18SN0728
CASE NUMBER: 18SN0728 (AMENDED)
APPLICANT: Jack R. Wilson, III, PLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
ADDENDUM
Board of Supervisors (BOS) Hearing:
March 13, 2019
BOSTime Remaining:
365 DAYS
Contact:
JACK R WILSON (804-425-9474)
Planning Department Case Manager:
72.7 Acres 6800 Dales Pony Drive
DARLA ORR (804-717-6533)
GREENWICH WALK
REQUEST
(AMENDED) Amendment of zoning approval (Case 16SN0691) relative to cash proffers in a
Multifamily Residential (R-MF) District. Specifically, amendment to Proffered Condition 4 is
planned to delete road cash proffer payments.
Notes:
A. Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions and approved zoning conditions are located in Attachments 1 and 2
SUMMARY
An age restricted multi-family condominium development (Greenwich Walk) with attached and
detached dwelling units is under construction. Existing zoning permits a maximum of 450
dwelling units, 411 of which are included in this request.
The current cash proffer payment on the remaining units to be constructed is $2,914 for attached
units or $4,324 for detached units, all units are age-restricted.
With deletion of the road cash proffer, as proposed with this case, the applicant offers that the
traffic impacts of the development have been adequately addressed by the completion of Village
Square Parkway and the future improvements to the Otterdale Road curve. The Village Square
Parkway road improvements are valued at $2,013,115. To provide a more like comparison of the
value of the proposed improvements versus total value of the outstanding cash proffers, staff has
converted the string of projected, future payments into current dollars. Therefore, the maximum
potential calculated total (based on $4,324 per unit) of $1,777,164 is valued at $1,103,801 in
current dollars. This analysis assumes all units are developed as detached units, for any other
combination the amount to potentially collect would be reduced. Further analysis on the
improvements may be found in the Transportation section of this report
Existing conditions (summarized on page 6) would result in a development comparable in quality
to that of the surrounding area.
Providing a FIRST CHOICE community through excellence in public service
ADDENDUM
The purpose of this Addendum is to correct a typographical error in the approval date for Case
16SN0691 in the Zoning History.
The approval date for Case 16SN0691 was April 2017, not April 2016 as provided in the Zoning
Staff continues to recommend approval as outlined below.
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
Quality design and architecture required by existing zoning conditions
provide for a convenient, attractive, and harmonious community
STAFF
comparable in quality to the surrounding area.
TRANSPORTATION APPROVAL
sed by providing road
improvements.
18SN0728-2019MAR13-BOS-ADD
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CASE NUMBER: 18SN0728 (AMENDED)
APPLICANT: Jack R. Wilson, III, PLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
March 13, 2019
BOSTime Remaining:
365 DAYS
Contact:
JACK R WILSON (804-425-9474)
Planning Department Case Manager:
72.7 Acres 6800 Dales Pony Drive
DARLA ORR (804-717-6533)
GREENWICH WALK
REQUEST
(AMENDED) Amendment of zoning approval (Case 16SN0691) relative to cash proffers in a
Multifamily Residential (R-MF) District. Specifically, amendment to Proffered Condition 4 is
planned to delete road cash proffer payments.
Notes:
A. Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions and approved zoning conditions are located in Attachments 1 and 2
SUMMARY
An age restricted multi-family condominium development (Greenwich Walk) with attached and
detached dwelling units is under construction. Existing zoning permits a maximum of 450
dwelling units, 411 of which are included in this request.
The current cash proffer payment on the remaining units to be constructed is $2,914 for attached
units or $4,324 for detached units, all units are age-restricted.
With deletion of the road cash proffer, as proposed with this case, the applicant offers that the
traffic impacts of the development have been adequately addressed by the completion of Village
Square Parkway and the future improvements to the Otterdale Road curve. The Village Square
Parkway road improvements are valued at $2,013,115. To provide a more like comparison of the
value of the proposed improvements versus total value of the outstanding cash proffers, staff has
converted the string of projected, future payments into current dollars. Therefore, the maximum
potential calculated total (based on $4,324 per unit) of $1,777,164 is valued at $1,103,801 in
current dollars. This analysis assumes all units are developed as detached units, for any other
combination the amount to potentially collect would be reduced. Further analysis on the
improvements may be found in the Transportation section of this report
Existing conditions (summarized on page 6) would result in a development comparable in quality
to that of the surrounding area.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
Quality design and architecture required by existing zoning conditions
provide for a convenient, attractive, and harmonious community
STAFF
comparable in quality to the surrounding area.
