02SN0209-April23.pdfMay 2!, 2002 CPC
August 20, 2002 CPC
October ! 5:2002 CPO
December ! 7, 2002 CPC
¢etmm~.- ! 8, 2003 CPC
Ma~ !2, 2002 BS
April 23, 2003 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
02SN0209
Southern Lm~d Company LLC
Matoaca Magisterial District
North line of Beach Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-12) with Conditional Use Plam~ed
Development to pcmait exceptions to Ordinance requirements.
PROPOSED LAND USE:
Residential, office and commercial uses with exceptions to Ordinance requirements
are proposed. Specificalh, a maximum ol 2,.,9~ residential units with supporting
commercial, oflice 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 11.
AYES: MESSRS. GECKER, LITTON, CUNNiNGHAM AND STACK.
NAYS: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the lbllowing reasons:
The proposed residential uses conform to thc Upper Swift Creek Plan which suggests
the property is appropriate for 2.0 dwelling units per acre or less. Further, the non-
residential nscs comply with the Plan which suggest that such uses are appropriate
within a coordinated development.
Providing a FIRST CHOICE CommuniO, Through Excellence in Public Service.
The proffered conditions address the impacts of this development on necessaU,
capital fhcilities, 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
I_mprovement Program, and the impact of this development is discussed herein. The
proffered conditions adequately mitigate the impact on capital facilities, thereby
insuring adequate serve levels m'e 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 PLAN~NING COMMISSION.)
PROFFERED CONDITIONS
The Owners and the Developer (the "Developer") in this zmfing case, pursuant to § 15.2-2298 of the
Code of Virginia (1950 as mnended) and the Zoning Ordinance of Chesterfield Coanty, tbr
themselves and their successors or assigns, proffer that the development of the property known as
Chesterfield County Tax Identification Number 714-663-0471 (the "Prope~%,") under consideration
will be developed according to the lbllowing 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 fmther force or effect. If the zmfing is granted, these proffers
and conditions Mll supersede all proffers and conditions now existing on the Property.
The application contains one exhibit described as lbllows:
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 for the Property, except as explicitly
outlincd 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 wastcwater systems plan J:br
this property, accompanied by a utilities infrast~n_~cture
phasing plan (the "Utility Plans "), shall be subnfitted to thc
Department of Utilities at least thirty (30) days prior to the
submission of the first tentative snbdivision, site, or
construction plan for the Property. Should the Department of
Utilities find that later variations in line sizing and/or location
2 02SN0209-APR23 -BOS
(STAFF/CPC)
(STAFF/CPC)
of the lines ale dee ned '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 tbr the Property.
b. Public water and wastewater systems shall be used.
c. The Developer shall dedicate to the Count3' a water line
easement along the east side of the Otterdale Road Extension
(the North/South Arterial) right-of-way to facilitate furore
construction of a plmmed water transmission intercormection.
The width of this easement shall be determined by thc
Utilities Department prior to, or at the time of submittal
the ilrst construction plan for Otterdale Road Extension o~r thc
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 ~br the development a water line along the
east/west collector road. The Developer shall construct this
line to the eastermnost and westernmost boundaries o~' this
development. Subject to applicable County policies, this
water line shall be over-sized if requested by the Utilities
Department.
e. Prior to the issnance 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 ag~'egatc
paynrent 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. Witb the exception of timbering which has been
approved by the Virginia State Department of Forestry lbr the
purpose of removing dead or diseased trees, there shall be no
timbering on the Property until a land disturbance permit has been
obtained fi'om the Enviromnental 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
d~velling units shall be reduced at a rate of two (2) dwelling
units/acre. Commercial or office development shall not include
3 02SN0209-APR23-BOS
(STAFF/CPC)
(STAFF/CPC)
Cluster Residential, Cluster Condo, Townhouse, or Multi-Family
residemial units, or the Recreational Areas (all as defined in the
Textual Statement).
Age Restriction.
Except as otherwise prohibited by the Virginia Fair Housing
Law, the Federal [lousing 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 m~d shall have no persons m~der
19 years of age domiciled thcrein ("Age-Restricted Dwelling
Units ').
Lots, Tracts, or Sub-Tracts for Age-Restricted Dwelling Units
shall be grouped together on a particular portion of the
Propmxy 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 & l9
Cash Proffer.
For each dwelling unit developed, except Age Restricted
Dwelling Units, the applicant, subdivider, or assi2tmee(s) shall
pay $7,800.00 per unit to the County of Chesterfield, prior to
the time of issuance of a building permit, for infi'astructure
improvements Mthin 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 amd July 1 of the fiscal ycar in which the paymen~ 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 fi'om 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 PropcrB.,
the mnount 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.
For each Age-Restricted Dwelling Unit developed, the
applicant, subdivider, or assignee(s) shall pay $4,235.00 per
4 02SN0209-APR23-BOS
unit to the County of Chesterfield, prior to the time of
issuance ora building permit,/,hr infi'astructure 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
mmually by the County Budget Department as follows: $805
~br parks, $280 for library facilities, $312 for tim 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 thc
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 pnrposes designated by the Capital
Improvement Progrmn 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 mnount paid in cash proffers shall be in lieu of or credited
toward, bnt not in addition to, any impact fees in a mmmer as
determined by the County. (B&M)
(STAFF/CPC) 6. Dedication. The tbllowing rights-of-way on the Property shall be
dedicated, ti'ee an~d unrestricted, to Chesterfield Cotmty.
These dedications shall be in conjunction with recordation of
the initial subdivision plat or prior to any final site plan
approval lbr 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 lbr Otterdale
Road Extension ii:om its existing termination to the
southern Property line.
(ii)
A ninety (90) loot wide right-of-way for the
East/West Connection from tl~e eastern Property line
to the western Property line.
Forty-five (45) feet ofright-of-xvay on the north side of Beach
Road measured from the centerline of that p~t of Beach Road
i~mnediately adjacent to the Property lkontage shall be
dedicated in cm~}unction 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-APR23-BOS
(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 occnrs 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 ['ransportation
Department.
There shall be no access or road connection from the ProperPy
to Dry Creek Road.
Access from thc Property to Beach Road shall be limited to
Otterdale Road Extension. (T)
Transportation. To provide an adequate roadway systern at the time
of complete development, the Developer shall be responsible lbr 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
mmecessary by the Transportation Department as demonstrated by
npdated traffic studies acceptable to the Transportation Depm~tment,
then the specific required improvement shall no longer be required by
the Developer. The road improvements shall be phased in accordance
with the phasing phm outlined herein.
