COUNTY OF PRINCE WILLIAM

Transcription

1 Craig S. Gerhart County Executive COUNTY OF PRINCE WILLIAM BOARD OF COUNTY SUPERVISORS OFFICE OF EXECUTIVE MANAGEMENT Sean T. Connaughton, Chairman 1 County Complex Court, Prince William, Virginia Maureen S. Caddigan, Vice Chairman (703) Metro FAX: (703) Hilda M. Barg W. S. Wally Covington, III John D. Jenkins Martin E. Nohe Corey A. Stewart John T. Stirrup July 27, 2005 TO: FROM: THRU: RE: Board of County Supervisors Stephen K. Griffin, AICP Planning Director Craig S. Gerhart County Executive Rezoning (REZ) #PLN , Caroline Rippon, Woodbridge Magisterial District I. Background is as follows: A. Request This is a request to rezone approximately 20 acres from RPC-C, Residential Planned Community Commercial, and RPC-MHD, Residential Planned Community Medium-High Density, to PMR, Planned Mixed Residential, to allow the development of up to 360 multi-family units in a condominium regime, at a density of units per net acre, and 18 units per gross acre. Modifications to the DCSM and Zoning Ordinance regulations are also requested. B. Location The site is located on the northeastern corner of the intersection of Jefferson Davis Highway and Rippon Boulevard, and identified on County maps as GPIN C. Comprehensive Plan The subject site is located within the Potomac Communities Revitalization Plan area and is designated Urban Residential High (URH) and Residential Planned Community (RPC), with Environmental Resource (ER) overlay. URH recommends a density of 20 to 30 units per acre; ER provides guidance for development of environmentally sensitive areas. D. Zoning/Acreage The subject site consists of acres zoned RPC-C and RPC-MHD, subject to the proffers associated with REZ #83-3 and REZ # These proffers will be superceded if the application is approved. A portion of the site is within the Dale Boulevard, extended, HCOD. An Equal Opportunity Employer

2 July 27, 2005 Page 2 E. Adjacent Land Uses Properties to the west and northwest, across US Route 1, are zoned PMR, R-16, Suburban Residential High, A-1, Agricultural, and B-1, General Business. The R-16 property is proposed to be developed as Potomac Club I, and the PMR property as Potomac Club II, both multi-family residential developments. Both the A-1 and B-1 properties are vacant. Properties to the north and northeast are zoned A-1 and B-1, and are developed as auto service and salvage. Properties to the east and southeast are zoned RPC-MD, Residential Planned Community-Medium Density, RPC-MHD, and R-6, Suburban Residential Medium, and are developed as townhomes and multi-family residential units. II. Current Situation is as follows: A. Planning Commission Recommendation The Planning Commission held a public hearing on July 20, 2005, and recommended approval of REZ #PLN , Caroline Village at Rippon, subject to proffers dated July 8, 2005, excluding modifications/waivers #10C and #10G. Subsequently, the applicant made minor revisions to the proffer statement, clarifying the timeframe for compliance with the proffers and aligning the master zoning plan with recent amendments to the Zoning Ordinance. The proffer statement is now dated July 21, Staff concurs with the Planning Commission recommendation. B. Public Hearing A public hearing before the Board is scheduled for August 2, III. Issues in order of importance are: A. Comprehensive Plan 1. Long-Range Land Use Is the rezoning consistent with the URH and ER designations? 2. Transportation - How does the rezoning address the capacity issues on US Route 1 and feeder roadways? 3. Level of Service (LOS) How does the proposal address the Policy Guide for Monetary Contributions? B. Community Input Have any issues been raised by members of the community? C. Legal Uses of Property What uses are allowed on the property? How are legal issues resulting from Board action addressed? D. Timing When must the Board take final action on this application?

