95SN0109r' ;~,
7
October ~~, 1994 BS
REQUEST ANALYSTS
AND
RECOMMENDATION
95SNOI09
Pioneer Properties, TII, Inc.
Bermuda Nlagisteri~. District
North and south lines of l~eadowvi.lle Road
RE UEST: Rezoning from Agricultural ~A} to Neighborhood Business ~C~Z} of 2.~ acres, and
to Residential ~-~5} of ~,3 acres; and from Residential ~R-15} to Neighborhood
Business ~C~Z} of 105.3 acres, to Light Industrial ~- ~} of ~ 85, ~ acres and to
Neighborhood off ce ~~-1) of 4.1 acres; plus Conditional Use Planned
Development to permit use and bulb except3.ons on these properties and on 534.3
acres currently zoned Residential ~R- 15} .
PROPOSED SAND UsE:
A mixed use development, to include residential, off ce, commercial and
industrial uses, is planned. Specifcally, the request property includes the
majority of the anginal Rivers Bend mixed use project Case 875039}. The
current request would have the effect of amending the coning of Rivers Rend
reiatsve to uses, land use mix and development standards applicable to that
portion of the Rivers Bend property included in this request,
P~ANNINGr C~~ISSIDN RECCMMENDATI~N
RECD APPR~VAr, AND ACCEPTANCE OF TIE PROFFERED C~NDITI~NS ~N
PACES 2 THROUGH i4.
STAFF REC ~MiVIEND ATION
Recommend approval subject to the uses in Tracts SFB, SF9 and SFIO being limited to industrial
uses. This recommendation is made for the following reason:
The request to rezone an existing industrial tract north of Meadowville Road and adjacent
to Route I-295 for residential use does not conform to the Eastern Area frond Use and
Trans ortation ~lanr which Hates that those portions of the request property Zying
adjacent to the Route I-295 corridor are appropriate for office and industrial uses. Such
uses along the car~dar should be encouraged to preserve industrial sites having the
potentiat far future regional access via Route I-~~~, and further to ensure land use
carnpatibility with future anticipated industrial development along the Route I-Z95
corridor, east of the request site. Approval of residen~al uses add scent to haute I~~9S
could jeopardize future industrial zoning and land use an property to the east, which is
designated on the Meadowville Plan for moderate industrial use.
NOTES: A. CONDITION`S MAY BE IMPOSED OR THE PROPERTY OWNER
MAY PROFFER CONDITIONS.
B. TIC CONDITIONS NOTED WITH "STAFFICPC" WERE AGREED
UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS
WITH ONLY A "STAFF" ARE RECD ED SOLELY BY
STAFF, CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL
CONDITIONS RECOII~NDED B'Y THE PLANNING COl1~Il1~SSION.
~. THE APPLICANT'S PROFFERED CONDITIONS STATE THAT THE
COND~.TIONS WILL BE NULL AND VOID IF CONDITIONS ARE
Il1~iPOSED WHICH ARE NOT AGREED TO BY 'THE APPLICANT.
ORE, SHOULD THE COMMISSION AND BOARD WISH TO
APPROVE THIS REQUEST SCIBTECT TO CONDITIONS, T.HE
CONIM;ISSION AND BOARD MUST RECErvE '~ APPLICANT'S
AG TO THE CONDITIONS FOR THE PROFFERED
CONDITIONS TO RENrAIN IN EFFECT.
D. COPIES OF Tim TEXTUAL STATEMENT ARE AVAII.ABLE UPON
REQUEST FROM THE PLANNIl~TG DEPARTMENT. )
CONDITION
STAFF} The uses permitted in Tracts SFS, SF9 and SF1D shall be limited to thaw uses
identified in the Textual Statement far Business Center {I-1} and development
shall conform to all requirements for Business Center ~-1~ Tracts.
PROFFERED CONDITIONS
Specific terms not otherwise defined in this Proffer Statement are defined in the Defm~~~ian
section of this applica~an and by this reference are made part of this applica~o~a.
The Textual Statement, together with its exhibits, last revised September 20, 1994, shall be
considered the overall master plan for the Property.
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(STAFF/CPC) A. PUBLIC FACILITIES
1. wikhin sixty days of request by the Fire Department, the
developer agrees to dedicate to Chesterfield County, free
and unrestricked one fire stationfrescue squad site (not to
exceed three gross acres, exclusive of any required right
of-way dedication} within one of the following areas
designated below and subject to the site criteria and
restrictions outlined below:
a. office Tract at River's Bend Boulevard and
Hogan's Drive (Tract ~-1): First priority.
b. village Housing A Tract in the Norkheast quadrant
of River's Bend Boulevard and Meadowville Road
~'ract vH-1~: second priority.
c. ~r an alkernative site either within ar outside this
Development acceptable to the Fire Department and
the Developer.
~. At the time of site planning within any Tracts designated
for a f~ref rescue station site, the developer shad confer with
and obtain approval of the Fire Department 4subject to site
selection and acquisition policies of Chesterfield County}
regarding the fa~lawing:
a. the exact size of the site which xs to be determined
by the Fire Department in cansultatxon with the
developer;
b. site planning issues concerning the relationship of
the public facility with adjacent sites, development
and access, as well as the size of the site;
c. projected construction time frame in relationship to
adjacent development in order to determine phasing
of overall situ development.
3. The Developer desires that the fire stakionf rescue squad be
an integral part of the Deveiop~nent, both aesthetically and
functionally. As such, the facility zs to be designed so that
it is integral and consistent with the standards and image of
3 95~N~109fwPl~C'I'2bI
the Development including site ptanning, architectural
styling, landscaping, and signage.
4. Prior to the issuance of any building permit in any Tract in
which a fire stationlrescue squad site has been designated
and far which a schematic, site, andlor tentative plan
approval has been granted, the Developer shall dedicate the
site to the County, ar at such time as specified by the
County, ar shah dedicate such site within sixty AGO) days of
written request by the Fire Department, whichever occurs
first.
5. If the sate is not developed for a fire stationlrescue squad
facility, it may be developed for other public uses ar
facilities as mutually agreed upon by the Developer and the
County.
~STAFFICPC} B, TRANSPDRTA'TI~N.
1. The transportation plan submitted with the application
Exhibit C} shall be considered the master road plan.
Approval of the plan by the County does not imply that the
County gives final approval of any par~cular road
alignment ar section.
. ~. The maximum denszty of the Development, far traffic
~~ management purposes, shall be 1,1a~,aaa square feet of
.. officelwarehause, 50~,O~a square feet of light industrial,
5a,a0a square feet of retail, ~9~,aaa square feet of office,
51a single family residential units, 35a multiple fatuity
residential units and a golf course or equivalent densities as
approved by the Transportation Department.
3. Prior to site ar tentative subdivision plan approval,
whichever occurs first, an access plan far Kingston Avenue
and River's Bend Boulevard shall be submitted to and
approved by the Transportation Department, Access to the
Property shall conform to the approved access plan.
4. The Developer shall dedicate, free and unrestricted, to and
for the benefit of Chesterfield County: i} a one hundred
twenty ~1~0} foot wide right-of way for River's Bend
Boulevard from Kingston Avenue to I-2~5; ii} a ninety X94}
foot wideright-af way far Kingston Avenue from Bermuda
4 955N01~91wPlOCT2~I
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>`Iundred Road north to Kingston Avenue at Parcel 13 on
Tax Nlap llS~~~l}; andlii} sufficient right-of-way for the
realignment of the Meadawville RoadlRiver's Bend
Boulevard intersection. The exact location of these rights
of way an the Property shall be approved by the
Transporta~on Department, Prior to site or tentative
subdivision plan approval, whichever occurs first, a
phasing plan for these dedications shad be submitted to and
approved by the Transportation Department. Right-of way
dedication required by this condition shall occur in
accordance with the approved phasing plan,
5. Pnar to site ar tentative subdivision plan approval for
Tracts abutting the Interstate Land has hereinafter defined}
or within thirty X30) days of a written request by the
County, whichever occurs first, the Developer, its
successors or assigns, the "Developer"} shall deliver a
deed in a form acceptable to the County, at no cost to the
County, to and far the benefit of Chester.~ield County the
real estate shown hatched on Exhibit C-~ and consisting of
approximately 41 acres of Nand the "Interchange Land").
The Interchange Land is to be used for the sole purposes of
constructing the proposed eadowville Road-River's Bend
Boulevardll-~~~ interchange the ~ Interchange"} . The
exact location of the right~of~way for the Interchange Land
inclusive of the area designated as the 200 foot setback in
the northwest quadrant and the 50 foot setback in the
southwest quadrant} shall be approved by the
Transportation Department. The deed to the County shall
contain a reverter clause for the benefit of the Developer,
setting forth that the Interchange Land shall revert to the
Developer, if the Interchange has not been constructed
before the date which is twenty X20} years after the date of
the approval of this rezoning by the Board of Supervisors
the "Construction Period"). If the Interchange has not
been constructed before the end of the Construction Penad,
then upon a whiten request from the Developer, the
County or the then owner of the Interstate Land shall
execute and deliver a special warranty deed conveying title
to the Interstate Land to the Developer. In the event the
Interchange is constructed during the Construction Period,
the County or its successor in interest shall, at the request
of the Developer, convey to the Developer, by special
warranty deed, at na cast to the Developer, s'o much of the
5 9~SNOIO~IwPl~CT2~I
Interchange Land as remains outside of the right-of way
limits has set forth vn the final approved design} of the
Interchange. During the Construcavn Period described
above, the Developer may develop all Property adjacent to
the Interstate Land described in this condi~.on provided
such develapnnent shall not encroach onto or Ynaterialiy and
adversely interfere with the construction of the Interchange.
In addition to the deed of dedication described above, the
Developer shall maintain a 50 foot setback far non-
residential uses and a ~~~ foot setback far residential uses
adjacent to the Interchange Land as shown on Exhibit C-~
and as further specified in Proffer B.1 ~. Sub j ect to the last
sentence of this paragraph, if required by the final
approved design of the Interchange by the agency with the
authority for such approvals for the construction of the
Interchange, the Developer, at the request of the
Transportation Department, shall dedicate additional land
within the ADO foot setback in the northwest quadrant and
within the 5~ foot setback in the southwest quadrant as
depicted on Exhibit ~-2. Setbacks for any building,
regardless of use, located on the Tracts adjacent to the
Interchange Land shall be measured from the proposed
right-of way line shown on Exhibit C-~ and as mare
precisely defined at the time of the dedication of the
Interchange Land. If, prior to final design of the
Interchange, the Tracts in the northwest quadrant have
received site plan andlor tentative subdivision plan
approval, the County's right to obtain by dedication
additional right-of~way shall be limited to Sa foot setback
shown an Exhibit ~-~.
~. Ta provide far an adequate roadway system for
development of 1, ~~4, a~~ square feet of officelwarehause,
~ l~,a~a square feet of light industrial, ~~,UOO square feet
of retail, 74, ~~~ square f `eet of office, 51~ si~ngie-family
residential units, 35a multiple family residential units, and
a golf course far equivalent densities, as approved by the
Transportation Department}, the Developer shall be
responsible for the following improvements:
a. Construction of one ~l~ additional westbound lane
along Route 1~ from the Kingston Avenue
intersection tv east of River's fiend Road
intersection and one ~1}eastbound lane along Route
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~~ from old Bermuda Hundred intersection to
Kingston Avenue intersection as generally shown on
Exhibit C-~, subject to Proffer B.?.a. and B.?.b.
b. Construction of River's Bend Boulevard as:
~l) a four lane road from the terminus of the
existing four lane section at proposed
River's Bank Boulevard to Kingston
Avenue;
~~} a four lane road east of Kingston Avenue
transitioning to a two lane road within IZaO
feet east of Kingston Avenue with ~e exact
dimensions reviewed and approved by the
Transportation Department; and
~3y a two lane road from approximately 1~
feet east of Kingston Avenue to the existing
Meadowville Road bridge over I-~95,
c. Construction of a cul~de-sac on eadawville Road
at Kingston Avenue, if required ~by ~~ ~- the
Transportation Department. The exact location of
this cul-de-sac on the Property shall be approved by
the Transportation Department.
d. Constriction of a cul-de-sac on Bermuda Hundred
Road at Kingston Avenue, if required by the
Transportation Department. Tice enact ioca~.on of
this cul-de-sac shall be approved by the
Transpa~ation Department.
e. Construction of Kingston Avenue from Route 1~ to
River's Bend Boulevard as a two lane facility with
turn lanes or as a four-lane divided ar four-lane
undivided facility with turn lanes as deternained by
appropriate traffic studies ar, as required by the
Transparta~.an Department.
f. Full cast of traffic signaiization at the River's Bend
BaulevardlRoute 1~ intersection? at the Kingston
AvenuelRaute 1~ intersection, and at intersections
on River's Bend Boulevard from north of Hogan's
Drive to Kingston Avenue if warranted as
determined by the Transportation Department. Full
? 95SN~1~91wPl~CT2~I
cast of any necessary traffic signalizatian on
Kingston Avenue fram Bermuda Hundred Raad to
River's Bend Boulevard if warranted as determined
by the Transpartatian Department.
g. Constructian of all intersectian improvements,
including turn Lanes, as identified an Bxhibit ~.
h. Dedication, free and unrestricted, to and for the
benefit of Chesterfield County any additional right-
of-way for easement} required far the improvements
identified above.
~. The phasing of the required improvements specified in
Proffer B.~ shall be as follows:
a. Construction of the one ~1} additional westbound
cane along Raute 1 D specified in Proffer B, G, a. shall
be under canstr~iction in its entirety and banded
priar to ~i} recardatian of any subdivision plat ar
site plan approval far any residential development,
ar {ii} site plan appraval for mare than ~4a,aaa
square feet of fight industrial for equivalent
densities as appraved by the Transpartation
Department}, ar ~tii} within twa ~~} years fra~n the
date of approval of this re~aning by the Baard of
Supervisors, whichever first accurs. The additianal
westbound lane shall be campleted within 12
months after the commencement of construuctian,
The ~4a, ~~a square feet of light industrial shall
have access to Route la via Kingstan Avenue, The
develaper shall dedicate to and for the benefit of
Chesterfield County free and unrestricted any
additional right-af-way for easements} required far
this improvement.
b. Canstructian of the one ~I} additianal eastbound
lane alang Raute 10 specified in Proffer B. 6. a. shall
be under canstructian in its entirety and bonded
prior to ~i} retardation of any subdivision plat ar
site plan appraval far mare than a cumulative tat~l
of 4D~ residential unitsllats, ar iii} site plan
approval for mare than b7~,~a square feet of light
industriallaffice warehouse abased upan 24~,~(~4
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square feet of light industrial and 4~~, 000 square
feet of office warehouse} {or equivalent densities as
approved by the Transportation Department},
whichever first occurs. The additional eastbound
lane shall be completed within ~~ months after the
commencement of construction. The developer
shall dedicate to and for the benefit of Chesterfield
County free and unrestricted any additional right~of-
way {or easernents~ required for this improvement.
c. A phasing plan for required improvements specified
in Proffers B. G. b, through B. 6. h. shall be submitted
to and approved by the Transportation Department,
prior to any site or tentative subdivision plan
approval for the development specified in Proffer
B. ~.
$. Prior to issuance of any occupancy permit for more than
1,04, square feet of off~celwarehouse, 31G,0o0 square
feet of light industrial, 50,000 square feet of retaa~, 74,000
square feet of office, 5 l0 ,single-family residential units,
350 multiple family residential units, and a golf course {or
equivalent densities as approved by the Transportation
Department), the developer shall be responsible for the
following improvements:
a. Construction of a ramp in the northwest and
southwest quadrants and a loop in the southeast
quadrant of the Nleadowville ~aad-Biver's Bend
Boulevard~~-~95 interchange. If these interchange
improvements are provided by others this
requirement shall be deemed satisfied,
b. Construction of all intersection improvements,
including turn lanes, as identified on Bxhibit C.
c. Ded~Ca~.On, free and unrestricted, to and for the
benef t of Chesterfield County, any additionalright-
of way {ar easements required for the improvements
identified above,
9, Specific roadway improvements, set forth in these
transportation proffers, are xequired by the time of full site
development and are to be constructed in accordance with
9 ~SSN01091P1~CTZ~I
the phasing plans approved by the Transportation
Department ar as required by other proffered conditions.
If requested by the Transportation Department, the
Developer shall provide to the Transportation Department,
additional traffic studies upon con~pletlan of each phase of
development, Roadway improvements required of the
Developer shall be increased or decreased by the
Transportation Department, if these additional studies
indicate that traffic generation rates and distributions solely
from this Development differ materially from the original
projections in the Dexter R. Williams Traffic Analysis
dated June 14, 1994 and June l ~, 1994 as determined by
the Transportation Department. If satisfactory
improvements cannot be provided, the Planning
Commission may reduce the permissible densities to the
extent that acceptable levels of service are provided as
determined by the Transportation Department.
l0, In order to assist in Heise mitigation, for residential Tracts there
shall be a 20~ foot setback, exclusive of required yards,
maintained from the existing I-Z9~ right-of way and from the
Interchange Land shown an Exhibit ~-~ unless a sound study
demonstrates that a lesser distance is acceptable, a determined by
the Transportation Department, Natural vegetation shall be
retained within this setback area unless ren~aval of the vegetation
is approved by the Planning Commission,
11, The fallowing access provisions shall apply:
a. ~ No direct access shall be allowed from the Property to
eadowville Road.
b, In conjunction with the recordation of the first subdivision
plat, an access easement, acceptable to the Transportation
Department shall be recorded from Middlecoff Drive to
Parcels 4 and 5, Tax dap 99-1b-~1}.
(STAFF/CPC) C. CASH PROFFERS
Although cash proffers are not required far the construction of up
to G59 dwelling units in the Development, this application has
requested certain development scenarios that could cause the
number of the dwelling units to exceed the previously established
ceiling, This additional housing includes Village Center over-shop
l~ 95SN~I~9IWPI~T~6I
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pausing, FlderlylRetirement Housing, and empty-nester housing
near the golf course. In the event the number of dweing units at
Rivers Bend exceeds the previously authorized number of units,
cash proffers for some portion thereof} may be due and payable as
follows;
1. At the time designated below, the Developer, subdivider,
ar his assignee, shall pay the following cash payment to the
County for infrastxuctuze improvements within the service
district for the Property or Development as designated by
the Capital Impravement Prograrn, Subject to the
limitations set forth in Proffer ~.~, below, the Developer
shall pay the following applicable cash proffer fee far each
dwelling unit constructed in excess of X59 units:
a. At the time of building permit application the cash
payment, if paid prior to June ~0, i995, shall be
the amount currently approved by the Board of
Supervisors the "Board"} not to exceed $5,a83 for
each dwelling unit; or
b. The amount approved by the Board not to exceed
$Sa$3 far each dwelling unit constructed in the
Development, adjusted upward by any increase in
the Marshall and Swift Building Cast Jndex between
July 1, 1994 and July I of the fiscal year in which
the payment is made if paid after June 3Q, 1995.
If any of the cash proffers are not expended far the
purposes designated by the Capital Impravement
Program within fifteen ~l5} years from the date of
payment they shall be returned in full to the
Developer or his assignee.
2. On any Tract developed for residential uses, designed and
used primarily far Elderly~Retirement Hauling, far which
cash proffers would otherwise be due as set Earth in Proffer
C, 1. above, the cash proffer described below shall be paid.
Occupancy of those units shall be restricted in accordance
with the requirements of BlderiylRetirement dousing as set
Earth in the defZnitions section of this application, For each
dwelling unit developed, the Developer, the subdivider or
his assignee, at the dme of building permit application,
shall pay as cash proffers to the County that potion of the
I I 95SNala9IWP1~O'I'2~I
cash proffer far infrastructure improvements within the
service district for the Development excluding that portion
applicable to schools:
a, The amount approved by the Board not to exceed
5? % of $SO83 ~$~898} for each dwelling unit and
each new unit to be constructed in the
Development, if paid prior to rune 3~, 195 for
each dwelling u~.t; or
b. The amount approved by the Board not to exc~d
57% of $5083 ~$~898} for each residential lot and
each new unit to be constructed in the
Development, adjusted upward by any increase i~
the Marshall and Swift Building Cvst index between
July 1, 1994 and July l of the fiscal year in which
the payment is made if paid after June 30, 1995.
if the cash proffers are not expended for the
purposes designated by the Capital improvement
Program within fifteen ~ l5 } years from the date of
payment, they shawl be returned i~ full to the
Developer or his assignee,
3. Should Chesterfield County ir~pose impact fees at any Mme
. dozing the life of the Development, the amount paid in cash
proffers shall be in lieu of or credited toward any impact
fees at the determina~on of the County.