Construction of Otterdale Road and Otterdale Road Extension
to VDOT urban minor arterial standards (50 MPtI) with
modifications by the Transportation Department as:
(i)
A lbur-lane, divided road section fi'om Route 360 to
the Hampton Pm'k Drive intersectiom
(ii)
A four-lane, m~divided road section fi'om Hampton
Park Drive through the East/West Co[mection
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-APR23-BOS
(iii)
A two-lane, undivided road section ~*Ollr
approximately 1,000 feet south of the East/West
Connection intersection to Beach Road.
Construction of the East/West Connection to VDOT m-Nm
minor arterial standards (50 MPH) with modifications by the
Transpmtation Department as a two-lane, tmdivided 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 Connection intersection, if wan'anted, 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 sonthbound lanes. The exact length
of this improvement shall be approved by tbe Transportation
Department.
Construction et' a right turn lane and a left turn along Beach
Road at the Otterdate Road Extension intersection.
Construction of dual left turn lanes fi'om westbound Route
360 to southbound Otterdale Road.
Construction ora third left tm'n lane Ii:om westbound Route
360 to southbound Otterdale Road with m~ additional lane of
pavement (receiving lane) from Route 360 to Hampton Pm'k
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 stm~dards:
(i) Route 360 and Otterdalc Road.
7 02SN0209-APR23-BOS
nl.
n.
(ii) Otterdale Road Extension and the East/West
Connection.
(iii) Otterdalc Road and ltmnpton Pm'k Drive.
(iv) Route 360 and Hanrpton Park Drive.
Construction of'left and right turn lanes along Otterdale Road
at the Hampton Park Drive intersection, if warranted, based
on Transportation Department standards.
Construction of dual left turn lanes l'rom westbound Route
360 to southbound Hmnpton Park Drive with an additional
lane of pavement (receiving lane) on }tampton Park Drive to
Ashbrook Parkway.
Construction of dual right turn lanes along northbotmd
Hampton Park Drive at its iatersection with Route 360. The
exact length of this improvement shall be approved by the
Transportation Depatxment.
WITHDRAWN
Dedication to Chesterfield Com~, free and unrestricted, of
any additional right-ol:way (or easements) required for the
improvements identified and phased as outlined herein, h~ 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-of2way 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-ot:
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 Tmnspo~1ation Department.
The phasing of these imprnvements shall be as outlined herein
m~less otherwise requested by the Developer m~d approved by
the Transportation Department.
8 02SN0209-APR23-BOS
(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), 8.5 as dual
turn lanes and 8.h. as a single right turn l~me f'rom
northbmmd Otterdale Road to Route 360, unless it is
demonstrated by an updated traffic study (acceptable
to the Transportation Department), that any of these
i~nprovements 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., m~less
it is demonstrated by an updated traffic study
(acceptable to the Transportation Department) that
any of these improvements m'e not yet needed (as
determined by the Transpo~ntation Departrnent) (except
for the completion of Otterdale Road Extension from
its then existing terminus to Beach road as a two-linde
road) then a revised phasing plm~ indicating the
changes to the road improvements shall be submitted
to and approved by the Transportation Department.
Prior to recordation ora cumulative total of more than
1200 single family detached residential units (or
equivalent densities as approved by the Transportation
Depat2nent), the Developer shall construct 8.g., 8.h.,
8.k. and 8.1. unless it is demonstrated by an npdated
traffic study (acceptable to the Transportation
Depm-tment) that these improvements are not yet
needed (as determined by the Transportation
Depmxment) then a revised phasing plan indicating
the changes to the road improvements shall be
submitted to and approved by the Transportation
Department.
9 02SN0209-APR23 -BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
ll.
12.
13.
14.
(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 Trausportation Department.
Such phasing plan shall include the above referenced
phases. (T)
Manufactured Homes. Manufactured Homes shall not be permitted
on the Property. (P)
Buffers Along Roads. The buffers required by Section t 7-70 of the
Subdivision Ordinance along roads shall be located within recorded
open space. (P)
Transportation Densities. For traffic planning purposes, the
maximmn density of the Property shall be 70,000 square feet of
shopping center, 30,000 square feet of general ollice, 1,220 single
family detached residential units, 650 retirement community units,
and 400 condominimns or townhouses or equivalent densities as
approved by the Transportation Department. (T)
Covenant. Prior ti) recordation of any subdivision plat or final
approval of an~, site plan, the Developer shall record thc tbllowing
covenant for the Property: "Certain roads within the Property are
intended to comaect 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 m'e plmmed. Each road that
is intended to extend or connect to other roads is shown on the overall
road plan attached to these covenants. An3, such road is also posted
with a sign (located at its temporm3~ terminus) stating "Future road
extension.'"' (T)
Pedestrian Tunnel. In conjanction with the constmctiou of the
improvements noted in Proffcr 8.a.(ii), the Developer shall construct
a pedestrian tunnel, acceptable to the Transportation Department,
raider Otterdale Road near its current terminus which will link thc
existing walking trials within Hampton Park. (T)
Landscaping. In conjunction with the construction of the
improvements noted in Prof'f~r 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 thc 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-APR23-BOS
landscape plan showing these improvemems shall be submitted to the
Planning Department for approval at the time of submittal of road
construction plans fbr that section of Otterdale Road set forth 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 fbr such
installation. (P)
(STAFF/CPC)
15.
House Size. For lots adjacent to Hatnpton Park and west of Ottcrdale
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 m~d the Property (west of Otterdale Road) such that
lots on the Property adjacent to Hawnpton Park shall not include any
areas designated as Resource Protection Areas ("RPA") on county
maps, and; provided, further the open space area between the prope~Xy
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
Existing Zoning:
A
Size:
1196.2 acres
Existing Land Use:
Vacant
11 02SN0209-APR23-BOS
_A~acent Zoning and Land Use:
North - R-9, R-9 and R-TH with Conditional Use Planned Development, R-t2 and A;
Single lhmily 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 l'amily 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 lbet 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 ['or all
development and its use has been proffcred. (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.). 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 incoq~orated as part
of a planned futm'e lransmission interconnection between water lines in Winterpock Road
and in Route 360 west of Hampton Park. This transmission interconnection 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 intemonnection would be
operated would likely cause unusually high pressures within the adjacent development. To
avoid that possibility, the Utilities Depm~ment intends to construct that fnmre transmission
intercom~ection tlzrough 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 thc
nortlgsouth collector right of way to facilitate future construction of the plmmed trm~smission
intcrcomrection. The width of this easement is to be determined by the Utilities Department
when the first construction plan for the north/south collector ~ the first tentative subdivision
that incorporates any portion of the north/south collector is submitted to the Cotmty
(Proffcred Condition 1 .c.). In addition, the applicant has proffered to construct an east/west
xvater line to the boundaries of the property to allow for future development to the west.
