[Amended 5-20-1998]
A.
To provide design flexibility to respond sensitively to specific
site conditions;
B.
To provide design flexibility to allow for creativity and innovation
in use of land;
C.
To achieve a convenient and compatible mix of uses;
D.
To provide and maintain community identity and sense of place;
E.
To establish large areas of usable open space;
F.
To maintain the rural character of the area with small villages and
large expanses of open space;
G.
To create stable communities in harmony with surrounding areas; and
H.
To provide for efficient provision of public utilities and infrastructure.
Planned community districts shall be designed as distinct communities
which provide maximum comfort and convenience of residence and accessibility
within the development. They shall have clear visual identities and
shall be separated from surrounding land uses through the use of open
space and vegetative buffers, locating public and commercial uses
and higher density residential toward the center of the community,
and other similar measures.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
Planned community districts may be located within or immediately
adjacent to the Village Development Areas and Corridor Development
Areas as designated in the Comprehensive Plan.
The following are the standards for development of a planned
community district. There shall be two levels of planned community
district: minor (development on 10 acres to 50 acres) and major (development
on more than 50 acres). Phased developments must meet the development
standards and requirements of the district level determined by the
total acreage of the entire development.
|
Minor
|
Major
| |
|---|---|---|
|
Minimum total site area
|
10 acres
|
50 acres
|
|
Minimum area in planned open space
|
10%
|
25%
|
|
Maximum residential density
|
0.25 (4 units per acre)
|
0.25 (4 units per acre)
|
|
Minimum residential lot size:
| ||
|
Detached
|
8,000 square feet
|
8,000 square feet.
|
|
Attached
|
2,000 square feet
|
2,000 square feet
|
|
Duplex
|
4,000 square feet
|
4,000 square feet
|
|
Multifamily
|
8,000 square feet
|
8,000 square feet
|
|
Minimum housing unit type
|
50% detached or attached units
| |
|
Maximum proportion of multifamily
|
25%
|
25%
|
|
Maximum proportion of duplex
|
25%
|
25%
|
|
Maximum total commercial area
|
20% not to exceed 10 acres
|
20% not to exceed 15 acres
|
All planned community districts must be served by central water
and wastewater treatment facilities.
While each project shall be evaluated by the staff, the Planning
Commission and the Board of Supervisors on an individual basis, the
following is a list of information that may be required to be furnished
by the applicant in order to fully evaluate and act on any request
for a planned community district:
A.
Existing conditions map showing existing natural and physical features
such as roads, existing vegetation, topography, existing structures,
historic sites and structures, 100-year floodplain and soil conditions.
B.
Proposed concept development plan showing:
(1)
Proposed use of each lot or tract within the development;
(2)
Proposed vehicular and pedestrian circulation plan, including
all streets and parking areas;
(3)
Proposed community facilities and uses, including proposed ownership
of each;
(4)
Proposed open space areas, including amount of land and how
they will be preserved, owned and used;
(5)
Existing or proposed utilities;
(6)
Proposed structures, landscaping, lighting and signage (for
all nonresidential uses); and
(7)
Any proposed deed restrictions and/or covenants.
C.
Summary report which may include:
(1)
Amount of land to be used for public or semipublic uses, such
as schools, churches, etc.;
(2)
Amount of land and facilities to be owned in common;
(3)
Amount of land to be dedicated to local, state or federal government;
(4)
Amount of land to be set aside for passive open space;
(5)
Amount of land to be developed for active recreational uses;
(6)
Amount of land within the 100-year floodplain, designated wetlands,
etc.;
(7)
Projected traffic counts (total average daily trips and a.m.
and p.m. peak-hour trips);
(8)
Proposed number of parking spaces for all uses other than residential
and passive open space areas;
(9)
Total residential density (computed by dividing the total site
area by the number of residential units); and
(10)
Homeowner association documents for maintenance and funding
of common areas and facilities.
D.
Technical reports which may include any or all of the following:
(1)
Statement of justification of the project;
(2)
Traffic impact study, including planned connections to existing
and proposed roads;
(3)
Stormwater management plan;
(4)
Environmental impact study;
(5)
Wetlands identification and protection plan;
(6)
Fiscal impact assessment;
(7)
Utilities plan;
(8)
Phasing plan;
(9)
Evidence of unified control of entire site area;
(10)
Summary of any requested modifications to County policies and
ordinances for the project;
(11)
Waste stream impact study;
(12)
Public facilities impact study; and
(13)
Any other studies deemed necessary to properly evaluate the
request.
A.
Preapplication conference with County planning staff.
B.
Submission of application.
C.
Notice of acceptance from County Planning office, indicating application
completeness.
D.
Written referral comments received from County agencies and VDOT.
E.
Planning Commission briefing and review of all referral comments.
F.
Planning Commission public hearing.
G.
Planning Commission action.
H.
Board of Supervisors public hearing.
I.
Board of Supervisors action.
Any exception granted from the standards and requirements set forth in §§ 325-26.6, 325-26.7, and 325-26.8 must follow the same procedures as those set forth in § 325-4.3 of this chapter, including a public hearing before the Board of Supervisors. The Board of Supervisors must grant any exception by the issuance of a special exception permit.