(STAFF/CPC) D. UTII.I'I'IFS
1, Public water and sewer shall be used, except that wells
may be used for irrigation purposes only for the golf
course, open space area and community facilities such as
landscaping and play fields subject to Health Department
approval and the requirements of Chapter 18.1 of the
County Code}. The existing golf course maintenance
building shall be permitted to use its existing drainfield.
~. In conjunction with the submittal of the schematic plan far
the Development, an updated overall water and sewer plan
for the Development shall be submitted to the Titilities
Department :for review and approval. This plan shall
depict the routing, sizing, and ~e~in point for all mains
12 95SNOlo9fwPf ~CT26I
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and shall provide all data as deemed necessary by the
Utilities Department.
(STAFF/CPC) E. ENVIRONMENTAL ENGINEERING
~ . Prior to the issuance of land disturbance permits, the
Environmental Engineering Department shad be provided
with copies of correspondence from applicable State and
Federal agencies in order that it may be canfir~med that all
permits regarding wetlands have been received. A
qualified wetlands expert can certify that notification of
applicable State and Federal agencies is not required.
4. Collector or arterial road plans abased an ultimate
development design on a phased basis} which are connected
to an existing state maintained road either directly or via
existing recorded and bonded dedicated public rights~of
way shall be approved, separately and prior to or
concurrent with adjacent area development plans, by
VDT, the Transportation Department and Environmental
Engineering prior to the release of any building permits ~or
recordation of any subdivisions requiring these roads for
permanent access. The rights~o~ way for these roads shall
be bonded and dedicated prior to recordation of any
residential development requiring these roads for permanent
access. This requirement shall not supersede any
requirement for right-of way dedication or construction
outlined in the Transportation Proffers.
5, Prior to schematic, site andlor tentative plan approval for
individual Tracts, a bufferlsetback plan for residential areas
which are adjacent to U. S . Army Corps of Engineers'
jurisdictional wetlands and areas that, in the opi~on of
Environmental Engineering, are steep .slopes, shall be
approved by the Environmental Engineering Department.
~. Prior to schematic, site andlor tentative plan approval, an
overall road network plan which will allow for a clear and
easy comparison of the proposed network to the existing
road network shall be provided to the Environmental
Engineering Department. This plan will allow for a
determination to include, but not be limited to, those roads
which have been builtlrecorded that are no longer needed
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or those roads whale existing road names may have to be
changed.
7. The existing approved overall ~hesapeakeBay preservation
Act plan which covers the area north of existing
Meadawville Road and west of I~295 will be revised to
account for the sand use and storm water management
changes which may occur with the new ~on.ing conditions
an the Development, Any additional pollutant removal
capacity on the project which is deterrn.zned to be required
shall be achieved prior to or concurrent with further
development subsequent to the rezoning.
g. The land area north of Meadowville Road, exclusive of that
area encompassed by the future T-295 interchange which
drains to Johnson creek, shall be subject to a stormwater
management concept limiting the ultimate watershed
development 2, 10 and 140 year124 hour duration storm
event discharge to a peak discharge Tess than ar equal to
the corresponding pre-development peaks.
9. That portion of the Development located south of
~eadawville Road shall be designed to meet a peak
discharge less than or equal to the corresponding pre-
develapment peak discharge far the 2, l~ and 14o yearl24
hour duration storm event.
Mainline stormwater structures located in Kingston Avenue
shall be designed to meet vDOT criteria.
The Developer shall be responsible far the attenuation of
the past-develapment discharge created by the area within
the right-ef-way of I~ingstan Avenue. such attenuation
from the right-of way and adjacent industrial sites in the
Development, at the Developer's option, shall ~ designed
as individual facilities or other type facilities, as approved
in advance by the Director of Environmental Engineering.
(STAFF/CPC) F. SEVERANCE
1. The unenforceability, illegality, elimination, revision or
amendment of any proffer set Earth herein, in whole or in
part, shall riot affect the validity or enforceability of the
other proffers or the unaffected part of any such proffer.
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VENERAL INF~RMA'I~~N
Location:
Fronting the west line of Route I-~95, the north and south lines of Meadowville Road,
and the north line of Bermuda Uundred Road. Tax Nlap I~i~-~ {Z} Rivers fiend, ec~i~n
G, Lots 39-~~; Tax Nlap 10-13 {2} Bluets Bend, Section ~, Lots ~0-38 and Lots ~3-73;
Tax ll~ap 118-~ {1} Parcels 1, 3, 18, 30 and Part of 38; Tax IVIap 115-~ {~} Westover
Farms, Lot 1~0; and Tax Map 118-10 {1) Parcel 33 {Sheet 33},
Existing ~oning;_
A, and R-15 with Conditional Use Planned Development {Rivers Bend, base B~S~~9~
Size;
837.7 acres
Existing~Land Use=„
Single fanvly residential, publiclseml-public {golf course}, commercial sales center
or vacant
Adiacent ~anin~ & .Land Use:
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North - A; lames River and pubiiclsemi public {golf course facilities at Rivers Bend}
South - A, and R-l~ with Conditional Use Planned Development; Singe family
residential, commercial or vacant
East - A, I-l and R-15 with Conditional Use Planned Development; Industrial or
vacant
west - .~, R-7 and R-15 with Conditional Use Planned Development; James River,
Single family residential or vacant
PUBLIC FACILITIES
Utilities;
The request site is served by onrtsite water and wastewater Tines. Additional on-site
extensions will be necessary to serve individual sites within the overall project area. The
use of the public water and wastewater systems was a condition of the original River's
Bend zoning. Subsequent zoning action in August 1959 included a condition allowing
the golf course clubhouse, pro shop, and maintenance building to use a septic system as
a temporary measure, not to exceed ten {10) years or until the public wastewater system
15 95SNO1o9IwPI~CT26I
became available, whichever occurred first. In July 199 the clubhouse and pro shop
were connected to the public system by means of a s~na~. pump station.
The applicant has proffered the use of the public water and wastewater systems, with
exceptions to permit the use of wells in certain instances far imga~an purposes, and to
permit the golf course maintenance building to remain an its existing septic system
~Praffered Condition D . ~ . } . The Health Department has indicated that the existing
system. was oversized and due to its limited use an~cipates that it will function properly
far many years.
The applicant has also proffered the submittal of an updated overall water and wastewater
system plan far the development to coincide with submittal of the overall schematic plan
for the development. {Proffered Condition D.~.}
Although not rewired for this zoning action, the Utilities Department had requested and
the applicant had originally proffered the reservation of a two ~~} acre site for the f afore
construction of a water storage tank. The aun 's water and w tewa r Fa ili `es
Plan, which projects grgwth driven needs to the year 215 based upon the County's
Cam rehensive Plan indicates that a water storage tank will be necessary to maintain
p
and support the surrounding area's development demands in the future. The requested
site at the proposed interchange of I-~95 and Meadowville load, within the Riversbend
industrial area, was selected because it is at the highest elevatYOn in the area and would
provide the best location and serviceability for the overall area.
At the September 2,1994, Planning Commission meeting, opposition was expressed by
residents of Riversbend tv locating a water storage tank on the west side of the future
.interchan e. Staff advised the Comn~issian that although the tank could be built on the
east side of the interchange, at that locati~an it would not provide the greatest benefit to
future development within the Riversbend industrial area. Industrial users with high
pressure requirements seeking to develop in the Riversbend industrial area may have to
make arrangements to boast available pressure on-site.
Peeling that the water tank was not compatible with the Riversbend development, the
Commission did not accept the proffer to reserve the tank site. The applicant has since
withdrawn the proffer.
Environmental:
Proffered candi~.ons have been submitted to address drainage, erasion and water quality
issues. Proffered Conditions E. l through E.7. }
16 95SN~109lwPl~CT2bI
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Fire Service:
Enan Fire Station, Company #G. County water haws and dire hydrants must be provided
far fire protection puspases in accordance with nationally recognized standards ~i. e. ,
National Fixe Pratec~.an Association and Insurance Services Office}.
Existing conditions of zoning for Rivers Bend require dedication of a fire station site.
The applicant has proffered to dedicate a site through this application. ~Praffered
Conditions A.1, through A.S.}
Schools:
The additional 241 dwelling units proposed by this request would generate approximately
117 Schaal age children. The entire development would generate approximately 49~
school age children. The site lies in the Enan Elementary Schaal attendance Zane:
capacity - 433, enrollment ~ 457; Chester Middle School zone: capacity - ?~~,
enrollment - 91b, and Thomas Dale High School zone: capacity - 1,325, enrollment -
1,492.
Enon Elementary is scheduled for relief with a new elementary school opening in 1995,
and Thanaas Dale High Schaal and Chester Middle Schaal ar scheduled far relief with
additions of new classrooms in 1995. School zone con~gurativns in sauthlcentral
Chesterfield County are being affected by the rapid growth surrounding I-95 and I-295.
The developer has dedicated an elementary Schaal site in accordance with zoning
approval far Riversbend Case 87539}, However, both a high school site and a middle
school site are sti11 needed to serve the south~entral area.
This development will have an impact on area schools. The applicant has agreed to
participate in the cost of providing far area school needs, ~Praffered Conditions C.1.
and C,3.}
Tra~sportatxon:
This request is located in an area generally bounded by I-295 to the east, Fast Hundred
Road Route 1~} to the south, and the Janes River to the north and west. Primary access
to this property will beprovided by I-295 and Route 10. As part of the I-295 project, an
interchange was constructed at Route 1~, Since the completion of that project, the
County has obtained approval from the Virginia Department of Transportation ~D~T}
and the Federal Highway Adnainistratian for construction of an additional. interchange on
I-295 near the Meadowville Road area. Due to the proximity of the Route 1 III-295
interchange, cans~uction of the Meadowvil~.e Road1I-295 interchange will. require
canstxuctxan of auxiliary lanes along I-295, 'This interchange is needed to help promote
economic development, and to prevent unacceptable levets of service in the future on
t7 955N~1~9lwPIDCT2bI
Route 1~ and on other major arterials in this area, such as Meadawville Road and Enon
Church Road. The Meadavwille Raad1l-295 interchange i~ included in the Board of
Su rvisors' priority list of highway projects; however, no funds are currently included
in vD~T's six year constsuctxan program far the interchange.
Route 10 will provide access to this property via Meadawvaile Road, Rivers Bend
Boulevard, and ~gstan Avenue. This sedan of Route 14 provides an important link
between I-95 and I-295. Route 10 had a 1993 traffic taunt of 32, 8(~ vehicles per day.
Even if na additional development occurs on this property, it is anticipated that this
section of Route 14 will carry mare than 42,4()0 vehicles per day within 2~ years. The
widening of Route 14 between Route i and I-295 is included in the Board of
Supervisors' priority list of highway projects; hawever, na funds are included in ~D~T's
six year construction program for this improvement. As traffic volumes increase,
congestion will also increase. It is, therefore, critical that access to Route 14 be properly
designed and controlled to maximize the capacity of Route la.
In 1988, the Board of Supervisors approved a rezoning request (Freeport l]evelapment
Group, Case #575439} of approximately 973 acres far development of a mixed use
project Rivers Bend I~evelapment}. Proffered conditions for that rezoning were
accepted by the Board establishing a maximum density of deveiapment based upon the
applicant's ca~nmitment to construct specific mitigating road irnpravements, The current
maximum density far the Rivers Bend project limits development to 800 residential units,
1,153,400 square feet of research and deveiapment, $29,250 square feet of office,
542,SOa square feet of off~celwarehause, X90,440 square feet of retail, a Bald course, a
racquet club, and a marina Based on that density, Rivers Bend could generate
. approximately 73, X00 average daily trips. fn order to develop to that density, a current
condition requires specific road improvements to be provided. These mitigating road
im rovements include: 1} construuctian of part of the Meadowville Raadll-295
~ ~ ~ ~ . .
interchange; ~} canstnictron of ~ieadowvilie Road as a minimum four-lane drv~ded
facility with adequate turn lanes and signatiza~an from Route 14 to Meadowville Road
Relocated Rivers Bend Boulevard}; 3} canstructian of Rivers Bend Boulevard as a
minimum four-lane divided faci~ty with adequate turn lanes and signalization frarn Route
10 to I-295; 4} construction of Kingston Avenue Extension as a minimum four-lane
divided facility with adequate turn lanes and signalization frarn Route 14 to Rivers Bend
Boulevard; 5} construction of one ~1} additional westbound land and one ~1} additional
eastbound land on Route 14 frarn I-295 through the Ivleadawville Raad intersection, and
construction of a second westbound lane on Route 10 frarn the I-295 interchange through
the Kingston Avenue-Route 14 intersection, and from the Rivers Bend BaulevardlRaute
14 intersection through the Meadowville RaadlRaute 14 intersection; ~} full cast of
traffic signalization on all internal roads and at the Rivers Bend Baulevard~Route 14
intersection, and one half the cast of traffic signai.ization at eadowville RoadlRoute 14
and Kingston AvenuefRaute 10 intersections; and '~ dedication of : A} sufficient right
of-way far cons~vctian of the eadawvvilie Raadll-295 interchange improvements; B}
a minimum of 120 feet of -right-of--way far Rivers Bend Boulevard; C} a minimum of
1S 95SN41491wP1~CT2~I
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ninety X90} feet or right-af way for Kingston Avenue Extension; D} one hundred ~1a~}
feet of right-af--way from centerline of Route 1~ along the property frontage; and E~ any
additionalright-af--way required to construct the proffered road improvements. Proffered
Condi~.ans for Rivers Bend also pern~.t the phasing of these required improvements.
Another current condition of zoning requires the monitoring of this development to
determine if actual traffic generation and distribution is materially different from the
assumptions in the original trafric study. If additional traffic studies indicate that snore
site traff c is generated than originally assumed and additional mitigating road
improvements cannot be provided, permissible densities of this project may be reduced.
ether current conditions of zoning for Rivers Bend require that: I} a cul-de-sac be
constructed an IVleadowvifle Raad and Bermuda Hundred Road, as approved by the
Transportation ens; 2} access to Route 1~, Rivers Bend Boulevard,
Meadawvilie Read and Kingston Avenue Extension be approved by the Transportation
Department; 3} noise impact mitigation be provided adjacent to ~-2~5; and 4} stub road
rights-af way and access easements be provided to adjacent parcels.
Since the property was zoned, commercial development has occurred at the Rivers Bend
BaulevardlRoute 1~ intersection and at the Kingston AvenuelRoute 1~ intersection. In
addition, some residential units, a golf course, ofrice and an industrial site has developed
along Rivers Bend Boulevard. In conjunction with those developments, part of the
required transportation improvements were provided including:l} dedication of right-of
way along Route l4, Rivers Bend Boulevard and Kingston Avenue; ~} construction of
additional pavement for the commercial property frontage along Route to and Kingston
Avenue; 3} construction of Rivers Bend Boulevard as a four-land divided roadway with
turn lanes frarn Route l~ to the major residential. entrance, then tapering to a twoylane
facility as it connects into Meadowviile Road; and 4} a bond for full cast of traffic
signalization at the Rivers Bend BaulevardlRvute 1~ intersection.
The applicant is requesting rezoning of approximately 838 acres, that are currently pant
of the Rivers Bend project. Property in the original rezoning ease that has been
developed andlor property that is no longer controlled by the applicant has been excluded
from this request. The Textual Statement indicates that the previous emphasis on
cornn~ercial development is now unrealistic, As part of this rezoning request, the
applicant wants to establish new maximum development densities for the 83 S acres based
upon two ~Z~ access scenarios: l~ primary access for the property to Route 1~ and I~~95,
as permitted under the current zoning; and 2} primary access for the property to Route
l~ only without construction of the IVieadowville Roadlz-~9~ interchange}, In order to
evaluate the impact of development under these two ~~~ scenarios, a traffic study was
provided. This traffic study includes, in accordance with Transportation Department
requirements, assumptions for development on add acent properties. This study considers
Chase properties included in the anginal Rivers Bend zoning, but excluded from this
request, The applicant's traff~~ study assumes the fallowing maximum development on
19 95SN01~9fwPI~CT~~I
the Rivers Bend property not included in this rezoning request; 8$,OOO square feet of
light industrial; 1~,00~ square feet of affice;l~~,0~0 square feet of retain; two ~~~ x,700
care foot fast food restaurants with drive through windows; a 18~ room motel; a 2~
i ~ * ~ E
roam motel; and 1 ~'~ single family reslden~al units. Development of this property not
included in the rezoning request is anticipated to generate approximately 21,500 average
daily trips.
Based an the densities outlined in the traffic study for the subject property and the
proffered condition X1,100,000 square feet of officelwarehouse, ~ square feet of
light industrial, 50,000 square feet of retail, a golf course, ~94,0~0 square feet of office,
510 single family residential units, 350 multi-residential family units, develap~nent of
the subject property with access to Route l0 and I-~95 could generate appraxinnately
2~,~00 average daily trips. (proffered Condition B.2.~
The area traffic assumptions which were anticipated during the original zoning remain
valid. The Route 10 traffic volumes have grown at a faster pace than anticipated at the
time of the original zoning. Although this request proposes a reduction in the maximum
density on the subject property, the road irnpravements required to mitigate the site
impact remain essentially the same, The applicant has proffered most of the
transportation improvements, as required by the original zoning. ~Praffered Conditions
8.3. through 8.11.E
In comparison to the existing transportation proffers, the proposed proffers would: 1)
linxitlrestrict the right-of-way dedication for the Rivers Bend BaulevardlMeadowville
RaadlI-2q5 interchange; ~} reduce the number of new lanes of pavement required to be
provided by the developer along Route 10; and 3~ eliminate the requirement for the
developer to provide turn lanes and signalizatian improvements at the Iuleadowville
Raad~Raute 10 intersection and the MeadowviYle RaadlRivers Bend Boulevard
intersection, as well as the widening to four ~4~ lanes of Meadawville Road from
Route 10 to Rivers Bend Boulevard. Proffered Conditions B.S, 8.6, B.7.} More
specifically, an existing proffer requires the developer to dedicate the right-of--way for
the Rivers Bend BoulevardlMeadawville Raadf I-295 interchange across the subject
property, The proposed proffer requires that if the interchange is not constructed within
20 years from the date of this rezoning by the Board of Supervisors, the interchange
right-of-way would revert to the developer. ~Praffered Condition 8.5. } Another existing
proffer, as previously stated, requires the developer to construct an additional lane of
pavement along both the eastbound and westbound lanes of Route 10 from I~295 through
the Meadowville Road intersection to provide asix-lane facility plus a second westbound
lane ~faurth lanes on Route lfl from I-~95 through the Kingston Avenue intersection and
from the Rivers Bend Boulevard intersection through the Meadawvi~le Road intersection,
The proposed proffer would eniminate the developer's requirement to construct the fourth
westbound lane along sections of Route 10. ~Praffered Condition B.~.) Based an
projected traffic volumes in this area, Route 10 should be widened to eight lanes. The
developer is offering, as outlined in the proffer, to provide the six-Zane improvement to
~0 95SN01091WP1~C'I'2tiI
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Route 10 with a guaranteed tune frame and sooner than would be required by existing
proffers. Proffered Condition B,7,} Unless Route l~ is ultimately widened to an eight
lane facility, conges~on and unacceptable levels of service along the Corridor will occur.
In can~unctian with other development in this area, staff will recommend that the fourth
lane along Route to be provided. The other change requested to the existing proffers,
relates to improving ll~eadawville Road between Route 10 and Rivers Bend Boulevard.
The existing proffer requires the developer to construct eadowville Road as a four~lane
divided facility with adequate turn lanes and signalization from Route l4 to Rivers Bend
Boulevard. Based an the reduced densities of this project, the applicant is seeking relief
of the requirement to provide these improvements. When the large tract of land on the
ease side of I-Z95 {Nleadawville Trust} is developed, a vast amount of that site traffic is
anticipated to use this section of IVleadowville Road. The Nleadowville Trust developer
should provide the improvements to this road.
