03SN0288-May26.pdfADDENDUM
May 26, 2004 BS
03SN0288
(AMENDED)
Douglas R. Sowers
Matoaca Magisterial District
Watkins Elementary, Evergreen Elementary, Midlothian Middle
and Midlothian High School Districts
East line of Otterdale Road
REQUEST:
Rezoning from Agricultural (A) and Residential (R-25) to Community Business (C-
3) with Conditional Use to allow residential multi-family and townhouse uses and
Conditional Use Planned Development to permit exceptions to Ordinance
requirements.
PROPOSED LAND USE:
Residential, office and commercial uses with exceptions to Ordinance requirements
are proposed. With approval of this request, a maximum if740 residential dwelling
units would be permitted.
On May 20, 2004, Proffered Condition 4 was amended to address the impact of this development on
each of those units where the majority of the lot is within the agricultural parcel. Prior to this
amendment, the applicant did not address the impact of those units. The proffered condition, as
amended, adequately address the impact of this development on capital facilities in accordance with
the County's policy.
Staff now recommends approval of this request, to include acceptance of amended Proffered
Condition 4. The impact on capital facilities has been adequately addressed. The proposal conforms
to the Plan.
(NOTE: SHOULD THE BOARD WISH TO CONSIDER THESE PROFFERS, THEY MUST
UNANIMOUSLY AGREE TO SUSPEND THEIR PROCEDURES, AS SUCH PROFFERS
WERE SUBMITTED AFTER THE CASE APPEARED IN THE NEWSPAPER.)
Providing a FIRST CHOICE Community Through Excellence in Public Service.
PROFFERED CONDITION
(STAFF) 4.
Cash Proffer. Prior to the time of issuance of a building permit for each new
dwelling unit with the exception of the initial seventeen (17) units where the
majority of the lot is within the existing R-25 parcel, the apPlicant,
subdivider, or its assignee, shall pay to the County of Chesterfield the
following amounts for infrastructure improvements within the service district
for the Property:
For all residential units except those designated as age-restricted units
in accordance with paragraph (b):
i) if payment is made prior to July 1, 2004, $9000; or
ii)
if payment is made after June 30, 2004, the amount approved
by the Board of Supervisors, but not to exceed the $9000 per
dwelling unit as adjusted upward by any increase in the
Marshall and Swift Building Cost Index between July 1,2003
and July 1 of the fiscal year in which the payment is made; or
b)
For all residential units designated for senior housing, the units of
which meet the occupancy requirements for "age 55 or over" housing
as set forth in section 3607 of the Fair Housing Act, 42 USC Sections
3601 et seq., as amended by the Fair Housing Amendments Act of
1988, and of 24 CFR Section 100.304 in effect as of the date of the
rezoning, and which are subject to the occupancy requirement that no
person under 19 shall reside in such unit:
i)
if payment is made prior to July 1, 2004, $4815, to be
allocated among the facility costs as follows: $598 for parks,
$324 for library facilities, $346 for fire stations, and $3547 for
roads; or
ii)
if payment is made after June 30, 2004, the amount approved
by the Board of Supervisors, but not to exceed the $4815 per
dwelling unit as adjusted upward by any increase in the
Marshall and Swift Building Cost Index between July 1, 2003
and July 1 of the fiscal year in which the payment is made, to
be allocated pro-rata among the facility costs as specified in
(b)(i).
If any of the cash proffers are not expended for the purposes
designated by the Capital Improvement Program within fifteen (15)
years from the date of payment, they shall be returned in full to the
payor. Should Chesterfield County impose impact fees at any time
during the life of the development that are applicable to the Property,
2 03SN0288-MAY26-ADDENDUM-BOS
the amount paid in cash proffers shall be in lieu of or credited toward,
but not be in addition to, any impact fees, in a manner determined by
the County. (B & M)
3 03SN0288-MAY26-ADDENDUM_BOS
~*--~. ,~ ~nn~ CPC
May 26, 2004 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN028g
(AMENDED)
Douglas R. Sowers
REQUEST:
Matoaca Magisterial District
· Watkins ElementarY, Evergreen Elementary, Midlothian Middle.
and.Midlothian High School Districts
. East line of Otterdale Road
Rezoning from Agricultural (A) and Residential. (R-25) to Community Business
· (C-3) with Conditional Use to allow residential multi-family and townhouse uses
. and Conditional'Use Planned Development to permit' exceptions to Ordinance
.requirements.
PROPOSED LAND USE:
Residential, 'office and commercial uses with exceptions to-Ordinance
requirements are proposed. With approval of this request, a maximum if .740
residential dwelling units would be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND.APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF THE
PROFFERED CONDITIONS AND PAGES 2 THROUGH 8.
AYES: Messers~ Litton, Bass, Gulley-and Wilson
NAY: Mr. Gecker
STAFF 'RECOMMENDATION
Recommend apprOval subject to the applicant addresSing the impact of this development on
capital facilities. The recommendation:made for the following reasons:
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed zoning ~d~land uses conform to the .Upper'SWift Creek Plan which
suggests the property is appropriate for a mix of regional-scale office,
commercial, light, industrial, townhouse and multi-family developmem as Well as
single family residential use.of 2.0 units per acre or less.
B. ' The proffered conditions ~do not adequately 'address the impacts 'of this
development on necessary capital, facilities, as-omlined .in the ZOning ordinance
and Comprehensixie Plan. Specifically, the needs for 'roads, .Schools,. parks,
libraries and ~fire stations is identified in the-Public Facilities Plan, the
Thoroughfare Plan'and-the. Capital Improvement Program, and the impact of this
developmem'is'discus~edherein. The prOffered cOnditions, do not mitigate the
unpact on capital fadlities, thereby not insuring adequate'service levels are
maintained and protecting-the health, Safety and welfare of County citizens.
(NOTE: ON THE RESIDENTIAL PORTION OF THE-REQ~ST, CONDITIONS MAy BE
IMPOSED OR THE PROPERTY· OWNER MAY PROFFER: CONDITIONS.. ON THE NON-
RESIDENTIAL PORTION OF .THE REQUESTi.THE ONLY. CONDITION THAT MAY BE
IMPOSED IS A BUFFER CONDITION; THE PROPERTY OWNER MAY PROFFER OTHER
CONDITIONS..THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE coMMIssioN. CONDITIONS ~WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY-BY :STAFF. CONDITIONS 'WITH ONLY. A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING CoI~MIsSION.)