(ProffEred Condition l.d.)
12 02SN0209-APR23-BOS
Public Wastewater System:
There is an existing eighteen (18) inch wastewater trunk line extending along Fuqua Branch
in the adjacent Ashbrook Subdivision, terminating approxhnately 100 feet northeast of this
site. In addition, there is an existing eighteen (18) inch wastewater trual¢ line extending along
Dry Creek in the adjacent Hampton Park Subdivision, and adjacent to a po~Xion of the
northern boundary of this site.
'Fhe Upper Swift Creek Plan recommends the use of the public wastewater system /'or all
development, and its use has been proffered. (Proffered Condition 1.b.)
The applicant has proffered to provide an "Overall Water and Wastewatcr Systems Pimp" and
a "Utilities Infi:astructure 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 con/ribntion towards expansion 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 tbr
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; there/~bre, the area adjacent to
the stream is subject to the requirements of the Resource Protection Area (RPA).
Participation in the Upper Swift Creek Regional Stonmvater Master Plan is required with
payment of a pro-rata construction fee and a fee per residential unit for BMP maintenance.
There are throe 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 wu~tter 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-APR23-BOS
PUBLIC FACILITIES
The need for fire, school, library, park and transportation fhcilities is identified in the Public
Facilities Plal~, the Thoroughfare Plm~ and the Capital Improvement Progrmn. This development will
have an impact on these fitcilities.
Fire Service:
The Public Facilities Plan indicates that emergency se~wices calls are expected to increase
forty-five (45) percent by 20t5. Eight (8) new fire/rescue stations are recommended fur
construction by 2015 in the Plan. Based on 2,392 dwelling units, this request will generate
approximately 366 calls for fire m~d rescue services each year. Thc 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, wilt eventually provide primary fire and emergency medical service to this property.
When the prope~Xy is developed, the nmnber 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 tbis development. Currently this site
lies in the Grange Hall Elementary School attendance zone: capacity - 650, enrollment - 528;
Bailey Bridge Middle School zone: capacity - 1,200, em'olhnent - 1,588; and Manchester
High School zone: capacity - 2,000, enrollment - 2,327.
There are cun'ently sixteen (16) trailers at Bailey Bridge Middle; and seventeen (17) 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 ~vith the Board of Supe~wisors' policy, the impact of development on librm'y
services is assessed County-wide. Based on projected population growth, the Public
Facilities Plan identifies a need tbr additional library space throughout the Comaty. Taking
into account the additional space provided by the new La Prade and Chester Libraries, there
is still a projected need fur approximately 55,000 additional square feet of library space
County-wide by 2015.
I4 02SN0209-APR23-BOS
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 librm37
space in this area of the County. The applicant has addressed the impact of this proposed
developmem on library facilities. (Proffered Condition 5)
Parks mad Recreation:
The Public Facilities Plan identifies the need for four (4) new regional pm'ks. In addition,
there is currently a shortage of community park acreage in the County. The Plan identifies a
need fbr 625 acres of regional park space and 116 acres of community park space by 2015.
The Plan also identifies the need for neigl~borhood parks and special propose parks and
mad~es 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)
~1 ransportation:
This request consists of approximately 1,196 acres, currently zoned Agricultnral (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 t~velve (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 IH. A.). The applican~ 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 maximnm nunther of residential units to be reduced at a rate of two (2) dwelling units per
acre. As some comparison of the proposed residential density, Smoketree Subdivision has
approximately 610 dwelling units; Walton Park Snbdivision has approximately 820 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
maximmn density, consistent with the density analyzed in the traffic study (Proffered
Condition 11). The applicant proposes to develop the property for 1,220 single I;amily
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 Thoroughl:are Plan identifies Beach Road as a ma~ior arterial with a recommended right
of way width of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet
15 02SN0209-APR23-BOS
of right 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 occnrs adjacent to
Beach Road or within sixty (60) days after a reqnest by the Transportation Department,
whichever occurs first.
The Thorough fare Plan also identifies a no~d~/sonth arterial (~'Ottcrdale Road Extended") and
an east/west arterial ("the East/West Arterial") extending throug. J~ 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 }tull Street Road (Route 360) to the
northern boundary of the subject property ~vith the partial development of the adjacent
subdivision to the north, Han~pton 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 quart3,. As part
of the site plan approval tbr that operation, an "access drive" must be conslmcted ii:om Beach
Road north to Otterdale Road, generally along the aligmnent 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 cun'ently shown on the Thoroughfare Plan is an extension of West
ltensley Road from Winterpock Road. Due to area development, the alignment should be
shifted to the north as shown on the attached ~nap title "Thoroughfare Plan" and as genemtly
shown on Exhibit A.
The applicant has proffered to dedicate a ninety (90) lbot wide right of way for Otterdale
Road Extended from its current terminus to the southern property, emd Ibr the East/West
Arterial from the eastern property line to the western property line. (Proffered Condition 6 a.)
The Thoroughfare Plan identifies a nortlgsouth arterial ("Ashlake Pm'kway Extended") from
Route 360 a4jacent to the Ashbrook Subdivision, crossing the East/West Arterial, then
extending throu'gh 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 fi'om 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 lbr
approval that identifies access ti:om the property to Otterdale Road Extended and the
East/West Arterial (ProlI'ered Condition 7.a.). Tl~e applicant has also proffered to limit direct
access from the property to Beach Road to Otterdale Road Extended. (Proffered Condition
7.c.)
16 02SN0209-APR23-BOS
The Subdivision Ordinance requires that subdivision streets must conlbrm 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 accordm~ce 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 tkontage" residential collectors.
In conjunction with development of tine adjacem 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.
'Fhe 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 t lmnpton
Park Drive/Route 360 were intersections that were specifically studied. Most (approxinrately
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. 'l'he 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 Improvemeat Program did include a project to widen Route 360 to six (6) and eight (8)
lanes from Swift (',reek to Winterpock Road. Pm~_ 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 complcte the balance of this prc~iect.
