/West Arterial (Proffered Condition 7.a.). The applicant has also proffered to limit direct
access from the property to Beach Road to Otterdale Road Extended. (Proffered Condition
7.c.)
16 02SN0209-MAR18-CPC
The Subdivision Ordinance requires that subdivision streets must conform to the Planning
Commission's Stub Road Policy, which suggests that traffic volumes on those streets should
not exceed an acceptable level of 1,500 vehicles per day. In accordance with the Stub Road
Policy, there will be many sections of the internal subdivision street network that must be
designed, at a minimum, as "no-lot frontage" residential collectm's.
In conjunction with development of the adjacent subdivision to the north (Ashbrook), a
residential collector street (Shady Banks Drive) was constructed through part of that
development. The right of way for Shady Banks Drive was stubbed to the subject property.
Based on Exhibit A, an access is proposed from this development to Shady Banks Drive.
Providing a direct connection between the East/West Arterial and Shady Banks Drive could
result in a significantly high volume of traffic on that subdivision street. Shady Banks Drive
was not designed to facilitate this potential traffic. If this connection is made, the street
network in this part of the subject property should be designed to minimize the potential for
cut-through traffic.
The applicant's traffic study analyzes the impact of traffic generated by this development
being distributed north and south along Otterdale Road Extended. The proposed Otterdale
Road Extended/Beach Road intersection, Otterdale Road Extended/Route 360, and Hampton
Park Drive/Route 360 were intersections that were specifically studied. Most (approximately
95 percent) of the traffic was assumed to be distributed north to Route 360. Part of the
applicant's initial traffic study also considered the impact of this development if the
East/West Arterial was extended to Winterpock Road.
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. Route 360, Otterdale Road and Beach Road will be directly
impacted by development of this property. At such time as the East/West Arterial is extended
to the east, Winterpock Road will also be impacted by this development.
The 2001 traffic volumes along the section of Route 360 from Otterdale Road to Route 288
range from 15,000 to 61,000 vehicles per day. The volume of traffic from Woodlake
Parkway to Route 288 exceeds the capacity of the road, and drivers experience extreme
congestion, especially during peak periods. The Virginia Department of Transportation Six-
Year Improvement Program did include a project to widen Route 360 to six (6) and eight (8)
lanes from Swift Creek to Winterpock Road. Part of the project, improvements to the Swift
Creek Bridge was recently completed. However, due to State budgetary shortfalls, no
construction funds have been allocated to complete the balance of this project.
Otterdale Road, north of Route 360, had a 2002 traffic count of 1,885 vehicles per day.
Sections of this road have twenty (20) to twenty-one (21) feet wide pavement with no
shoulders, with substandard vertical and horizontal aligmnents and large trees located close
to the edge of pavement. Based on the current volume of traffic during peak hours, Orterdale
Road is at capacity (Level of Service E). Winterpock Road had a 2000 traffic count of 7,139
vehicles per day. Sections of this road have twenty-one (21) to twenty-two (22) feet wide
pavement with no shoulders. Based on the current volume of traffic during peak hours,
17 02SN0209-MAR18-CPC
Wimerpock Road is at capacity (Level of Service E). Beach Road had a 2000 traffic count of
1,217 vehicles per day. Sections of this road have twenty (20) to twenty-one (21) feet wide
pavement with no shoulders. The capacity of this road (Level of Service C) is acceptable for
the volume of traffic it currently carries. The standard typical section for Otterdale Road,
Winterpock Road and Beach Road should be twenty-four (24) feet wide, with minimum
shoulder widths of eight (8) feet.
The traffic impact of this development must be addressed. The applicant has proffered to: 1)
construct Otterdale Road/Otterdale Road Extended as a four (4) lane road from Route 360 to
a two (2) lane road approximately 1,000 feet south of the EastJWest Arterial; 2) construct
Otterdale Road Extended as a two (2) lane road fi'om approximately 1,000 feet south of the
East/West Arterial to Beach Road; 3) construct the East/West Arterial as a two (2) lane road
through the property; 4) construct left and right turn lanes along Otterdale Road Extended
and the East/West Arterial at each approved access, if warranted, based on Transportation
Department standards; 5) construct the Otterdale Road Extended intersection with Beach
Road as a three (3) lane section; 6) construct right and left turn lanes along Beach Road at the
Otterdale Road Extended intersection; 7) conslruct dual left turn lanes from westbound Route
360 to southbound Otterdale Road; 8) construct a third left tm-n lane from westbound Route
360 to southbound Otterdale Road with an additional southbound through lane (receiving
lane) along Otterdale Road from Route 360 to Hampton Park Drive; 9) construct dual right
turn lanes along northbound Otterdale Road at its intersection with Ronte 360; 10) full cost
of traffic signal installation at the Route 360/Otterdale Road, Otterdale Road
Extended/East/West Arterial, and Otterdale Road/Hampton Park Drive intersections and
Route 360/Hampton Park Drive, if warranted; and 11) construct left and right turn lanes
along Otterdale Road at the Hampton Park Drive intersection, if warranted, based on
Transportation Department standards; 12) construct dual left turn lanes along westbound
Route 360 to southbound Hampton Park Drive with an additional receiving lane on Hampton
Park Drive from Route 360 to Ashbrook Parkway; and 13) construct dual right turn lanes
along northbound Hampton Park Drive at its intersection with Route 360 (Proffered
Condition 8). The proffered condition would allow the Trm~sportation Department to approve
alternative improvements that would provide an acceptable level of service, or eliminate a
specific improvement if, based on a revised traffic study, it is determined not to be necessary'.
In addressing neighborhood concerns, the applicant has proffered to construct a pedestrian
tunnel under Otterdale Road near its current terminus (Proffered Condition 13). The
applicant has also proffered to contribute cash, in an amount consistent with the Board of
Supervisors' Policy, towards mitigating the traffic impact of the residential development.