3 July 27, 2005 Page 3 IV. Alternatives beginning with the staff recommendation are as follows: A. Approve, subject to the proffers dated July 21, 2005, excluding modifications/waivers #10C and #10G, found in Attachment C. 1. Comprehensive Plan a) Long-Range Land Use The BOCS November 18, 2003 adoption of the Potomac Communities Revitalization Plan included the reclassification of this property from RPC to URH. The requested rezoning to PMR is consistent with the uses and densities recommended in URH. b) Transportation Approval of the rezoning allocates the recommended LOS transportation contribution to the construction of a four lane divided segment of Neabsco Mills Road, from Dale Boulevard to Opitz Boulevard, proffered with REZ PLN# , Potomac Club II. A transportation model identified the following impacts to afternoon peak travel period traffic flow on US Route 1 in 2010 resulting from the construction of this road segment: c) LOS (1) Traffic on US Route 1 decreases by 2.2%; (2) The average delay decreases by 4%, caused by an increase in average speed of 0.3%; and (3) Approximately 3 lane miles of US Route 1 improves from LOS D to LOS C, and about 1 lane mile improves from LOS F to LOS E. (4) Traffic on I-95 increases by 0.65%, from 155,000 to 156,000 trips. $3,057 per unit $1,100, $75 per acre $ 1, $224 per unit $ 80, Parks & $1,657 per unit $ 596, $3,492 per unit $1,257,120.00

4 July 27, 2005 Page 4 Fire & $346 per unit $ 124, TOTAL $3,160, Note: Proffers also include a $5,000 contribution for a bus shelter, $5,000 for Rippon area beautification, and $500,000 for commuter parking spaces, as well as a $150,000 contribution to the Rippon Landing Master Association. This amount is consistent with the Policy Guide for Monetary Contributions, January 2002, in effect at the time of submission of the application. 2. Community Input The application has been transmitted to owners of adjacent properties and owners of properties within 200 feet of the site. As of the date of this report, concerns expressed to the Planning Office relate to cut-through traffic and its impact on adjoining neighborhoods. 3. Legal Uses of the Property Those uses allowed in the PMR district, as limited by the proffers, would be permitted. Legal issues resulting from the Board s action are appropriately addressed by the County Attorney s office. 4. Timing The Board has one year from the date of acceptance to take action on this proposal. In this instance, the applicant has waived the one year period. B. Deny 1. Comprehensive Plan a) Long-Range Land Use The BOCS November 18, 2003 adoption of the Potomac Communities Revitalization Plan included the reclassification of this property from GC to URH. Denying the request retains the existing RPC-C zoning, which is inconsistent with the URH land use classification. b) Transportation Denial of the rezoning request could increase traffic impacts on US Route 1 and feeder roads because commercial development generates more p.m. peak hour traffic than multi-family development. Denial of the rezoning will not affect the construction of the 4 lane divided segment of Neabsco Mills Road between Dale Boulevard and Opitz Boulevard.

5 July 27, 2005 Page 5 c) LOS Denial of the rezoning request would not alter existing LOS demands; therefore, the Prince William County Policy Guide for Monetary Contributions, January 2002, in effect at the time of application acceptance, is not applicable. 2. Community Input The application has been transmitted to owners of adjacent properties and owners of properties within 200 feet of the site. As of the date of this report, concerns expressed to the Planning Office relate to cut-through traffic and its impact on adjoining neighborhoods. 3. Legal Uses of the Property The property would remain RPC-C and RPC-MHD; uses permitted under the proffers of REZ#PLN and REZ#PLN would be allowed. Legal issues resulting from the Board s action are appropriately addressed by the County Attorney s office. 4. Timing The Board has one year from the date of acceptance of the application to take action on this proposal. In this instance, the applicant has waived the one-year period. V. Recommendation is that the Board accept Alternative A and adopt the attached Ordinance. Staff: Pat Thomas, x7058 Attachments A. Area Maps B. Staff Analysis C. Proposed Proffers D. Traffic Impact of Potomac Communities Plan E. Planning Commission Resolution

6 MOTION: August 2, 2005 Regular Meeting SECOND: Ord. No. 05- RE: REZONING (REZ) #PLN , CAROLINE RIPPON WOODBRIDGE MAGISTERIAL DISTRICT ACTION: WHEREAS, this is a request to rezone approximately 20 acres from RPC-C, Residential Planned Community Commercial, and RPC-MHD, Residential Planned Community Medium-High Density, to PMR, Planned Mixed Residential, to allow the development of up to 360 multi-family units in a condominium regime. The site is located on the northeastern corner of the intersection of Jefferson Davis Highway and Rippon Boulevard, and identified on County maps as GPIN ; and WHEREAS, The subject site is located within the Potomac Communities Revitalization Plan area and is designated Urban Residential High (URH) and Residential Planned Community (RPC), with Environmental Resource (ER) overlay. URH recommends a density of 20 to 30 units per acre; ER provides guidance for development of environmentally sensitive areas; and WHEREAS, staff has reviewed the subject application and recommends approval, as stated in the staff report; and WHEREAS, the Planning Commission held a public hearing on this item on July 20, 2005, and recommends approval, as stated in Res. No ; and WHEREAS, a Board of County Supervisors public hearing, duly advertised in a local newspaper for a period of two weeks, was held on August 2, 2005, and interested citizens were heard; and WHEREAS, general welfare and good zoning practice are served by the approval of the application; NOW, THEREFORE, BE IT ORDAINED that the Prince William Board of County Supervisors does hereby approve REZ #PLN , subject to the proffers dated July 21, 2005, except #10C and #10G; BE IT FURTHER ORDAINED that the Board of County Supervisors approval and adoption of any conditions does not relieve the applicant and/or subsequent owners from compliance with the provisions of any applicable ordinances, regulations, or adopted standards.