CONDITION
(STAFF/CPC) Development. of:the Residential (R-.12). uses (Tract D) shall not exceed a
density of two:(2) units.per acre· (P) '
PROFFERED CONDITIONS ' '
The.property owners and applicant in this rezOning case, pursuant to Section 15.2-2298 of the
Code of Virginia (1950 as amended)and the Zoning Ordinance. of Chesterfield County, for
themselves and'their suCcesSors· or assign.q, prOffer ~ that the development of the property under
consideration-( Property ) will:be developed according to the following proffers .fi, and only if,
the rez,oning'request submitted, here.wl.~'th,is, granted with Only those conditions agreed :to 'by. th~
owners and apPlicant. In .the event:this:request is denied, or approved with conditions not agreed
to by the Owners and applicant, the proffers shall immediately.be null <and void and of nO' further
force or effect.
(STAFF/CPC) 1. Master Plan. The Textual Statemem dated March: 26, 2004, and
the .zOning map prepared by E.D. LewiS& Associates, Inc~, da~ed
March 231, 2004 entitled "Rezoning :Master Plan,':'Matoaea District,
Chesterfield County, Virginia" shall be.considered the.Master plan.
·
2 ' ' 03SN0288-MAY26,BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
Timbering. With the exception of timbering which has been
approved by the Virginia. State Department of Forestry for the
purpose of removing dead or diseased trees, there shall be no
timbering until a land disturbance.permit has been obtained' from
the Environmental Engineering Department and the approved
devices have been installed. (EE)
Public Water and Sewer. The public water and wastewater systems
shall be used. (U)
Cash Proffer. Prior to.the time of issuance of a building permit for
each new dwelling unit with the exceptiOn of the initial (i) eight (8)
units.where the majority of the lot is within the existingA parcel,
and (ii) seventeen (17) units where the-majority of the lot is within
the-existing R-25 parcel, the applicant, subdivider, or its assignee,
shall pay. to. the County of Chesterfield the following amounts for
in~astmcture improvements within the service district for the
Property:
.For all residential units except those designated as age-
restricted-units in accordance with. paragraph (b):
i. if payment is made prior to July 1, 2004, $9000; or
ii.
if payment is made after June 30, 2004, the amount
approved by the Board of Supervisors, but notto
exceed the $9000-per dwelling unit as adjusted
upward by any increase in the Marshall and Swift
Building Cost Index between .July 1, 2003 and July
1 of the fiscal year in which the payment is made; or
be
For all residential' units designated for senior housing, the
units of which meet the occupancy requirements for "age
55 or over" housing, as set forth in section 3607: of the Fair
Housing ACt, 42 USC Sections 3601.et seq., as amendedby
the Fair. Housing Amendments Act of 1988, and of 24 CFR
Section 100~304 in effect as of the date of the rezoning, and
which are subject to the-occupancy requirement that no
person under 19 shall reside in such unit:
if payment is made prior to July 1, 2004, $481.5, to'
be 'allocated-among the facility costs as 'follOws:
$598-for parks, $324 for library facilities, $346 for
'fire stations, and $3547 for roads; or
ii.
if payment-is made atter June. 30, 2004, the amount
approved by the Board-of SUpervisors, but not.to
3 03SN0288-MAY26-BOS
exceed the $4815 per dwelling unit as adjusted
upward bY any increase in. the Marshall and swift
Building Cost Index between July 1, 2003 and July
1 of the fiscal year in which the payment is made, to
be allocated pro-rata among, the' facility costs, as
specified in (b)(i).
If any of the cash proffers are not expended for the purposes
designated by the Capital Improvement. Program within fifteen (I5)
years from the date .of payment, they shall be returned in full to the
payor. Should Chesterfield County impose impact fees at any time
during the life of the-development that are .applicable to the
Property,-the amount paid in cash proffers shall be in lieu of or
credited toward, but not be in addition to, any'impact fees, in a
manner determined by the County. (B&M)
(STAFF/CPC)
(STAFF/CPC)
.-
o
Age-Restricted Units. Age,restricted dwelling, units shall be
grouped on a particular portion of'the Property and shall not ,be
scattered among other residential' dwelling unitS; At the time of
recordation ora subdivision, plat, lots for age-restricted units, shall
be so noted on the 'plat. Any site .plan: for age-restricted dwelling
units shall'also note sUch restrictiOn: (B&M)
Stormwater Runoff Limitation. The'developer shall leave in place
the ,temPorary sediment control.devices and/or, at the election of
the developer, construct new BMPs or combinations and BMPs,
which would achieve a maximum, phosphorus limit of .22 for
residential development, and(ii) a-maximum phosphorus, limit of
.45 for .commercial development, until CheSterfield County has
constructed the do.wnstream regional:BMP into which the
deVelopment will drain pursuant, to the 'UPper Swift Creek Water
Shed Plan. (EE)
(STAFF/CPC)
7~
Phasing of Development. No single family lots shall be recorded
prior to-January 1, 2006, and no :morethan seventy-seven single
family lots.shall be recorded prior to January 1, 2007.' There shall
be no site plan.approved for anyresidential multifamilY units prior
to January I, 2007.. (P)
(STAFF/CPC)
8. ROad ImProvements.
Right :of Way Dedication. In conjunction 'with recordation
of the. initial subdivision plat,-.prior to any site plan
approval, or within sixty. (60)days from' a Written request
by'the county, whichever occurs first, the applicant or his
assignee shall dedicate to the county,, free and unrestricted,
the following rights of way:
4 03SN0288-MAY26-BOS
'b.
A.forty-fiVe (45) foot wide right of way for Old
Hundred Road adjacent to the Property, measured
from the centerline of Old Hundred Road;
ii.