TRANSPORTATION APPROVAL
improvements.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new library in the vicinity of
Otterdale Road and Hull Street Road to address service gap and
LIBRARIES demand issues related to increases in population anticipated in this
area of the county. Land for expansion or replacement of this facility
or new facility has not been acquired.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Grange Hall Elementary
School be revitalized or replaced post 2020. The tƌğƓ also recommends
a new elementary school in the vicinity of Hull Street and Otterdale
Roads, east of Skinquarter Road and south of Duval Road, a new
SCHOOLS middle school in the vicinity of Hull Street and Otterdale Roads, and a
new high school in the vicinity of Genito and Otterdale Roads
northwest of Swift Creek Reservoir. At this time, a budget has not been
developed for the acquisition of land or construction of these school
facilities as recommended in the tƌğƓ.
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Comprehensive Plan
Classification: MEDIUM-HIGH DENSITY RESIDENTIAL
The designation suggests the property is appropriate for residential use of a minimum of 4.0 to 8.0
dwellings per acre.
Surrounding Land Uses and Development
Village Square Pkwy
Single family residential
in Foxcreek
Cosby High School
Otterdale Road
Single family residential
in Magnolia Green
Hull Street Rd
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Multi-family Residential (R-MF) with conditional use planned
development to permit a 520-unit multi-family residential development with
attached and detached units, neighborhood recreational facilities, model homes and
adult care center use. Age restriction of units optional
06SN0163*
Approved
unit for schools, parks, libraries, and fire and $1,354 for age restricted units for parks,
(7/2006)
libraries and fire.
Contribution of $2.3 million offered to be made in two payments for road
improvements other than those already proffered in the case, then $8,915 for roads
after 260 units
Rezoning of 8.7 acres to Multi-family Residential (R-MF) with conditional use
planned development to permit 75 attached and detached multi-family residential
units
06SN0215*
Approved
Planned for development with property in Case 06SN0163
(5/2007}
Cash payment offered to address developments impacts - $15,600 per dwelling unit
for roads, schools, fire, libraries, and parks, or if age restricted, $10,269 for roads,
fire, libraries, and parks.
Amendment of Cases 06SN0163 and 06SN0215 to: age restrict the development as
a requirement, not an option; reduce overall density to 450 units; add quality
development standards
following page; eliminate the upfront transportation contribution; and, reduce cash
proffer payments
12SN0226*
Approved
In lieu of transportation contribution and cash payments of the 2006 cases, cash
(11/2013)
parks, libraries, and fire stations (currently $9,893 per unit)
It is important to note that the only design conditions remaining from the 2006 cases
are the buffer conditions (Proffered Condition 12 of Case 06SN0163 and Proffered
Condition 25 of Case 06SN0215)
Amendment of Case 12SN0226 to reduce cash proffer payments and designate
the payments for road impacts, and to modify standards relative to repetitive
16SN0691*
building elevations and treatment of building facades.
Approved
Cash payments on all 450 units to be either $2,914 for attached units or $4,324 for
(4/2016)
detached units; equating to a total potential value ranging from $1,311,300 (all
units calculated by $2,914) to $1,945,800 (all units calculated by $4,324).
*
The staff report for these cases analyzed the impact of the proposed development on public facilities and
Proposal
Existing zoning permits a maximum of 450 dwelling units, 411 of which are included in this
request.
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Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned, and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience, and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable, and long lasting
places and enhance the community are encouraged.