7 Votes: Ayes: Nays: Absent from Vote: Absent from Meeting: For information: Planning Director C. Lacey Compton, Jr. Compton & Duling, L. C. Potomac Professional Building Jefferson Davis Highway Woodbridge, VA CERTIFIED: Clerk to the Board

8 Attachment A - Maps VICINITY MAP REZ #PLN , Carolina Village at Rippon Page A-1

9 Attachment A - Maps EXISTING LAND USE AND ZONING MAP REZ #PLN , Carolina Village at Rippon Page A-2

10 Attachment A - Maps LONG-RANGE LAND USE MAP REZ #PLN , Carolina Village at Rippon Page A-3

11 Attachment B Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval The following is a summary of staff s analysis of the applicant s request to rezone approximately 20 acres from RPC-C and RPC-MHD to PMR, to allow the development of up to 360 multifamily units, at a density of units per net acre, and 18 units per gross acre. This analysis is based on the relevant 2003 Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report. Plan Consistency Reason Long-Range Land Use Yes PMR at a density of units per net acre is compatible with the URH designation. Community Design Yes Site layout, building materials and architecture, landscaping and signage provide a cohesive, pedestrian friendly residential community; contribution to Rippon area beautification. Cultural Resources Yes No impact to known resources; donation of King s Highway site. Environment Yes Conservation areas around RPA and floodplain; incorporation of strong erosion and sediment controls during development; water quality monitoring contribution provided. Fire and Rescue Yes Monetary contribution provided. Housing Yes Increased residential opportunities to promote additional redevelopment in Potomac Communities; provision of 8 workforce housing units. Library Yes Monetary contribution provided. Parks and Open Space Yes Monetary contribution provided; on-site recreational amenities; contribution to Rippon Landing Master Association. Potable Water Yes Connection to public water provided. Schools Yes Monetary contribution provided. Sewer Yes Connection to public sewer provided. Page B-1

12 Attachment B Staff Analysis Transportation Yes Monetary contribution directed to construction of Neabsco Mills Road (Dale Boulevard to Optiz Boulevard); provision of right-of-way and frontage improvements, transit facilities and traffic calming measures; contribution to warrant study and signal at entrance from US Route 1; contribution for commuter parking spaces. Page B-2

13 Attachment B Staff Analysis Part II. Comprehensive Plan Consistency Analysis The following table summarizes the area characteristics (see maps in Attachment A): Direction Land Use Long Range Land Use Map Designation North Auto service and salvage URH & ER Vacant URM & ER South Multi-family residential RPC US Route 1 ROW POSP East Auto service and salvage URH & ER Townhomes RPC Townhomes SRM & ER West Multi-family (proposed) Vacant URM& ER URM & ER Zoning B-1 B-1 RPC-MD A-1 RPC-MHD R-6 PMR & R-16 A1 Long Range Land Use Plan Analysis Through wise land use planning, the County ensures that landowners are provided a reasonable use of their land while the County is able to judiciously use its resources to provide the services its residents and employers need. The Long Range Land Use Plan sets out policies and action strategies that further the County s goal of providing a land use pattern that encourages fiscally sound development and achieves a high quality living environment. In addition to delineating land use designations on the Long Range Land Use Map, the plan includes recommendations relating to ensuring adequate land for economic development opportunities, providing for a diverse housing market, protecting against the encroachment of incompatible land uses, encouraging infill development within the Development Area, protecting environmentally sensitive lands, promoting mixed use development where appropriate, encouraging the provision of adequate public facilities for existing and planned development, preserving valuable open space and environmental resources, encouraging higher density development near existing and future transit facilities, and utilizing the sector planning process to provide more detailed recommendations where appropriate. This site is located within the Development Area of the County, is within the boundaries of the Potomac Communities Revitalization Plan, and is classified Urban Residential High (URH) with Environmental Resource (ER) overlay on the Long Range Land Use Map. The following table summarizes the uses and densities intended within the URH and ER designations: Long Range Land Use Intended Uses and Densities Page B-3