Transit service in this area could be in high demand in the future, Staff recommends that
in the event public transportation is ever provided in the area, a parking area be made
available far the pickup and discharge of passengers. The applicant is unwilling to
commit a parking area far this use.
As part of this zoning request, the applicant has also proffered to contribute cash
towards "off site" road improvements for any residential units in excess of . the 659
permitted by current zoning. Proffered Condition C.1. and C.Z.}
At time of site plan andf ar tentative subdivision review, specific recommendations will
be provided regarding phasing of the regulated road improvements and nght~ofway
dedications, approved access laca~ons and internal site circulationlstreet layout.
Econarnic Development:
See attached memo and report from the Economic Development Department.
Fiscal Ympacts:
Financial Im act an Ca ital Facilities:
PER iJrTIT
# New Dwelling Units 241.40* 1.~D
Population Increase SGZ, S Z. SO
Number New Students
Elementary 59.04 4.Z9
~ ~ 955N4149lWPI~CTZb~
*The Textual Statement emits the total number of dwelling urdts to a maximum of $6~. Under
current conditions of coning for Riversbend Case 8?5439), b59 dwelling units could be
developed on that portion of the Rivers Bend project included in this request, for a net increase
of 241 dwelling units. "
The roposed coning and land use will have a fiscal impact on capital facilities, Consistent with
P
the Board of Supervisors' policy, the applicant has offered cash proffers to address the impact
of this proposed coning on such capital facilities. ~Prvffered Conditions C.1, through C.3.~
LAND SSE
General Plan:
Lies within the boundaries of the Eastern Area Land Use and Trans nation Plan, which
designates the property far commercial and light industrial uses, and residential use of
4. U 1 to 7.4 units per acre. In addition, the Plan suggests the request property and
surrounding area's appropriate far large-scale plan of development, to include a mix of
uses with office andlor light industrial uses adjacent to Route I-295
Area , Develo~pn~ent Trends:
The request property lies within the vicinity of the Route 141Route I-295 interchange,
Surrounding properties are characterised by a nlix of agricultural, residential,
publiclsenu public, office, commercial and industrial coning and land uses ar vacant
land. In addition, the request property is part of the Rivers Bend mixed use
development, which includes a mix of residen~al, office, commercial, industrial and
recreational uses.
Z2 95SN~i~9lV~Pl~CT2~I
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Bonin ~isto
On September 28,1988, the Board of Supervisors, upon a favorable recommendation by
the Planning Canamissian, approved rezoning with a Conditional Use Planned
Development to permit a mixed use development on 9?2.5 acres, which included 529.4
acres of the request property Case S7S039, Rivers Bend}.
~n August 23,1989, the Board of Supervisors approved rezoning with Conditional Use
Planned Development, plus amendment to a previously granted Conditional Use Planned
Development tCase 8?539) relative to use of public water and sewer on portions of the
request property and other property now included in the Rivers Bend mixed use prof eCt,
but not included in the current request.
Site I~e51gn:
V~ith the approval of this request, the majority of the property lying north of
Meadowville Road could be developed for a m.ix of housing types, including multi-family
and townhouse residences, and single family residences, Additional uses would include
recreatianallopen space uses to include a golf course. In particular, tracts lying north
of Meadowville Raad and adjacent to Route I~29S, currently zoned for industrial use,
would be rezoned for single family residential uses.. Portions of existing office,
commercial and industrial tracts along Meadowville Road would be rezoned far
residential use and a village center which could be developed for a mix of publiclserni-
public, office and camn~ercial. uses, with over-shop dwellings located contiguous to or
above non-residential uses. In addition, village center tracts could be developed far
single family, townhouses and multi-farnilylcondominium residences. Commercial tracts
lying south of Meadawville Road and north of old Bermuda kiundred Road, in the
vicinity ofRoute I-295, would be rezoned for industrial uses. Bxcluded from this request
are existing recorded subdivisions in Rivers Bend where lots have been sold and
residences are under construction, as well as commercial properties along west I~undred
Road, an existing office building site, and an existing industrial use, all within the
boundaries of the original Divers Bend project. In addition, 7.3 acres of agriculturally
zoned property slang Meadowville Road are being added to the project,
The request property and proposed mix of uses are illustrated on the applicant's Master
Plan exhibit A}. Specifically, tracts designated on the Master Plan as SFl through 14
and ~S l through 4 would be restricted primarily to single family residences an lots
having a minimum area of 1Z, square feet, and recreational facilities. Maintenance
facilities and light commercial activities would also be permitted in association with
recreational facilities. Tracts designated on the Master Plan as ~S2 and 3 could also be
developed for child care centers, day care centers, nursery schools and kindergartens,
with a real estate office allowed on Tract X52.
~~ 95sr~~1~9~wP~aCT2~
Tracts designated as vkIl through ~ could be developed for single family residences,
multi-famiiylcondaminium residences, andlar zeta lot line residences on fats having a
minimum of ~,aaa square feet. Modiflcataons to honing ordinance requirements relative
density, lot size and coverage, lot widths, and setbacks are requested to accommodate
proposed hauling types and development scenarios not currently provided far in the
honing ordinance. These exceptions are outlined in Chart III of the applicant's Textual
Statement,
Tracts designated as VC 1 through 4 would be zoned to Neighborhood Business ~c-~2} and
could be developed for a mix of single family residential, zero lot line residential, multi-
famalylcandaminiumresidential, townhouse residential, office, commercial, publiclsemi-,
public and recreational uses. fiver-shag housing would also be permitted in Tract vC l .
non-residential development would be required to conform to Neighborhood Business (~-
2} requirements relative to setbacks, buffers, landscaping and other applicable standards,
unless modified b the Plannin Comrnissian. Any such modification would be subject
y g
to a proposed village center scenario and include a requirement far a half acre "village
green" ar "town square n Further, retail uses in Tract V1 would be restricted to
Sa,Oa~ grass square feet and residential uses in Tract VC1 would be restricted to a
maximum of fifty ~5a~ dwell%ng units.
Tract C~l would be zoned Neighborhood ~ff~ce ~~-1} and could be developed for
neighborhood office uses, plus emergency rescue squads and fire stations, Iabaratories
and messenger or telegraph services.
Tracts BC 1 through 16 would be zoned Eight Industrial (I-1} and could be developed far
a mix of industrial and.commercial uses, to include hotels and staura~-ts.
The request property lies within the Route lOlRoute I-295 Emerging Growth Area.
Except where modified by conditions of zoning approval, new construction within office,
commercial and industrial zoned properties must conform to the development standards
of the honing ordinance which address access, parking, landscaping, architectural
treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading
areas.
Agricultural Treatment:
'V~ithin Emerging growth Areas far any office, commercial or industrial property, no
building exterior which would be visible to any agricultural, residential, townhouse
residential, multi-family residential, office district ar any public right of way may
consist of architectural materials inferior in quality, appearance, or detail to any other
exterior of the same building. There is, however, nothing to preclude the use of
different materials on different building exteriors, but rather, the use of inferior materials
on sides which face adjoining property. No portion of a building constructed of
unadorned concrete black or corrugated andlor sheet metal may be visible from any
~4 95SNala9lwPl~CT26I
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adjoining agricultural, residential, townhouse residential, multi-family residential ar
office district or any public right of way. No building exterior may be canstrvcted of
unpainted concrete block or corrugated andlar sheet metal. lUlechanlcal equipment,
whether ground-level or rooftop, must be shielded and screened from public view and
designed to be perceived as an integral pact of the building. In addition, within Tracts
VC 1 through 4, the applicant's village center concept would require an overall design
concept for all uses.
Restrictive Covenants:
The Textual Statement would require the recordation of restrictive covenants. It should
be Hated that the County will not be responsible for enforcing the restrictive covenants,
only that they be recorded. once the covenants are recorded, they may be amended as
provided far in the covenants.
With respect to the proposed residential development, the applicant has agreed to record
restrictive covenants relative to architectural treatment and dwelling sizes. Specifically,
restrictive covenants would be recorded requiring a minimum house size of 2,000 gross
square feet far residences on Tracts SF1 through 10, a minimum finished floor area of
1,400 square feet for residences an Tract vl, and a minimum finished float area of
1, S00 square feet for residences an Tracts vH2 and vH3. In other tracts which allow
residential development, no such minimum house or dwelling size would be required.
In addition, restrictive covenants would be recorded requiring that architectural styles,
quality of materials, landscaping and site planning of multi-family, townhouse and zero
lot line housing be compatible with other residential units in Rivers Bend; however, the
applicant's Textual Statement would not require such restrictive covenants to be recorded
for single family residences developed on Tracts S~ 1 through 10,
Buffers Vii, Screening:
Development within office, commercial and industrial zoned tracts must conform to
ordinance requirements relative to solid waste storage areas, The ?~aning ordinance
requires that solid waste storage areas ~i.e., dumpsters, garbage cans, trash compactors,
etc. be screened from view of adjacent property and public rights of way by a solid
fence, wall, dense evergreen plantings or architectural feature, Abe separated from any
residentially zoned property ar any property being used far residential purposes by the
principal building, and that such area within 1,D00 feet of any residentially zoned
property or property used for residential purposes not be serviced between the hours of
~; p. m. and G; 00 a. m. In addition, sites must be designed and buildings oriented so
that loading areas are screened from any property where loading areas are prohibited and
from public rights of way.
2S 9~SI~OIi~IW~I~CT2~I
In addition to screening requirements, the Zoning ordinance specifies the fallowing
buffers where proposed office, commercial and industrial coned tracts abut residential
coning:
Neighborhood Office {O-1) -forty {40) feet;
Neighborhood Business (C-2) -fifty (50) feet;
Light Industrial (I-1) -fifty {SU) feet.
These buffers could be modified by the Planning Commission at the time of site plan
review if adequate screening can be provided in a lesser width.
Suns:
The applicant has requested permission to seek modification of Zan.ing ordinance
requirements rela~ve to signage from the Planning Commission at .same future date
through a sign package apprava,l. Such madifica~on could include a request for two {2}
large freestanding signs along Route I-295 to identify the development, The Zoning
ordinance allows one {1} freestanding sign, l5U square feet in area and twenty X20} feet
in height along Route Y-295 to identify the project.
Conclusions:
The request to re~ane an existing industrial tract north of hrieadaw~rille Road and adjacent
to Route I-295 far residential use does not conform to the Eastern Area Lan Use and
Trans nrt~tlon Plan, which notes that those portions of the request property lying
adjacent to the Route .I-295 corridor are appropriate far office and industrial uses.
Property slang the corridor should be reserved far industrial sites which have visibility
to Route I-295 and access to the region. Further, industrial uses slang the west side of
I-295 will ensure Land use compatibility with future an~cipated industrial development
east of the I-295 Corridor. Approval of residential uses adjacent to the west side of
Route I-295 could jeopardise future industrial caning and land use on property to the
east, which is designated on the Meadowvi~Ie Plan for moderate industrial use, It should
be noted that staff has had recent inquiries rela~ve to the potential far residen~al
development east of ~-295. Therefore, staff would recommend approval of this request
subject to the uses in Chase tracts being limited to industrial {Condition} .
CASE HISTCR~'
Applicant {5f 1794}:
The applicant submitted a revised application, textual statement and additional traffic
information,
2~ 95SN~1~91wPl~CT2
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Applicant X51 X7194} ;
The applicant submitted a revised textual statement.
Applicant ~~11 X194} :
Additxanal tt`affic infarmatian was submitted.
Applicant X6114194}:
Additianal traffic infarmatian was submitted.
Applicant ~G115194};
A revised Textual Statement and proffered conditions were submitted. ..
Planning Commission ~eetinng ~61~1194}:
At the request of the applicant, the Comnussion deferred this case far thirty (30} days.
Staff X6122194} :
The applicant was advised in writing that any significant new ar revised infarn~a~an
should be submitted na later than June ~?, 1994, for consideration at the Commission's
July 19,1994, public heauring. Also, the applicant was advised that a $50.{0 deferral fee
must be paid prior to the Commission's July 19, 2994, public hearing,
Applicant ~612~194}:
The applicant paid the $5.00 deferral fee.
Applicant and Staff ~G123194}:
A meeting was held to discuss amendments to the application to address staff concerns.
27 9~SND1091wP1~C'1'26I
Applicant (7/1/94):
The applicant submitted a revised Textual Statement and proffered candi~ans.
Applicant (7/5/94):
The applicant submitted additional revisions to the Textual Statement.
Applucant and Staff X7111194)
A meed.ng was held tv discuss amendments to the Textual Statement submitted an July
~ and revised on July 5.
Applicant X7113194) :
The applicant submitted additional revisions to the Textual Statement.
Planning ornmissian ~rleeting X7119194}:
At die request of the. applicant, the ~omrnissian deferral this case far sixty {fia} days,
Applicant X7119194)
The applicant paid the ~5a.~ deferral fee.
Staff (7/20/94):
The applicant was advised in writing that any significant new ar revised information
shauld be submitted na later than July 2$, 1994, far consideration at the commission's
September ~0, 1994, public hearing.
Applicant (8/4/94):
The applicant submitted revised proffered canditxans in an attempt tv address
transparta~~on concerns.
~$ 95NOla91wP1~C'T~~1
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Applicant ~Sl X195}:
The applicant submitted revised exhibit in an attempt to address transportation concerns.
Applicant and Staff ~$11~l~4}: ,
A, meeting was held to discuss transportation concerns. In addition, the applicant
submitted revisions to the Textual Statement.
Applicant and Staff x$119194}:
A meeting was held to discuss transportation concerns. In addition, the applicant
submitted revised exhibits and proffered conditions.
Applicant ~$1 X9194}
The applicant submitted revised exhibits in an atterr~pt to address transportation concerns.
App~.cant and Staff ~$13~194}:
A meeting was held to discuss transportation concerns. In addition, the applicant
submitted revised proffered conditions and exhibits.
Applicant X911194}:
The applicant submitted additional revisions to the proffered conditions,
Applicant and Staff X911194}:
A meeting was held to discuss transportation concerns.
Applicant ~91~194}:
Applicant submitted revised Exhibit ~- l .
~9 95SNO 1 o91wP1 ~C'T2GI
Staff and Applicant {91 S194y :
A meeting was held to discuss transportation proffers.
Applicant {919194
Applicant submitted revised transportation proffers,
Applicant (9/ 12194)
A revised Textual Statement and proffered conditions were submitted,
Applicant (9/13/94):
Revised Exhibit C was submitted.
Applicant {9114194}:
Revised Exhibit C-2 was submitted.
Applicant {9115194}
Revised transportation proffers were submitted.
Applicant {91 ~ X194}
Revised Exhibit C-~ and transportation proffers were submitted.
Applicant (9/20/94):
The applicant amended the proffered conditions and Textual Statement to address staff
concerns relative to the Textual Statement becoming the Master Plan and concerns
expressed by the Bermuda District Can~missioner, responding to concerns raised by area
residents, relative to residential density and uses in Tract vH-1. Specifically, the
applicant has amended the proffered conditions to proffer that the latest Textual Statement
and exhibits, last revised on September X0,1994, shall be the Master Plan. In addition,
the applicant has amended the Textual Statement to reduce residential densities in Tract
3~ 955Na1091wP1DC'T~bI
~ ~
~ ~
vH-1, far'Village Hauling A, from dive ~~} units per acre to four (4} units per acre, and
to exclude gaff courses, related facilities and light commercial activities fromtract VH-1.
These changes are reflected in the underlined portions of the attached documentarian.
Planning Commission Meeting ~9t2a194}:
Mr. Faster declared a conflict of interest.
The applicant did not accept staff's recana~nendatian, but did accept the Planning
Commission's recommendation. There were several persons present in support of the
applicant's request. Upon agreement by the Planning Commission, the applicant
withdrew a proffered condition which required the reservation of a water tank site within
the development and agreed to modify Proffered Condition 7,a, and 7.b. to address
transportation concexns, The applicant requested that the Commission consider allowing
an amendment to Proffered Canditxan 5 to allow dedica~on of the forty-one X41} acres
far the Meadawville Road -River's Bend BoulevardlI~~95 Interchange to occur through
aspecial warranty" deed rather than a "general warranty" deed. The County Attorney's
~f~ice advised that land is normally dedicated through "general wan~anty" rather than
special warranty" ; therefore, Proffered Condition 5 was not amended.
Applicant ~1a1~~94 and 1a~13194}:
As agreed at the Planning Commission Meeting, revised Textual Statement, Proffered
Condidans and Fxhibit C-1 were submitted.
3I 95SNaIa91P~~C'I'~~T
~~~ ~ ~~
i ~ ~
xr•~
M EN1 O~AN~[J ~~
TO: Beverl Musselman
FRAM: Gary R.1V~cLa en
~A7`E: ~ dune 16, ~ 994
S[~BJECT:Rezoning ofRiver's Bend
~~ i~(~f~~d~
~~ .~~7~ D
CO
PLANNING DEpq~E~
Below are some off` the previously discussed issues that we ~eei are pertinent to the R.iver's Bend
re2oning Case. .
Residential development t~reates physical stress for Chesterfield County due to the services
required by that sector. Conversely, non-residential developn~ent mare than pays for the
required county services and this results in net profit to the county.
Based upon an attached ~ 99 ~ study (At~cr~~~sls ~f ~t-c~~r.s~t~~fcrl ~c~1t~d I'ro~~~rty its Ches~~rf~~lcl
C'~~«~ry}, the marketable industrial acreage in Chesterfield County is significantly Ies~ than the
total industrial zoned acreage.
1. The repa_rt indicated tl~at 9,~?6 acres of land is zoned industrial and vacant in Chesterfield
County. Of this amount, 3,377.63 or less than ] .~~/~ of'the total acreage in the county was
found to be developable. The balance of the property was deemed to be undevelapable
due to.~actors such as wetlands, flood plains, easements, utility limitations, topographic or
access problems, and bu~`er areas unusable due to adjacent residential areas.
2. Even if you consider the 3,377.63 acres a usable, there are other lirnitatians to rnarketin~
this property, These potential Iija~itatians include tl~e location, size of parcels, aesthetics,
visibility and price.
3. Land absorption clearly fluctuates depending on lnarket conditions. Economic
I]eveloprnent is aware of 5 transactions representing 19b acres of industrial land in 199
to dare. Our current level of activity would indicate tl~at significant land absorption will
continue throughout thebalance of the year.
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.. ~ ~tl~ } 7~8.3~~b~3 FAX ~ ~~1~~) 7~~•~b3~
Mema~Beverly Nlusselman
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Page ? ..
• The non-residential coned portion of River's Bend is a uniquel}- located parcel which is an
in~portant asset relative to Chesterfield daunt}~`s ecanon~ic futu~~e. River`s Bend represents a
gateway to Chesterfield County. it"s proxijY~ity to tl~e airport and its strategic location along 1-
~95, make River"s Bend an ideal location for ~}uality conl~.~anies wl~o are looking for a Iocatiar~
which a~`ers visibility and accessibility to.its customer base, a high quality business
environment and excellent livability far its employees. Brni Con3ponents is an excellent
example of this type of company.
..
As stated in t~~e conclusion of the 1991 st~~dy performed by 1/canan~ic Development, "Chesterfield
County must have attractive, well located, reasonably priced industrial sites to attract industrial
prospects. The supply of that property is not as lame as many would believe...residential growth
is pressuring existing and other potential industrial sites...Tl~e county should expect similar
pressure in the future." 1 believe the River`s Bend re~aning request is just such a case.
gm4jn~~Ijal
~ ~
Table of Contents
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/ANALYSIS 7
~~~
~ ~
Executive Summary
The analysis of industrial zoned property was undertaken far several reasons. First,
Economic Development wanted to evaluate the comprehensiveness of its Sipe Inventory
system. Second, the analysis could be used in aiding the planning process, especially as it
relates to future industrial needs in Chesterfield. Finally, Economic Development wanted to
generate an accurate appraisal of the current supply of marketable industrial property.
A detailed analysis was performed on two sources of data. The first was a report
generated by the real estate assessment office which listed every parcel is Chesterfield with
any acreage zoned M-1, M-2, or M-3. This report included the map parcel numbed the value
of any improvements, the zoning, and the base acreage. The second report was generated
from Economic Development's Site Inventory data base. This report included the map parcel
number, the site name, the acreage, and the zoning.
For the assessor's report, the data was broken down to determine the total number of
parcels by zoning and the total acreage by zoning. The data was also analyzed to determine
whether a parcel was improved so that the total number and acreage of the unimproved.
parcels could be identified. Finally, the parcels that were included in the Economic Devel-
opmentSite InvenEory system were marked for cross referencing with that data base.