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 alignments and large trees located close
to the edge of pavement. Based on the current volume of traffic during peak hours, Otterdale
Road is at capacity (Level of Service E). Wimerpock Road had a 2000 traffic ct)unt o f 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 volta'ne of traffic during peak hours,
17 02SN0209-APR23-BOS
Wimerpock Road is at capacity (Level of Se~wice 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 l'or
the volume of traffic it currently can'ies. The standm'd 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 trallic 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 fi'om Route 360 to
a two (2) lane road approximately 1,000 ibet south of the East/West Arterial; 2) construct
Otterdale Road Extended as a two (2) lane road ti:oin 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 aud right turn lanes along Otlerdale Road Extended
and the East~Vest Arterial at each approved access, if xvarranted, 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 tm'n lanes along Beach Road at the
Otterdale Road Extended intersection; 7) construct dual left ttm~ lanes from westbound Route
360 to southbound Otterdale Road; 8) constrnct a third left turn lane fi'om 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 d~,~al right
turn lanes along northbound Otterdale Road at its intersection with Route 360; 10) finI1 cost
of traffic signal installation at the Route 360/Otterdale Road, Otterdale Road
Extended/East/West Arterial, and Otterdale Road/ltampton Park Drive intersections and
Route 360/Hampton Park Drive, if warranted; and 11) construct left and right mm lanes
along Otterdale Road tit the Hampton Park Drive intersection, if warranted, based on
Transportation Department standards; 12) construct dual left tttrn lanes along westbom~d
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 ][tampton Park Drive at its intersection with Route 360 (Proffered
Condition 8). The proffered condition would allow the Transpo~xation Department to approve
alternative improvements that would provide an acceptable level of service, or eliminate a
specific improvement ii; based on a revised traffic study, it is determined not to be necessau,.
In addressing neighborhood concerus, the applicant has proffered to construct a pedestrian
tmmel 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 fight of way lbr 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 County chooses not to assist with the right
of way acquisition, the developer will not be obligated to acquire the "off-site" right of ~vay,
and will only be obligated to construct road improvements within available right of way.
18 02SN0209-APR23-BOS
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 trallic
generafion), Otterdale Road will be constructed as a i-bur (4) lane road from Route 360 to
Hampton Park Drive, dual left turn lanes will be constructed from westbom~d Ronte 360 to
southbound Otterdale Road, and a single right turn 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 Ii:om
Route 360 to the East/West Arterial, transitioning to a two (2) lane road and extending to
Beach Road with turn lm~es at Beach Road. Prior to recordation of a cumulative total of
1,200 single farnily residential units (or equivalent density based on traffic generation), triple
left turn lanes will be constructed from westbound Route 360 to southbound Otterdale Road
with an additional southbotmd through lane (receiving lane) along Otterdale Road froln
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 southbom~d [tampton Park Drive with a receiving lane along
Hampton Pm'k 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 Trm~sportation Department. The proffered
condition allows the Transportation Department to evaluate thc traffic generation of this
development, and make adjustments to this phasing plan, if appropriate.
19 02SN0209-APR23 -BOS
Financial Impact on Capital Facilities:
PER UNIT
Potemial 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 310.96 0.13
High 382.72 0.16
TOTAL 0.53
1,277.33
8,601,632
Net Cost tbr Schools 3,596
Net Cost for Parks 1,942,304 812
Net Cost ibr Libraries 674,544 282
Net Cost for Fire Stations 753,480 315
Average Net Cost £or Roads
TOTAL NET COST
6,848,296
18,820,256
2,863
7,868
* Based on a proffered maximum number of 2,392 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
o1' dwelling unit (Proffered Condition 5). The impact by type of dwelling unit is as follows:
Non-Age Restricted Dwellin~ Units
Staff has calculated the fiscal impact of every new dwelling unit on schools, roads, parks,
libraries and fire stations at $7,868 per unit. The applicant has been advised that a maximum
proffer of $7,800 per unit would defray the cost of the capital facilities necessitated by this
proposed development tbr these ts~pes of dwelling units.
Age Restricted Dwelling Units
Staffhas 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 proli'er
of $4,235 per unit would defray the cost of the capital facilities necessitated by this proposed
development tbr these types of dwelling units.
Consistent w/th the Board of Supervisors' policy, and prell'ers accepted from othcr applicants, the
applicant has offered cash to assist in defraying the cost of this proposed zoning on such capital
facilities. Note that circumstances relevant to this case, as presented by the applicam, have been
20 02SN0209-APR23-BOS
reviewed and it has been determined that it is appropriate to accept the maximmn 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 anits per acre or less.
The Plan also suggests that various types of housing, to include townhouses, apamnents and
condominiums and clustered detached single family dwelling may also be appropriate if
inctudcd 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 mr internal fbcus Mth
open spaces and pedestrian connections.
Area Development Trends:
Properties to the north are zoned Residential (R-9 and R- l 2), Residential Townhouse (R-TH)
and Agricultural (A) and are developed as the Hampton Park and Ashbrook Subdivisions, or
are currently vacant. Properties to the cast, west and south are zoned Agricultm'al (A) and
Residential (R-25) and are developed as single family residences on acreage pm'cels created
outside the subdivision review process or are cun'ently vacant, it is anticipated that
residential zoning and land use patterns will continue in the area consistent with 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 %ffice and
conm~ercial" uses will result in a reduction in the number o£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 i
are proposed for development of cluster residential, tow~ouse, multi-family, cluster
condominimn, single family residential and nursing, convalescent and rest home uses, all of
xvhich m'e discussed in further detail heroin (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 Plmming Commission or Plamfing Department
for approval. At the time of review of a conceptual plan, conditions may be imposed to
insm'e land use compatibility and transition. (Textual Statement I.C.)
Tract L is proposed for development of Neighborhood Business (C-2) and Corporate Ofllce
(0-2) uses, as well as single family residential, cluster residential, townhouse, nmlti-£amily
and cluster condominium uses (Textual Statement III.A.). A mix of residential and non-
21 02SN0209-APR23 -BOS
residential uses is permitted. The Textual Statement requires submission of a schematic plan
if Tract L is developed for a mixtm'e of residential and non-residential uses (Textual
Statement llkA. 1) and a conceptual plm~ if Tract L is developed fbr a mixture of residential
types (Textual Statement I.C.). [t should be noted that the Zoning Ordinance will require
submission of an overall schematic plan for the entire project prior to m~y site or teutative
subdivision plan approval.
The remai~fing tracts (Tracts A through G, J and K) are proposed for single f'amily 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 tee 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 o~' 2,392 dwelling units has been proffered, yielding an overall maximum
density of 2.0 units per acre (Proffered Condition 3). Further, fbr every acre developed fbr
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, 1 and L)
Development of cluster residential lots in Tracts H, I and L will be regulated by the standards
set tin-th 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, but 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 Ptarming
Commission. Density will not exceed seven (7) units per gross acre for that area occupied
by such uses.
Other restrictions include provision ofa fbcal point, street trees, street lighting, lm~dscaping
m~d sidewalks; treatment of individual driveway's and parking areas; lot width, lot coverage
m~d setbacks.