Existing zoning conditions include high quality residential design and architectural elements
that will create an attractive, unique, well-planned, well-maintained and long-lasting
development that is comparable to the surrounding area. These elements are outlined below:
Community
Street trees and sidewalks on both sides of roads
o
Active and passive recreational areas including a pool and 2,500 square foot clubhouse
o
th
built prior to 300 building permit; focal point
Condominium association to be part of Fo
o
Lots
Supplemental yard trees
o
Foundation planting beds and sodded yards
o
Hardscaped front walks and drives
o
Staggered building setbacks
o
Front loaded garages no closer to road than main dwelling
o
Buildings
Variation in adjacent building elevations to avoid monotonous streetscape
o
Mixture of design features including articulation of doors and windows, sculptural
o
and textural relief, architectural ornamentation; includes standards for brick sills and
heads
Façade treatment 60 % masonry on front and rear facades for attached units and
o
specific masonry use on detached units to accentuate major living components
(excluding garages) and 2 feet of masonry along building sides to give appearance of
masonry foundation; premium wide-beaded and
cementitious siding and smooth synthetic stucco also permitted
Roof treatment 30-year architectural dimensional shingles and varied roof lines
o
Maximum height of 3 stories; relationship between building heights and public roads
o
Minimum of 3 facing materials on façade facing public street and maximum of 4
o
facing materials on any one side
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BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources for
the provision of services and capital facilities to serve the citizens of the County. Finance staff will
advise the County Administrator if changed economic circumstances require adjustments to the
The current cash proffer payment on the remaining units to be constructed is $2,914 for
attached units or $4,324 for detached units, all units are age-restricted.
With this request, the applicant is proposing to provide offsite road improvements in lieu of a
per unit cash proffer payment. As determined between the applicant and the Transportation
department, the offsite road improvements are valued at $2,013,115. In order to provide a
more like comparison of the value of the proposed improvements versus total value of the
outstanding cash proffers, staff has converted the string of projected, future payments into
current dollars. Therefore, the maximum potential calculated total (based on $4,324 per unit)
of $1,777,164 is valued at $1,103,801 in current dollars. This analysis assumes all units are
developed as detached units, for any other combination the amount to potentially collect
would be reduced. Further analysis on the improvements may be found in the Transportation
section of this report.
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamsSt@chesterfield.gov
The property could be developed for a total of 411 senior housing units (attached and/or
detached). Based on trip generation rates for senior adult housing (detached), the proposed
development could generate approximately 1,960 average daily trips. Traffic generated by
development of the property would be initially distributed to Village Square Parkway and
Otterdale Road.
Village Square Parkway is classified as a collector with a recommended right of way width of 70
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Village Square Parkway was recently
extended westward to Otterdale Road by this development (Greenwich Walk) and an adjacent
development (Cosby Village). In September 2018, the traffic count on Village Square Parkway
west of Fox Club Parkway was 796.
Otterdale Road is a major arterial with a recommended right of way width of 90 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Sections of the road have been or will be
improved in conjunction with adjacent residential/commercial developments and the county
managed Woolridge Road Widening project. Other sections of the road, between Village Square
Parkway and Foxcreek Crossing, are narrow two-lane undivided roadway, with substandard
curves, no usable shoulders, and fixed objects adjacent to the roadway. VDOT minimum
geometric design standards recommend this road have 12-foot lane widths and 10-foot
shoulders. In 2015, the traffic count on Otterdale Road north of Hull Street Road was 5,450
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In July 2018, the Board of Supervisors appropriated $4,000,000 in road cash proffers and
authorized staff to proceed with the Otterdale Road (Route 360 to Woolridge Road) Widening
project. Preliminary Engineering is underway and additional funds are included in the proposed
FY2020 FY2024 Capital Improvement Plan (CIP). Construction is planned for 2020.
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements.
The property is within Traffic Shed 6, which encompasses a large area in the western part of the
County, north of Hull Street Road. Many roads in this part of the county have little or no
shoulders, fixed objects (trees) adjacent to the edge of the pavement and poor vertical and
horizontal alignments. The traffic volume generated from this proposed residential
development will contribute to an identifiable need for transportation facility improvements to
these roads in excess of existing transportation facility capacity. Roads in this shed or which
serve this shed need to be improved or widened to address safety and accommodate increased
traffic, including the increased traffic from the proposed development.
