[Amended 3-3-2003]
The purpose of the Planned Conditional Recreational District
is to permit development of planned recreational facilities on a minimum
of 750 acres under one ownership or control. The district is designed
to permit greater flexibility to the developer by removing many of
the restrictions of conventional zoning. The district is intended
as an opportunity and incentive to achieve excellence in developing
uses which by their nature require large land areas, often operate
in campus like settings and which may require separation from normal
residential, commercial or industrial development. The district is
further intended:
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 and large expanses of
open space; and
G.
To provide for efficient provision of public or private utilities
and infrastructure, and an integrated, comprehensive transportation
system.
Planned conditional recreational districts shall be designed
as distinct communities which provide maximum comfort and convenience
of use 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 interior
of the community.
Uses permitted in a Planned Conditional Recreational District
shall be only those which have been proffered by the applicant and
approved by the Board of Supervisors on the final development plan.
Specific uses permitted shall include, but not be limited to:
B.
Yard requirements. Locations and arrangement of structures shall
not be detrimental to existing or prospective adjacent structures
or to existing or prospective development of the immediate area.
C.
Density. Residential density shall be as permitted on the approved
final development plan, provided that only densities subordinate and
complementary to the main recreational use shall be approved. The
number of residential lots shall not be greater than an average of
one lot per five acres.
D.
Development rights easements. When residential development is planned
on a portion of a tract in the Planned Conditional Recreational District,
the remaining portion of the tract shall be protected from more intensive
development in the future. At the time of recordation of the plat
of subdivision establishing the residential lots, the applicant shall
also record a conservation/recreation easement which shall prohibit
any further subdivision and/or any use of greater intensity on the
remaining property. Such easement shall be held by and for the benefit
of the County, state and federal entities or a designated conservation
organization approved by the County.
All streets and roads shall be designed and constructed in accordance
with the current Virginia Department of Transportation (VDOT) subdivision
street requirements and minimum VDOT standards for paved roads and/or
County specifications.
The development plan for each project shall be evaluated by
the staff, the Planning Commission and the Board of Supervisors. The
following is a list of information that shall be furnished by the
applicant in connection with the development plan:
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 development plan showing:
(1)
Proposed use of each lot or tract within the development;
(2)
Proposed vehicular and pedestrian circulation plan, including
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;
(7)
Any proposed deed restrictions and/or covenants;
(8)
Architectural sketches of typical proposed structures; and
(9)
Maintenance agreements governing single-family residential areas
of the development.
C.
Summary report which includes:
(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, designed 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)
Homeowner association documents for maintenance and funding
of common areas and facilities; and
(10)
Title insurance policy or attorney's certificate showing marketable
title in owner and source of title.
D.
Technical reports which shall include 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.
Amendments to the approved final development plan shall be approved using the procedure in § 325-27.7 of this chapter.