For the Site Inventory report, an in-depth analysis of each of the sites was conducted
by the marketing staff at Economic Development. Total marketable acreage was deterrn~ned
for each individual site by subtracting adjustments from the total parcel acreage. Many
factors were considered in making the subjective estimates for the adjustments. Very
conservative estimates were used to to make the adjustments to the total acreage figures.
Additional analysis iaciuded Economic Development marking every industrial parcel
listed in the Site Inventory on the assessor's report so that the unmarked parcels could be
examined. Specifically, the department wanted to identify alI unimproved parcels of five
acres or more that were not included in the Site Inventory system. These parcels were
examined to determine the reasons for exclusion from the department's Site inventory
sys#em.
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~.arn-~`
The results v€ the analysis were groups into flour catagories. The most significant
catagory was the Adjusted Markeable Acreage figures which represent the available hand
zoned €or industrial use. The adjusted, M-]. zoned, marketable acreage totaled 1,564.$7. M-
2 zoned marketable acreage totaled 820.34. M-3 zoned marketable acreage totaled 992.41.
The entire adjusted marketable acreage totaled 3,377.63. "his total adjusted matketabie
acreage represents 1.18% of the land area in C~esterf eId County.
Several limitations existed ~n the analysis of the reports. Generally these limitations
have most likely resulted ~n an overstatement of the existing, properly zoned, marketable
industrial acreage.
Conclusions
Available,~1'Iarketable Sites in Data Base
The Economic Development Site Inventory system is quite comprehensive. Only 85
vacant parcels o~ 5 acres or more were identified as not being in the data base. While the raw
number may seem large, they represent less than 9.29b of the kotal number of industrial parcels
is the county. A closer Look at these pazcels showed that most were not available as industrial
sites. economic Development was able to identify a few parcels that may have potential as
industrial sites, but more investigation is needed to make that determination. The analysis,
in effect, confirmed that the Site Inventory system provides a~ accurate count of tb~e available
indnsfrial property in Cbesterfieid.
Price and Residential Growth Pose Potential Problems
Chesterfield County must hive attzactive, well located, reasonably priced industrial
sites to attrac! industrial prospects. The supply of that property is not as large as many would
-believe. In fact, the total mazketab~e acreage available in February 1991 was estimated at
approximately 3,377.63 acres. Recruiting efforts could be hampered by a Iack of affordable
industrial sites. Already 62% of tie available M-1 zoned property is priced at $75,000 or
more per acre, with some parcels listed at $125,000 per acne. Many businesses, especially
small manufacturers, are being priced out of the market. While the county maintaias control
of approximately 100 marketable acres is tlae Airport Industrial Park, this land will nor last
indefinitely.
~~Y 7
• • ~
• '1~~~
Additionally, residential growth is pressuring other existing and potential industrial
sites. An example could be seen in Else recent effort to have the KMI site rezoned. Although
the case has been withdrawn, the developers were motivated by the additional profit that
could have been made by using the land for home sites instead of the planned Indus#rial uses.
The county should expect similar pressure in the future.
Supply of M-3 Zoned Property Very Limited
While the inventory of all marketable industrial acreage totals only 1..18 ! of
Chesterfield's land area, Ehe supply of M-3 zoned property is perhaps the most critical. WiEh
approximately 992.4 acres, marketable M-3 property will be in short supply in the future.
Nearly 43 ~'o of M-3 acreage lies in a single parcel know as the Reynolds-Coach Road Site.
Several large firms are interested in this site and tl~e potential exists that it may be sold in the
near future.
If the concerns and attitudes thaE were evidenced by county residents during hearings
about the Meadowville plan are indicators for future cases, little additional acreage can be
expected to be rezoned to ~-3. The remaining Sb7.41 acres may be the only land Chesterfield
will have to offer future heavy industrial users.
Again, this may appear to some to be an adequate amount, but it represents less than
2 tenths of 1% of the total acreage in Chesterfiejd. With a dwindling supply of industrial
property, it will become increasing difficult to maintain the current residential tocommercial/
industrial tax base ratio, much 'less improve it. Existing heavy industrial users such as
Reynolds Metals, D~Pout, ICI, and Park 500 provide very large tax revenues and employ-
ment for county. In the future, if marketable heavy industrial sites do not exist, similar firms
will be be unable to find a home in Chesterfield County. Failure to plan for those businesses
will definitely handicap the economic future of the citizenry in the county.
~'~~~`' -
~ANALYSIS
~~
Purpose of Analysis
The analysis of industrial zoned property was undertaken for several reasons. first,
Economic Development wanted to evaluate the comprehensiveness of its Site Inventory
system. The department wanted to corroborate its belief thaE there were very few viable sites
with existing industrial zoning that were not in the data base.
~a addition, the analysis could be used in aiding the planning process, especially as it
relates to fiiture industrial needs in Cbeste~eld. V~ th residential growth and the correspond-
ing demand for services continuing at a rapid pace, the additional funds needed to pay for
those services will increasingly come from the industrial taxpayer. Obviously more industrial
firms are needed and Economic Development is actively pursuing those firms. However,
there must be attractive, well located, reasonably priced sites to oLfer a relocating firm. Future
plans must codsider the needs of Ehe industrial prospect.
Additionally, the DepartmenE of Economic Development has been concerned that
some misconceptions may have been formed about the inventory of available industrial
property in Chesterfield County. Because much of the eastern planning area has been
designated for industrial uses, it has been assumed by many that the county has a huge supply
of available sites for industrial users. While the plan may designate industrial use, many
other factors .determine whether a piece of land is viable as an industrial site. Econonuc
Development wanted to generate an accurate appraisal of the current supply of marketable
industrial property.
Methodology of Analysis
A detailed analysis. was performed on two sources of data. The first was a report
generated by Ehe real estaEe assessment office which listed every parcel in Chesterfield with
any acreage zoned M-1, M-2, or M-3. Phis report included the map parcel number, the value
of any improvements, the zoning, and the base acreage. The second report was generated
from Economic Development's Site Inventory data base. This report included the snap parcel
number, the site name, the acreage, and the zoning.
/ANALYSIS
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Analysis of Assessor's Report
Economic Development asked the Real Estate Assessments office to provide a list of
parcels with industrial zoning. An Easytr~eve program was written to access the f les of every
parcel in the Calias data base. Any parcel with any M-zoning was identified, listed, and the
base acreage added to a summation. Unfortunately, due to a problem with the fle structure,
(the way the information on zoning is stored}, the aggregate of base acreage was overstated.
One hundred thirty seven parcels were duplicated on the report resulting in an 11,299 acre
mistake in the figure for total acreage.
The duplication was corrected manually and the total revised to determine a total base
acreage and the total number of parcels. After correcting for ibe duplications, the data was
analyzed using threw elements: zoning, improvements, and inclusion in the Site Inventory
system.
The date was broken down to determine the total number of parcels by zoning and the
total acreage by zoning. The data was also analyzed to determine whether a parcel was
improved so That the total number and acreage of the unimproved parcels could be identified.
Fina}ily, the parcels that were included in the Economic Development Site Inventory system
were marked for cross referencing with that data base.
Analysis of Si#e Inrventory Report
This report was generated from Economic Development's Site Inventory system and
it included tie map parcel number, the site name, the acreage, and the zoning of every
industrial parcel currently listed as an available site.
Economic Devetopmeat recognized that tie marketable percentage of a ~arcei may not total
one hundred percent. To calculate the total marketable acreage available, corrections and
adjustments were necessary.
An in-depth aualysfs of each of the sites was conducted by the marketing staff at
Economic Development. Total marketable acreage was determined for each individual site
by subtracting adJustments from the total parcel acreage. Many factors were considered in
making the subjective estimates for the adjustments. Those factors included: the percentage
of the parcel that is wetland, the percentage of the parcel that is in the flood plain, the
~'~~~ -
~~
percentage under poweriine easements, and other limitations such as lack of utilities,
topographic or access problems, and lack of buffers to residential areas. Very conservative
estimates were used to to make the adjustmeats to the total acreage figures.
Additional Analysis
Economic Development marked every industrial parcellisted in the Site Inventory oa
Ehe assessor's report so that the unmarked parcels could be analyzed. Specifically, the
department wanted to identify all unimproved parcels of fve acres or more that were not
included in the Site Inventory system. These parcels were examined to determine the reasons
for exclusion from the Site Inventory system.
~ ~
~~ n _
AIVALYSIS_:
~8~ fi
~ ~
Results of Analysis
Results o~ Analysis of the Assessor's Report
I~~d~~strial Zo~ied Parcels
The analysis provided a comprehensivc Look at industrial zoned proQerty as of
February 15,1991. Industrial zoned parcels were defined as any parcel having aay M-2, M-
2, or M-3 zoning. The total number of industrially zoned parcels was 924. This total
represented 1.05 `~ of the $7,754 parcels in Chesterfield County. The total acreage of hose
parcels was 18,146.58. This represented 6.3690 of the total acreage in Chesterfield. Of the
924 industrially zoned parcels, 559 or 60.59'o were zoned M-L One-hundred fifteen parcels --
werezoned M-2, or 12.5 ~ of the total. And 250 parcels were zoned M-3. Those M-3 parcels
represented 27% of the total.
The total aczeage of the 559 M-1 zoned parcels was 8,1.31.90, resulting in an average
parcel size of 14.54 acres. The total acreage of the 115 M-2 zoned pazcels was 2,074.06, with
an average size of 18.03 acres. The total acreage of the 250 M-3 zoned parcels was 7940.b2,
with the average size being 3 i.76 acres. These figures are listed in Table 1.
All Industrial Zoned Parcels in Chesterfield County
Zoning Total # of Parcels Total Acre.
M-1 Zoned 559 8,131.90
M-2 Zoned 115 2,074.06
M-3 Zoned 250 7,940.62
Totals 924 18,146.62
of Total 1.05 6.36
Total Acreage in Chesterfield 285,440 acres
Total Number of Parcels in Chesterfield 87,757 parcels
Average Parcel Size
14.54 ,
18.03
31.76
19.64
V
--~J
1
~~~~ _
/AM.4LYS1S,,
~~
Lnproved Lidusiria! Zoned Property
Improved industrial zoned parcels were defined as any parcel haviBg any taxable
improvement and M-1, M-2, or M-3 zoning. The number of parcels listed as improved was
451 or 48.8° of the totaE. 7'he total improved acreage was 872~.1~~. M-1 zoned property
accounted for 276 parcels totaling 3864.62 acres, with an average per parcel size of 14 acres.
Sixty parcels were zoned M-2 and accouated for 558.55 acres, averaging 9.3 acres per parcel.
The remaining 115 parcels were zoned M-3. Those parcels totaled 4296.96 acres, with an
average size of 37.36 acres. The total improved acreage represented 3.4b~'o of the land area
in Chesterfield. These figures are listed in Table 2.
Table 2
Improved Industrial Zoned Parcels
Zoning
M-1 Zoned
M-2 Zoned
M-3 Zoned
Totals
of Total
~ ~
Total # of
Improved Parcels
276
60
175
451
t
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,,.
~,~1 ~.DS
a
___ ~.~
Total Improved
Acreage
3,864.62
558.55
4,296.96
8,720.7 3
Average Parcel
Size
14.00
9.30
37.36
19.34
~' o --.
/ANALYSIS .;
~~
.~ ~ • ~ •
U~ri~npro-~ed I~rdustri4l Zo~ied Property
U~2mproved Industrial zoned parcels were defined as any parcel having no taxable
improvemeat and M-1, M-2, or M-3 zoning. Unimproved parc~ls~ totaled X73. The total
acreage for the unimproved parcels was 9,426.45. 'Ti~vo hundred eighty three Iwt-1 zoned
parcels accounted for 4,267.28 acres, with an average size of 15.07 acres. Parcels zoned M-
2totaled 55 with 1,SIS.51 acres and an average size of 27.55 acres. Unimproved M-3 zoned
parcels totaled 135 with 3,643.66 acres. The average size of these parcels was 26.98 acres.
The total unimproved acreage represeated 3.3 ~ of the land area in Chesterfield. These
figures are listed in Table 3.
i.
Table 3
Unimproved Industrial Zoned Parcels
Zoning Total # of Total Unimproved Average Parcel
Unimproved Parcels Acreage Size
M-1 Zoned 283 4,8267.24
M-2 Zoned 55 1,515.51
M-3 Zaned 135 3,643.66
Totals 473 9,426.45
of Total 0.54 3.30
15.07
27.55
26.98
X9.93
~~~ _
AM.4LYSrS ?
~~
Results of Analysis o€ the Site inventory Report
Marketable Acreage
The report generated from the Site Inventory system provided the details of industrial
property fisted as available to industrial prospects or developers. One hundred seventy six
parcels were listed as having M-zoning. There were 126 M-1 parcels totaling 2,226.02
acres, with an average size of X7.66 acres. There were 26 parcels listed with M-2 zoning
totaling 1,236.89 acres. Tfiose parcels averaged 47.57 per parcel. "11~venty four M-3 Zoned
parcels totaled 1,841.86 acres, with an average size of 7b.74 acres.'These figures are listed
in Table 4.
Table 4
Marketable Industrial Zoned Acreage in Site Inventory
Zoning Total # of Total Marketable Average Parcel
Marketable Parcels Acreage Size ~
M-1 Zoned 126 2,226.02 17.66 - ~
M-2 Zoned 26 1,236.89 47.57
M-3 Zoned 24 1,847.86 X6.74
Totals 176 5,304.77 30.14 ~
of Total 0.20 1.86
I~
i
~ ~
YSIS ;'
~~~
Adjcisted Marketable Acreage
The in-depth analysis performed by the staff was used to adjust the marketable acreage
figures to reflect a more accurate total. Based oa those adjustments, M--1 zoned marketable
acreage totaled 1,564.87. M-2 zoned marketable acreage totaled $20.34.
M-3 zoned marketable acreage was revised to tota1992.41. The entire adjusted marketable
acreage totaled 3,377.63, These f gures are listed in Table S.
Table 5
Adjusted Marketable industrial Zoned Acreage
in Site Inventory - ~
Zoning Totai # of Adjusted Total Average Parcel
Marketable Parcels Marketable Acreage` Size
M-1 Zoned 7 26 1,564.87 7 2.42
M-2 Zoned 26 820.34 31.55 I ;
M-3 Zoned 24 992.41 41.35 ~'
Totals 176 3,377.63 19.19
i
of Total 0.20 1.18
i
' Subtractions of acreage from available sites due to various factors..
Factors Include:
Wetlands
Flood Plain
Powerline Easements
Lack of Utilities
Access thru Residential Area
Topographic Problems
Lack of Buffers with Residential Area
~~~~ ..
~ANALYS/S ;
~~
Limitations of Analysis
Several limitations existed in the analysis of the reports. Generally these limitations
have most likely resulted is an overstatement af. tie existing, properly zoned, marketable
industrial acreage.
The total acreage figures are likely to be less than was indicated in the analysis. The
report generated by the assessor's office listed the base acreage for each individual parcel. If
there was any industrial zoning, the entire parcel was listed with that zoning. However, an
undetermined number of parcels carry multiple zonings. This would cause the listed zoning
to be overstated. For example, a parcel listed as having 73 acres and zoned M-2 is actuality
bad only 32 acres of M-2 with the other 41 acres zoned agricultural, resulting in an
overstatement of M-2 totals by the 41 acres.
Additionally, the 1990 annual report of Real Estate Assessments listed 752 parcels as
industrial in its schedule of proQerty classification. This indicates that 172 parcels identified
in tie analysis as industrial were being classified in some other caEegory. All of these other
uses could not be identified in this analysis, however Economic Development found that at
least b5 M-3 parcels are currently in subdivisions being used for residential purposes,
resulting in far fewer parcels actually being viable industrial sites.
Statistics also limited the analysis to a minor degree. Parcel averages were skewed by
carious factors. In the case of the unimproved parcels zoned M-3, the average was skewed
downward because` 43 of the unimproved parcels were located in residential subdivisions
zoned M-3. Revising the figures to adjust for this raised the average from 26.98 acres to 39.37
acres per parcel.
-= ~ The totainumber of M-2 parcels available were understated in the Site Inventory report
because some larger parcels, such as the Appomattox Industrial Center, could be subdivided
resulting in a higher parcel count and a lower average parcel size.
industrial property zoned I-1, I-2, or I-3 was not included in the analysis. Very few
parcels are currently zoned with these designations and the inclusion of the these parcels was
not deemed a significant factor in the overall analysis.
A/VAL
~ ~ ~~
•
COnC1uSltlnS
Available, Marketable Sites in Data Base
The Ecoaomic Development Site Inventory system is quite comprehensive. Only SS
vacant parcels of 5 acres or more were ideati~ed as not being in the data base. While khe raw
number may seem large, they represent Iess than 9.2% of the totat numberof industrial parcels
in the county. A closer look at these parcels showed that most were not available as industrial
sites. Many were owned by Virginia Power, or by a large ina~stry such as'I~rmac or Reynolds
Nfetals and are not for sale. Others were not viable because they were in the flood plain or
in tt~e middle of the 3ames River, like the 802 acre, M-3 zoaed, Jones Neck island. Economic
Development was able to ideatify a few parcels that may have potential as industrial sites,
but more investigation is needed to make that determination. The analysis, in effect,
confirmed that the Site Inventory system provides an accurate counE of the. available
industrial property in Chesterfield.
Price and Residential Growth Pose Potential Problems
Chesterfield County must have attractive, well located, reasonably pried industrial
sites to attract industrial prospects. The supply of that property is not as large as many would
believe. ~n fact, the total marketable acreage available in February 1991 was estimated at
approximately 3,377.53 acres. There are several disturbing facts about this marketable
acreage thaE were revealed in the analysis that might indicate potential problems in the future.
Recruiting efforts could be hampered by a lack of affordable industrial sites. Already 62%
of the available M-1 zoned property is pried at $75,000 or more per acre, with some parcels
fisted at $125,000 per acre. Many businesses, especially small manufacturers;.-are being
priced out of the market. While the county maintains control _ of approxi~ateiy 100
marketable acres in the Airport Industrial Park, this Iand will Qot last inde~niEeiy.
Additionally, residential growth is pressuring other existing and potential industrial
sites. An example could be seen in the recent effort to have the KMI site rezoned. Although
the case has been wi#hdrawn, the developers were motivated by the additional profit that
could have been made by using the Iand for home sites instead of the panned industrial uses.
Tl~~ county should expect sinvlar pressure in the future.
,I,4NALYSIS ,
~~~
Supply of M-3 Zoned Property Very Limited
While the inventory of atI marketable industrial acreage totals only 1.18% of
Chesterfield's hnd area, the supply of M-3 zoned property is perl~aps_,the most critical. wth_
approximately 992.41 acres, marketable M-3 property will be in short supply in the future.
Nearly 43% of M-3 acreage lies in a single parcel know as the Reynolds-Coach Road Site.
Several large firms are interested in this sile and tiie potential exists that it maybe sold in the
near future.
If the concerns and attitudes that were evidenced by county residents during hearings
about tl~e Meadowville plan are indicators for future cases, little additional acreage can be
expected to be rezoned to I-3. The remaining 567.41 acres maybe the only land Chesterfield
will have to offer future heavy industrial users.
Again, this may appear io some to be an adegaate amount, but it represents less than
2 tenths of 1 % of the total acreage in Cliesterfield. W th a dwindling supply of industrial
property, it will become increasing difficujt to maintain the current residential to commercial/
industrial tax base ratio, much less improve it. Existing ~ieavy industrial users such as
Reynolds Metals, DuPont, ICI, and Park 500 provide very large tax revenues and employ-
ment for county. In the future, if marketable heavy industrial sites do not exist, similar firms
will be be unable to find a home in Chesterfield County. Failure to plan for those businesses
will definitely handicap the economic future of the citizenry in the county.
~~E
~_16~n
~AIVALYSIS
~ ~~t
~ ~
STATENT ~F ~CNIlVC AND
C~NDITIDNAL USE PL DEVELOPMENT
Pioneer Prope~es III, Ine.