(Proffered Condition 5)
The developer may need to acquire "off-site" right of way to provide some of the proffered
road improvements. According to Proffer Condition 8, if the developer is unable to acquire
the right of way for any of these improvements, the developer may request the County to
acquire the right of way as a public road improvement. All costs associated with the
acquisition will be borne by the developer. If the Comity chooses not to assist with the right
of way acquisition, the developer will not be obligated to acquire the "off-site" right of way,
and will only be obligated to construct road improvements within available fight of way.
18 02SN0209-MAR18-CPC
The applicant has proffered a phasing plan for the road improvements outlined in Proffered
Condition 8 (Proffered Condition 8,1). According to the proffer, the phasing plan requires
that certain road improvements be provided at various stages of the development. Prior to
recordation of 400 single family residential units (or equivalent density based on traffic
generation), Otterdale Road will be constructed as a four (4) lane road from Route 360 to
Hampton Park Drive, dual left turn lanes will be constructed from westbom~d Route 360 to
southbound Otterdale Road, and a single right mm lane will be constructed along northbound
Otterdale Road at its intersection with Route 360. Prior to recordation of a cumulative total
of 500 single family residential units (or equivalent density based on traffic generation),
Otterdale Road/Otterdale Road Extended will be constructed as a four (4) lane road from
Route 360 to the East/West Arterial, transitioning to a two (2) lane road and extending to
Beach Road with mm lanes at Beach Road. Prior to recordation of a cumulative total of
1,200 single family residential units (or equivalent density based on traffic generation), triple
left turn lanes will be constructed from westbormd Route 360 to southbound Otterdale Road
with an additional southbound through lane (receiving lane) along Otterdale Road from
Route 360 to Hampton Park Drive, dual right turn lanes will be constructed along
northbound Otterdale Road at its intersection with Route 360, dual left turn lanes along
westbound Route 360 to southbound Hampton Park Drive with a receiving lane along
Hampton Park Drive, and dual right turn lanes along Hampton Park Drive at Route 360. At
time of tentative subdivision review and/or site plan approval, specific recommendations will
be provided regarding access, stub road rights of way to adjacent properties and the proposed
internal street network. In addition, the phasing plan requires that, prior to any subdivision
plat or final approval of any site plan, a phasing plan for the remaining road improvements
shall be submitted to and approved by the Transportation Department. The proffered
condition allows the Transportation Department to evaluate the traffic generation of this
development, and make adjustments to this phasing plan, if appropriate.
19 02SN0209-MAR18-CPC
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 2,392* 1.00
Population Increase 6530.16 2.73
Number of New Students
Elementary
583.65
0.24
Middle 3 i0.96 0.13
High 382.72 0.16
TOTAL 0.53
1,277.33
8,601,632
Net Cost for Schools 3,596
Net Cost for Parks 1,942,304 812
Net Cost for Libraries 674,544 282
Net Cost for Fire Stations 753,480 315
Average Net Cost for Roads 6,848,296
TOTAL NET COST 18,820,256
* Based on a proffered maximum number of 2.
2,863
7,868
392 dwelling units. (Proffered Condition 3)
As noted, this proposed development will have an impact on capital facilities and varies by type of
dwelling unit. The applicant has proffered the maximum amount per dwelling unit based on the type
of dwelling unit (Proffered Condition 5). The impact by type of dwelling unit is as follows:
Non-Age Resn'icted Dwelling Units
Staff has calculated the fiscal impact of eveW new dwelling unit on schools, roads, parks,
libraries and fire stations at $7,868 per unit. The applicant has been advised that a maximmn
proffer of $7,800 per unit would defray the cost of the capital facilities necessitated by this
proposed development for these types of dwelling units.
Age Restricted Dwelling Units
Staff has calculated the fiscal impact of every new dwelling unit on roads, parks, libraries
and fire stations at $4,272 per unit. The applicant has been advised that a maximum proffer
of $4,235 per unit would del}ay the cost of the capital facilities necessitated by this proposed
development for these types of dwelling units.
Consistent with the Board of Supervisors' policy, and proffers accepted from other applicants, the
applicant has offered cash to assist in defraying the cost of this proposed zoning on such capital
facilities. Note that cimumstances relevant to this case, as presented by the applicant, have been
20 02SN0209-MAR18-CPC
reviewed and it has been determined that it is appropriate to accept the maximum cash proffer in this
case.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for single family residential use of 2.0 dwelling units per acre or less.
The Plan also suggests that various types of housing, to include townhouses, apartments and
condominiums and clustered detached single family dwelling may also be appropriate if
included within a large coordinated planned development. Further, convenience and
neighborhood commercial nodes may also be appropriate within such a coordinated
development subject to adequate access and a design that incorporates an internal focus with
open spaces and pedestrian connections.
Area Development Trends:
Properties to the north are zoned Residential (R-9 and R-12), Residential Townhouse (R-TH)
and Agricultural (A) and are developed as the Han~pton Park and Ashbrook Subdivisions, or
are currently vacant. Properties to the east, west and south are zoned Agricultural (A) and
Residential (R-25) and are developed as single family residences on acreage parcels created
outside the subdivision review process or are currently vacant. It is anticipated that
residential zoning and land use patterns will continue in the area consistent w/th densities
suggested by the Plan.
Site Design:
The Master Plan divides the property into several tracts of land (Textual Statement). A total
of 2,392 dwelling units could be developed; however, any acreage devoted to "office and
commercial" uses will result in a reduction in the nun~ber of total units at a ratio of two (2)
units per acre (reference "Density" section, included herein). It should be noted that the
administrative tracking of the permitted densities will be difficult and costly. Tracts H and 1
are proposed for development of cluster residential, townhouse, multi-family, cluster
condominium, single family residential and nursing, convalescent and rest home uses, all of
which are discussed in further detail herein (Textual Statement III.B.). If any individual tract
or subtract is developed for two (2) or more dwelling types, the Textual Statement requires
submission of a conceptual plan to either the Planning Commission or Planning Department
for approval. At the time of review of a conceptual plan, conditions may be imposed to
insure land use compatibility and transition. (Textual Statement I.C.)