A forty-five (45) foot .wide right of way for
Otterdale Road adjacent to the Property, measured
from the centerline of Otterdale Road;
iii,
Up to a 120-foot wide fight of way ,for a north/south
majOr arterial ("Woolridge Road Extended,)
through the eastern part.of the Property, as.generally
shown on the Rezoning Master Plan. Chesterfield
Department of Transportation (CDOT) shall
approve the exact width and location of this.fight of
way.- The applicant orhis assignee shall Submit to
and receive approval from CDOT. an alignment,
based on VDOT Urban Minor Arterial standards (50
MPH) with sufficient design information to include
preliminary environmental assessment for
Woolridge Road Extended; and '
iv. Rights of way or easements for access (the "Site
Road"), as apprOved by CDOT, from Woolridge
Road EXtended; from Old Hundred Road and if
requested by CDOT frOm Otterdale Road, across the
Property to the Lennon .parCel (Tax ID
7196945885). The 'Site Road right of way width
shall generallybe sixty (60) feet; howeVer, the exact
width andlocation of these rights of way .or
easements-shall be approved by CDOT.
Constmctiom In order to provide-an adequate roadway
system, the applicant or his assignee shall be responsible
for the following road improvemems:
Construction of'a four (4) lane divided facility -for
Woolridge Road Extended, to YDOT Urban Minor
Arterial standards (50 MPH) with modifications
approved by CDOT, frOm Old Hundred through the
Site Road intersection. 'The exact length of this
improvement shallbe approved by CDOT;
ii.
Construction of additional pavemem along
Woolddge Road 'Extended at the Site ROad~Io
provide dual left mm lanes, if warranted as
5 03 SN0288,MAY26-BOS
(STAFF/CPC)
111.
determined by CDOT. The exact length' of this
improvement shall' be approved by CDOT;
Construction of an additional lane of pavement plus
a seven (7)·foot wide unpaved shoulder alOng Old
Hundred Road for the entire Property frontage;
iw
Construction of left and right turn.lanes .at each
approved access to the PrOperty 'along the Site
Road, along Old Hundred Road, along Otterdale
Road, and alOng Woolridge Road Extended,
including the Old Hundred Road/Woolridge Road
Extended intersection, as determined bY CDOT;
Vo
Full cost Of traffic signalization at each approved
access inclUding at the' Site :Road/Old Hundred
Road, Site Road/Woolridge Road. Extended, and
Old Hundred Road/Woolddge-Road Extended
intersections, if warranted as.determined by CDOT;
vii
RelOcation of the ditch along the east side of
Otterdale Road adjacem to the Property, to provide
an adequate shoulder; and
Any rights of way necessary for improvements
specified in Proffered Condition 8.b. In the event
the developer is unable to acquire the right of way
necessary for these road improvements, the
apPlicant or his assignee-may request, in writing, the
county to acquire such right.of way as a public road
improvement. All costs associated ..with. the
acquisition of such right of way shall be borne by
the applicant or his assignee.
Prior to. any site plan or subdivision construction plan
approval., whichever occurs first,, a phasing plan for the
improvements: specified in'Proffered Condition 8.b. shall be
submitted to and approved by CDOT. The approved
phasing plan shall require, among other things, that the
construction of.a four (4) lane divided' Woolridge Road,: as
identified in Proffered Condition 8.b.i., not occur until a
_ nonresidemial use is developed on Parcels B, F.or G: (T)
Phasing. No building permits shall be issued for .'any
nonreSidential uses within ParcelSB, F or G until:
6 03SN0288-MAY26-BOS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
11.
12.
(i)
The following marls have been constructed, as a two (2)
lane facility, as determined by CDOT: a) Woolridge Road.
Extended from Watermill Parkway to Route 288; b) an
east/west major arterial in-the Greensprings Development'
'from.. Otterdale Road to. Woolridge Road Extended,
generally extending through the. parcels identified as Tax
lDs 7166914229 and 7166897889; c) Powhite 'Parkway
Extended from Watermill Parkway to Woolridge Road
Extended; and-d) an east/west.major arterial north of the
Property. from Old Hundred Road to Woolridge Road
Extended generally extending through the parcels identified
as Tax IDs 7167014130, 7207000007' and 7227004002 or
Old Hundred Road is reconstructed to a standard acceptable
to CDOT from the northern boundary of the proposed
Halsey Subdivision to the Otterdale Road intersection; and
(ii)
A traffic impact analySis based On CDOT procedures has
been submitted to and approved by CDOT. The approved
traffic analysis shall establish the maximum density of
development on the.Property, and determine if the applicant
or his assignee shall be responsible for additional roadway
improvements from those identified in Proffered Condition
8.b., as determined by CDOT. (T)
ACcess. Direct access from the Property to Woolddge Road
Extended shall be limited t9 the Site Road generally located at the
southern PropertYline, as generally shown on the Rezoning Master
Plan. Dire, et access from the Property to Old Hundred Road shall
belimitedto the Site Road generally located towards the western
property line, as generally shown on the Rezoning Master Plan.
Prior to any site plan or tentative subdivision plan approval,
whichever occurs first, the applicant or his.assignee shall-submit'to.
CDOT, and receive'its approval.of, a plan for access to the
Property from Wo01ridge 'Road Extended, Old Hundred Road,
Otterdale and the Site Road. Access to the Property shall-conform
to the.approved access Plan. (T)
Access Limitation. No access shall be permitted to or frOm the
Property: (a) to Old Hundred Road between Tax ID 7'186971607
and Tax ID 7176979512; or (b) to Otterdale Road between Tax ID
7166966084 and Tax ID 716.6965665, (T)
Residential Townhonses. All roads 'that accommodate general
traffic circulation through any Part of Parcels F or G that is
developed, for. townhouse use, as determined by CDOT, shall be
designed and constructed to state standards and taken into the' state
system. Setbacks from these public roads shall be: as identified for
7 03SN0288-MAY26-BOS
special-access streets pursuant to Section 19-505(b) of the Zoning
Ordinance. This~ condition may be modified by CDOT if it is
determined that the roads or any part of such roads cannot' be
designated for state acceptance. ''.~For any 'roads which
accommodate general traffic circulation through, the-development
that are not to be a part of the state system; a plan that insures the
continual maintenance of the private, streets shall be submitted to,
and approved by CDOT. (T)
GENERAL INFORMATION
Location:
East line of Otterdale Road, south of-Gamecock Road and south line of Old Hundred.
Road, east of Otterdale Road. ~Tax IDs 716-696'-9418 and 9559; 717~695-0722; 717-696-
1097 and 718-696-7128 (Sheet 9).