River's Bend
TABLE ~P CONTENTS
ZNTRCDUCTION .............................,.,........... 3
I. STANDARDS -- ALL DISTRICTS ..... . . . . . . . ........ 8
A-. S Y CF ~~NIlV DISTRICTS {CHART I} ~, ........ 8
B. SLT~ARY ~F LAND USES, ACRES, AND ~~NYN
DISTRICTS BY TRACT ~C~IART Il~ ....... . ..... . • .. ~
~. GENERAL . . . . r • . . . . . a . ^ . . . . . ^ . . . . . . . . r . , . . a ~~
D. LANDSCAPZNCx .................a,.a......... ~~
E. SYONS -- All Districts ......... . ... . ..... . • .... • • ~ 1
lI. USE, BULB E~CEPTICNS AND STANDARDS ~F DEV~L~PMENT ...: , y ~ 1~
A. RESID -ALL DISTRICTS CHART III} .. , , , ..... i2
B. RESIN NEII~BORH~~D ~R~ 15 DISTRICTS ....... 1 ~
D. NEICHBQRI~~~D OFFICE ~~-i} . , . , • .. . .. . . . . ..... ~0
++r ~>.+~~~,/ ~~.~4 1~~~~ . • . . a • ^ • i . a r i r • • . . ^ • • • r • Irv
III. STATEMENT ~F PROFFERS .. . . . ................ . . .... , . ~2
J.~. T'+~i` 1~'~/~T` + +T+~V~ ^ . i r / . • ^ r • . . • • ^ f ^ . M . f ^ f • . • • AI~
D • UTILI~I,IES . . ^ .. • • . • . . . • . a r . . ^ . . • . . . . . • . a . • . • •
~~. DJ..•1 ~T~~~~ - • w . r ^ r . - . . . • . r • . • . • . • r ^ • a r a a . . . ^ . r . a , ,
EXHIBIT A (MASTER PLAID
EXHIBIT B (ZONIlVG DISTRICT PLAN
EXHIBTx C (TRANSPORTATION PLAN}
EXHIBIT C-1 (ROUTE 10 PLAl~
EXHIBIT C-2 (N~ADOWVILLE INTERCHANGE MAP)
EXHIBIT D {ILLUSTRATIOl~
PIONEER PR~P~RTIES ICI, znc.
APPLxCATI~N FAR RE~~N~NC
'TH A
~~Ni]~NA~ S~ PL ~]~v~~~P1Vl~NT
'IXTUAL STATEMENT
December 20, X993
Revised May 17, 1994
Revised May 25, X994
Revised 3une ~3, 1994 ~arnend by substitu#ion and addition only)
Revised June 2S, 1994
Revised ,~uiy 1~, 1994
Revised August io, 1994
Revised August ~9, X994
Rem set Se~terr~ber ~~, _ ~~~4
Specific terms nat otherwise defined in this Textual Statement are defined in the
Def~nitxon Section of this application and by this reference are made part of this
application,
~ ~
~ ~
~T~~~~~T~~~
Summa of Rezoning Request
This request is to rezone a large portion of the existing River' ~ Bend development on the lames
River therein after referred to as the "Development" or the "Property"} . The Developer
proposes to rezone portions of the Development to R-1S, -~, ~-1 and I-1 with a Conditional
Use Planned Development {" CUPD "} to permit bulk and use exceptions, The master plan the
"Master Plan"} and the zoning plan the "Zoning District Plan"} dated December 15, I9~~ are
attached as Bxhibit A and Exhibit B, These plans were prepared to accompany the application
by I. Clarke Plaxco, the President of The Planning & Design Collaborative, Inc. , with
cooperation from the River's Bend development team, In addition to J, Clarke Plaxco, the team
members include: John V, Cogblll, III, Esquire and Adena M. Patterson of McGuire, woods,
Battle & Boothe; Jeffrey T, Collins of Charles C. Townes & Associates; Dexter R, Williams;
and Richard F . 'hard, Jr, , Vice President of Pioneer Federal Savings Bank the "Team"} .
Richard F. Ward leads the Team as the representative of the owner and the Developer, Pioneer
Properties III, Inc, ~"Pioneer"}, Detai]s of the proposal are outlined in this Statement of Zoning,
including the Proffers and Candi~ions contained herein and made a part of the application for
rezoning. ~ ~ ~ ~- ,
location and Character of Area
_~.
The Development is located at the northwest quadrant of the I-291 Route 1 ~ interchange on the
south side of the James River and Its old channel, The main entrance, River's Bend Boulevard,
is approximately one nxile west of the I~295 interchange and approximately 2, 5 miles east of the
I-~SlRaute 1~ interchange,
The Development is situated in the eastern section of Chesterfield County known as Bermuda
Hundred, A ,variety of land uses surround the Development. within a mile radius of the
Develapn~ent are established residential communities such as Meadowville and Fn4n, and
industr'1al developments, such as the Farm Fresh Distribution Center located on the south side
of Route 1~} and the Bermuda Park Industrial Park {near the Z-95 interchange, About one half
~If 2} mile west of the Development is Harbour Fast village, a mobile home park. Route
11Jefferson Davis Ighway, situated to the west of I 95 and River's Bend, contains substantial
commercial development and a new enterprise ,gone to help stimulate redevelopment in that
corridor. The City of Hopewell is four and oneyhalf ~~ 112} miles southeast of the Development
on Route 10. The Chested eld, Prince George, Henrico and Charles City county lines converge
near Hopewell at the confluence of the James and Appomattox Rivers.
3
m reh n ive Plan ~e ~ ion
The Development is located within the area designated as the Eastern Area Plan pord.on of the
Chesterf~e1d County Comprehensive Plan the "Plan"}. The Eastern Area Plan has been
amended three ernes since its adoption in 19$4. None of the amendments impacted the
Deveioprnent. The Plan designatZon calls for mediumlmedium-high density residential X4,01 to
7. ~ units per acre}, commercial, and industrial uses. The Plan notes that the area is appropriate
far large scale, mixed use developrnent for the areas in the vicinity of I-295. Axeas immediately
east of I-295 are currently designated for a variety of business and industrial uses.
Descri tion of Develonm~nt
history,
River's Bend was the product of two major zoning cases, with three primary amendments The
first case was approved in February, 198. Tn that case, 285 acres were rezoned t~ R~15, A
single family residen~al subdivision was planned, Sec~ons 1, 2, and 3, and parts of Sections
4, 5 and 5 of River's Bend were included in this rezoning case.
In September .1988, Zoning Case 875439 was approved, rezoning an adjoining 972.5 acres to
R- I ~ with a CUPD for certain bulk and use exceptions. The C[TPI) permitted a mix of
residential, of~.ce, commercial, and industrial uses. Residenrial Secrions ~., 2 and part of 5ectxon
3 of River's Pend were not subject to the 1988 rezoning. Se~c~ans 4, 5 and ~ of River's Bend
were included in the CUP~3,
~n ~~u ust 23 1959 Zonin Case 59SN~02b4 was approved, rezoning an additional 2.3 acres
g ~ ~ 8
and integrating the parcel into River's Bend. A CLTPI3 amendment was also included in the
application to permit a temporary exception ~ i o years} to the required use of public water and
seiner for the golf course facili~es.
~n February 28, 1994, the Beard approved Zoning Case 94SN4i28 a~.ending the previous
zoning cases, to change sign regula~ons to Emerging growth Area Standards and to permit two
700 square foot signs along I-295.
In 199I, Pioneer, then owner of an approximately 18-acre parcel of land located on Kingston
Avenue tended} and Route i0, received approval of an amendment to the CUFD Zoning
Case 91 N4111 } to permit a fast food restaurant in Land Bay 5 . h, as shown on the River's Bend
Schematic Plan.
4
~ ~
~ ~
Present
Today} River's Pend is a mixed use development consisting of a golf course surrounded by
residential areas, commercial and industrial sites. The development of the proposed retatil.,
industrial and afce uses has been slow due to the weak economy and a lack of adequate
infrastructure. A neighborhood shopping center is located at the River's Bend Boulevard and
the Route 1~ entrance to the Development. one out-parcel, on the north side of Route 1~ at
proposed Kingston Avenue Extended) has been developed with a McDanald's Restaurant and,
to date, one office building has been constructed at the southwest corner of River's Bend
Boulevard and Hogan's Drive. The golf course is completed and operating. Construction of
single family residential units continues in platted portions of Sections 1, 2, ~, 4, 5, ~, 7 and
$. Most of the lots in Sections 1, ~, and ~ have been finished with single family residences and
are now occupied, V'~ater and sewer have been extended to the Development. Anew pump
station is located at the northern portion of the golf course, between the sixth and tenth holes.
This pump station has been conveyed to the County. ~ Components, the first industrial user
in the Business Center, has begun construction of its facility.
Future
The Development, as it now exists, does not reflect the potential of the Property to serve as a
model for mixed use development in the County. Pioneer has completed an analysis of the
current Schematic Plan, the current market conditions and. fiends, and an evaiuati~on of the
highest and best uses of the Development. This intense and exhaustive evalua~,on has clearly
shown that significant changes to the original master plan are essential in order to allow Diver's
Bend to reach its full potential. This conclusion has resulted in this rezoning application.
Rezoning the Development will enhance opportunities for industrial development, create a more
logical traffic pattern, and will permit distinct residential and business communities that are
cornpatable and syn~bxotic. Pioneer seeks to establish a "sense of place" at River's Bend; where
people feel comfortable at work or at play and a place where both families and businesses are
nurtured and grown.
A number of changes in regulations and law have occurred since the 1956 and 19$5 re~onings.
In 199x, Chesterfield County adopted a Chesapeake Bay Preservation Act ordinance ~„CBPA"~.
The CBPA defines Resource Management Areas ~ "RMA"} and Resource Protec~on Areas
~"RPA"}. These areas include flood plains, wetlands, tributary streams, and land containing
hydric sails, ~ Development within River's Bend now requixes precise delineation of any RMA
or RPA and construction in compliance with the CBPA. This rezoning application addresses
these changes in law and policy in Chesterfield County.
Pedera~l wetlands regulations have also changed. l~Tow that River's Bend is entering a new phase
of development, more careful and exact delineation of wetlands is required. 't'hese delineations
are subs ect to the Army Corps of Engineers approval and permitting processing, The extent of
5
wetlands has required an adjustment in the pattern of land uses due to access and development
constraints.
The market, too, has changed since 1958, The national down turn in the economy and the
deterioration of the real esta#c market requires certain modifications to the Development be made
in order to ensure the success of River's Bend, The previous emphasis on commercial
develapn~ent (aver 5, 8 million square feet of commercial and industrial development was
allowed subject to certain canditions~ is now unrealistic. The corresponding requirements for
infrastructure are out of proportion with the proposed Development and cannot be supported by
the uses that can actually be built on the Property or, in some instances, even accon~madated nn
the site due to site constraints such as wetlands.
Pioneer purchased River's Bend through the Resolution Trust Corporation at the end of 1992.
During 1993, Pioneer succeeded in restoring confidence and trust in the Development through
the careful efforts of the Team, The Team established a new sense of community for River's
Bend. Pioneer's aggressive and focused development plan has renewed enthusiasm for River's
Bend as a premier mixed use development along I-295, the gateway to Chesterfield County.
Pioneer's rnvmentum and the development of the industrial uses can only be sustained if the
current zoning is mvdif~ed as set forth in this application.
The following application is the result of many hours of internal evaluation by the Team and its
neighbors, Meetings were held with various citizen and owner groups to discuss the project and
incorporate suggestions. Comments and recommendations were also received from a number
of County staff persons in Planning, Economic Development, Transportation, Utilities and
Environmental Engineering and incorporated into this application.
C nclusion
The disjointed nature of the existing zoning, the recent changes in the environmental laws and
development requirements as well as the current prevailing market forces, have made it
abundantly clear that the current land use plan controlling River's Bend must be modified. The
proposed faster Plan mains fewer retail and office facilii~es while offering more industrial
and research and development uses. Consolidating more of the residential community to the
north of River's Bend Boulevard capitalizes on the golf course and river views and maximizes
the overall marketing potential of the Development. Delineated wetlands are used as buffers
between neighborhoods and dissimilar uses. These adjustments will not materially change the
total number of dwelling units from the previous zoning. Indus~al and commercial uses have
been consolidated generally south of River's Bend Boulevard to maximize the marketing
potential of the Route 1~ "front door" and the "window" along 1-295, Such consolidation
maxz~nizes the marketability and minimizes infrastructure expenditure. Significant landscaping
and signage in~provemer~ts to I~ingstan Avenue at Route 10 are planned to provide a more
appealing business envirann~ent and maximize the opportunities for the River's Bend Business
Center to attract new businesses to Chesterfield County. A color illustrative plan is attached
~ ~
~ ~ ~` '~:.
1 ~
1
7
~ I~{4
following the Introduction, This plan includes areas of River's Bend not subject to this rezoning
request. Bxhibit B sets forth the area of River's Bend that are the subject of this rezoning
request.
~b~ec~ve of Rezoning
The six ob j eaves of the River's Bend rezoning request are as follows:
1. Create a sense of community.
2, Create more distinct, identifiable neighborhoods for residential, industrial and
commercial uses.
3, provide for more diverse types of development such as v~lage and "empty nester"
ous~ng.
4. Create more Iogical and organized circula~on patterns.
S, Opd,mize the quality and location of residential, industrial, and commercial land
uses to increase marketability. - ~ ~~ ~- -
6, Better accommodate the natural environment and development constraints such
as the wetlands.
The Development as proposed will provide for a coordinated arrangement of uses and the
creation of a real community where people can live and work. The Development will benefit
the Cor~nty in numerous ways, The establishment of a premier business center at one of the
major entrances to Chesterfield County will improve the inventory of quality industrial campuses
immediately available for development.
Been though the pattern of land uses in the new Master Plan has been slightly altered from 1988,
it is still in keeping with the Comprehensive Plan and has been tailored to be compatible to the
surrounding communises. The overall densities of the Development have been reduced which
has in turn reduced projected traffic by almost one half. Public water and sewer were extended
to River's Bend during the initaai. development period and wiB continue to be u~liaed,
Additional impacts, if any, on the public school system w' be moderated by cash proffers.
Access to and from the Development will be provided directly to Route to via the major cross
road network of Kingston Avenue and River's Bend Boulevard.
This rezoning request represents a comprehensive, thoroughly analyzed development plan that
w~l, increase the overall qualit3r of the River's Bend community and enhance the availability and
absorption of industriallbusiness sites at the River's Bend Business Ce~ater.
7
GENERAL STANDARD -- AI1L DI TRICT
A. SUMMARX OF ZOI~TING DISTRICTS ACREA~F~ICHART n
USE ~{~NII~TG DISTRICT TGTAL ACREAGE FGR
EACH ~GN~ING
DISTRICT
RESIDEI~ITIAL R-15 54~.G4
GFFICE G- I 4.1 ~
VILLAGE CENTER C-~ 1D7.Z2
EUSINESS CENTER I-1 185. ~5
TGTAL ACREAGE $37. ~3
~ ~
_ ~ 1
B, ITMI~~ ~F LAND ~T~ ACRES AN]~ ~ DISTRACTS BY TRACT
CART
'TRACT NE~I[8RR I,AI~ 1~R ZUI~INO MAJ~LIMi]M NUMSSR
~[Jrw idea fled #n O1Cf 4~ dWB~.GING
[~c ~ Tads uaka iENTT'S
f~entitled bX ~ped~'11
P
59=1 R~SnIRI~`KAX, R L~
5F ~
BF,~
9~'~
SF's
S>~~
SF 7
SF~
SF-9
3F i~
SUBT4TAI. Z70
Yl~l RBSiDRM'fAL R iS
YH-Z
Y
SUBTOTAL ZW
O.1 O1~'IC$ 0.1
SUBTOTAL
vii YILLAGB ~~ C-2 ~ .
VC,~
YC~ 30b
9IIB'POTAL 391
SC-i Bp9IN>3S9 C$Nl'8R I.1
$C-Z
BCr3
BCC
$C~
SCE
SG7
130
8~1~
BCril.
BC~IS
BC-Li
BCrf~
BC~L~
BCrii
9UB"t`OTAL
45-1 PARIC R LS"
49-Z CLUB
4~ C'LiJB
O~ MAIMT6NANC'8
SUBTOTAL
Tdt'AL BfQ~+
~' Dogs not ~~un fram dwelling units listed above, The to#~ maximum ntanber of d~well~ng units sd~ll be 860.
~~~~
1. Any Village Housing A Tract may be developed as single family and any Vlage
Hauling B Tract may be developed as single family ar Village Housing A provided
that the total. number of units in the Development shall not exceed S~0 units, and
the housing types shall comply with Chart ~.
~. The Plan.iung Commission shall review conceptual site andlor tentative plans prior
to administrative review for Tracts VH-1, VC- i and ~C- l .
3. Parking
a. If "on street" parking is permitted by the Transporta~.on Department and
VDT at the time of site andlor tentafive plan review, the Director of
Planning andlar the Plarming Commission may allow "an streetr' parking
in a public right-of~way to be counted toward the required number of
parking spaces for a speci~.c use provided mare than one-half of such space
counted adjoins the site.
b. At the time of site andlor tentative plan review, the Director of Planning
andlor the Planning Conlmissian may reduce the required number of
parking spaces for a specific use if it is demonstrated that such use has a
lower parking demand fie. g.: ElderlylRetire~nent Hauling, one bedroom or
efficiency dwelling units, or over-shop housings .
c. Parking for tennis courts shall be two spaces far each court.
d. harking for any use may be reduced at the time of site andlor tenta~.ve plan
approval based on the presence of a Pedestrian system or other factors as
approved from time to tune by the Director of Planning ar the Planning
Commission.
D. LA~DSCAPIN~
1. Landsping shall comply with the applicable sections of the Chesterf~eid County
honing ordinance the "ordinance"} except at the time of schematic, site, andlor
tentative plan submission, the Planning Commission may approve alternative
landscaping concepts upon the request of the Developer. These alternative concepts
and designs may incorporate transitional elements of areas in a natural state,
supplemental. landscaping, a change an topography, unique features in the
architectural or site design, or transition features which may be either within the
boundaries of the Tract or a part of the common open space system of the planned
development. Then landscape plans maybe submitted as: ~i) an overall plan; iii)
1a
.J ~ ~
an individual Tract plan; dui} a portion of a Tract plan; or Div} a roadway landscape
p
~. For non-residential Tracts, there shall be a minimum of a fifty ~~0} foot setback
maintained along Route I~2~5.
~. SIGN -- All Distracts
Signs shall comply with applicable provisions of the Ordinance, except as prodded below.
1, A uniform signage system with a common scheme shad. be installed throughout the
Development; however, separate sign packages for the Business Center, Village
Center and the residential portions of the Development may be submitted separately
for review and approval by the Director of Planning. Such sign packages may
include traffic control signs, neighborhood identity signs, multiple directions signs;
and other similar identification and directional devices designed and site located as
part of an overall information system.
2. The Planning Commission may modify the requirements of the Ordinance provided
the sign packages comply with the spirit and intent of the Ordinance: - Such
modi~catians may include two large scale freestanding signs beach designed to
identify only River's Bend community andlor the River's Bend Business Center in
a pylon or other sculptural type structure; provided, however, such structures shall
not have the appearance or character of a "billboard ~ } . ~o other sign identifying
the Development shall be permitted which are visible from I-2~5. The signs shall
comply with a~ other applicable Ordinance requirements such as lighting and
setbacks.
11
~. USE, BULK E~CEFTI~~S, CODITI~NS, AND STAI~]A~R1~5 ~F DE~EL~
A. EE~D ~R-1~ sled ~~~ DISTCTS} ~~ART ~ ~ SEE ~~~TN~TES
LAND U5E & MAA70WIUM MINiIYIUM #1A~AIfUIN IYIINIRiUM MShgMU1N ~INiA~UIN A111N]~UiN MAXIIVIUM
HOUSING TYPE QENSlTY LOT SIZE L~fi COYER• L,QT w~T'H ' FRdHT YARD SIDE YARQS REAR YAR0.S HQGHT
AGE gY AT STREET
STRUCTURE
{4}1S] {4}1~}
11 } 13114}
{~}
SF; CONVENTIONAL 3lACRE ~2,D00 S]= 3Q96 20 FT 78 I=T 7.5 FT 15 FT 3 STORIES
OR 40 FT
17} I$}
vHa: VILLAGE HOUSING 5lACRE 4000 SF 6096 ~~ FT s rT o 15 FT ~ STORIES
~ oR 40 ~r
LOTS
~, 112] 113] {14}
{S]{10]111]
VHA~ VILLAGE HOUSING 51ACRI; N.A. BQ96 N.A. 3 STORIES
A QR 40 FT
Q10µ-LOTS
~, i161 113)(17} {171 117}
19111x1{71 }1151
VHS: VILLAGE HOU5ING 10lACLiE 162Q SF 6096 12 FT 8 FT 0 15 FT 3 STORIES
S OR 40 Fr
TOWNHOUSE LOTS
(19~ {13} 1~O]
iS11101{711115)
VHB: VILLAGE HOUSING 10lACRE N.A. 6O9b N.A. S STGRIE8
B OR 40 FT
NON-LOTS
118} 17 61 1131117} 117] 117} 1221
~911101~1111151121}
FOOTNOTES TD CHART I!i ~ .