Tract L is proposed for development of Neighborhood Business (C-2) and Corporate Office
(0-2) uses, as well as single family residential, cluster residential, townhouse, multi-family
and cluster condominium uses (Textual Statement III.A.). A mix of residential and non-
21 02SN0209-MAR18-CPC
residential uses is permitted. The Textual Statement requires submission ora schematic plan
if Tract L is developed for a mixture of residential and non-residential uses (Textual
Statement III.AA) and a conceptual plan if Tract L is developed for a mixture of residential
types (Textual Statement LC.). It should be noted that the Zoning Ordinance will require
submission of an overall schematic plan for the entire project prior to any site or tentative
subdivision plan approval.
The remaining tracts (Tracts A through G, J and K) are proposed for single family residential
uses conforming, at a minimum, to Residential (R-12) requirements. (Textual Statement
III.C)
Within all tracts, community recreational and equestrian uses and recreational vehicle storage
lots are proposed as permitted uses (Textual Statement II.A. through C). Within Tracts H, I
and L, park and ride lots are proposed as permitted uses. (Textual Statement II.D.)
Density:
A maximum of 2,392 dwelling units has been proffered, yielding an overall maximum
density of 2.0 units per acre (Proffered Condition 3). Further, for every acre developed for
commercial and/or office uses, the total number of permitted dwelling units will be reduced
by two (2) units per acre.
Cluster Residential: (Tracts H, I and L)
Development of cluster residential lots in Tracts H, I and L will be regulated by the standards
set forth in the Textual Statement (III.A.3 and III.B. 1 .). These residences are proposed to be
developed as detached or two (2) attached units on individual lots having an area of not less
than 6,000 square feet, bm not more than 12,000 square feet. If lots sizes differ by more than
2,000 square feet, a conceptual plan addressing land use transition and compatibility must be
submitted for review and approval by either the Planning Department or the Planning
Commission. Density will not exceed seven (7) units per gross acre for that area occupied
by such uses.
Other restrictions include provision ora focal point, street trees, street lighting, landscaping
and sidewalks; treatment of individual driveways and parking areas; lot width, lot coverage
and setbacks.
With one exception, requirements offered for cluster homes are consistent with those
typically required by the Commission and Board on similar projects recently approved. The
provision fails to minimize the number of garage doors oriented to roads or address standards
which will minimize the visual predominance of garages facing the road.
22 02SN0209-MAR18-CPC
Townhouse: (Tracts H, I and L)
Development of residential townhouse lots in Tracts H, 1 and L will be regulated by the
standards set forth in the Zoning Ordinance for Residential Townhouse (R-TH) Districts,
except as modified by the Textual Statement (III.A.5. and III.B.1 .). These residences are
proposed to be developed with no more than six (6) attached units. Density will not exceed
seven (7) units per gross acre for that area occupied by such uses. Other restrictions include
provision of a focal point, street trees, street lighting, landscaping, treatment of individual
driveways and parking areas, sidewalks, parcel area, setbacks and curb and gutter.
With one exception, requirements offered to offset the impact of lots sizes smaller than
12,000 square feet are consistent with those typically required by the Commission and Board
on similar project recently approved. The provision fails to minimize the number of garage
doors oriented to roads or address standards which will minimize the visual predominance of
garages facing the road.
Multi-Family: (Tracts H, I and L)
Development of multi-family units in Tracts H, 1 and L will be regulated by the standards set
forth in the Zoning Ordinance for Residential Multi-family (R-MF) Districts, except as
modified by the Textual Statement (III.A.6, II[.B. I .). Density will not exceed ten (10) units
per gross acre for that area occupied by such uses.
With one exception, requirements offered for multi-family development are consistent with
those typically required by the Cornmission and Board on similar projects recently approved.
Although the Zoning Ordinance requires that sidewalks be provided within a residential
multi-family project, there is no requirement for the provision of sidewalks on both sides of
all internal rights of way. Higher density developments warrant the provision of sidewalks
on both sides of all internal rights of way to provide a form of passive recreation as well as a
safe and convenient access to open space areas within the development.
Cluster Condominium: (Tracts H, I and L)
Development of cluster condominiums in Tracts H, I and L will be regulated by the standards
set forth in the Zoning Ordinance for Residential Multi-family (R-MF), except as modified
by the Textual Statement (III.A.4. and III.B.1). These units may be either attached or
detached. Density will not exceed seven (7) units per gross acre.
With one exception, requirements offered for cluster condominiums are consistent with those
typically required by the Commission and Board on similar projects recently approved. The
provision fails to sufficiently minimize the number of garage doors oriented to roads or
address standards that will minimize the visual predominance of garages facing the road.
23 02SN0209-MAR18-CPC
Single Fmnily Residential: (Tracts A through L)
Single family residential uses would be permitted anywhere within the boundaries of the
development (Textual Statement III.A.,B.,C.). An), single family residential uses would be
required to be developed in accordance with Zoning Ordinance requirements for Residential
(R-12) Districts. The minimum lots size would be 12,000 square feet.
Open Space and Recreation Areas: (Tracts A through L)
Within the cluster residential and tovmhouse developments (Tracts H, I and L), where lots
are reduced below the minimum 12,000 square feet, the Zoning Ordinance will require that a
comparable amount of square footage be placed in open space. The Zoning Ordinance
defines open space as any area "not occupied by a building, structure, drive or parking area'~.
The Subdivision Ordinance will require creation ora Homeowners' Association to maintain
any' common open space.
Within the cluster residential, townhouse aa~d cluster condominium developments, a
minimum of .75 acre of open space/conununity area to serve as a focal point as one enters
those tracts is proposed (Textual Statement III.A.3.e, III.A.4.h and IH A.5.f.). Benches and
other amenities are to be provided within these areas to facilitate outdoor gatherings.
To address concerns of area property owners, within the single family residential
developments, an area of open space will be provided between Hampton Park Subdivision
and the subject property, west of Otterdale Road. (Proffered Condition 16)
The Zoning Ordinance requires that within Residential Townhouse (R-TH) and Residential
Multi-fmnily (R-MF) developments, at least ten (10) percent of the property designated for
these uses, and in no event less than 1.5 acres, be provided for on-site recreational uses. The
Textual Statement provides for no recreation facilities except as mandated through restrictive
covenants (II.A.2). The County would not be required to enforce these covenants and
therefore, cannot guarantee that any 'recreational facilities will be provided within the
development. Staff does not support this exception. Higher density developments warrant
the provision of on-site recreational facilities in accordance with Zoning Ordinance
Standards.