Existing Zoning:
A and R-25
Size:
117.8 acres
Existing Land Use:
Vacant'
Adjacent Zoning and Land Use:
· North, East, South and West- A; Single family residential or vacant
UTILITIES
Public Water System:
This site lies within .the outer reaches-of the Water pressure zone governed by the
Huguenot Springs Water Tank. To provide adequate pressure to meet fire flow demands,
extension of an adequately sized: water line l~om the existing twentY four.'(24) inch water
line adjacent to Midlothian Turnpike, approximately three (3)miles north of this site, will-
be necessary. The. Upper Swift Creek Plan recommends use of the public water'system.
Use of the public water system is intended. (Proffered Condition 3)
8 03SN0288-MAY26,BOS
Public Wastewater System:
A sixty (60) inch wastewater trunk, line extends 'along the north side of Genito Road,
adjacent to the Swift Creek ReservOir, approximately two (2) miles southeast of this site,
The request site is within the service area 'of the Tomahawk Creek basin. Extension of an
adequately sized wastewater trunk line along .Tomahawk Creek from the siXty (60) inch
trunkline to the request site ~will be necessary to provide public wastewater service. The
Upper Swift Creek Plan recommendsuse of public wastewater system. Use of the public
wastewater system is. intended, (Proffered' Condition 3)
ENVIRONMENTAL
Drainage and Erosion:
Currently, there are no.on- or off-site drainage or erosion problems with none anticipated
after development. The propertyis heavily wooded and should not be timbered without
first obtaining a land disturbance :permit. This will 'insure that adequate-erosion control
measures are in place priOr to any land disturbance. (PrOffered Condition 2)
Water Quality:
The property is located in the Upper Swift Creek Reservoir. Watershed. Participation in
the Upper Swift Creek-RegiOnal Stormwater Ma-qter' Plan is-required with payment of a
prO-rata construction fee. atid.a fee per residential unit for Best Management Practice
(BMP) maintenance. Riparian Corridor Management/NRPA BMPs are' located.on the
property,, as graphically depicted on the Geographic .Information System. These areas
prOhibit disturbance of.the natural' vegetation within the 100-year floodplain' except as
permitted by Ordinance.. . _ '
To address concerns of.the Planning Commission and area citizens, the applicant has
agreed .to maintain sediment, basins or. 'construct .neW BMPs, Or a combinatiOn thereof,.
. until downstream regional BMPs-have been constmcted; (PrOffered Condition 6)
PUBLIC FACILITIES
The need 'for' fire,-school, library, park'.and transportation facilities is identified in the Public
Facilities Plan; the Thoroughfare Plan and the Capital Improvement Program. The residential
portion ofthis development will have an impact on these facilities.
Fire ServiCe:
The Public Facilities Plan indicates that emergency services calls are expected to increase
forty-five (45) percent by 2015, Eight (8) new'fire/rescue stations are recommended for
construction by 2015 in the Plan, Based on 74Odwelling units, this reqUest will generate
approximately 190 calls for fire'and emergency medical Se~ces each yeari The applicant
has not fully addressed the impact:on fire service. (Proffered Condition 4)
9 03SN0288.MAY26-BOS
The Waterford Fire/Rescue station, Company Number 16, currently provides fire
protection and emergency medical service. When the property, is developed, the number
of hydrants, quantity of water needed for fire protection and access requirements will be
evaluated during the plans review process.
Schools:
Approximately 392 new students will be generated by this development. The site
currently lies in the Watkin.q Elementary School attendance zone: capacity -..752,
enrollment- 855; however, is proposed to attend Evergreen Elementary; capacity- 878,
enrollment- 802; Midlothian Middle School zone: .capacity- .1,331, enrollment-. 1,399;
-and Midlothian High School zone: capacity- 1,568, enrollment - 1,600.
There are currently eight (8)trailers at Watkins Elementary; four (4) trailers at Evergreen
Elementary; five (5) trailers at Midlothian Middle; and five (5) at Midlothian High.
The students generated by this development would create Significant enrollment increases
at the elementary, middle and high school levels. The elementary schools wilI Continue to
experience significant enrollment increases even if the redistricting proposal is approVed
bythe School Board.- The applicant has' not agreed.to fully participate in the cost of
providing for area schOol needs. (Proffered Condition 4)
Libraries:
ConSistent with'the Board of Supervisors' Policy,, the impact of:development on library
services is assessed Countyrwide. Based on projected population growth, the-Public
Facilities Plan identified' a need for additional library space throughout the County. Even
if the facility improvements that have been made since the Plan was published are taken
into account, there is still .an unmet need for additional library space throughout the
County. -
Development of the property noted in this case would most likely affect the eXisting
Midlothian Library or the proposed new Powhite/Genito branch. The Plan indicates .a
need for additional library space in this area by 201'5. The applicant has not agreed to
fully participate in the cost. of proViding for area library needs. (Proffered Condition 4)
.Parks and Recreation:
The Public Facilities Plan identifies the need for four (4) .new regional parks. In addition,
there is. currently a shortage of-community park acreage in the County. The Public
Facilities. Plan identifies a need for 625 acres of regional park space and 116' acres of
community park space by 2015. The Plan also identifies the need for neighborhood parks
and special purpose parks and makes suggestionS for their, locationS.
10 03SN0288-MAY26-BOS
The applicant has not offered measures to adequately assist in addressing the impact of
this proposed development on Parks and .Recreation facilities. (Proffered Condition 4)
TranSp°rtation:
The property (117.8 aCres) is.currently zoned Agricultural (A). The applicant has
submitted a plan ("Rezoning Master Plan") that subdivides the property 'into seven (7)
tracts; Tracts A through G. Tracts A, B and.F, which total 47.1' acres, could be developed
for retail .uses. Tracts C and G, totaling 7.4 acres, could be developed 'for office uses.
Tracts F and G could also be developed for residential uses. Tract'Dj consisting of thirty-
five (35) acres, will be developed for.single family, and Tract:E, consisting of twenty-
eight'. (28). acres, will be developed for apartments. This request will not limit
· development, of Tracts A, B, C, F or G to a.specific land use; therefore, it is difficult, to
anticipate, traffic generation~ 'Bascd on single family, ~apartment, general office and
shopping center trip rates, develOpment could generate apProXimately-22,500-average
daily trips.
These 'vehicles will be distributed along Otterdale Road and Old Hundred. Road, which
had-2003 traffic counts of.l;090 and 7,067 .vehicles per day, respectively: SectiOns of
Otterdale Road have nineteen (!9) to twenty (20) foot wide pavement'with no shoulders.