{~) See Sections ll, B and C for zoning districts in which specific housing types are permitted. All
residential uses permitted within each zoning district shall conform to the applicable Ordinance
standards has noted in the Definitions except as modified within the textual statement and proffers,
V1Jhere not specifically excepted, the applicable Ordinance standards for Residential Multi-family (R-Ml~
pistrict shall apply to VHA non-lot and VHBnon-lot development, the applicable Ordinance standards
for Residential Townhouse ~R-TH} District shall apply to townhouse lot development, and the applicable
Ordinance standards for Residential {R-~ 5y District shall apply to Single Family Conventional and Village
Housing A lot development.
[2y Including accessory structures.
(3} These minimum front yards shall be permitted only an fats which franc on non-through streets.
~4~ Fencing to seven ~7~ feet high maybe utilized in any yard provided that it conforms to the front and
earner side yard setbacks for principal uses.
~5~ Corner side yards and setbacks shall be the same as front yards and setbacks except that na structure,
fence, or wall shall be located in a manner which would obstruct visibility between three ~~) and
ten ~ 10} feet above the abutting street centerline within a triangle formed by two {2), twenty #20~
foot legs measured from the point of intersection of the two streets.
l~
~ ~, r
~~ ' ~ ~
{By Porches and decks shall conform to the minimum rear yard requirements Hated herein.
{7} Restrictive covenants shall be recorded which require a minimum square footage of 2,Q gross square
feet per dwelling unit in single family residential canventiona[ Tracts.
{gy Provided that the lot is a minimum of ninety {9D} feet wide at the established building setback line.
{9y Restrictive covenants shall be recorded for residential units {the "Units"} in Village Housing A and
Village Housing B Tracts sha[! state, among other things that
a, Each Unit in the Village Housing Tract identified as "Tract VH-1" shall contain a minimum of
x,400 square feet of finished, enclosed dwelling space, Each Unit constructed in the Village
Housing Tract sdentified as Tract VH,~" or Tract 1~H-3" A shall contain a rninimurn of x,$04
square feet of finished, enclosed dwelling space;
b. Nat more than fifty percent (5D9b} of the total number of Units constructed in a Village Housing
Tract shall be attached to one another. In addition, not more than fifteen percent {1 Bg~} of
the total number of Units constructed in a Village l^iousing firact shall be attached to one another
by means other than garages;
c, Each Unit to be constructed in a Village Housing Tract ar a Village Center Tract shall be subject.
to the requirements of Article ~V[ of the Declaration (recorded for River's Bend Community
Association in Chesterfield County Deed Book ~3~~, page 477 to the same extent as Single
Family Lots. However, for purposes of s~rch Units only, the Architectural Review Committee
shall,be composed of seven {?}persons, of wham {i} four shall be appointed by Declarant.during
the Period of Declarant Control or by the Board of Directors of the Assactation from and after
the date on which the Period of Declarant Control terminates or Declarant delegates this
responsibility to the Association, ~~i} one shall be appointed by the l~ew Ren~uda Civic Asso~ation,
{iii} one shall be appointed by the Enon Civic Association and Div} one shall be appointed by
the Board of Directors of the Association. Any Plans for a proposed Unit shall provide architectural
style{sy, qual'~ty of materials, landscaping and site planning that are comparable to and compatible
with the houses on Single Family Lots, except as otherwise expressly provided in this
Supplemental Declaration;
and further, the covenants shall provide that
d. a Homeowners' Association or Condominium Association be established for each Village Housing
A Tract.
{ 10} For each Village Housing A and Village Hauling 9 Tract, the schematic, site, andlor tentative plan
shall illustrate the location of ail buildings, drives, parking areas, and other information necessary
=including architectural drawings) to insure thatthe improvements conform to the minimum requirements
specified herein. if building perrr~its are requested for only a portt'on of the Tract, the application must
be accompanied by tt~e schematic, site, and~or tentative plan approved for the Tract. The Planning
Commission shall review conceptual site andlortentative plans priorto administrative reviewforTracts
VH-1, VC-~ and BC~i . 1n conjunction with the submission of any sohernatic, site, and~or tentative
plan for any Village Housing A or Village Housing B Tract, the applicant shall notify the last known
presidents of the New Bermuda District, anon, and River's Bend CiviclHorneowners' Associations
and send proof of notification to the Planning Department.
~3
{ 11 } The following regulations are intended to establish criteria under which Village Klausing A and B Tracts
may be reviewed to insure architectural and site planning quality, adequate useable apen space and
recreatian facilities, and other residential amenities. Sufficient flexibility far a creative variety of housing
designs as well as technological and other changes aver the fife span of the Development shall be
permitted according to the standards and exceptions outlined below.
a, A minimum of twenty percent {2096} of the Tract shall be devoted to apen space inclusive
a# any recreatian areas but exclusive of buildings and paved vehicular areas if a Tract is
developed in phases, an amount of apen space equivalent to a minimum of twenty percent
{~a96~ of each phase shall be dedicated with each phase; however, the total open space in
the Tract shall not be required to exceed twenty percent {20°x} of the Tract. There shall be
no required common area provided far each exposed side, (rant, and rear of townhouse fats
except as determined at schematic, site, andlor tentative plan review.
b. Recreation areas and facilities shall be conveniently accessible to the residents of the Tract
and may be provided within the Tract or in other areas of the Develapment~
c. Compatibility between any Village pausing A ar B Tract and adjacent properties or Tracts shall
be insured. by providing buffers andlor landscaping as determined or required through schematic,
site, andlor tentative plan approvals. Buffers andlor landscaping determined ar defined at
schematic plan approval may be modified by the Planning Commission at site andlor tentative
plan review in conformance with Article 4, I]ivisi~n 4 ~f the Ordinance.
d, In arderto help produce a human scale and to avoid potentially monotonous building facades,
spatial variety shall be achieved bye {a} varying the facades of dwelling units; {b} utilizing
architectural elements such as parches ar bay windows; andlor {cy siting structures such that
the topography causes a sufficient variation either vertically or harizantallyin the building faun;
provided, however, the total number of dwelling units on any one floor level of a building shall
not exceed ten { 10~ nor shall the total length of any structure yr series of attached units exceed
three hundred {300} feet, whichever is greater,
_ . ~ The desired residential character and human scale shall be reinforced through appropriate uses
. of design elements such as balconies, parches, articulation of doors and windows, sculptural
yr textural relief of facades, brick belt courses, roof form and proportaan, or other appurtenances
such as lighting fixtures ar plantings,
e. The principal structures shall be setback a minimum of twenty five (25} feet from adjacent
public roads other than major arterials. Setbacks from major arterials shall be determined at
the time of schematic, site, andlor tentative plan review. Buildings shat! not be required to
front adjacent public roads,
f . Location of units from public roads in excess of five hundred {500 feet by means of private
drives ar roads twenty four {~4~ feet in width may be approved at the time of schematic, site,
andlor tentative plan approval.
g ~ Architectural plans, landscape plans, and other required schematic submittals may be submitted
in conjunction with schematic, site, andlor tentative plan approvals,
l~ ~} Provided that the lot is a minimum of forty {~0~ feet wide at the established building setback line
{ ~ 3} Required front yards for accessary buildings shall be the same as those required far principal uses.
414 Na side yard is required but, i# ~pravidetl, the minimum distance between buildings shall be five ;b}
feet,
14
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3
~ S~ ~
l ~ 5~ There shall be no minimum parcel size provided that each Tract shall be planned as an integral part
of the Development. Appropriate buffer areas, architectural, and other design features has approved
at the time of schematic, site, andlor tentative plan r'eview~ shall provide appropriate transitions to
sr~rraunding land uses.
1161 Percent coverage refers to the entire Tract.
(~ 7y The principal structures shall be setback a minimum of eight (8~ feet from all interns! private drives,
public streets, ar parking areas. When the rear ar side of a building is designed to open upon outdoor
living areas, whether at ground level or on balconies, the rear ar side of the principal structure shaii
be set back ~ minimum of twenty five {~5y feet from ail external property lines subject to {~ ~ } c.
above. The minimum distance between buildings shall be five {5~ feet.
(1 Sy The maximum density far Village Housing B Tracts shall be ~ 0 units per acre, except that the Planning
Commission may increase the density on Tract VQ-~ at the time of schematic, site or tentative plan
review by the Planning Commission, provided that:
a, The impacts of such increased density on adaoining land uses are mitigated by site and
architectural design, topograpi~yr vegetation, landscaping, andlor screening;
b. The density shall in no case exceed twenty-five (~5~ units per acre,
(~ 9} Provided that the lot is a minimum of eighteen {~ 8) feet wide at the established building setback line.
l~~~ Aside yard of not less than seven and a half {7.b~ feet shall be provided far each end unit in each
building, subject to footnote {b} above,
{~1) Qver-shop dwelling units shall be permitted in Tract VC-~ only and may be located contiguous to
ar above non-residential land uses, provided that adequate vehicular and pedestrian access, parking,
and access to common open spaces are provided, Such dwelling units shall be located, designed,
and constructed so as not to be subjected to offensive or hazardous Odors, noises, vibrations, dust,
smoke, ar traffic.
l
t~~7 Except that higher structures may be permitted at the time of schematic, site ar tentative plan review.
The maximum building height for ElderlylRetirement residential development may be increased up
to twelve {1 Z~ stories ar ^ne hundred and twenty {~ ~0~ feet if approved at the time of schematic
or site plan review.
{23f The maximum density in Tract VH-1 shall be 4~acre.
15
B. RFSII7E NEI -1 DISTRIC
The purpose of the Residential Neighborhood District is to provide a quality community
which permits a variety of dwelling units within the Development together with amenities
and facilities for the residents. For Tracts Hated as SF 1-1 a, ~lH 1-3 and DS 1-4 an
Exhibit A, the following uses shall be in addition to those permitted in the R~1~ district
of the Ordinance except as qualified herein. Additional limitations are listed below and
or set out in Chart ~I.
1. Child or day care centers, nursery schools, and kindergartens in Tracts ~S-2 and
DS-3. Such uses may be located either within one of the recreational facility
buildings or in a separate building Hat to exceed ~.ve thousand ~5,aaa~ square
feet of grass Haar area. The building shall have an architectural style compatible
with nearby buildings. Compatibility may be achieved through the use of similar
building massing, materials, scale or other architectural features. These uses are
intended to be operated as a camplen~ent to the golf and country club recreational
facilities.
2. Public and private profit making clubs din association with golf courses} and
community and recreational facilities and appurtenant grounds and uses ~i.e.,
clubhouses, sowimming goals, playing fields, and tennis courts; community buildings;
andlor passive recreational facilities such as trails, docks, marinas or parks},
provided that any active play areas, Melds far sports, and swimming goals shall
be located one hundred ~laa~ feet ~a distance which maybe modified at the time
of schematic, site and~or tentative plan approval by the Planning Comn~ission~
from any residential Tract boundary and landscaped in such a manner so as to
diminish abjecti~onable aspects such as noise and trespassing while maintaining
desirable views.
- ~ ~ 3. Dwelling unit separated from the principal dwelling unit; provided, however,
occupancy of the second dwelling u~.t shall be limited to the occupants of the
principal dowelling unit, their families, guests ar household staff.
4, Emergency rescue squads and fire station buildings and grounds, as set faith in
the attached proffers.
5. golf courses and related facilities. Tot permitted in v~-1~.
~. sight commercial activities such as bicycle rental or sandwich, ice cream and
call drink concessions or other similar activities associated with recreational or
community facilities or the Community Association, Not permitted in vHw l~ .
']'. Maintenance facilities required for recreational facilities andlar far the overall
Development only ~n Tracts t3S-2, ~-3 and ~S-4.
8, Marketinglsales centers and model homes used to market River's Bend.
~. Pump stations for sewer mains,
10. Real estate office only in the ~S-~ Tract.
11. Village klousing A dwelling units inn Tracts VH 1-3,
1 ~. The fallowing uses shall Hat be permitted:
a. Churches
b, Group homes.
c. Schools, colleges, libraries.
1~
,r
! '+ +
~. M LL~~~J~ l~~.i~TL'i~ ~4,.i~~
- .~~
The purpose of the Village tenter is to permit neighborhood sale co~nnaercial development
and to encourage a nix of uses, including residential, commercial, office and recreational
uses. ~t is the intent of the Developer to design these centers as places" that will provide
a focal point for community activities and identity for the overall community. The
following uses shall be in addition to these permitted in the ~~~ district of the ordinance
except as qualified herein. Additianat iimitations are listed below and or set out in Chart
III.
l . Can~n~unity and recreational facilities appurtenant grounds and uses, including,
golf courses, swimming pools, playing fields, and tennis courts; community
buildings; andlar passive recrea~onal facilities such as trails, docks, or parks},
provided that any active play areas, Melds far sports, and swimming pools shall
be located one hundred ~l} feet ~a distance which maybe modified at the time
of schematic, site andlar tentative plan approval by the Planning Commission)
fra~n any residential Tract boundary and landscaped in such a manner s'o as to
diminish objecd,onable aspects such as noise and trespassing while maintaining
desirable views.
~. Dwelling units including single family, village Dousing A, Village Housing B
and aver-shape as freestannding units or integrated as part of other buildings, subject
. to the applicable conditions established in Chart fII. ~.
3. emergency rescue squads and fire station buildings and grounds as set forth in
the attached proffers.
4. Greenhouses, hot houses, garden centers and plant nurseries.
5. Government buildings.
~. Hotels.
?. Laboratories,
S. Light commercial activities such as bicycle rental or sandwich, ice cream and
cold drink concessions ar other similar activities.
9. Liquor stores.
1~. Marketinglsales centers and model homes.
11. Non-profit civic and social buildings.
I ~ . Restaurants, to include fast food and carry out and sidewalk cafes provided such
uses are in areas designed for such use and adequate pedestrian ways are maintained.
l3, ~chaals ~ commercial, trade, vocational.
14. Temporary vending, outdoor displays, art shows, Christmas tree or other seasonal
goads, and recreationlneighbarhood sales or events subject to section 21.1-153
fig} and ~}and provided such uses are in areas designed for such uses and pedestrian
~vays are maintained,
15. Theaters.
l~. The following uses shall not be permitted;
a. lVlotor vehicle accessary store.
b. Gault sciences such as palm reader, fortune tellers, etc.
1?
required Conditions
For the village Canter tha uses shall be those listed above and the rewired conditions
and requirements shall be in accordance with Article 3, I~ivisian 19, C-2, business
district and Article ~, division ~, of the ordinance andlor Chart III far residential
uses except that at the time of schematic, site andlor tentative plan approval, the
Planning Comn~ss'on may modify setback and bulk requirements provided that
the following conditions are adhered to:
a. At a minimum, the village Center must:
~1} Incorporate a "village green" or town square type space which shall
be at least one half acre in size with the least dimension a minimum
of I~ feet, This space shall be designed to encourage public
gatherings and informal usage by including benches, fountains, gazebos
andlor bandstands, and a Pedestrian System connecting other uses
in the Tract as well as other areas of the overall community.
~~} Include civic uses such as libraries, ire stations, churches, daycare
centers, schools public ar private}, recreation centers, etc.
(3} Be arranged, designed, and landscaped to evoke a sense of village,
town, or "place" by defining the village square and organizing
pedestrian and vehicular circulation hand parking} in a nan~suburban
manner yet respecting the needs of merchants and customers for
convenience};
~4} Incorporates an overall design "theme" to provide continuity, identity,
. - and cohesiveness including street lights, paving materials, signage,
landscape design, and materials, building design and materials, and
other site features such as fountains, benches, gazebos, sidewalk cafes,
bollards, fencing, etc. as may be appropriate for the site and design
"theme" .
See ~xhibx for an illustrated concept. }
b. For each Tract or portion of a Tract in the Viilage Center, the site andlar
tentative plan shall illustrate the location of all buildings, drives, parking
areas, and other information necessary including conceptual architectural
drawings} tQ insure that the improvements conform to the minimum
requirements set Earth in Chart III.
c. If building permits are requested for only portions of the Tract, the application
must be accompanied by the schematic, site andlar tentative plan approved
far the Tract.
1$
s ,,
d ~~ ~
d. In Tract ~'~-~, retail uses sha11 not exceed 50,00 gross square feet and
dwelling units shad not exceed 50 units.
e. All uses, including storage, shall be conducted entirely within an enclosed
building or effecfively screened from view from adjacent properties and
public rights-of way, except for uses such as sidewalk cafes, vending areas,
garden centers, andlor other displays, which are permitted outside a building.
outdoor storage of materials for reel sales or for equipment used by the
business, is permitted as an accessory use provided the storage is within
a covered sidewalk or courtyard area designed for such use as described
above, Such storage mar not excel 50~ of the grQSS floor area of the
principal building or a maximum of 250o square feet. At the time of site
plan review the screening of the outdoor storage areas may be required
based on the types and quantities of materials to be stored. For example,
storage of items such as mulch and potting soil may require screening,
whereas items such as plants and decora~ve containe~zs may not require
screening.
f. Internal. setbacks applicable within development Tracts as illustrated on
the lVlaster Plank for principal structures shall be a minimum of eight ~8}
feet from all internal private drives, except as required for loading areas}
public streets with "on street" parking areas as approvedby theTransporta~on.
department and VDT. ,Accessory buildings including garages and court
walls or fences shall be set back a minimum of four ~4} feet from access
gives and seven ~'~ feet from parking areas. In no case shall setbacks
interfere with sight distances, Setbacks to adjacent public roads shall be
as determined at schematic, site andlor tentative plan approval,
g, Buildings shall be designed to impart a sense of human scale and to avoid
unrelieved and monotonous facades or large bulky masses, Building facades
and masses shall be varied to achieve the desired character, and human
and pedestrian scale which shall be reinforced through appropriate uses
of design elerrzents such as balconies, parches, articulation of Boars and
windows, sculptural or textural relief of facades, brick belt courses, roof
form and proportion, or other appurtenances such as lighting fixtures, or
landscaping.
h. A, nunimum of twenty percent ~~0~ ~ of the Tracts shall be devoted to
common open spate exclusive of buildings and paved vehicular areas.
Portions of the Tracts devoted to pavement for pedestrian use, water areas
and other landscape elements, whether functional ar aesthetic in nature,
may be included as open space. where residential units are within or
overlook areas which include nor~reside~ntial uses any pedestaan or landscaped
areas, including useable or landscaped roof top areas within such portions
of the Tract may be included in the total open space of the Tract,
19
D. NEIGHBORHOOD OFFiC~ ~~1.
The purpose of the Office District is to encourage the development of a neighborhood
off ce center. The fallowing uses shall bein addition to those permitted inthe O-1 district
of the Ordinance, except as qualified herein. Additional limitations are listed below:
1. Emergency rescue squads and fire station buildings and grounds, as set forth in
the attached proffers,
~. Iraboratories.
3. Messenger or telegraph services.
4. The following uses shad not be permitted;
a. Convalescent homes, nursing homes, rest homes.
b . Group care facilities.
c. Nonprofit civic, social. and fraternal Iadge.
d, Nursery schools, day care centers and kindergartens.
e. Propagation of crops, flowers, trees or shrubs for sale,
f. Public and private forests and wildlife preserves.
Required Conditions
The maxi~nurn density of the entire Tract shall be 4~,~(~0 grass square feet and shall
be constructed in up to three structures similar in scale and massing to the existing office
building. Except as provided above, all development shall be in accordance with Article
~, Division 1~ of the Ordinance.