The Textual Statement addresses development criteria for any recreational area developments
to include setbacks, outside public address systems, lighting and platting. (H.A. 3 through 9)
Equestrian Uses and Recreational Vehicle Storage:
The Textual Statement proposes both horse riding trails and boarding facilities throughout
the development (II.B.). Boarding facilities must meet minimum acreage and setback
requirements to insure compatibility with adjacent uses.
24 02SN0209-MAR18-CPC
Recreational vehicle storage lots are proposed throughout the development (Textual
Statement II.CO. Such areas would be screened from view of public roads and residential
developments, meet minimum setbacks and employ security lighting only to promote
compatibility within residential areas.
Park and Ride Lots: (Tracts H, I and L)
The Textual Statement proposes park and ride lots within Tracts H, I or L (II.D.). Fifty (50)
foot buffers would be provided around the perimeter of all lots, except where adjacent to
office or commercial uses. The maximum lot size would be 250 parking spaces. Such lots
could accommodate car, van or bus services.
Park and ride lots are first permitted by right in the Community Business (C-3) District of the
Zoning Ordinance. As a commercial use, the location of such lots has been limited to Tracts
H, I and L which represent areas within or adjacem to the commercial core of the
development. This would minimize the impact of these facilities upon adjacent residential
developments with respect to noise, traffic, lighting and hours of operation.
Commercial Nodes and Uses: (Tracts I and L)
In addition to various types of residential development, Tract I also permit nursing,
convalescent and rest home uses, subject to the requirements of the Zoning Ordinance for the
Corporate Office (0-2) District plus Emerging Growth District Standards. (Textual
Statement III.B.1 and 20
Tract L, which is located at the intersection of the proposed North/South and East/West
Arterials, is proposed for Neighborhood Business (C-2) and Corporate Office (0-2) uses.
Such uses would be limited to a maximmn of 100,000 gross square feet. This tract will
provide the opportunity to accommodate limited cormnercial and office uses to serve the
residents in the community and avoid the necessity for travel to the commercial areas along
Hull Street Road or those areas proposed within the project to the north.
The Textual Statement requires any commercial/office uses in Tract L to conform to the
requirements of the Zoning Ordinance for the respective C~2 and O-2 Districts plus
Emerging Growth District Standards. These requirements address access, landscaping,
architectural treatment, setbacks, parking, signs, buffers and utilities and ensure compatibility
with the surrounding residential areas.
Buffers:
The Subdivision Ordinance requires that fifty (50) foot buffers be maintained along the
North/South and East/West Arterials, as well as Beach Road. This buffer may be included
within the boundaries of individual lots. It has been staff's experience that individual
homeowners tend to clear these areas resulting in a zoning violation on that individual lot.
To preserve the integrity of these buffers, the applicant has proffered that these areas be
25 02SN0209-MAR18-CPC
provided in open space, thereby becoming the responsibility of the Homeowners'
Association (Proffered Condition 10). It should be noted that the water line easement which
the applicant has agreed to grant along Otterdale Road Extended cannot be included within
the buffer area unless modifications to buffer requirements are granted through the
subdivision process.
To address concerns of area property owners, landscaping will be provided within open space
areas adjacent to the proposed improvements to Otterdale Road within Hampton Park
Subdivision where such open spaces abut residential lots. (Proffered Condition 14)
Prohibition on Manufactured Homes:
Proffered Condition 9 prohibits the location of manufactured homes on the subject property.
The current Zoning Ordinance would not allow manufactured homes; however, there is
pending State legislation that proposes to mandate that localities allow manufactured homes
in those districts that allow single family dwellings constructed to the Uniform Statewide
Building Code. Should this State legislation be adopted, depending upon the £mal language,
Proffered Condition 9 may, or may not, have the effect of prohibiting manufactured homes.
Dwelling Size:
To address concerns of area property owners, proffered conditions to address minimum
house size. (Proffered Condition 15)
CONCLUSIONS
The proposed zoning and land uses comply with the Upper Swift Creek Plan.
The proffered conditions address the impacts of this development on necessary capital facilities, as
outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the needs for roads,
schools, parks, libraries and fire stations is identified in the Public Facilities Plan., the Thoroughfare
Plan and the Capital Improvement Program and the impact of this development is discussed herein.
The proffered conditions adequately mitigate the impact on capital facilities, thereby insuring
adequate service levels are maintained and protecting health, safety and welfare of County citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/21/02):
At the request of the applicant, the Commission deferred this case to August 20, 2002.
26 02SN0209-MAR18-CPC
Staff (5/22/02):
The applicant was advised in writing that any significant, new or revised information should
be submitted no later than June 17, 2002, for consideration at the Commission's August 20,
2002, public hearing. The applicant was also advised that a $150.00 deferral fee ~vas due.
Applicant (6/5/02):
The $150.00 deferral fee was paid.
Applicant (6/6/02, 6/22/02, 7/31/02 and 8/6/02):
Revised proffered conditions and textual statements were submitted.
Applicant (7/12/02):
A traffic analysis was submitted.
Applicant (7/24/02):
As a result of a request fi'om the Transportation Department, the appendices for the Traffic
Analysis were submitted.
Staff (7/30/02):
The Transportation Department provided written comments to the applicant on the
Traffic Analysis.
Planning Commission Meeting (8/20/02):
At the request of the applicant, the Cormnission deferred this case to October 15, 2002.
Staff (8/21/02):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than August 26, 2002, for consideration at the Commission's October
15, 2002, public hearing. The applicant was also advised that a $250.00 deferral fee was due.
27 02SN0209-MAR18-CPC
Applicant (9/5/02):
The $250.00 deferral fee was paid.