Sections of'Old HUndred Road, east of'Otterdale: Road -hav~ twenty-°ne (21) t° twenty-
two (22) foot wide pavement with.no shoulders, and west of Otterdale have eighteen (18)
to nineteen (19) foot wide pavement with no-shoulders. 'Old HUndred Road and Otterdale
Road have fixed objects adjacent' to' the edge of the pavement, and SubStandard vertical
.and horiZontal alignments. The capacity-of these roadsis acceptable (Level of Service B'.
and D, respectively) for the VOlume. of traffic they currently carry.
The Thoroughfare Plan identifies 'the extension.of W0olridge Road, as a major arterial
-witha recommended fight ofwaY width of ninety (90) feet,from Genito Road to Route
288. Otterdale Road currently.serves.as the major nOrth/south'road for this part'of the
'County. Due to its current condition, reconstructing Otterdale' Road to handle increased
traffic will be very costly. Once: the prOPosed Woolridge Road Extended from Genito
Road to Ronte '288 and the proposed east/west ma)or arterial; 'located south of Powhite .
Parkway Extended, from Otterdale Road to Woolridge :ROad EXtended are constructed,
they could better handle nortlff$Outh· travel. In order'to avoid, major reconstruction of
sections".of Otterdale Road and eliminate bridging Otterdale Road for Powhite Parkway
Extended, Staff recommends that cul-de-sacs be constructed 'on Otterdale Road-at
Powhite Parkway Extended. TheSe .cul-de-sacs. are anticipated to'be provided when
Powhite Parkway Extended is constructed; In shifting the traffic from. Otterdale Road to
WOolridge Road Extended~ it is 'anticipated that Woolridge. Road Extended fromthe
East/West Arterial to Route 288 .mayneed 'to be a six: (6).lane facility; ~ therefore, the
recommended fight of way width on this section of road Should'be'increased frOm ninety
(90) to 120 feet. The recommendations'in this report anticipate .cul,de-sacs on Otterdale
Road.. Staff will recommend, these same changes 'to.-the Thoroughfare Plan,-with
upcoming Comprehensive Plan amendments.
11 03SN0288-MAY26-BOS.
The alignment for the proposed Woolridge Road Extended from PoWhite Parkway
Extended as it extends north of .Old Hun&ed Road could be affected by the crossing of
Tomahawk Creek. The-applicant.has proffered to submit a plan, with sufficient design
information to include preliminary environmental assessment, for .the Transportation
Department's review and approval, showing an ali,%mment for the proposed WoOlridge
Road Extended. The approved plan could show all or a segment of Woolridge Road
Extended across the eastern part of the subject property. Any right.of way for Woolridge
Road Extended that does not cross the subject property would extend onto the adjacent
parcel to the southeast (i.e., the ~eunon parcel)..The applicant has proffered to dedicate
up to a 120-foot wide right of way across the subject' property for Woolridge Road
Extended: (Proffered Conditions 8.a:iii.) -
The Thoroughfare Plan identifies Old hun&ed Road and Otterdale Road as major
arterials with recommended, right of way widths of ninety (90) feet. The applicant has
profferedto dedieateforty-five (45) feet of fight of way, measured from the eenterlineof
those roads, in accordance with that Plan (Proffered ConditiOns. 8.a.i. and ii,). The
applicant has also proffered to dedicate stub road rights of way or easements (the "Site
Road") from Woolfidge Road. Extended, Old Hun&ed Road and if requested from'
Otterdale Road across the subject property to provide access to the Lennon parcel
(Proffered Condition 8.a. iv.). A limited access interchange is proposed for the Woolridge
Road Extended/Powhite Parkway intersection. The Site Roads that will extend through
the subject property will serve'as the only access for development of that part of the
Leunon parcel in the northWest quadrant of that future interchange.
Access to major arterials, such as Woolridge Road Extended and. Old Hundred Road,
should be controlled. The applicant has proffered, that direct access to Woolridge Road
Extended will be limited to the one (1) site Road located at.the southern property line,
and to Old Hun&ed Road Will be limited to the one (1) Site Road located towards the
western property line (Proffered Condition 10). Proffered COndition 10 also requires that
an access plan be submitted, for Transportation Department'S review and approval, which
shows access from the 'property-to the. Woolridge Road Extended, Old Hun&ed..Road,
Otterdale Road and the Site-Roads: Access for the property will be based on the proffered
condition regarding access limitation to Woolridge Road Extended .and Old Hun&ed
Road, and the'approved access plan. To ad&ess neighborhood concerns,' the applicant' has
also proffered that no-access will be provided' from the property to. Old Hun&ed Road. or
Otterdale Road through the parts .of the property that :-are.approximately fifty.(50) foot
wide and that extend through thelots that front each roadway, i (proffered Condition 11)
This.request will allow develoPment of townhonses in Tracts F and G. Staff recommends
that all of the main streets that serve the townhonse units-be accepted into the State
Highway System. Having these' streets accepted into. th6 State .Highway SysteTM will
insure their long-term maintenance. The applicant has :proffered that all streets, Which
accommodate general traffic circulation, will be designed and constructed to State (i~e.,
the-Virginia Department of Transportation) Standards and taken~ into the State System
(Proffered Condition 12)~ The condition allows staff to approve private streets within-the
'townhonse development, if it-is determined that they cannot be designed to State
12 03SN0288-MAy26-BOS
standards: If staff approves any.private streets, the proffered condition also requires the
developer to provide a plan for their continual maintenance. .
The traffic impact.of this development must be addressed. The applicant has proffered to:
1) construct a four (4) lane diVided facility for 'Woolridge Road Emended from Old
Hundred, south through the"Site Road intersection; 2) construct additional pavement
along WoOlridge Road Extended:at the Site Road intersection .to proVide'dual left mm
lanes, if warranted; 3) construct an additional lane of pavement plus a seven (7).foot Wide
unpaved shoulder along the South side of Old Hundred Road for the entire .property.
frontage; 4) construct left and right tumlanes at each apprOVed access to the property
along the Site Road, along. 'Old Hundred Road, along Otterdale ROad, and along
Woolridge Road Extended, including the Old Hundred Road/Woolridge Road Extended
-intersection; 5) provide full cOst of traffic signalization~at eaCh: approved access including
at the Site Road/Old Hundred-Road, Site Road/Woolridge Road"Extended, and Old
Hundred Road/Woolridge ROad Emendedintersections, if-warranted;and 6) relocate the
ditch along the east side of Otterdale Road adjacent to the property to provide an adequate
shoulder. (Proffered: Conditi°n 82b.)