E. BU~~ CF~T'ER. _~IY_Il
The purpose of the Business Center District is to encourage the development afa premier
business center far industrial, research and development, and afficelservice uses. The
Center will provide a highly visible gateway pray ect which wi, maximize the economic
development opportunities of the County. The fallowing uses shall be in addition to
those permitted inthe I-1 district of the Ordinance, except as qualified herein. Additional
limitations ate listed below:
1. Banks and savings and loan associations.
Z. Electrical transmission station.
3. Emergency rescue squads and Ire station buildings and grounds, as set faith in
the attached proffers,
4. Furniture and fixtures manufacturing.
5. Greenhouses and nurseries, wholesale ar retail,
~, ~Tatels.
7. Macaroni, spaghetti, vermicelli and noodles manufacturing.
$. Messenger or telegraph services.
9. Office supply stores.
20
,,
~ f ~ M
10. ~~her food preparations manufacturing.
11, Post ofl~ces.
1~. Pottery and related products manufacturing.
1~. Public and private utility uses.
14. Restaurants, not including fast food, but including carry out and sideway cafes
provided such uses are in areas designed for such use and adequate pedestrian
ways aze maintained,
1S. Schools -commercial, trade, music, dance, business and training.
1G. Tex~le mill products manufacturing.
17. Towers, architecturally incorporated into a building.
18. The following uses shall not be permitted:
a. Paper recycling by compaction or chemical methods.
. Auports.
Required Conditions
All development shall be in accordance with Article ~, Division 23 of die ordinance.
~1
2~, V~IIa e Housin A -- Single family dwelling units detached and attached} up to 5 units to the
acre,
3~, Village,,~ausin~ B -- ~Jwelling units which may include townhouses Mui~pie Fami.iy,
EiderlylRetirementHoulingand over shop hauling up to ten ~ i 0~ ut~ts per acre unless modified
as contained in this application.
31. Zonin ~strict.Pla~ -~ flan filed with the application and dated I~mber 15, i~9~, together
with its subsequent amendments, if any.
35
,,
J ~ ~ N
APP~7~A~T:
PI~~I~ P~t~P~R'I,I~S III, Il~C.
~~.
lames ~, Hailiwell
Vice President
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~ INTERCl~Ah~GE l~ND TQ BE
~ ~ ~ DEDICATED 8Y RIVERS BENS
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~r ~ ~ PENp1NG A~~RQVA1. QF VDQT
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CHARLES C. T4 ~YN~s ~ ~isSOCrATES, ~.c.
Engti~.eers, Plar~~.ers, La~,d surveyors
984 Lori Road, Site 20 f
Ches~er~i~tc~ Virginia ~383~
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October 2G, 1994 BS
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~~SN~~a~
P~aneer Properties, III, Inc.
Bermuda Magisterial District
North and south lines of IVleadawville Read
R.~ L3~ST: Rezoning from Agricultural ~~.} to Neighbarhaad business ~C-~} of ~.a acres, and
to Residential ~R-15} of 6.3 acres; and from Residential ~R-I5} to Neighborhood
Business ~-~} of la5.3 acres, to Light Industrial ~~ 1} of 1 S5 . ~ acres and to
Neighborhood Office t0-1} of 4,1 acres; plus Conditional Ilse Planned
Development to permit use and bulgy exceptions on these properties and on 54.3
acres currently zoned Residential ~R~ l5} .
On October 24, 1 ~9~, the applicant amended Proffered Condition 7, a. , relative to the phasing
of read improvements along Route l~. Specifically, the applicant has excluded Section ~ of
Riversbend, consisting of eight ~$} lots and a portion of Section is of Riversbend consisting of
fifteen MI5} lots, franc the requirement that an additional westbound lane of pavement along
Route f a be under construction and bonded prior to recordation of any subdivision plat or site
plan approval far any residential development on the request property. Given that these sections
are ready to be recorded, and given the remaining guarantees, which also include a limitation
an light industrial development and a requirement that the improvements be constructed within
two {~) years from the date of approval of this request, staff can support this amendment.
~T ~H~ULD BE 1~~TED THAT THE RE~IS~D P`R~ C~DIT'I~N VAS ~~~'
S[]~IV.IITTED ~ ~NF~RMANCE w~TH THE BARD'S LACY RELATE T~
TIM~N~ 0~' SMrSSI~N PRIER T(~ THE PUBLIC HEARING. T~IEREF~RE, L~
THE ~~ARD w~HES T~ CDN~~ER T~ RE'YISED P`RD~, IT ALL BE
NECESSARY FAR THE BARD T~ THEIR RULES ~F PRDOEDIJRE.}
~STAFP} ~'. a, Construction of the one ~1} additional westbound lane along Route
la specified in Proffer B.G.a. shall be under constr~ctian in its
entirety and handed prior to ~i} recordation of any subdivision plat
,~~:r
or site plan approval far any residential~+development, excludin
Section ~ ~8 ,Tats} ...and Section la ~no_ r~o~~ than l5 lots o
ora~osed 24 Tats or iii} site plan approval far dare than ~4a,4aa
s care feet of li ht industrial or uivalent densities as a roved
q g ~ PP
by the Transportation Department}, ar {iii} within two ~~} years
from the date of aPProval of this rezoning by the Board of
Supervisors, whichever first occurs. The additional westbound
lane shall be completed within 12 months after the commencement
of construction. The ~44,O~D square feet of eight industrial shall
have access to Route 1 a via Kingston Avenue. 'Fhe developer
shall dedicate to and for the 1~enefit of Chesterfield County free
and unrestricted any addi~ana~ right~of may (ar easerrients~
required for this improvement.
Z ~5~~01~91~1'PI~CTZ~II
~~ . g5s~oio9
.. +~~! a4 ! ~-
C~l~ . C~~~~~J ~ _ ~ . ~ ,p, r~ .
PETTTTON FOR RIVER'S BEND REZONING
As a homeowner in River's Bend we wish to express our support for pending zoning case
94SN0190. ° We wish to see the process completed with the following conditions:
1, No water to~ver site on the Property,
~, ~1o industrrai ~an~ on the buff over the gaff course.
3. Adoption of the circultion pion to facilitate better movement though the
cornmunity.
f
~ ~
f'E~~T~ON FAR RIVER'S BEND RE~~NINV
As a homeowner in diver's Bend we wish to express our support for pending zoning case
94SNO~9o. We wish to see the process completed with the following co~.ditians:
1. No water tower site on the Rroperty.
Z. No industrial land on the bluff over the gaff course.
3. Adoption of the circultian plan to facilitate better. movement though the
cammun~ty.
~ ~
PET~T~~N PAR RIVER'S BAND ~.E~ONrNG
As ~ homeowner in River's fiend we wish to express our support for pending zoning case
94SNO19o. ~we wish to see the process computed with the following conditions:
~ . No water tower site on the Property.
2. No industrial land on the bluff aver the gaff course,
3. Adoption of the circultion plan to facilitate better movement though the
com~numty.
r
~ ~
P~~'~T~~N FAR RIVER' S POND REZ~~~NG
As a homeowner in River's Pend we wish to express our support for pending coning case
94S1V~ ~ 9~ ~~ we wish to see the process completed with the following conditions;
~ . No water tower site on the Property,
2, No industrial land on the bluff over the golf course.
3 , Adoption of the circultion plan to facilitate better movement though the
con~un~ty .
1 ~
PETITION FAR RIVER'S BENI] RE~~NINC
As a homeowner in River's Pend we wish to express our support for pending caning case
94SN01~~. we wish to see the process completed with the following conditions:
1. Na water tower site on the Property.
2, No ~ndustrxal land on the bluff aver the gaff course. ,
3 , Adoption of the circultion plan to facilitate better movement though the
community. ~.~
~I
~~
~ ~~~~~
~~~-~
PETITION FOR RIVER'S BEND. REZONING ~~~~~
As a hameawner in River's Bend we wish to express our support far pending caning case
94SNa19a. we wish to see the process completed with the fallowing canditians:
1. Na water rawer site an the ~raperty,
2. No industrial land an the bluff aver the golf course.
3. Adoption of the circultion plan to facilitate better movement though the
community.
/~
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3831
13831
333/
.~
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P~T~~i~l~ ~~~ RISER' S BAND ~~~NIN
~~ a horneowaer in River's Bend we wish to express our support for pe~ading zoning case
9~~NOi9o. we wish to see the process completed with the following conditions:
~ , No water tower site on the Property.
~. No industrial land on the bluff over the golf course,
3. Adoption of the circultion plan to facilitate better movement though the
con~munlty .
~ ~
PE'TIT~~N PAR R7'~ER' BENS RE~~N~NG
As a han~eowner in River's Bend we wish to express our support far pending zoning case
94SNa~9a. ~Ve wish to see the process completed with the following conditions:
1, Na water tower site an the Property,
~. No industrial land an the bluff aver the golf course. ;ti
3. .Adoption of the circultion plan to facilitate better m.ovenr~ent though the
community.
~ ~
FETITI~N FAR RIVER'S BEND RE~~NINCx
As a horneawner in R~~er's Bend we wish to express our support for pending zoning case
94SN~~90. we wish to see the process completed with the faliawing conditions:
1. No water tower site on the Property.
2. No industrial land on the blu ff over the golf course.
3. Adoption of the cizcultion plan to facilitate better movement though the
community.
NAME ADDRESS
~~~rnles ~1 vie.. ~:~03 ~1~ "
~~~a G. -t~ rni'y o ~~ve~.~e~ ,~ ~1~~4.-.
~ ~. 12 o O
S NS1~ 4~
C~s'14N ~ H (
X20 3 ~iv~,a
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o 1,~,
y d
~ s rv H ~ ~ )~ v~ /~' Avg-11..t j ~,S'v S B ~s~
~ ~
PETITION FAR RI'~E~'S BEND ~~NING
As a homeowner in Diver's Bend we wish to express our support for pending zoning case
94Na19a. we wish to see the process completed with the fallowing conditions:
I. No water tower site on the Property.
~. No industrial land on the bluff over the gaff course.
3. Adoption of the circultion plan to facilitate better movement though the
com.unit~.
a
•
~,
~~
PETZTZ~N FAR RIVED' ~ BEND RE~~N~N
As a homeowner in River's Bend we wish to express our support for pending coning case
~4SN~19o. we wish to see the process completed with the following conditions:
I. ~ No water tourer site on the Property.
Z. No industrial land on the bluff over the f olf course.
g
3. Adoption of the circultion plan to facilitate better movement though the
commu~.ty .
. ~~.
~~
...
a~
P~~'I~'I~N ~QR ~~V~R'S ~LND RE~~NING
As a homeowner in diver's Pend we wish to express our support for pending coning case
94SNa~9a.~ we wish to see the process completed with the following conditions:
I, ~o water tower site on the Property.
2. No industrial ~a~ad on the bluff aver the golf course.
3. Adoption of the circultion plan to facilitate better n~o~rement though the
.
community.
~` ~
PE'rZTZ~N EAR RIVER'S BEND RE~~N~NG
As a homeowner in River' ~ Bend we wish to express our support for pending zoning case
94SN~190. we wish to see the process completed with the following conditions:
~ . No water tower site on the Prapert~r.
~. Na industrial land on the bluff over the golf course,
3. Adoption of the circultion pion to facilitate fetter movement though the
cQm~nunit~.
~ ~
PET~~'Z~N ~~~ ~IV~R' S P~N~ REZ~N~N~
As a homeowner in River's fiend we wish to express our support for pending zoning case
94~N~~9o. we ~vish to see the process ca~npleted with the following conditions:
1. Na water tower site an the Property.
~. No industrial land on the bluff over the gaff course.
3. Adoption of the circultion plan to facilitate better rr~oven~ent though the
community.
33.3/
~ ~
P)T~TI~N PAR RIVER'S BIND RE~~NIN
As a l~orneawner in River's Bend we wish to express our support for pending zoning case
94SNQ ~ ~Q, we wish to see the process can~pleted with the' fallowing conditions:
~ . No water tower site an the Property. .
2 ~ Na industrial land an the bluff aver the golf course .
3. Adoption of the circultian plan to facilitate better movement though the
community, .
.~ ;
PET~TZ~N FOR RISER' S BENS ~~~NZNG
As ~ a~ homeowner in River's Bend we wish to express our support for pending caning case
9~SNa19~. 'VL~e wish to see the process can~pieted with the following conditions:
~ . Na water tower site on the Prapert~.
~. ~o industrial land an the bluff over the gaff course.
3. Adoption of the circultian plan to facilitate better movement though the
con~umunit~
~ ~
B~~~T~~N FAR RI~E~'S BAND RE~./~N~NG
As a homeawn~r in diver's Bend we wish to express our support far pending zar~ing case
~4SN0~9~, we wish to see the process completed with the following conditions:
~ , Na water tower site on the Property.
~. N'o industrial land on the bluff aver the gaff course.
3. Adoption of the circultian plan to facilitate better rnavement though the
community.
Co Awn . ~ ~~9 .
PETITION FOR RIVER'S BEND REZONING
As a ho~.eowner in River's Bend we wish to express our support for pending zoning case
94S~1a19a. VVe wish to see the process completed with the fallowing conditions:
1. ~o water tower site ors the Property ,
~. Na industrial land an tl~e bluff aver the gaff course.
3. Adoption of the circultian plan to facilitate better movement though the
con~rnunity.
~ ~ 955'rvo /o y
r
~v~w ~~~~~~~~s DISTRICT Ass~cIATIa~v
Mr, Jack McHale, Supervisor, Bermuda District:
Enclosed you will find a petition requesting immediate action
by you to take personal action or request of the entire Board of
Supervisors that appropriate action be undertaken to alleviate a
very unsafe condition which has deve.iaped on Rt, 1D at the Rivers
Bend entrances, Kingston Ave. or Rivers Bend Drive at the
shopping center.
Due to increasing traffic an Rt, l~ with the I-~95 connection
and increased use by truck traffic which has increased with
location of mare truck companies on Rt. is the residents of
Rivers Bend, woadvale, Westover Farms, Random woods and
surrounding area are finding that during peak traffic times entry
into Rt, 10 has become a time consuming, and often unsafe#
condition.
~ of Sept. 1993 there had been ~ major accidents at
Kingston since its relocation due to I-~95. Figures for Rivers
Bend Drive were unavailable but accidents had taken place.
McDonalds is now located at Kingston Ave. and many travelers exit
T-Z95 and are last when trying to dross Rt, 1Q in peak traffic
and get to the I-2~5 entrances, Many of~the residents now avoid
this intersection during peak traffic and consider crossing to
east bound lanes impassible without entering Rt. 10 west and then
trying to get to the median crossovers to enter the east bound
~.anes. School buses da not have any choice and are forced to use
this entrance.
From the above reasons this has increased traffic to Rivers
Bend Drive and with tractor trailer traffic increasing from the
ERNI company and delYveries to the shopping center entrance at
this intersection usually requires Lang waits and this has a
result in tempers rising and often unsafe chances. Many times
during peak traffic there are many vehicles in the median of this
intersection and na one knows when to move. In recent days I have
observed the school bus after waiting 5 minutes ar mare to enter
the r~edian only to block one west bound lane of Rt, i~ and set
for several. minutes before forcing traffic to greatly reduce its
speed when entering the east bound lane in a manner that I would
cans~,der unsafe under any other conditions, The driver has na
cho~.ce ,
We the res~.dents are nqw not enforcing conditions of the
Rivers Bend caning such as road c~.asure articles in order to
Ieave alternative entrances / exits, which require additional
time and millage, to reach Rt. 1~ via Fnon Church Road if we
require the traffic Iight at that location,
NEw BERMUDA'S DTSTRI~T ASSO~IATIQN
we hope that this matter can be hand~.ed in a chart period of
time and traffic lights installed before ~, death is recorded at
one of these locations. Please contact me ~.f I can do anything to
speed up the process concerning this matte r
Thank You,
B. F, Matthews, President, New Bermuda's D~.strict Association
Enclosed: petitiar~s with approxin~atel~ ~~~ signatures
NEw BERMUDAr~ DIS~'RTCT ASS~CTATION
SEPT. 1~, 1943
[fie the residents of Chesterfield residing in the
subdivisions of woodvale, Rivers Bend and surrounding areas do
herein request that the Chesterfield Board of Supervisors
institute action to acquire the immediate approval from the
virginia Deptartment of Highways for insta~.latian of a traffic
signal ~.~.ght system at one of the following intersections:
State Route 10 and ~~,ngstan Ave.
or
State Route ~.4 and Rivers Bend Blvd.
Due to increased residential and cammerc~,al traffic from
develapement in this area which enters Route 14 at one of these
two paints, especially during the peak traffic times, entry to
and from Route 14 has become impassible at times and has created
a extremely unsafe condition far automobiles, tractor trailar
traffic and school buses which must enter ar cross traffic at
these points,
~;
FULb NAME ADDRESS CITE SIP TELE, #
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NEw BERMUDA'S DISTRICT ASSDCIATI01~
SEPTA 15, i99~
We the residents of Chesterfield residing in the
subdivisions of Woodvale, Rivers Bend and surrounding areas do
here~,n request that the Chesterfield Board of Supervisors
inst~.tute action to acquire the immediate approval from the
~~.rg~.nia Deptartment of Highways far ~.nstallatian of a traf f is
signal, light system at one of the fallowing intersections:
State Route i~ and Kingston Aver
ar
State Route 10 and Rivers Bend Blvd,
Due to increased residential and commercial traffic fra~a
deve~.apement in this area which enters Route ~.0 at one of these
two points, especially during the peak traffic times, entry to
and from Route ~a has become impossible at times and has created
a extremely unsafe condition far automobiles, tractor trailar
traffic and Schaal buses which must enter ar crass traff~,c at
these paints.
FULL NAME ADDRESS CITY ZIP TELE.
~3~~~ C C- ~3 ~~ o ~37 z
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NEw BERMUDA'S DISTRICT ASCCIATIQN
SEPT. 15, 1993
we the residents of Chesterfield residing in the
subdivisions of waadvale, Rivers Bend and surrounding areas do
here~.n request that the Chesterfield Board of Supervisors
institute action to acquire the immediate appro~ra~. from the
Virginia Deptartment of I~ighways for installation of a traffic
signal light system at one of the following intersections;
State Route 19 and ~ingstan Ave.
or
State Route 1a and Rivers Bend Blvd.
Due to increased res~.dential and commercial traffic from
develepement in th is area which enters Route ~.0 at one of these
two points, especa~ al,ly during the peak traffic times, entry to
and from Route i~ has became impass~.b~.e at times and has created
a extremely unsafe condition for automobiles, tractor trailer
traffic and school buses which must enter ar crass traffic at
these paints.
r re ~ r r r rr r+l rt . r r n~ y wn ~ wn ~w
wTl w ~ w w Iwo w1 w w ~ ~ w ~ w ~ w w w~ ~ w w w ~ ~ ww w 1~ ~ r W ~ WY rY1 r r 11~ r ~ ~ ~ ~ w ~ ~ ~ nn
FULL NAME ADDRESS CITY SIB TELE. #
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~~ ~~P~~r ~~ ~s ~~ ~ ~Y F
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RIVEk'S FEND HOMEOWNER'S A55~C~AT~ON
NEw BERMUDA `S DIS'~'RIC`I, ASSOC;~A~I':~ON
SEPT, 15, 1993
we the residents of Chesterfield residing in the
subdivisions of Woodvale, Rivers IIend and surrounding areas da
herein request that the Chesterfield Boaz~d of Supervisors
insta.tute action to acquire the immediate approval from the
~Iir~%nia Deptartment of ~ihways far installation of a traffic
s,igna~. light system at one of the following intersect~.ons;
State Route 10 and Kingston Ave. ~ ~~nd Preference)
or
State Route i0 and Rivers Bend blvd. ~~st Preference}
Due to'increased residential and cornrnercial traffic from
developement in ~~his area wh~,ch enters Route 10 at one of these
two paints, especially during the peak traffic times, entry to
and from Route 10 has become ~,mpossible at times and has created
a extremely unsafe condition fox' automobiles, tractor trailar
traffic and school buses which must enter or cross traffic at
' use paints,
wl~ r 4 w r. ^ is ~ ~ rwe . ~ ak ^i ww r . w~ rr i TT w~ w . w ial i ~ -~ ar` ~ ^ wt r . ~ r r . ~ rr . w r . w ~ rY Iw i r i~ r ^ w~ ~ ~ w~ fi w
FELL NAME ADDRESS CITY` ~ D T
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RI~7~ft' S ~E~VD HOMEOWNliR' S ASS~CIA'~~QI~'
~Ei~ BERMUDA'S DI'~'RIC~1' ASSOC~:A`1'IQN ,..