Applicant (9/10/02, 9/26/02 and 9/30/02):
Revised proffered condition, textual statement and Master Plm~ were submitted.
Planning Commission Meeting ( 10/15/02):
On their own motion, the Commission defen'ed this case to December 17, 2002.
Staft (10/16/02):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than October 21, 2002, for consideration at the Commission's
December 17, 2002, public hearing.
Applicant (11/8/02, 11/15/02 and 11/27/02):
Revised proffered conditions and Textual Statement were submitted.
Planning Commission Meeting (12/17/02):
At the request of the applicant, the Commission deferred this case to February 18, 2003.
Staff (12/18/02):
The applicant was advised in writing that any significant new or revised information should
be submitted no later than December 23, 2002, for consideration at the Commission's
February 18, 2003, public hearing. The applicant was also advised that a $250.00 deferral
fee was due.
Applicant (12/30/02):
The $250.00 deferral fee was paid.
28 02SN0209-MAR 18-CPC
Staff(I/30/03):
To date, no new intbrmation has been submitted.
Staff, Applicant and Ashbrook Subdivision Residents (2/13/03):
A meeting was held to discuss the applicant's request. Area residents expressed concerns
relative to traffic, schools, impacts on the Ashbrook Lake, development phasing and
proposed housing types.
Applicant (2/17/03 and 2/18/03):
Revised proffered conditions were submitted. These proffers addressed Transportation
Department concerns relative to the Hampton Park Drive/Hull Street Road intersection
improvements as well as area residents' concerns relative to buffers, open space and dwelling
sizes as discussed herein.
Planning Commission Meeting (2/18/03):
The applicant accepted the recommendation. There was support and opposition present.
Those in support noted the proposal's compliance with the Upper Swift Creek Plan; the
benefits of a large planned parcel versus piecemeal development; and that the impacts on
capital facilities had been addressed.
Those in opposition expressed concerns relative to the impact of this proposal upon the
County's infrastructure (roads and schools) and the Swift Creek Reservoir; and the need to
reevaluate the Upper Swift Creek Plan with respect to growth management.
Mr. Stack noted that the proposed regional Best Management Practices (BMPs) will assist in
addressing environmental impacts on the reservoir; that staff continues to evaluate
methodology for determining student numbers generated by the requests; and that more
money needs to be allocated to road improvements through other means in addition to the
cash proffer system. He indicated that the request was consistent with the Plan, supported
by staff; did not have a detrimental impact upon neighboring properties; represented a long-
range project completion; and, as a larger property, was a better planned development.
Messrs. Litton and Cunningham concurred with Mr. Stack's position.
Mr. Gulley agreed that the proposal represented a good quality development, but that his
main concern was water quality and the impact of gro~h on the water supply. He noted that
29 02SN0209-MAR18-CPC
there needed to be specific timing and construction details for the regional BMPs rather than
speculation.
Mr. Gecker agreed with Mr. Gulley with respect to the environmental issues associated with
phosphorus loading, but felt this was caused by the Route 288 project and other commercial
construction. He disagreed that the solution was to stop additional rezoning on a case by
case basis, but favored looking for an overall solution with standards for construction in the
watershed. Mr. Gecker expressed his frustration with the lack of meaningful interaction with
the School Board relative to the school planning process. He noted that the proposal
complies with the Plan; provides a variety of housing types; addresses a significant portion of
transportation needs; incorporates a comprehensive plan fbr large acreage development; and
represents a natural extension of growth.
In response to a question of Mr. stack, the applicant indicated that all other conditions
proffered would remain applicable should the Commission not accept Proffered Condition
On motion of Mr. Stack, seconded by Mr. Curmingham, the Commission recommended
approval of this request and acceptance of Proffered Conditions 1 through 8.1. and 8.n.
through 16. The Commission recommended that Proffered Condition 8.m. not be accepted.
AYES: Messrs. Gecker, Litton, Cunningham and Stack.
NAY: Mr. Gulley.
Applicant (3/3/03):
Proffered Condition 8.m. was withdrawn.
The Board of Supervisors, on Wednesday, March 12, 2003, beginning at 7:00 p.m., will take under
consideration this request.
30 02SN0209-MAR18-CPC
~_J~I? ~tersc~_-_~.~L~/~] ~-i:lqV-lZ~_ ~-v~-.~OUtl~ern Land- I-nat l extual ~taten . Comm Page
Textual Statement
Southern Land Company LLC
February 4, 2002
Revised May 15, 2002
Revised May 29, 2002
Revised July 18, 2002
Revised July 30, 2002
Revised September 10, 2002
Revised September 26, 2002
Revised September 30, 2002
Revised October 9, 2002
Revised October 28, 2002
Rezone from A to R-12 for the uses permitted in R-12 with a Conditional Use Planned
Development ("CUPD") to permit use and ordinance requirement exceptions as delineated on the
Preliminary Zoning Map prepared by Jordan Consulting Engineers, P.C. dated April 4, 2002, and
last revised September I0, 2002, (the "Plan"), as described herein, and as provided in the
accompanying proffers.
General Conditions
To accommodate the orderly development of the Properly, the Tracts shall 13e located as
generally depicted on the Plan, but their location and size, including further
divisions into Sub-Tracts, may be modified so long as the parcels generally
maintain their relationship with each other and any adjacent properties. A plan for
any such Tract adjustment shall be submitted to the Planning Department for
review and approval. Such plan shall be subject to appeal in accordance with the
provisions of the Zoning Ordinm~ce for Site Plan appeals. Sub-Tract (a designated
portion ora Tract) divisions may be created at the time of tentative subdivision or
site plan approval and shall not require a separate review as a Tract adjustment
provided there is no adjustment in the overall Tract boundary unless the Tract
boundary' has been approved for odjustment as stated herein.
Wheneve? a provision refers to or requires a conceptual plan ("Conceptual Plan") to be
submitted for review and approval, such a plan may be approved by either the
Planning Department or the Planning Commission at the election of the
Developer, and such review shall be subject to appeal in accordance with the
provisions of the Zoning Ordinance for Site Plan appeals.