Constructing these road improvements may require the. developer to acquire some "off-
site" right of way. According to Proffered Condition 8.b.vii,, :if the developer is unable' to
acquire the off-site right of way for any rOad improvement, 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. (Proffered Condition 8~b.vii.)
The applicant has'proffered to contribute some cash, towards mitigating the traffic impact
of the residential development (proffered Condition 4).. The proffer does not mitigate the
total impact of this-development; 'therefore, the' Transportation .Department cannot
support this request. As development continues in this part of the County, traffic volumes
on area roads will substantially increase. Cash Proffers alone:Will not cover thecost.Ofthe
improvements needed to ~accommodate the 'traffic "increases. No road imProvement
projects in this part of the .County are included in.-the'-SeCondatw Road six-Year
Improvement Plan
The applicant has also Proffered to restrict development of any nonresidential uses on
Tracts B, F.and {3, until Certain.roads are constructed/reconstructed and a :traffic analysis '
is reviewed and apProved by the~TransP°rtation DeP~ent .(Proffered Condition 9).
Based on general office and shopping center trip'rateS, ..deVelopment of nonresidential
uses on Tracts B, F and G could generate.approximately 17;000:average daily trips, Area
roads cannot handle this VOlume of traffic.. Proffered Condition 9 requires that no '
nonresidential development will occur' on Tracts ~B, Fand {3 until; 1) tWo (2) lane
-faCilities 'for Woolridge Road'.Extended from Watermill Parkway-to Route 288, for' the.
proposed east/west maj0r arterial in the Greenspring 'Development'from Otterdale Road
to Woolridge Road Emended, . for Powhite Parkway Emended frOm Watermitl Parkway to
Woolridge. Road Emended, and for the proposed east/west: major arterial north of.the
property fr°m Old Hundred Road to Woolridge Road.Emended are constructed. As an
alternative to the proposed.' eaSt/west major arterial loeated~ north~of the property-being
13 03 SN0288-MAY26~BOS
constructed, the section of Old Hundred Road from the northern boundary of the
proposed Halsey Subdivision to the Otterdale Road intersection could be reconstructed;
and 2) a traffic impact :analysis is approved establishing the maximum density of
development on the prope~ and determining if additional roadway improvements,
above those improvements already proffered, will:be required. The approved traffic
analysis will be based on a twenty (20) year projection of the local traffic plus traffic
volumes from anticipated development of adjacent parcels; especially incorporating
development of the Lennon parcel with similar land uses and densities proposed at that
time'for Tract B of the subject property,
At time of tentative subdivision or site plan review, specific recommendations will :be
provided regarding, among other things, the location· of WOolridge Road Extended,
access and the internal street network.
Financial Impact on Capital Facilities:
· ' . ' " . 'PER UNIT
'Potential Number of New Dwelling 434* ' 1.00
· Units .
Population Increase 1,180.48 ~ ~2.72
Number of New Students .' . · ' '.
Elementary . 104.16 0.24
'Middle'
' 56,42 - · 0.13
High ~ ' 73.78 ' ' . 0.17
TOTAL' · ' 234.36 . · ·0.54
Net Cost for.. Schools · ' 2,103,598 4,847
Net Cost fOr Parks ' · 300,762 :" .693
Net Cost for.Libraries . 162,750 ' ~ · 375
Net Cost for Fire'Stations . 174,034 ' 401
Average Net Cost·for Roads .. ' 1,783,306" ... 4,1·09
'TOTALNET.COST ' " 'l 4,524,4501 . · 10,425
* Based on average actual densities of 1.86'units per acre for the R-12 and 8.07 units per acre for
the RMF,'reduced:by seventeen (17) units permitted on the existing R-25. The actual number of
units and corresponding impacts may-vary,
As noted, this proposed deVelopment would have an impact on capital facilities, staff-has
calculated the fiscal impact of every new dwelling unit on schools, rOads, Parks, libraries and fire
stations at $10,425 per unit. The applicant has been advised that a maximum proffer of $9,000
14 03SN0288-MAY26-BOS
per unit would defray the cost of the capital facilities necessitated by this proposed develOpment.
The applicants 'have been further advised that. a maximum proffer, of'$4;815 per unit woUld
defray the coSt of capital facilities necessitated by development of the age,restricted portion of
the proposed development, as.it will not have an increased impact on school facilities.
The applicant has'offered cash to assist in defraying the cOst of this proposed zoning on sUch
capital facilities (Proffered Conditioni4). The Commission and.B°ard ShoUld note howeVer, that
the applicant has proffered cashto address the impact of this development on capital facilities for
each unit in excess of seventeen (17) units within the existing R25 parcel andin excess of eight
(8) units Within the agricUlturally-zoned:.parcel~ The aPplicant has not proffered cash to address
the impact of eight (8) of the units in the agricultural parcel or seventeen (1_7) of the units in the
R-25 parcel..Based on the Board's PoliCY, staff supports-the seventeen (17) unit credit, however
past practice has not typicallyreco~ized such Credits on agricUltural property. Staff recommends
that the applicant fully address the impact of the'development of the eight (8) remaining units.
Note that circumstances relevant to this-case, as presented by the applicant, have. been reviewed
and it has been determined that it is aPPropriate to accept the maximum cash proffer in this Case.
· The Planning Commission and the Board of' Supervisors, through their 'consideration of this
request, may determine that there are unique circumstances relative to 'this case that may justify
acceptance-of proffers as offered. '
LAND USE
Comprehensive Plan:
Lies within the boundaries of theUpper Swift creek Plan which suggests the property, is
appropriate for regional scale office or commercial-development within proximity of the
future Powhite parkway/NorthWoolridge Road interchange, transitioning to residential
development of two (2)-units per acre-or less.along the nOrthwestern edges of 'this
regiOnal 'office/commercial node adjacent_to Otterdale and Old Hundred Roads.
Area Development Trends:
The property is located at the northwestern edge of a regional mixed use land use node
focused around the future interchange of P0white '- ParkWay :and North Woolridge Road.