14 Attachment B Staff Analysis Map Designation Urban Residential High (URH) Environmental Resource (ER) The purpose of the URH classification is to provide for attached or detached residential development at a density of 20 to 30 units per acre, and attendant community facilities such as schools, churches and public safety stations. The ER classification is defined and explained in detail in the Environment Plan. The general purpose of the ER classification is to protect the sensitive nature of the identified resources, to include 100-year floodplains, Chesapeake Bay resource protection areas, areas with slopes in excess of 25%, areas with slopes in excess of 15% and soils with severe limitations, areas with a predominance of marine clay soils, public water supply sources, and critically erodible shorelines and stream banks. The proposed development is for a maximum of 360 mid-rise multi-family units on a +20 acre site within the Neabsco Mills study area of Potomac Communities. The density falls within the range recommended for the URH designation, creates an appropriate transition from the existing townhomes in Rippon Village and the proposed 6-lane Jefferson Davis Highway, and eliminates the possibility of strip commercial development at this gateway intersection. The PMR district allows for modifications and/or waivers to development standards, provided they are included in the BOCS action. In this instance, the applicant is requesting the following: Requirements Request Justification Recommendatio n Secs A & of the DCSM Allow private travelways carrying in excess of 1,000 trips per day Narrower streets discourage cut-through traffic. Approve Sec of the Zoning Ordinance and Section C of the DCSM To allow tangents of less than 200 for street intersections Allows layout to avoid RPA and environmentally sensitive areas. Insufficient information deny at this time. Sec B of the DCSM Allow direct access from parking spaces to private travelways carrying in excess of 600 trips per day Reduces impervious surface; internal traffic calming measures are also incorporated. Parallel parking is approved, but direct access that may facilitate backing into travelways is denied. Sec C of the DCSM Sec of the Zoning Allow utility crossings in the landscape area along Jefferson Davis Highway outside the HCOD Modify the HCOD buffers along Jefferson Davis Additional landscape materials and additional width compensates for location of utility crossings. Proposed 50 landscape strip, planted at 50 buffer Approve Approve Page B-4

15 Attachment B Staff Analysis Ordinance & Secs , , Tables 10-1 & 10-2 of the DCSM Highway and Old Landing Way standards, provides additional width and plant material. Landscaping will be complemented by the streetscape included in the US Route 1 widening project. Sec of the Zoning Ordinance & Sec of the DCSM Modify required fencing around stormwater management and BMP facilities Split rail fence with woven mesh provides a more aesthetic barrier to the facilities. Approve Sec of the Zoning Ordinance & Sec of the DCSM Allow construction of retaining wall within stormwater management easement Retaining wall is required to ensure appropriate elevation of the spillway Insufficient information deny at this time. Secs , , , , , , Tables 3-1 & 3-4 of the DCSM Modify emergency vehicle access Alternative emergency access, which has been accepted in other developments, provides a more aesthetic alternative to an alley. Approve Sec (1)(a) of the Zoning Ordinance To allow one unit type in a ten to 75 acre PMR development The application was submitted prior to the change in PRM requirements adopted with the Zoning Ordinance update. Approve Secs and H of the Zoning Ordinance To reduce building setbacks from travelways and from parking lots Irregular property shape and environmental constraints call for modifications to meet the recommended URH density. Approve, up to 20% PROPOSAL S STRENGTHS Conformity to Long Range Land Use Plan The Potomac Communities Revitalization Plan recently changed the designation of this property from RPC to URH. The proposal, if approved, will result in the conversion of approximately 20 acres of RPC-C land that carries the URH land use designation. The proposed PMR rezoning is consistent with the URH designation; RPC-C is not consistent with URH. Density At a net density of units per net acre, the proposal falls within the recommended density for URH. Page B-5