Residential units [i.e.: Cluster Residential, Claster Condo, Townhouse, or Multi-Family
(as defined herein)] shall be grouped together within a Tract or Sub-Tract. If there
is a desire to mix the types of residential uses within a Tract or Sub-Tract the
mixing may be permitted if a Conceptual Plan is submitted for review and
approval. The Conceptual Plan shall address the land use transitions and
compatibility between lhe different uses within a Tract or Sub-Tract. Land use
, Comm Page 2
II.
compatibility and transitions may include, but not necessarily be limited to, the
exact location of the uses, buffers, and site design.
Any open basins required for waler quantity or quality control located on the Property and
not owned by Chesterfield County shall be designed as wet ponds and shall be
landscaped or otherwise improved so that the facilities become visual
enhancements to and visual amenities fbr the uses developed on the Property. At
the time of tentative subdivision or site plan submission, a plan depicting these
requirements shall be submitted for review and approval.
Requirements and Exceptions for All Tracts
A. Recreational Facilities
Recreational facilities shall be permitted withia all Tracts. These uses shall be
limited to facilities and uses that primarily serve the surrounding
residential community including but not limited to passive recreation such
as tralls, paths, sidewalks, ponds, open space, and vistas, as well as active
facilities like swimming pools; courts, such as tennis, basketball,
volleyball; playgrounds; picnic areas, clubhouses, and private dining
facilities.
No recreational areas shall be required for the Properly except as set forth in the
covenants. In conjunction with recordation of each subdivision plat or
prior to final site plan approval for any residential uses the following
covenants shall be recorded and a copy shall be provided to the County.
These covenants shall not be amended for a period of twenty (20) years
Ii'om the date of recordation.
a. For each Cluster Residential, Cluster Condo, Townhouse, or
Multi-Family residential areas at least one and half (1.5) acre of
recreational area shall be provided.
b. For Single Family uses a minimum of 10 acres of recreational area
shall be provided for each 1000 dwelling units.
c. Recreational areas may be consolidaled into a single recreational
area or separated into smaller areas. Such recreational areas may
include but are not limited to passive recreation such as trails,
paths, sidewalks, ponds, open space, and vistas, as well as active
facilities like swimming pools; courts, such as tennis, basketball,
volleyball; playgrounds; picnic areas, clubhouses, and private
dining facilities.
d. The recreational areas for the Cluster Residential, Cluster Condo,
Townhouse, or Multi-Family residential areas may be provided
on-site or ofi:site. If provided off:site, such as a joint facility with
other Cluster Residential, Cluster Condo, Townhouse, or Multi-
Family uses, or as a part of the overall recreational areas for the
single family development, the off-site thcilities shall meet the
tbllowing requirements:
2
-v9-Southern Land - Final Textual Statem ~,omm Page 3
'7.
(I) The existing or proposed recreational area meets the minimum
cumulative acreage requlremenls of the Zoning Ordinance
Ibr the uses that it is proposed to serve.
(2) The recreational area is within '/~ mile from the boundaries of the
Cluster Residential, Cluster Condo, Townhouse, or Multi-
Family residential areas.
(3) The Cluster Residential, Cluster Condo, Townhouse, or Multi-
Family residential areas are connected to the recreational
area by a pedestrian path, trail system, or sidewalk.
(4) The Cluster Residential, Cluster Condo, Townhouse, or Multi-
Family residential areas are permitted (by covenant,
homeowners' association or condominium association
declaration, or other like agreement) to use the oil'-site
recreational area m' fhcility.
Outside public address systems or speakers shall not be used between the hours of
11:00 p.m. and 8:00 a.m. and used only in conjunction with a pool.
With the exception of playground areas which accommodate swings, jungle gyms,
or similar such facilities, outdoor play fields, courts, swimming pools,
horse boarding facilities, and similar active recreational areas facilities
shall be located a minimum of one hundred (100) feet from any proposed
or existing single family residential lot line and a minimum of fifty (50)
feet from any existing or proposed public road.
Within the one hundred (I00) foot and fifty (50) foot setbacks, a rift5' (50) foot
buffer shall be provided along the perimeter of all active recreational
facilities except where adjacent to any existing or proposed roads. This
buffer shall conform to the requirements of the Zoning Ordinance for fifty
(50) toot buffers.
Any playground area (i.e., areas accommodating swings, jungle gyms or similar
such i~cilities) shall be located a minimum of forty (40) feet fi'om all
property lines. A forty (40) foot buffer shall be provided along the
perimeter of these recreational facilities except where adjacent to any
existing or proposed roads. This buffer shall conform to the requirements
of the Zoning Ordinance for fifty (50) foot buffers.
Nothing herein shaI] prevent development of indoor facilities and/or parking
within the one hundred (100) foot setback.
Exterior lighting for recreational uses shall comply with Section 19-573 of the
Zoning Ordinance, aad the maximum height for light posts shall not
exceed tweaty (20) feet.
In conjunction with the recordation of any lot adjacent to active recreational
area(s), such recreational area(s) shall be identified on the record plat
along with the proposed recreational uses and required conditions.
~3a~ ~terson ~ ~EAL~E:~V:~ ~-v9-Southern Land - Final Textual Statem~ Comm Page 4
B. Equestrian Uses.
Horse riding trails shall be permitted throughout the development.
Horse boarding facilities to include pasture and barn areas shall be permitted if
located on a minimum (15) acre parcel ("Boarding Parcel"). Any barns
shall be located a minimum of 150 feet from the Boarding Parcel's
property line.
The location of such uses shall be identified on the schematic plan.
Recreational Vehicle (including boats, travel trailers, and campers) Storage.
Recreational vehicle storage lots shall be permitted throughout the development.
The location of such storage lots shall be identified on the schematic plan.
Storage areas shall be located a ~ninimum of one hundred (100) feet from any
proposed or existing single family residential tot line and a minimum of
fifty (50) feet from any existing or proposed public road.
Storage areas shall be screened from view of any preposed or existing residential
development and public roads. Screening shall comply with the
requirements of the Zoning Ordinance.