With one exception, requirenrents offered for cluster homes m'e consistent with those
typically required by the Commission and Board on similar projects recently approved. The
provision fails to minimize the mnnber of garage doors oriented to roads or address standm'ds
which will minimize the visual predominance of garages lhcing the road.
22 02SN0209-APR23-BOS
Towtzhouse: (Tracts H, I and L)
Development of residential townhouse lots in Tracts H, I 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 acm for that area occupied by such uses. Other restrictions include
provision of a tbcal point, street n'ees, street lighting, landscaping, n'eatment of individual
driveway's and parking areas, sidewalks, parcel m'ea, 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 mittimize the visual predominance of
garages facing the road.
Multi-Family: (Tracts H~ I and L)
Development o£multi-family units in Tracts H, I and L will bo regulated by the standards set
Ibrth in the Zoning Ordinance for Residential Multi-family (R-MF) Districts, except as
modified by the Textual Statement (III.A.6, III.B. 1 .). 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 Commission and Board on similar projects recently approved.
Although the Zoning Ordinance requires that sidewalks be provided within a residantial
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 ol'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 condomitfiums 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 xvith those
typically required by the Commission and Board on similar projects recently approved. The
provision fails to sufficiently mininfize the number of garage doors oriented to roads or
address standards that will minimize the visual predominance of garages facing the road.
23 02SN0209-APR23-BOS
Sinzle Family Residential: (Tracts A through L)
Single family residential uses would be pe~2nitted any~vhere within the boundaries of the
development (Textual Statement III.A.,B.,C.). Any single family residential uses would be
required to be developed in accordance with Zoning Ordinm~ce requirements for Residential
(R-12) Districts. The minimmn lots size would be I2,000 square feet.
Open Space and Recreation Areas: (Tracts A through L)
Within the cluster residential and townhouse developments (Tracts it, I and L), where hots
are reduced below the minimum 12,000 square feet, the Zoning Ordinance will require that a
comparable amount o1' 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 of a Homeowners' Association to maintain
any common open space.
Within the cluster residential, townhonse and cluster condominium developments, a
mininmm of .75 acre of open space/community area to serve as a focal point as one enters
those tracts is proposed (Textual Statement li1.A.3.e, III.A.4.h and 111 A.5.f~). Benches m~d
other amenities are to be provided within these areas to facilitate outdoor gatherings.
'Fo address concerns ot' area property owners, within the single family residential
developmems, an area of open space will be provided between ttmnpton Park Subdivision
and the subject propmq, y, 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 ibr no recreation i;acilities except as mandated through restrictive
covenants (II.A.2). The County would not be required to enforce these covenants and
thereIbre, cannot guarantee that any recreational facilities will be provided within thc
development. Staff does not support this exception. Higher density developments warrant
the provision of on-site recreational l'acilities in accordance with Zoning Ordinance
Stm~dards.
The Textual Statement addresses development criteria for any recreational area developments
to include setbacks, outside public address systems, lighting and platting. ([[.A. 3 through 9)
Equestrian Uses and Recreational Vehicle Storage:
The Textual Statement proposes both horse riding trails and boarding lhcilities throughout
the development (II.B.). Bom'ding facilities must meet minimum acreage and setback
requirements to insure compatibility with adjacent uses.
24 02SN0209-APR23 -BOS
Recreational vehicle storage lots are proposed tln'oughout the development (Textual
Statement I1.C.). 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 It, I and L)
Thc Textual Statement proposes park and ride tots within Tracts H, I or L (II.D.). Fifty (50)
~:bot buff'ers would be provided arom~d the perimeter of all tots, except where adjacent to
office or commercial uses. The ma,ximm~ 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 Communi¢' 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 adjacent to the commercial core of the
development. This would minimize the impact of these facilities upon a4jacem residential
developments with respect to noise, traffic, lighting and hours o£ operation.
Comnrercial Nodes and Uses: (Tracts I and L)
In addition to various types o~' residential development, Tract I also permit nursing,
convalescent and rest home uses, subject to the requirements of the Zoning Ordinance ibr the
Corporate Office (0-2) District plus Emerging Growth District Standards. (Textual
Statement III.B. 1 and 2.)
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 maximum of 100,000 gross square feet. This tract will
provide the opportunity to accommodate limited commercial and office uses to serve the
residents in the conmmnity and avoid the necessity for travel to the commercial areas along
Hull Street Road or those areas proposed within the project to the norfl~.
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 compatibilit?
with the surrounding residential areas.
Buffcrs:
The Subdivision Ordinance requires that fifty (50) foot butt'ers be maintained along the
North/South and EasffWest Arterials, as well as Beach Road. This buffer may be included
within the boundaries of individual lots. It has been staft-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-APR23-BOS
provided in open space, thereby becoming the responsibility of the ttomeowners'
Association (Proffered Condition 10). It should be noted that the xvater line easement which
the applicant has agreed to grant along Otterdale Road Extended cannot be included withln
the buffer area unless modifications to buffer requirements are granted tln'ough the
subdivision process.
To address concerns of area property ova~ers, landscaping will be provided witlfin 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 alloxv nrannfactured homes
in those districts that allow single fanaity dwellings constructed to the Unifbrm Statewide
Building Code. Should this State legislation be adopted, depending upon the final language,
Proffered Condition 9 may, or may not, have the effect of prohibiting manufhctured homes.
Dwelling Size:
To address concerns of area property owners, profl'ered conditions to adch'ess minimmn
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 impac~ 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-APR23-BOS
Staff' (5/22/02):
The applicant was advised in writing that any significant, new or revised infornmtion should
be submitted no later than June 17, 2002, for consideration at the Cormnission' s August 20~
2002, public hearing. The applicm~t was also advised that a $150.00 deign'al fee was due.
Applicaa~t (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 Trtmsportation Department, the appendices t'or 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 Commission deferred this case to October 15, 2002.
Staft (8/21/02):
The applicant was advised in writing that any significant new or revised inlbrmation should
be submitted no later than August 26, 2002, for consideration atthe Commission's October
t 5, 2002, public hearing. The applicant was also advised that a $250.00 deferral fee xvas due.
27 02SN0209-APR23 -BOS
Applicant (9/5/02):
The $250.00 deferral fee was paid.
Applicant (9/10/02, 9/26/02 and 9/30/02):
Revised oroffered condition, textual statement and Master Plan were submitted.
Planning Commission Meeting (10/15/02):
On their own motion, the Commission deferred this case to December 17, 2002.
Staff (10/16/02):
The applicant was advised in writing that any significant new- or revised infomqation 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 an>' significant new or revised inlbnnation 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
lee was due.
Applicant ( 12/30/02):
The $250.00 del~2rral fee was paid.