In April 2017, the Board approved Case 16SN0691, in which the applicant chose to address the
each senior adult housing unit ($2,914 per attached unit and $4,324 per detached unit).
Depending on the residential unit types developed on the property, the traffic impact could be
valued between $1,197,654 ($2,914 x 411) and $1,777,164 ($4,324 x 411).
Approved in July 2006, Case 06SN0163 required constructing a section of a new two-lane road
(East-West Road or Village Square Parkway) that was identified on the Thoroughfare Plan
(Proffered Condition 8) from Otterdale Road to the eastern property line (approximately 1,500
feet). This off-site work for a section of Village Square Parkway (identified on the following
page) has been constructed by this development (Greenwich Walk). Constructing this off-site
section of Village Square Parkway has been estimated to cost $2,013,115. Staff concurs with
.
To address safety concerns related to Otterdale Road between Village Square Parkway and
Foxcreek Crossing in the area generally shown on the following page, the applicant has offered
the following:
owner/developer shall improve the Otterdale Road curve between Village Square
Parkway and Foxcreek Crossing to provide safety countermeasures as approved by the
Transportation Department and the Virginia Department of Transportation (VDOT).
Safety countermeasure improvements may include enhanced pavement treatment,
pavement markings, signage, and/or shoulder widening. The exact design and length of
the road improvement shall be approved by Transportation Department.
(Note: This will be an interim road improvement until such time Otterdale Road Widening
project is completed.)
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Staff will consider that the traffic impacts of the proposed residential development have been
adequately addressed by the completion of Village Square Parkway and the future
improvements to the Otterdale Road curve. Staff supports the deletion of Proffered Condition
4 (Cash Proffers) of Case 16SN0691 and addition of the Proffered Condition (Otterdale Road
curve improvement) in Attachment 1.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies.
Response Times
The proposed development is located in the urban response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under seven (7) minutes. Fire and
EMS is currently unable to meet that goal.
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Nearby Fire/EMS Facilities
The Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .091 calls per dwelling, it is estimated that this development will
generate 37 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
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
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Mission
High performing, high quality public schools contribute to the quality of life and economic
vitality of the County. The comprehensive plan suggests a greater focus should be placed on
linking schools with communities by providing greater access, flexible designs and locations that
better meet the needs of the communities in which they are located.
Capital Improvements
The School Board FY2019 adopted Capital Improvement Plan (CIP) continues to support the
2013 voter approved school revitalization program that will replace or renovate ten schools and
construct one new elementary school to add capacity in the Midlothian area of the county. The
ten existing facilities that are part of the revitalization program are Beulah Elementary School,
Crestwood Elementary School, Enon Elementary School, Ettrick Elementary School, Harrowgate
Elementary School, Matoaca Elementary School, Reams Elementary School, Manchester Middle
School, Providence Middle School, and Monacan High School. A replacement Enon Elementary
School is currently in construction on the existing school site, a replacement Manchester
Middle School is planned for construction on the existing school site, and the Beulah
Elementary School, Providence Middle School, and Monacan High School projects are
complete. Additional school construction projects include a Matoaca Middle School addition
on the east campus site, and the new Matoaca Elementary School will be constructed on the
existing west campus site. Upon completion of the east campus addition, the current west
campus building will be demolished and Matoaca Middle School will operate as a single, unified
campus. Information on the CIP and School Board approved construction projects can be found
in the financial section of the CCPS Adopted Budget for FY2019.
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Anticipated School Impacts
(1)
Elementary Middle High Total
0 0 0 0
Anticipated Student Yield by
School Type
Schools Currently Serving Area Grange Hall Tomahawk Cosby
Creek
2017-18
812 1,510 2,142
Current Enrollment
School Year
Design Capacity (2) 854 1,358 1,985
Enrollment Percent of Design 95% 111% 108%
Capacity
Total Number of Trailers 1 5 9
0 4 9
Number of Classroom Trailers
Note:
Based upon average number of students per multi-family dwelling unit countywide at 0.34 students per unit. Student
(1)
Generation Factor (2017) is the actual total number of students by grade level divided by the actual total number of
housing units by housing type.