Parking areas shall comply either with the surface treatment requirements of the
Zoning Ordinance or be constructed ora paving material or paving system
is similar to "GrassyTM Pavers," "PermaTURF®," "Presto GEOBLOCK®,"
or "GEOWEB®." The exact method shall be approved at the time of site
plan review.
Where these areas are adjacent to any residential use, the storage lot lighting shall
be limited Io security lighting.
Park and Ride Lots
Park and Ride Lots shall be permitted in Tracts H, I, or L. Park and Ride Lots
shall be located with direct access to an arterial or a collector road. A fifty
(50) foot buffer shall be provided along the perimeter of any Park and Ride
Lot except where adjacent to office or commercial uses. This buffer shall
conf~rm to the requirements of the Zoning Ordinm~ce for fifty (50)
buffers except the requirements may be modifted by the Planning
Commission through site plan approval. No Park and Ride Lots shall
contain more than 250 parking spaces unless modified at the time of
schematic plan approval.
All Park and Ride Lots shall have a designated stop or shelter located on or
immediately adjacent to the Park and Ride Lot that can accommodate
buses, vans, or cars without interfering with traffic flow. The exact
location and design of the stop or shelter shall be determined at the time of
site plan approval.
III. Reqnirements for Specific Tracts.
A. Within Tract L the following requirements shall be inet.
Permitted non-residential uses shall be limited to those nses permitted in the
Neighborhood Business (C-2) and the Corporate Office (0-2) Districts.
Such uses shall comply with the standards of the Zoning Ordinance for the
respective C-2 and 0-2 Districts plus Emerging Growth Area standards.
Further, permitted residential uses shall include those uses permitted in
Cluster Residential, Cluster Condo, Townhouse, Multi-Family, and Single
Family Residential (as defined herein), provided the schematic plan
insures land use compatibility and transition. Such residential uses shall
be subject to the development requirements described herein.
Commercial and office uses shall be limited to a maximum of 100,000 gross
square feet.
"Cluster Residential" is defined as any dwelling that is located on a lot having an
area of not less than 6,000 square feet but not mom than 12,000 square
feet. Further, in any Cluster Residential area, lot size shall not differ by
more than 2,000 square 1bet. Provided, however, within the Cluster
Residential area, the mixing of lot sizes that diflbr by more than 2,000
square feet or the mixing of attached and detached units may be permitted
ifa Conceptual Plan is submitted for review and approval and the
Conceptual Plan addresses land use transitions and compatibility between
areas within the Cluster Residential areas. Cluster Residential may
include detached or attached units, provided that no more than two (2)
units are attached.
a. Densit% The overall density within each Tract or Sub-Tract
containing Cluster Residential shall not exceed 7.0 units per gross
acre.
b. Lot area and width. Each lot shall have an area of not less than
6,000 square feet and a lot width of not less than fifty (50) feet.
c. Percentage of lot coverage. All buildings, includiug accessory
bnildings, on any lot shall not cover more than fifty (50) percent of
the lot's area.
d. Yards.
(i) Frontyard. Minimtnn often (10) feet in depth.
(2) Side yard.
(i) For detached nnits, two (2) side yards, one (1) a
maximum of five (5) feet in width, the other a
minimum often (10) feet in width, with a minimum
distance of fifteen (15) feet between buildings.
(ii) For attached units, two (2) side yards, one (1) at
zero (0) lbet, the other a minimum of ten (I0) fbet in
width, with a minimum distance of twenty (20) fbet
between buildings.
-v9-Southem Land - Final Textual Statern~. Comm Page 6
(3) Core,er Side Yard. Minhnum of twenty-five (25) feet.
(4) Rearyard. Minimmn of twenty-five (25) ~bet.
e. Focal Point. A minimum of 0.75 acres of the required open space
shall be located and positioned to provide a "focal point" for each
Cluster Residential area. Part of the focal point shall be
"hardscaped" mid bare benches and other amenities that
accommodate aad facilitate outdoor gatherings. The focal point
shall be developed concurrent with the first phase of residential
development of the Cluster Residential area in the Tract or Sub-
Tract the fbcat point is intended to serve. The exact size, area,
design, and location of the thcal point shall be approved by the
Planning Department at the time of tentative subdivision approval.
f. Recreational Area. A recreational area provided in accordance
with II.A.2.
g. Street Trees. Street trees shall be planted or retained along each
side of the roads, except where adjacent to collector or arterial
roads.
h. Street Lighting. Street lighting shall be provided along each side
of the roads, except where adjacent to collector or arterial roads.
Streetlight fixtures, poles and tamp types shall be consistent and
their design shah be compatible with the residential development.
The exact height, design, and spacing shall be approved at the time
of tentative subdivision plan approval.
i. Landscaping. Lm~dscaping shall be provided around the perimeter
of all dwelling units. Landscaping shall comply with the
requirements of the Zoning Ordinance, Sections 19-516 through
19-518(1). Landscaping shall be designed to minimize the
predominance of building mass and paved areas, to define private
spaces, and to enhance the residential character of the
development. A conceptual landscaping plan shall be submitted
for review and approval in conjunction with tentative subdivision
plan review and approval. A final landscaping design showing the
exact number, spacing, arrangement, and species of plantings shall
be approved by the Planning Department prior to the issuance of a
building permit for each lot.
j. Sidewalks. Sidewalks shall be provided on the side of any road
that has lots fronting on the mad.
k. Individual Lot Driveways and Parking Areas. Individual
driveways and parking areas shall be "hardscaped." The exact
design and treatment of driveways shall be approved at the time of
tentative subdivision plan review.