Properties south and east of this-proposed interchange are currently zoned for a mix of
residential, office and commercial uses as part of the~original Greensprial g project.
Property south of the subject: parcel '-and :located .at-. _'the .'nOrthwest. quadrant of this
proposed interchange is zoned Agricultural (A)" and ' remains vacant. Surrounding
properties along and across Otterdale and. Old' Hundred Roads are currently zoned
AgricUltural (A) and .are OcCUpied by single family dwellings .or are vacant. It is
anticipated that properties .directly-surrounding this future interchange Will develop ..as
commercial, office and high :density residential uses,., transiti0ning to single family
residential uses at'the edges.
15 03SN0288-MAY26-BOS
Zoning History:
On November 24, 1976, the Board of'Supervisors, upon a favorable recommendation of
the Planning Commission, approved a rezoning of 12.7 acres from Agricultural (A) to
Residential (R-25) (Case 768171). This area is included within, the boundaries of the
· subject tract.
Site Design:
The'Master Plan divides the property into', several tracts of land (Textual Statement).
Tracts A, B and C are proposed for non-residential uses, Tracts D and E for residential
uses and Tracts F and G permit a combination of residential and non-residential uses.
Tract boundaries may be enlarged or reduced by a-maximum of ten (10) percent,
however, Residential (R~12) uses are limited to a maximum of. thirty (30) percent of the
project area or thirty-five (35)acres as part.of a Conditional Use Planned Development. It
shOuld be noted that the Zoning Ordinance will 'require submission of an overall
schematic plan for the entire project prior to any site or. tentative subdivision plan
approval.
Commercial: (Tracts A and B)
Within Tract A, uses Would be limited to thOse permitted by right or with restrictions. in
the Convenience Business: (C-l) District. Community Business (C-3) uses would be
permitted 'within Tract B. Such uses would be deVeloped-in, accordance with the
Emerging Growth District requirements'of the Ordinance which address access, parking,
landscaping, architectural treatment, setbacks, signs, buffers, utilities, pedestrian access
and screening of dumpsters and loading areas.
Office: (Tracts C and G)
Uses would be limited to those permitted by right or with restrictions in the Corporate
Office (0-2) District, except.for public and private 'schools, fire stations, rescue squads
and golf courses which are uses not permitted within the underlying Community Business
(C-3) District. Such uses would be developed in accordance with the'Emerging Growth
District requirements of the Ordinance.
Single Family.Residential: .(Tract D)
Single family residential uses would be required to be developed in accordance with
Zoning Ordinance requirements for. Residential' (Rq2) Districts; Proffered conditions
limit the density of the'development to two (2) units per acre yielding a maximum of
.seventy (70) lots (Condition), The minimum lot size would be 12,000 square feet.
16 03SN0288-MAY26-BOS
Townhouse: (Tracts F and G)
Townhouse uses would be required to be developed in accordance with Ordinance
requirements for such development within 'Community BuSineSs (C'3) DistriCts except
for maximum gross acreage requirements and coordination of eoustmction phasing With
non-residential uses. The maximum density would be eight (8) units per acre.
MultiFamily~ (Tracts D, F and G)
MUlfifamily uses would be'-required to be developed-in accordance with Ordinance
requirements for such development-within i Community Business (C-3)Districts except
for maximum gross acreage requirements and' COordination of construction phasing with
non-residential uses. Themaximum density would be fourteen(14) units per acre.
Buffers and Screening:
With the approval of this request,-outside storage would be permitted as. a restricted use
within Tract B as. well-as Tra~et F, if developed-fOr commercial, uses.: Outside storage
areas~ must. be screened from view of adjacent properties_that have .no such areas and
public rights of way. · -
Property west of and adjacent:to' Tract C is zoned. Agricultural (A) and is occupied by a
single: family residence. The'Ordinance would not require :a buffer 'adjacent to this. A
parcel. Properties to the southadjacem to TraCtS'B, E; F and_G are zoned Agricultural
(A) and are currently'vacant. These properties:are designated within the UPper, Swift
Creek Plan for a mix of region,al-scale commercial office and ;high density residential -..
uses. As 'such, the .Ordinance would not require a buffer adjacent to these A parcels.:
Phasing: .... .
In response to concerns expressed by the.Matoaca District C0mmissioner relative to the
impaCt of the development on area.roads and schOols, a prOffered:condition was
sul~mitted for the phas"mg of the residential PortiOn of the develoPment. Ultimate b~d
out'wil1 not occur beforejan~1i 2007. ~offered Condition 7)
CONCLUSIONS
The proposed'Zoning and land uses cOnform.to the Upper. Swift. Creek..Plan which suggests, the
property_ .~s ap, p. ropnate fOr a mixofregio~-scaleoffice, commerciali light industrial,~ to~vnhoUSe
and multffamilydevelopmem as Well.~.'S~gle fanfily residential :use of Z0 units per acre or l%S~·
However, the proffered conditiOns:do not.adequately address' the impaCt oft his develoPmemOn
necessary capital., facilities, as outlined_ in the 'Zoning Ordinance and Comprehensive. Plan,
Specifically, the need for transportations. SChools, parks, libraries and fire statiOn is idenfified~iin
the County's adopted Public ..Facilities Plan, Thoroughfare-'Plan and .Capital Improvement
Program and the.impact of this'development is discussed herein..The proffered conditions do not
17 03 SN0288-MAY26BOS
fully mitigate the impact on capital facilities, thereby not insuring that adequate service levels are
maintained as necessary to protect the health, safety and welfare of County citizens.
Given these considerations, approval of this request is recommended, subject to addressing-
impacts on capital facilities and concerns, as discussed herein.
CASE HISTORY
· Planning Commission Meeting (7/15/03):
At the request of the applicant, the Commission deferred this case.to October 21, 2003.
Staff (7/1.6/03):
The applicant was advised in writing that any significant new or revised information
should.be submitted no later than August 18~ 2003, for consideration at the Commission's
October public hearing; Also, the applicant was advised that a $250.00 deferral fee must
be paid prior to the Commission's October public hearing.
Staff'(10/2/03):
To date, no new information has been received nor has ~the $250.00 deferral fee been
paid.
Applicant (10/15/03):
The deferral fee was paid.
Planning Commission Meeting (10/21/03):
At the' request of the applicant, the Commission deferred this case to January
20, 2004.