28 02SN0209-APR23 -BOS
Stall' (1/30/03):
To date, no new information has been submittc&
St~t; 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 Hmnpton Park Drive/Hull Street Road intersection
improvements as well as area residents' concerns relative to buffers, open space mid 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 ~vith 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 managenrent.
Mr. Stack noted that the proposed regional Best Management Practices (BMPs) will assist in
addressing enviromnental 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 Cunninghmn concurred with Mr. Stack's position.
Mr. Gultey agreed that the proposal represented a good quality development, but that his
main concern was water quality and the impact of growth on the water supply, tte noted that
29 02SN0209-APR23 -BOS
them needed to be specific timing and construction details fro' the regional BMPs rather than
speculation.
Mr. Gecker agreed with Mr. Gulley with respect to thc environmental issues associated with
phosphorus loading, but felt this was caused by the Route 288 project and other co~nmercial
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 h~tcraction 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 ol~
transportation needs; incorporates a comprehensive plan for large acreage development; and
represents a natural extension of growth.
h~ response to a question of IVh'. stack, thc applicant indicated that all other conditions
proffered would rernain applicable should the Commission not accept Proffered Condition
8.m.
On motion of Mr. Stack, seconded by Mr. Cunningham, 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 Profl'ered Condition 8.m. not be accepted.
AYES: Messrs. Gecker, Litton, Cunninghmn and Stack.
NAY: Mr. Gutley.
Applicant (3/3/03):
Proffered Condition 8.m. was withdrawn.
Board of Supervisors' Meeting (3/12/03):
At the request of the applicant, the Board delbrred this case to April 23, 2003, to allow the
applicant time to meet with area citizens.
Staff (3/I 3/03):
The applicant was advised in writing that any significant new or revised inR)rmation should
be submitted no later than March 18, 2003, for consideration at the Board's public hearing.
The applicant was also advised that a $250.00 delbrral fee was due.
30 02SN0209-APR23-BOS
Applicant (3/24/03):
The $250.00 defen'al fee was paid.
S ta~'t' (3/27/03):
To date, no nex¥ in£ormation has been submitted.
The Board of Supervisors, on Wednesday, April 23, 2003, beginning at 7:00 p.m., will take under
consideration this request.
31 02SN0209-APR23-BOS
hJ_ane Peterson - I~EALE~ t A I E-ENV-1 2L l-v9-Southern Land - Final Textual Staten . Cornm Page I
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 l 0, 2002
Revised September 26, 2002
Revised September 30, 2002
Revised October 9, 2002
Revised October 28, 2002
Rezone from A Io R-12 roi' 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 10, 2002, (thc "Plan"), as described herein, and as provided in the
accompanying proffers.
1. General Conditions
To accommodate the orderly development of the Properly, the Tracts shall be located as
generally depicted on the Plan, but their locatioa aad 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 mrd approvah Such plan shall be subject to appeal ill accordance with the
provisions of the Zoning Ordinance roi' Site Plan appeals. Sub-Tract (a designated
portion of a 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 bmmdary unless the Tract
boundary has been approved tbr adjustment 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 Ordinm~ce for Site Plan appeals.
Residential units Ii.e.: Cluster Residential, Cluster Condo, Townhouse, or Multi-Fanfily
(as defined berein)] shall be grouped together within a Tract or Sub-Tract. If there
is a desire to mix the Cpes o£residential uses within a Tract or Sub-Tract the
mixing may be permitted ifa Conceptual Plan is submitted for review and
approval. The Conceptual Plan shall address the land use transitions and
compatibility between the different uses within a Tract or Sub-Tract. Land use
Jane Peterson - REALESTATE-ENV-122 -v9-Southern Land - Fbat Textuat Staterr Comm Page
11.
compatibility and transitinns may include, but not necessarily be lhnited tn, the
exact location of the uses, buff'ers, and site design.
Auy open basins required for waler quantity or qualit.,,, control located on thc Property and
nol owned by Chesterfield County shall be designed as wet ponds and shall he
landscaped or otherwise improved so that the Facilities become visual
enhancements to and visual amenities fur the uses developed on thc 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 lbr All Tracts
A. Recreational Facilities
Recreational facilities shall be pem~itted within ail Tracts. These uses shall be
limited to facilities and uses that primarily serve thc sun-ounding
residential community including but not limited to passive recreation such
as trails, paths, sidewalks, ponds, open space, and vistas, as well as active
/hcilities like swimming pools; courts, such as tennis, basketball,
volleyball; playgrounds; picnic areas, clubhouses, aJ~d private dining
~cilities.
No recreational areas shall be required for the Prnperty except as set forth in the
covenants. In conjunction with recordation of each subdivision plat or
prior to final site plan approval IUr any residential uses tile ft~llowing
covenants shall be recorded and a copy shall be provided to the County.
These covenants shall not be amended for a period of twemy (20) years
fi'om the date ofrecordalion.
a. For each Cduster Residemial, 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 nf recreational area
shall be provided for each 1000 dwelling units.
c. Recreatiouat areas may be consolidated into a single recreational
area or separated into smaller areas. Such recreational areas may
include but arc not limited to passive recreation such as trails,
paths, sidewalks, ponds, open space, and vistas, as well as active
thcilities like swimming pools; courts, such as tennis, basketball,
volleyball; pla3. grounds; picnic areas, clubhouses, and private
dining fhcillties.
d. The recreational areas for the C/nster Residential, Cluster Condo,
Towuhouse, or Multi-Family residential areas may be provided
on-site or oil:site. If provided off-site, such as a joint Ihcility with
other Clnster Residential, Cluster Condo, Townhouse, or Multi-
Family uses, or as a pan of the overall recreational areas/~)r the
single fhmily development, the oflLsite facilities shall meet the
following requirements:
,J~n~ ~;i~:~-~; REAL~?~E:E~V:i~'~- -v9-Southern Land- Final Textual Statem Comm Page
( 1 ) The existing or proposed rccreadonaI area lneets the minimum
cumulative acreage requirements el'the Zoning Ordinance
for tile uscs thai it is proposed to serve.
(2) T'he recreational area is withio ~A mile ti'om tile boundaries of the
Cluster Reslde~]tial, Cluster Condo, Towahouse, or Multi-
Family residential areas.
(3) The Cluster Residential, Cluster Condo, l'ownhouse, or Multi-
Family residential areas are connected to the recrcational
area by a pedestrian path, trail system, or sidewalk.
(4) The Cluster Residential, Cluster Condo, Towohouse, or Multi-
Fmnily residential areas are permitted (by covcnant,
homeowners' a_ssocialion or condolninium association
declaration, or other like agrccment) to use the of'tLsite
recreational area or facility.