Cluster Residential Condominium attached or detached ("Cluster Condo") is
defined as any dwelling unit that conforms to the requirements of the
Zoning Ordinance for Residential Multi-Family (R-MF) Districl except
6
Jane Peterson - REALESTATE-ENV-1 2~ -v9-Southern Land - FhaI Textual Statem ~,omm Page 7
that:
a. Regulation. The Cluster Condo dwelling units shall be regulated
by the Virginia Condominium Actl
b. Density.. The overall density within each Tract or Sub-Tract
containing Cluster Condo sball not exceed 7.0 units per gross acre.
c. Parcel area. The minimum Tract or Sub-Tract area shall be 8.5
acres.
d. Percentage of parcel coverage. All buildings, including accessoW
buildings, on any lot shall not cover more than fifty (50) percent of
the Tract or Sub-Tract area.
e. Setbacks from perimeter of Tract or Sub-Tract. All structures shah
be setback a minimum of 50 feet from the perimeter of the Tract or
Sub-Tract.
fi Buildif~g Setbacks from Roads and Driveways. All structures shall
be set back a minimum often (t0) feet from roads and driveways.
g. Curb and gutter. Road, driveways, and parking areas, except those
that serve garages or parking spaces of individual dwelling units
and do not provide general circulation within the Cluster Condo,
shall have concrete curbs and gutters.
h. Focal Point. A minimum of 0.75 acres of the required open space
shall be located and positioned to provide a "focal point" for the
Cluster Condo. Part of the focal point shall be "hardscaped" and
have benches and other amenities that accommodate and facilitate
outdoor gatherings. The focal point shall be developed concurrent
with the first phase ofresidentiaI development of the Cluster
Condo area in the Tract or Sub-Tract the focal point is intended to
serve. The exact size, area, design, and location of the focal point
shall be approved by the Planning Department at the time of site
plan approval.
i. Recreational Area. A recreational area provided in accordance
with II.A.2.
Street Trees. Street trees shall provided in accordance with
lii.A.3.g.
k. Street LightiEg. Street lighting shall be provided along each side of
the roads, except where adjacent to collector or arterial roads.
Streetlight fixtures, poles and lamp types shall be consistent and
their design shall be compatible with the residential development.
The exact height, design, and spacing shall be approved at the time
of site plan approval.
1. Landscaping. Landscaping shall be provided around the perimeter
of all dwelling units. Landscaping shall comply with the
requirements of the Zoning Ordinance, Sections 1%516 through
19-518(I"). Landscaping shall be designed to minimize the
predominance of building mass and paved areas, to define private
spaces, and to enhance the residential character of the
-v9-Southern Land - Final Textual Statem~ ..omm Page
development. A conceptual landscaping plan shall be submitted fbr
review and approval in conjunction with site plan review and approval. A
final landscaping design showing the exact number, spacing, arrangement,
and species of plantings shall be approved by the Planning Department
prior to the issuaame ora building penn it.
m. Individual Lot Driveways and Parking Areas. Individual
driveways and parking areas shall be provided in accordance with
lII.A.3.k.
n. Sidewalks. Sidewalks shall be provided in accordance with
III.A.3.j.
Residential Townhouse ("Townheuses") is defined as defined as any dwelling unit
that conlbrms to the requirements of the Zoning Ordinance for Residential
Townhousc (R-TH) District except that:
a. Density. The overall densiLy within each Tract or Sub-Tract
containing Townhoases shall not exceed 7.0 units per gross acre.
b. Parcel area. The minimum Tract or Sub-Tract area shall be 8.5
acres.
c. Group or row design. The total number ofonits within each
attached group or row oftownhouses shall not exceed six (6). The
front yard setback of each towahouse unit need not be varied
provided the design of such buildings meets the requirements
specified in Section 19-105 of the Zoning Ordinance as determined
by the Planning Department through the subdivision plan review
process.
d. Yards.
(I) Frontyarcl. Minimum often (10) feet in depth.
(2) Rearyard. Minimum of twenty (20) feet in depth.
e. Curb and gutter. Road, driveways, and parking areas, except those
that serve garages or parking spaces of individual dwelling units
and do not provide general circulation within the Townhouses,
shall have concrete curbs and gutters.
Focal Point. A focal point shall be provided in accordance with
Ill.A.3.e.
g. Recreational Area. A recreational area provided in accordance
with I1.A.2.
h. Street Trees. Street trees shall provided in accordance wilh
tll.A.3.g.
i. Street Lighting. Street trees shall provided in accordance with
llt.A.3.h.
j. Common Area. Cmnmon area shall be provided in accordance
with Zoning Ordinance Section 19-14(c)(2).
k. Lm~dscaping. Landscaping shall be provided in accordance with
ItLA.3.i.
8
~'~E~AT'E~'E~Nv-123 -v9-Southem Land- Final Textual Statem, Comm Page 9
1. Individual Lot Driveways and Parking Areas. Individual
driveways and parking areas shall be provided in accordance with
III.A.3.k.
m. Sidewalks. Sidewalks shall be provided in accordance with
III.A.3.j.
Multi-Family Uses shall be limited to Age-Restricted Dwelling Units (as
described in Proffered Condition 4.a.) provided the use conforms to the
requirements of the Zoning Ordiuance for Residential Multi-Family
(R-MF) Districts except that:
a. The minimum parcel size shall be 7.0 acres.
b. The maximum number of dwelling units per floor may exceed
ten (10).
c. A recreational area is provided in accordance with II.A.2.
Single Family Residential Uses shall conibrm to the requirements of the Zoning
Ordinance for Residential (R-12) Districts
Within Tracts H and I the following requirements shall be met.
The uses permitted shall be limited to Single Family Residential, Cluster
Residential, Cluster Condo, Townhouse, Multi-Family residential uses, as
described and regulated in II1.A. and Nursing, Convalescent, and Rest
Home Uses.
Any Nursing, Convalescent, or Rest Itome Use shall be located adjacent to Tract
L and limited to Tract I only. Such uses shall comply with the standards of
the Zoning Ordinance for Corporate Office (0-2) Districts in Emerging
Growth Districts. The architectural style shall be compatible with
surrounding developme~at iu Tract H m~d L Compatibility may be
achieved through the use of similar building massing, material, scale, or
other architectural features.
The uses within Tracts A, B, C, D, E, F, G, J, amd K shall be limited to those uses
permitted in the Residential (R~12) District. Such uses shall comply with the
standards of the Zoning Ordinance for Residential (R-12) Districts.
o~NozoCt-~