SEPT, ~.5, i993
We the residents of Chesterfield residing in the
subdi~risions of Woadvale, Rivers Bend and ~surr~ur~ding areas do
herein request that the Chesterfield Board of Supervisors
institute action to acquire the iremediate approval from the
Virginia Deptartment of Highways for installation of a traffic
signal light system at one of the fol~.owing intersections;
State Route i~ and Kingston Ave . .~ (end Pre~erence~
or
State Route 1~ and Rivers Bend Blvd. ~~s~ Prefere~tce}
Due to increased residential aid commercial traffic from
developement in this area which enters Route i0 at ane of these
two paints, especially during the peak traffic times, entry to
and f torn Route ~.0 has became impassible at times and has created
a extremely unsafe canda~tion for automobiles, tractor traa~lor
traffic a,nd schoa.~ buses which must enter or cross traf f ~.c at
' ~Se palms,
FULL NAI~~E
,
~~ ADDRESS CITY SIP
TELE .
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RIVER'S BEND HQMEQWNER'S ASS~CIATI~N
NEw BERM~7DA' S DTSTRIC'~' ASSOGIA~I'~QI~
SEPT, ~.5 r ~, X93
We the residents of chesterfield res~.din in the
subdivisions of i~oodvale ~
,Rivers Bend and surrounding areas do
herezn request that the chesterf~,e~.d Board of
institute action to a ~ ~ ~ Super~r~sors
cqu~.re the a.mmediate approval farorn the
Virginia Deptartment of Highways for installat'
signal 1 fight s stem ~.on of a traff is
y at vne of the fo~.lowing intersections;
State route 10 and Kingston Ave. ~ 2nd Preference
D x'
State Route ~,~ and Rivers Bend Blvd. ~~~~ Preference
Due to increased residential and ~~..
commercial traffic from
developement in this area whick~ enters Route
1~ at ane of these
twa paints, especially during the peak traffic '
and from Route to has times, entry to
become .impossible at times and has created
a extremely unsafe condition for automob~.les tracto `
traffic and school. buses which ' r tra~.lor
must enter or cross traffic at
' use points.
FULL NAME ~ ,~_..~~.__`_ ~'_~_"_ ~- _~__..~-_
ADDRESS CITE ZIP
TELE, #
~. ~ ;
fJ ~ w~. ~+ c~ ~ I
-,, UG
~o~ ~ ~ ~ DC,~ ~ ~1 ran ~, . .
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RIVER'S BENS ~14~ZEQWNERr 5 A55~GIAT~~N
NEW BERMUDA' S DTS~~`RICT ASSOCiA~i'I~N
SEpT. i5, i993
We the residents of Chesterfield residing in the
subdzvisians cf Waodvale, Rivers Bend and surrounding areas do
herein request that the Chesterfield Board of supervisors
institute action to acqu~,re the immediate approval from the
~irga~nia ~eptartment Qf Highways far instal~.ation of ~, traffic
signal light system at one of the fcl~.owing ir~tersectians;
.State Route 10 ar~d ~zn.gston Ave ~ 2nd Pref erence~
or
State Route is and Rivers Bend Blvd. (ls~ preference}
,~,...,....~ ,.,~r,...,.r..
Due to increased residential and commerc~.al traffic from
developer~ent in this area which enters Route ~~ at one of these
two paints, especially during the peak traffic times, entry to
and fram Route lq has became impassible at times and has created
a e~treme~.y unsafe condition fear automobiles, tractor tra~,lor
traffic and school buses which must enter ar crass traffic at
` use points,
F[~LL NAME ADDRESS C I'I'I Z Z P TELE , #
-/ ~~
s9L
~~a
3~ ~
/~ Y-~
__ ~a _3 3 5~
3c -G-c~J l
~t~~riNG - ~~/~9y-7~~,~,~ (P~~~~-Tc,~~f~;=,Jo-Rosrn-D/~ C7H
CO•.~1.~ 1~c. Dry.%N,J
~~v~ ~ ~~~! e~vpT
(~D°~
~IVE~'s ~E~D xor~~awN~r~~ s ~ssac~~T~o~v
NEW BERMUDA' S a1S'~'~IC~t' A55QGIA`I'lQN
SIFT, 15, I9~3
We the residents of Chesterfie~.d residing in the
subdivisions of Woodva~.e, Rivers Bend and surrounding areas do
herein arequest that the Chesterfield Board of Supervisors
institute action to acquire the xmm;ediate approval from the
~~irginia Deptart~nent of I~ighways for installation of a traffic
signal light system at one of the following intersections:
State Route to and Kingston Ave. ~ ~~n~ Preference}
or
State Route ~.~ and Rivers Bend Blvd. (1st Preference
Due to increased residential and commercial traffic from
develapement in this area ;~h~.ch enters Route 1~ at one of these
two points, espec~.ally during the peak tra~'fis t~.mes, entry to
and from Route l~ has become impossib~.e at times and has created
a extremely unsafe condition for automobiles, tractor trazlar
traffic and school buses which must enter or cross traff~.c at
' use points,
FULL NAME ADDRESS CITY ~~ ~Tp T~~_~ ~
YI
t~
7~
~~
P~/
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RIVER'S BEAD ~OME~WNERT S ASS~CI~~'TON
NEw gER~u~Ais DrSTRICT Assac~AFr~oN
SEPT. ~.~, 1993
we the residents of Chesterfield residing i.n the
subdi~risions ref wavdvale, Rivers Bend and surrounding areas da
herein rea~~est that the Chesterfield Board of Supervisors
institute act~.vn to acqu~,re the immediate approval from the
Virginia Deptartment of I~ighways far installation of a traf f is
signal light system at ane of the fal~.owing intersections;
State Route 10 and Eingstvn Ave ~ ,~ ~~nd Preference)
ar
State Route ~.0 and Rivers Bend Bled, ~~s~ Preference}
°,,-~
Due to increased residential and cammerc~.al traffic from
developement in this area which enters Route i0 at one of these
two points, especially during the peak traffic times, entry to
and fra~n Route 10 has become impassible at times and has created
aextremely unsafe condition far autamabiles, tractor trai~.or
traffic and schoa~. buses ~rh~ch must enter ar cross traffic at
' use paints.
-- ___~~~__..~_w~_______-~~....~._~____---- __--~,-~__.._-~~~_.._,~_.~__ ~_,~_,~_
.. F~JLL NAME ADDRESS cIT~ Z .
IP TELE, #
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/c~ ~ ~ ~~
~~
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R~.VER' S ~EN~ H0~1EOW~IERr S A~SDCfAT~~N
VIEW BEI~N~~DA' S pISTRICT A5~50CTA`~'~~N
SEPT, i5, x.993
We the residents of Chesterfield residing in the
subdivisions of Waod~rale, Rivers Bend and surrounding areas do
herein request that,the Chesterfield Board of ~upervi~sars
institute action to acquire the immediate ap ravel from
P the
~~irg,inia Deptartment of Highways far installation of a traffic
signal light system at one of the following intersections:
. State Route l0 and ~~ingstan Ave , ~~nd Preference}
yr
State Route ~a and Rivers Bend blvd. ~ls~ Preference}
Bue to increased residential and commercial traffic fram
develapement in this area which enters Route 10 at one of these
two paints, especially during the peak traff~.c times, entry to
and fram Ro1~te 10 has became impassible at times and has created
a extremely unsafe candit~.an far automobiles, tractor trailer
traffic and school buses wha.ch must enter or cross traffic at
use paints.
acx? ~
~~
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-~~ :~...
~~ I, ~,
~~ ~~~ ~ f .
o~~a
FULL NAME ADDRESS CITY SIP. TELE, #
r ~
RISER' S BEND ~~O~EOWNER' S ASSOCIATION
~Ew ~~~~~~~ # s ~azs~rR~cFr AssocI~mlo~
SEPT, ~~J1 1993
we the residents of Chesterfield residing in the
subdivisions of Waadvale,-Rivers Bend and surrounding areas da
herein request that the Chesterfield Board of Su ervisors
institute action to ac wire the p
q a~mmed .ate approval f rem the
Virginia Deptartment of Highways far installation of a traff~.c
signal light system at one of the fallowing intersecta~ans;
State Route 10 and ~~.ngstan Ave . (2nd Pre~erence~
er
State Route iD and Rivers Bend Blvd, (1st P~rence}
~~ . .~
Due to increased residential and commercial traffic from
deve~.opement in this area which enters Route ].0 at one of these
two po~.nts, especially dur~.ng the peak traffic times, entry to
and f ram Route la has became impassible at times and has created
a extremely unsafe canditien far automobiles, tractor trailer
traffic and school buses which must enter or cross traffic at
' use paints.
E,ULL NAME ADDRESS CITY
~1P TELE. #
~„~ 1 i
s
~7 I ~
X L' r ~ ~ ~` ~,--
~ 1
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g~ U ~I1~H-~ cif2 E
z7a~ I~EfTIN~R(~E DR,
er' z.383
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San-oos I
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RIVER'S BEND ~IO~.EOi~NER' S ASSDCIATIQN
NEW BERMUDA' S DISTF~IC'~' ASSOGIA~'ION
DEFT. 15, 193
We the residents of chesterfield residing in the
subdivisions of Woodvale, Rivers Head and surrounding areas do
herein request that the Chesterfie~.d Hoard of Supervisors
institute action to acquire the immediate approval from the
virginia Deptartment of Highways for installation of a traffic
signal light system at one of the following ~.ntersect~.ons:
state Route 1~ and ~~ingston Ave. ~Z~d Preference}
or
State Route ~D and Rivers Bend B.~vd, ~~st Preferences
Due to increased residential and commercial traffic from
developement in this area which enters Route i0 at one of the
se
two points, especially during the peak traffic times, entr to
and from Route 1~ has become im ossible a ~ Y
A t times and has created
a e~tre~nely unsafe condition for autamabi~.es, tractor traitor
traffic and school buses which must enter ar cross traffic at
' ~~~ polntS.
FULL NAME ADDRESS CITY ZIP TELE. #r`
Kan~le~.sh. ~1. ~~vt ~abo3 -k~ 11 ~_ ,esfi~ v ~ a3~3 M
53o-isZ3
1 f~
5~~04-- ~ ~ F s~
y6a8
S3o.~zas-
~53~•Isb~
.~3U -O/7~f
5'~~-:3026
;~
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~IV~R' S FEND HaM~4WN~R' S A55aC~EA'i'~~N
~.~w ~E~r~u~A } s ~~sF~~rc~~~ ~ssacza~,~o~
We the residents of chesterfield residing in the
~u'bdivisions of Waodvale, Rivers Bend and surroundin areas do
.herein request that the Che~terf' g
~.e~.d Board of Supervisors
institute action to acquire tk~e immeda.ate approval from the
~irgl,nia Deptartment of Highways for installation of a traffic
signal light syster~ at one of the fallowing intersections;
State Route 1~ and Rin~ston Ave. .~ ~~nd Preference)
or
State Route i~ and Rivers Bend Blvd, {~st Preference')
Due to increased residential and commercial traffic from
develapement in this area which enters Route ~.0 at one of the
se
two paints, especially during the pear traffic times entr to
and from Route l~ has become im ossib~.e ' Y
p at times and has created
a extremely unsafe cand~.tion for automobiles, tractor traitor
traffic and Schaal buses which must enter ar cross traffic at
' 'Se polntS,
.. ~ULf, i~AME ADDRESS ~ CITY
ZIP TF~,F _ ~
"' -~
~ ~~: ~~'
c;~ ~< ~t
f r
~a~~ ~
~~~ ~~~~
(t)
~~
S~~ 3~zj
s~-3Y ~
~/
RIVER'S SEND H~ME04dNERtS ASSQCIATIQN
NEw BERMUDA'S DISTRICT ASOC~AT~~N
SEPT. 15, x.993
• y~~~~,
We the residents of Chesterfield residing in the
subdivisions of Wovdvale, Ri~rers fiend and surrounding areas da
herein request that the Chesterfield Board of supervisors
institute action to acquire the immediate approval from the
Virginia Deptartment of Highways far installata.on of a traffic
signal light system at ane of the fallowing ~.ntersections;
State Route 1a and Kingston Ave, 2nd Preference
State Route i q an Rivers Bend Blvd .~' Est P~cef erence
.. ,,~, 7
,.,,~,,,w -.~~.
Due to increased residential and can~mercial traffic from
deve~,opement a.n thzs area which enters Route i0 at one of these
twa paints, esgeci~,lly during the Beak traffic times entr to
~ Y
and from Route 10 has became impossible at times and has created
a extremely unsafe condition for automobiles, tractor trailar
traffic and school buses which must enter ar crass traffic at
' use gaints,
FULL NAME ADDRESS CITY ATP TELE. ~
.,...~
~~ ~~-~-
~ ~ +~
~ ~~ ~ 1 ~~
!. '•Gr~,J ~- fir' r~ ~ 1~ ~ + .J eC n r 1
~~
~ ~'I~ ~ ~ ~~ ~~
~~
-~ /
..
.~
1r
~~ R F _ -- - - .. .~ i
'+ ~ ~~
...~_.,.
r 1
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r
RIVER'S SEND HOMEOWNER'S A55~CIAT~QN
SEW BERMUDA'S U~STRZCT ASSOGIATI~N
SEPT, 15 , 1.993
We the residents of Chesterfield residing in the
subdivisions of woadva,le, Rivers Bend and surrounding areas do
herein request that the chesterfield Board of Su ervisors
institute action to ac wire the ir~me F
q date approval from the
Virg~.nia Deptartment of Highways for installation of a traffic
s~.gnal light system at ot~e of the following intersections:
State Route 1q and ~i~gston Ave, 2nd Preference?
ar
State Route 1q and Rivers Bend Blvd ~ ~~s~ Preference)
Due to i~.creased. x~es~.dent.ia~. and cammercia.~ traff ~c from
developement in tha.s area wh~.ch enters Route IO at one of these
two paints, especially during the peak traffic times, entx~ to
.and from Route 1~ has became im risible Y
. F ~.t times and has created
a extremely unsafe canditian fox automobiles, tractor traitor
traffic and school buses which must enter or cross traffic at
' °se po~.nts
~ ~~'.rz~~~c-~
t'~~~$~ "~~ ~~
~~
f41~~!~ ~j ~ ~1~C
~~v~ ~~Y
~~ ~~~~
:~~.~f~~k~~ ~~t
__-~_,_W_-.___~.___~ ~_~_..___.. ___.._,~__..__~_"_~__.._...~..
FULL NAME ADDRESB CITY ~Ip TELE. #
~IV~~t s ~~~~ ~o~~~ow~~~' ~ ~ssa~TATZ~~
NEW BERMUDA'S DISTRrCT ASS~C;IA'I'IQN
SEPT . 15 , 1. ~ 9 3
C~~t'• ~rZ.c?
~e the residents of Chesterf~.eld residing in the
subdivisions of Woodvale, Rivers Bend and surroundin areas
herein request that the chest ~ da
erffield Board of Supervisors
institute action to aaqui~re the immediate approval from t
he
virginia Deptartment of Highways far installation of a tr '
affic
signal la.ght system at one of the fallowing xntersect~ions:
State Route 10 and Kingston Ave. ~2~d PrEference}
ar
State Route 1~ and Rivers Bend Blvd. Est Prefere~~'-'yy//''~~p
' L ~ ~~r ~rw+M ' l.11. e
'r'wRyM~M
Due to increased residential and comr~ercia.~ traffic from
developement in this area which enters Route ~0 at one of
these
two points, especially during the peak traffic times entr to
and from Route 1 a has become im ass ib~.e 'at ~ ~
P times and has created
a extremely unsafe condition for automobiles, tractor traitor
traffic and Schaal buses which must enter or crass traffic a
t
' use points.
FULL NAME ADDRESS "
CITE ZIP TELE. ~ ,,~_~~~t~~-~
1 ~ ~~ 1
~-~- ~S ~ c ~ ~ ,~,~ era ~ ~ I ~ S ~~ G -~ _
~~ "- ~ ~
t~ o: ~~ +~ ~r l ~
r ~ ~ ~GTV
f
RIVER'S FEND ~O~iEOWNERTS ASSDCIA~IaN
NEW $ERM[~DA' S DI`~'~IC'~' ASS~CIA`~'T~N
SEP~.C. ~. 5 , 1993
We the residents of Chesterf~.eld residing in the
subdivisions of woodvale, Rivers Bend and surrounding areas do
here~.n request that the chesterfield Board of Supervisors
institute action to acquire the immediate approval from the
Virginia Deptartment of Highways for installation of a traffic
signal light system at one of the following intersections;
. State Route 10 and ~ingstan Ave. ,~ {end Preference}
or
State Route 10 and Rivers Bend Blvd. ~~s~ Preference}
Due to increased residential and cvn~mercia.l traffic from
deve.lopement in this area which enters Route 10 at one of these
two points, especially during the peak traffic times, entry to
and from Route 10. has became impossible at times and has created
a extremely unsafe condition far automobiles, tractor trailar
traffic and school hoses which must enter or cross traffic at
use paints,
~ 1 ~~ y ~~ w ~YY . ~ ~ ~y YY . ~ ~ ~~ w Y ~ ~ rY ~~ ~ rr wA r . I~ iYl ~ N r . wl~ r~ ~ ii ~ ~~ ~ # r~ ~ w ~ ~ w ~ . 1~ r ~~ . ~ ~r ~ ~i . ~ w~V
F~3LL NAME ADDRESS cIT~ ~ ~Ip ELE. #
~ ~~ ~ ~-
.~
~~ ,
~ ~~ ~
~ ~ '~~/
~ ~ ~ ~ ~~.~
~ ~. ~ ~ ! L7 {
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RIVES ~ S SEND ~iOM~OWN~R r S A S~~ ~~`T'~ ~N
NEw BERMUDA'S DTSTI~rcT ASSQGIATION
SEPT. I5 , ~.9~~
we the residents of Chesterf~.eld residing in the
subdivisions of ~oodvale, Rivers fiend and surroundi~n areas da
herein request that the ~hesterfie g
ld Board off` Supervisors
institute action to acquire the immediate approval, from the
Virginia Deptartment of Highways fvr installation of a traffic
signal light system at one of the following intersections;
State Route 1a and I~ingston Ave. ~ ~ ~~nd I~reference}
ar
State Route 1Q and Rivers Bend Blvd. ~~s~ Preference}
~,r~nrrr.aw~..r,„
...,~,,,
Due to increased residential and commerc'
~.al traffic from
developement in this area which enters Route 1~ at one of t
here
two paints, especially during the peak traffic times er~tr to
and f rvm Route 1D has become im ossible ' Y
P at tames and has created
a extremely unsafe condition for automobiles, tractor trailer
traffic and Schaal buses which must enter or cross traffic at
' use points.
Q
~~
~s
~~.s
~~
FULL NAME ADDRESS CITY
~1P TELE. #
~kRG.,Qe Yl ~; ~~J1~ ~~~'
j~w~-
~~~-
RI~E~' S B~1~D HQMEO~JNER' S ASSOCI~ATIQN
N'Ew BERH~]DA' ~ BYSTRICT ASSCCIATICI~
EPT, 1 ~ , ~. 993
We the ~'esidents of Chesterfield residin '
subdiv~.sions of waodvale R • g In the
herein re nest Yvers + Bend ar~d surrour~d~.ng areas da
~ that the Chesterfield Baard of supervisor
institute action to acquire the it~mediate a s
Virginia Beptartment of H' pPraval Pram the
~~hways far in~stallatian of a traffic
signal light system at one of the fallowin ~ ,
State Route 1 g lntersect~ons.
0 ar~d Kingston Ave, ~~nd Preferences}
ar
State Route 1 ~ and R;tvers Bend Blvd . Est P
~ reference}
due to increased residential and commerc~.a
developer~ent in this a 1 traff ~.c from
rea which enters Route i~ at one of these
two paints, especially during the peak traffi
and from Route ~,~ has hero c times, entry to
me impossible at times and has created
a extremely unsafe condition far automobiles
traffic and school buses ~ tractor traitor
which must enter ar cross traffic at
' use points.
FULL NAME AD ~~~ 4J~-~VG~
ARESS CITY ZIP TELE. #
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r /~f~
V
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