Outside public address systems or speakem shall not be used between the hours o1'
11:00 p.m. and 8:00 a.m. and used only in conjunction with a pool.
With the exception el playground areas whicb accommodate swings, jungle gyms,
or similar such facilities, outdoor play fields, courts, swinnning pools,
horse bom'ding l;a?ilities, and similar active recreational areas facilities
shall be located a ~ninimum of one hundred (100) feet from any proposed
or existing single family residential lot line and a minimum of filly (50)
fbet i?om any existiug or proposed public road.
Within the one hundred (100) foot and fifty (50) foot setbacks, a fifty (50) foot
buffer shall be provided along the perimeter of al1 active recreational
facilities except where adjacent to any existing or proposed roads, l'his
buffbr shall conform to the requirements of the Zoning Ordinance tut fifty
(50) foot buffers.
Any playgrouud area (i.e., areas accommodating swiugs, jungle gyms or similar
such facilities) shall be located a minimmn of forty (40) feet from att
property limes. A lbrty (40) foot buflbr shall be provided along the
perimeter ofthcse recreational facilities except where adjacent to any
existing or proposed roads. -['his bnffer shall conform to the requirements
of the Zoning Ordinance ft~r fifty (50) tbot buffers.
Nothing hereto shall prevent developmcnl of indoor f;acililies and/or parking
within the one hnndred (t 00) tbot setback.
Exterior lighting fbi' recreational uses shall comply with Section 19-573 of the
Zoning Ordinance, and the maximum height tbr light posts shall [tot
exceed twcnb, (20) feet.
In conjunction with the recordation of any lot a4iacent to active recreational
area(s), such recreational area(s) shall be identified on the record plat
along with the prnposed recreational uses and required conditions.
~a~e peters0n" REALESTATE-ENV-123 -v9-Southern Land - Final Textual Statem, Co~ .... ~
B. Equestrian Uses.
Horse riding trails shall be permitled throughoat the devetopmant.
Horse boarding facilities to include pasture and barn areas shall be permitted if
located on a minimum (15) acre parcct ("Boarding Parcel"). Any barns
shall be located a minimmn of 150 tket from the Boarding Parcel's
property line.
The lncation of such uses shall be identified on tire schematic plaJ~.
Recreatinnal Vehicle (including boats, travel t'a ers, and campers) Storage
2.
3.
4.
Recreational vehicle storage lots shall be permitted throughout the development.
The location of such storage lots shall be identified nn the schematic plao.
Storage areas shall be located a minimum of one hundred (100) feet from any
proposed or existing single family residential lot line and a mininmm of
fifty (50) iket from any existing or proposed public road.
Storage areas shall be screened from view of any proposed or existing residential
development and public roads. Screeuing shall comply with the
requirements nf the Zoning Ordinance.
Parking areas shall cnmpty either xv'ith the surface treatment requirements of the
Zoning Ordinance or be constructed of a paving material or paving system
is similar to "Grassyu Pavers," 'PermaTURF®," "Presto GEOBLOCK®.'
or "GEOWEB®." The exact method shall be approved a~ the time of site
plan review.
Where these areas are ac[}acent to any residential use, the storage lot lighting shall
be limited to security lighting.
Park and Ride Lots
Park and Ride l,ols shall be permitted in Tracts H, 1, or L. Park and Ride Lots
shall be located with direct access tn an arterial or a collector road. A fifty
(50) fbot buffer shall be provided along the perimeter of any Park mrd Ride
Lot except where adjacent to office or commercial uses. ~lhis buffer shall
conform to the requirements of the Zoning Ordinance fbr fifty (50) foot
bullets except the requirements may be modified by tire 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 p/an approval.
All Park and Ride Lots shall have a designated stop or shelter located on or
immediately adjacent to the Park and Ride I.ot that can accommodate
buses, vans, or cars without intertkring with traffic flow. ['be exact
Iocation and design of the stop or shelter shall be determined at the time nf
site plan approval.
-v9-Southern Land - Fhal Textual Statem,_ . Comm Page
Ill. Requirements lbr Specific Tracts.
A. Within Tract L tile lb/towing requirements shall be mci.
Permitted eon-residential uses shall be limited to those uses 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 tbr tile
respective C-2 and 0-2 Districts plus Emerging Growlh Area standards.
Further, pemlitted residential uses shall include those uses permitted in
Cluster Residential, Cluster Condo, Townhouse, Multi-Family, mid Single
Family Residenlia] (as defincd 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 ottice uses shall be limited to a maximum of 100,000 gross
square feet.
"Cluster Residential" is defined as any dwelling thai is located on a loi having an
m'ea of not less than 6,000 square feet but not more than 12.000 square
feet. Further, in any Cluster Residential area, lot size shall not diflkr by
more than 2,000 square tbet. Provided, however, within the ('.luster
Residential area, the mixing of Iht sizes that differ by more thm~ 2,000
square feet or the mixing of attached and detached units may be permitted
if'a 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 uuits, provided that no more than two (2)
units are attached.
a. Density. lhe overall density within each Tract nr 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 tess than fitiy (50) feet.
c. Percentage of lot coverage. All buildings, including accessory
buildings, on any lot shall not cover more thm~ fifty (50) percent of
the lot's area.
d. Yards.
(l) Front?z~rd. Miniintnn eften (10) feet in depth,
(2) 5'ide yatz[.
(i) For detached unils, two (2) side yards, one (t) a
maxim um of five (5) feet in width, the other a
minimum often (10) feet in width, with a minimum
distance of fi~leen (15) feet between buildings.
(ii) For attached units, two (2) side yards, one (t) at
zero (0) l~et, the other a mininmm often (10) feet in
width, with a milfim um distance of twenty (20) feet
betwcen buildings.
(3) Com~e~' Side l'c~rd. Minimum of twenty-five (25) feet.
(4) Reoryo~'d. Minimum of twenty-five (25) feet.
e. Focal Point. A minimum 0£0.75 acres of the required open space
shall be located and positioned lo provide a "lbcal point" ~br each
Cluster Residential area. Part of the fbcal pnint shall be
"hardscaped" and have benches and other amenities that
accommodate and Pacilitate outdoor gatherings. The fbcal point
shall be developed concnrrent with the first phase of residential
development of the Clusler Residential area in the Tract or Sub-
Tract thc 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 tentative subdivision approval.
Recreational Area. A recreatioual area provided in accordance
with I[.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 Lip, hti0g. 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 thc residential development.