Design capacity is the maximum number of students the building can accommodate based on the Virginia Department
(2)
of Education Standards of Quality and the architectural program design of the existing building including all interior and
exterior renovations to date and an inventory of all available space. Design capacity does not include site-based
initiatives and is thus not subject to frequent change and represents prototypical design capacity using VDOE standards.
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Grange Hall Elementary School be revitalized or
replaced post 2020. The tƌğƓ also recommends a new elementary school in the vicinity of Hull
Street and Otterdale Roads, east of Skinquarter Road and south of Duval Road, a new middle
school in the vicinity of Hull Street and Otterdale Roads, and a new high school in the vicinity of
Genito and Otterdale Roads northwest of Swift Creek Reservoir. However at this time, a budget
has not been developed for the acquisition of land or construction of these school facilities as
recommended in the tƌğƓ.
Additional Schools Comments
After review of this request for age-restricted dwelling units, the proposed rezoning case may
have minimal impact on school facilities. Recent research on the actual student yield from age-
restricted housing reported in April 2016 revealed that there was a small yield from all age-
managed dwelling units. It is possible however, that over time this case combined with other
proposed residential developments and other zoning cases in the area will continue to push
schools to their capacity and therefore impact the capacity of facilities division-wide.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Library
Clover Hill
Additional Library Comments
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Clover Hill library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility or new facility is being acquired. The tƌğƓ additionally recommends
a new library in the vicinity of Otterdale Road and Hull Street Road to address service gap and
demand issues related to increases in population anticipated in this area of the county. Land
for expansion or replacement of this facility or new facility has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with balanced
access to active and passive recreation opportunities. The 2018 level of service is 7.5 acres of
regional, community and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
Nearby Parks & Facilities
Cosby High School
Woodlake Athletic Center
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ does not identify the need for additional parks within a three-mile radius
of this site.
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The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments.
The Plan shows a route east of the property along Village Square Parkway.
Additional Comments
Bikeways and Trails system along Woodlake Village Parkway.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The use of public water and wastewater was proffered under Case 06SN0163, Proffered
Condition 2. The proposed request to amend cash proffers will not impact the public water and
wastewater systems.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will have a minimal impact on these facilities.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
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CASE HISTORY
Applicant Submittals
1/29/18 Application submitted
9/5/18 Proffered condition submitted
9/19/18 Application amended
11/19/18 Application amended
1/28/19 Proffered condition submitted
Community Meeting
10/3/18 Items Discussed:
Will multi-family units be owner-occupied condominiums or leased units
Building elevations for 4-story units; how much taller than existing units
Placement of 4-story buildings within development; overall layout
Alleys verses public streets within the development
2/12/19 Meeting scheduled
Planning Commission
7/17/18 Action
9/18/18 Action
10/16/18 Action DEFERRED TO DE
12/18/18 Action DEFERRED TO FEBRUARY 19, 2019
2/19/19 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL SUBJECT TO THE CONDITION IN ATTACHMENT
1
Motion: Stariha Second: Jones
AYES: Jackson, Freye, Jones, Sloan and Stariha
The Board of Supervisors on Wednesday, March 13, 2019, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITION
1/28/19
Note: Both the Planning Commission and staff recommend acceptance of the following
proffered condition, as offered by the applicant.
The property owner and applicant in this 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 and assigns, proffer that the property under consideration (the "Property")
will be developed according to the following proffers if, and only if, the request submitted
herewith is granted with only those conditions agreed to by the owner and applicant. In the
event this request is denied or approved with conditions not agreed to by the owner and
applicant, the proffers shall immediately be null and void and of no further force or effect.
shall improve the Otterdale Road curve between Village Square Parkway and Foxcreek Crossing
to provide safety countermeasures as approved by the Transportation Department and the
Virginia Department of Transportation (VDOT). Safety countermeasure improvements may
include enhanced pavement treatment, pavement markings, signage, and/or shoulder
widening. The exact design and length of the road improvement shall be approved by
Transportation Department. (T)
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ATTACHMENT 2
APPROVED CONDITIONS (CASE 16SN0691)
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