Staff (10/22/03):
The applicant. . was advised in writing that any.significant new or revised information
should be submitted no later than November 17,-2003, for'consideration at the
Commission's January 20,'2004, public hearing. The applicant was also advised that a
$250.00 deferral fee was'dUe.
18 03SN0288-MAY26-BOS
Applicant (11/07/03):
The deferral fee was paid.
Applicant (1/5/04):
Revised'proffered conditions, TeXtual. Statement and Master Plan were submitted.
Planning 'Commission Meeting ('1/20/04)!
At the'request-of the applicant, the Commission.deferred this case to March 16, 2004:
Staff (1/21/04):
The applicant was advised in writing that any significant new or revised, informatiOn
shoUld be submitted, no later"than January 26~ 2004,' fOr. consideration at the
Commission's March 16, 2004, public hearing.- The applicant.was also advised that a
$250.00 deferral fee was'due.
Applicant (1/30/04):
The deferral fee was Paid.
Applicant (2/2/04, 2/18/04 and 2/20/04):
Additional' information was submitted to the Transportation Department.
Applicant (3/10/04):
Amended proffered conditions and textual statement were Submitted2
Planning Commission Meeting (3/16/04):
On'their own motion, the Commission deferred this .case-to April 20, 2004.
19
03.SN0288-MAY26-BOS
Staff (3/17/04):
The applicant was advised in writing that any significant new or revised information
should be submitted, no later than March 22, '2004, for consideration at the Commission's
April 20, 2004, public hearing.
Applicant (3/17/04):
The application was mended to include a Conditional USe to permit a residential
townhouse development.:
Applicant (3/26/04, 3/30/04 and 4/16/04):
Revised proffered conditions and textual statement were submitted.
Planning Commission Meeting (4/20/04):.
The applicant did not accept staff's recommendation'but accepted the Commission's
recommendation. There was opposition present. Concerns were expressed relative to the
request not fully mitigating the development' s . impacts ..on capital facilities and the rapid
development inthe general area of-the request.
Mr.-Gecker noted that the CaSh Proffer Policy was determined by' the Board and that it
was 'not the Commission's position to negotiate the terms Of the policy.
On motion of Mr. Bass, seconded by.Mr. Litton, the Commission recommended approval
-of this request subject, to. the condition and acceptance of the.proffered conditions on
pages 2' through 8.
AYES: Messrs. Litton, Bass, Gulley and Wilson
NAY: Mr. Gecker
The Board. of Supervisors, on Wednesday, May 26, 2004,:beginning 'at 7:00 p.m., will take under
consideration this request.
20 03 SN0288-MAY26~BOS
SecOnd Amended..TeXtua! Statemer~t
1. The Zoning/VIappreparedby E.D. Lewis & Associates, Inc., dated March 23,
2004 entitled "Rezoming Master Plan, Matoacoa District, Ches~er~eld
County, V~rgima",. shallbethe Mas~er Plan for the subject property
(~Property"), provided that the ama of each parcel shown thereon may be
enlarged or contracted by not more than ten (10)'percent of its area, with
corresl~ondiug adjustments to the. a~sa of adjacent paresis, and provided that
these parcels generally:main~, their xelat~onship with each other and with
adjacent properties.' Aplan fox' any such parcel adjustment shah.be
submitted to the Plann~,~g Department for review and approval.
2. The permitted uses,' requ/rements~ and stan_dzrds pex~nitted on various
parcels shown on the Master Plan shall be' az follows:
a. parcel A: Uses permitted in Parcel A.shall be restricted~ to those, uses
permitted by righ¢ or with restrictions in the'-Convenience.
BUsiness(C.I) District.
b. Parcel B: Uses permitted in Parcel B shall be ~estricted to .those uses
!0ermitted'by figh~ or with r~st~ic, fions in the Community
BusinesS:(O,S) District except that residential'multi~-~ily
and townhouses shall not be permitted.
c. l~arcel C: Uses permitted in Parcel C shall be restricted to those uses
· permitte~l.-by, fight or withrestriCtions in the corporate
Office (O.2) D/s~c~, excevt for' i(i).Scho01s/colle~es~ public
private, (ii) fire stations and'rescue squads, and (iii) g0tf
d. Parcel D: Uses-permitted in ParceI. D shallbe restricted to those uses
permitted by right or with restrictions in the Residential
12) Di'et~ict, subject ~o the requirements of the Zoning
ordin~ce 'for the 1L12 District.
e. l~arcel E: Uses permitted in l~arcel E shall be restricted to those uses
permitted by right or with restriCtions, in the Multifamfly
Residential (R.MF) D~trict;-subject to.the requirements of
the z0nin¢-ordinauce for the R-l~F'Distr/ct, except as
°~tlined:~ Section.19:159(j)(1)
Parcel 1~: Uses~:p.exmitted.i~.ParceI F shal~be restricted re chose uses
permitted by right-or with restrictions in the Community
:Business. (C.3) District, sub~ect .to the requ/mements of the
zorhngOrdins~co for the C-3 District, excep~ as outlir/edin
SeCtion 19-159(j)(1) anct (2)a,- '
g. l~a~Zel G: Uses permitted in' Parcel O shall be restricted to those uses
permi~tedby right or with zestrictione ~he C0~porate .Office
(0-2) D~trict, subject to the requirements0f the
ozdiuauce for the' 0-2 Di~tzict, a~cept tb~ (i) schools/co~e~s,
and p~vate, (~) ~ .s~ ~d rescue sq~ds, and
go, courses. A~t~ou~ uses p~mi~d im Par~l G sh~
be those u~s pe~i2ed by right O~ ~th' ~s~ons ~ the (i)
M~tifam~2- Residenti~ ~ Di~i~, subje~ to the
req~ements of the zo~ng or~.~ ~r the R-MF Diuril,
ex'pt ~ oUt. ed ~ Sect~n I9-t59~)(1) ~d (2)a, ~d (ii)
~sidenti~-To~o~e ~-TH) Distil, sub~e~ ~ th~
~eq~emen~s of the zoning, or~n~ce for the ~TH Dist~ct.
excep~ as-ou~ned ~ Section 19-159~)(1) an~ (2)a.
March 26, 2004
#~1~26 v~ 017g.92.0'~109
600'
GRAPHIC SCALE
o 300'. 600'
scALE: 1' = 600'
1200'
RBZQNIHd MASl'BR PLAN
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