The exact height, design, and spacing shall be approved at the time
of tentative subdivision plan approval.
i. Landscaping. Landscaping shall be provided around the perimeter
of all dwelling traits. Landscaping shall comply with the
requirements el the Zoning Ordinance, Sections 19-516 through
19-518(1). Landscaping shall be desi~ed 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
fbr review and approval in conjt~nction 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 issnance ora
building pcrmit ~br each tot.
Sidewalks. Sidewalks shall be provided on thc side of any road
that has lots fronting nn the road.
k. Individual Lot Drivew3ys and ParkingArcas. Individual
driveways and parking arcas shall be 'hardscaped.' The exact
design and treatrnent of driveways shall be approved at the time of
tentative subdivision plan review.
Cluster Residential Condominiun~ aitached or detached CChlster Condo") is
defined as any dwelling unit tha~L cunRmns to the requirements of the
Zoning Ordin~lce tbr Residential Multi-Family (R-MF) Disu-ict except
-v9-Southern Land - Fhal Textual Statem ~,omm Page
a. Reaulati9jL l'he Cluster Condo dwelling units shall be regulated
by' the Virginia Condominium Act.
b, Densiw, The overall density within eacb Tract or Sub~Tract
containing Cluster Condo shall not exceed 7.0 units per gruss acre.
c. Parcel area. Tile ndnlmum Tract or Sub-Tract area shall be 8.5
acres.
d. Percentage of parcel covera~ze. All buildings, inclnding accessory'
buildings, on any tot shall not coxer more than fifty (50) percent of
the Tract or Sub-Tract area.
e. Setbacks f?om perimeter of Tract or Sub-Tract. All structures shall
be setback a minimam of' 50 i~et from the perimeter of the Tract or
Sub-Tract.
f. But]dina Setbacks fi-om Roads and Driveways All structures shall
be set back a minbnum often (10) i~et from roads and driveways.
g. Carb and gutter. Road, driveways, and parking areas, except those
that serve garages or parking spaces of individaal dwelling units
aud do not provide general circulation within the Cluster Condo,
shall have concrete curbs and gu/rets.
h. Focal Point. A mininmm of 0.75 acres of the required open space
shall be located and positioned to provide a "/bcal point" fbr the
Cluster Condo. Part oftbe focal point sball be "hardscaped" and
have benches and other amenities that accommodate and Ihcilitate
outdonr gatberings. The fbcal point shall be develnped concarrent
with tile first phase of residenliat develop~nent 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 lbcal point
shall be approved by tine Planning Department at the time of site
plan approval.
i. Re~creational Area.. A recreational area pro¥ided in accordance
with II.A.2.
j. Street Trees. SWeet trees shall provided in accordance with
lll.A.3.g.
k. St eeLl=~htin,<. Street lighting shall be provided along each side of
the roads, except where ad:jacent to collector o' after al roads.
Streetlight fixlures, 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
o£site plan approval.
1. Landscaping. Landscaping shall be provided around the perimeter
of all dwelliug units. Landscaping shall comply with the
reqairements of the Zoning Ordinance, Sections 19-516 through
19-518(0. 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
Jane Peterson - REALESTATE-ENV-123 .v9-Southern Land - Final Textual Statem~ 3omm Page
development. A conceptaaI landscaping plan shall be submitted
review and approval in coil}unction with site plan review and approval. A
final landscaping design showing the exact number, spacing, an-angement,
and species of plantings shall be approved by the Planning Department
prior to thc issuance of a bai I ding perm it.
m. Individual Lot Drivewavs and Parking Areas. Individual
driveways and parking area> shall be provided ill accordance with
llkA.3.k.
n. Sidewalks. Sidewalks shall be provided in accordance with
nI.A.3d.
Residential Townhouse ("Townhouses") is deiined as defined as mV dwelling unit
that confbrms to the requh'ements of the Zoning Ordinance for Residential
~[ownhouse (R:I'H) District except that:
a. Densits'. The overall density within each Tract or Sub-Tract
cnntaining Townhouses 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 of units within each
at~ached group or row oftownhouses shall not exceed six (6). The
front yard setback of each townhonse unit need not be varied
provided the design of sucb baildings meets the reqairements
specified iii Section 19-105 of the Zoning Ordinance as de/ermined
by the Planning Department through the subdivision plan review
process.
d. Yards.
(1) Frontyard. Minimum often (10) lbet in depth.
(2) Re~2ryard. Minimmn of twenty (20) feet in depth.
e. Curb and gaiter. Road, driveways, and parking areas, except those
that serve gm-ages or parking spaces of individual dwelling units
and do m)t provide general circaladoa within the Townhouses,
shall have concrete curbs and gutters.
f- Focal Point. A focal point shah be provided in accordance with
IlLA.3.e.
g. Recrealional Area. A recreational area provided ill accordance
with II.A.2.
h. Street_?ees. Street trees shall provided in accordance with
llI,A.3.g.
i. Street l,iahfing. Street trees shall provided in accordance with
lll. A.3.h.
Common Area. Common area shall be provided in accordance
witii Zoning Ordinance Section 19-14(c)(2).
k. l,andscapina. Landscaping shall be provided in accordance with
llI.A.3.i.
8
Jane Peterson - REALESTATE-E~v:123 '~ ~
-v9-Southern Land - Final Textual Statem~ ~,omm Page
I. Individual Lot Drivewgys and Parking Areas. Individual
driveways and parking areas shall be provided in accordance with
llI.A.3.k.
m. Sidewalk~. 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 ProlIbred Condition 4.a.) provided the u.~e conforms to the
requirements of the Zoning Ordinance fbr Residential Multi-Family
(R-MF) Districts except that:
a. The minimmn parcel size shall be 7.0 acres.
b. The maximum number of dwelling units per lloor may' exceed
te~ (10).
c. A recreational area is provided in accord~mce with Ii.A.2.
Single Famils. Residential Uses shall conform/o the requirements oflhe Zoning
Ordinance for Residential (R-12) Districts
Within Tracts tl 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, ConvaI~scent, and Rest
Home Uses.
Any Nursing, Convalescent, or Rest Home Use shall be located ac~iacent to Tract
[, and limited to l'ract 1 only. Such uses shall comply with the standards of
the Zoning Ordinance for Corporate Oll~ce (0-2) Districts in Emerging
Growth Districts. The architectural style shall be compatibIe with
surrounding developmenl in Tract H and I. Compatibility may' be
achieved through the nse of similar building massing, material, scale, or
other architectural fbatnres.
The uses within Tracts A, B, C, D, E. F. G J, alid K shall be limited to those uses
permitted in the Residential (R-t2) District. Such uses shall comply with the
standards of the Zoning Ordinance i'or Residential (R-t2) Districts.
I
5
=\ 0
Z