16 Attachment B Staff Analysis Proffered Plans The proposal includes a proffered Caroline Rippon Master Zoning Plan and Illustrative Exhibit. PROPOSAL S WEAKNESSES Density Although within the recommended URH density range, the presence of RPA and steep slopes (> 25%) also suggests that the density should be at the low end of the URH range. Limits of Clearing & Grading Because of the site s topography, the majority of the site must be graded to allow any development. Taller buildings, combined with structured parking, would allow for lesser site disturbance. On balance, this application is found to be consistent with the relevant components of the Long Range Land Use Plan. Community Design Plan Analysis An attractive, well-designed County will attract quality development, instill civic pride, improve the visual character of the community, and create a strong, positive image of Prince William County. The Community Design Plan sets out policies and action strategies that further the County s goals of providing quality development and a quality living environment for residents, businesses and visitors, and creating livable and attractive communities. The plan includes recommendations relating to building design, site layout, circulation, signage, access to transit, landscaping and streetscaping, community open spaces, natural and cultural amenities, stormwater management, and the preservation of environmental features. This project falls within the Dale Boulevard Extended Highway Corridor Overlay District (HCOD). The site layout consists of six five-story buildings surrounding a common recreation area and stormwater facility that will be landscaped as a community amenity. The buildings are placed on the site so as to avoid direct paths to the adjoining Rippon neighborhoods, thereby minimizing cut-through traffic. PROPOSAL S STRENGTHS Architecture and Building Materials The applicant has proffered substantial consistency with the proffered building elevations and the annotated materials. Both reflect a high quality product. Structured Parking The proffered Caroline Rippon Illustrative Exhibit shows 383 surface parking spaces, representing 59% of the required parking. The remaining required parking is in garages under the units. Page B-6

17 Attachment B Staff Analysis Landscaping The landscaping proffered through the Caroline Rippon Master Zoning Plan and Illustrative Exhibit enhances the site features and softens the impact of the development, creating a more pleasant pedestrian environment. Supplemental landscaping in the buffer areas will use indigenous vegetation. Signage, Lighting and Fencing The applicant has proffered a monument sign that will be compatible to the building architecture and materials and parking lot lights no taller than 24. Additionally, a 6 board-on-board fence will be constructed along the inner edge of the 30 buffer adjacent to Rippon Landing 4B, supplemented with evergreen plantings, 6 tall at installation. Rippon Area Beautification The applicant has proffered $5,000 to be used for the beautification of the Rippon area, to be paid within 30 days of approval of the rezoning. Community Input The applicant has proffered to consult with the Rippon Landing Master Association Board of Directors on site layout, architecture and landscaping, with those comments forwarded to the County prior to site plan submission. PROPOSAL S WEAKNESSES None identified. On balance, this application is found to be consistent with the relevant components of the Community Design Plan. Cultural Resources Plan Analysis Residents of and visitors to Prince William County are aware of the important links of the County today with the rich heritage of the past because of the preservation and enhancement of our cultural resources. The Cultural Resources Plan sets out policies and action strategies that further the County s goal of identifying and protecting our historical, archaeological, architectural and cultural resources, including those significant to our minority community, for the benefit of citizens and visitors. The plan includes recommendations relating to the identification of assets, preservation through the use of federal, state, local, and private initiatives, mitigation of negative impacts, and public education/awareness programs. Land use applications should include appropriate records review for prehistoric and historical resources, as well as Phase I, II, and III level archaeological studies as appropriate. A Phase I archaeological survey was recommended and conducted. No additional work is warranted. PROPOSAL S STRENGTHS Impact to Cultural Resources The development, as proposed, poses no impact to cultural resources. Page B-7

18 Attachment B Staff Analysis PROPOSAL S WEAKNESSES None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Environment Plan Analysis Prince William County has a diverse natural environment, extending from sea level to mountain crest. Sound environmental protection strategies will allow that natural environment to co-exist with a vibrant, growing economy. The Environment Plan sets out policies and action strategies that further the County s goal of preserving, protecting and enhancing significant environmental resources and features. The plan includes recommendations relating to the incorporation of environmentally sensitive development techniques, improvement of air quality, identification of problematic soil issues, preservation of native vegetation, enhancement of surface and groundwater quality, limitations on impervious surfaces, and the protection of significant viewsheds. This site is located in Subwatershed # 845, which drains into the Cow Branch tributary of Neabsco Creek. Approximately 2.6 acres of the site, the PRA along the northeastern property boundary with the Cow Branch perennial stream, are mapped as Environmental Resource on the Long Range Land Use Map. The applicant s environmental constraints analysis identifies 100% of the site as environmentally sensitive due to perennial streams, wetlands, slopes and soils. Approximately 3.5 acres of the site (17%) contain slopes of 15-25%; 7 acres (34%) contain slopes exceeding 25%; and 19.7 acres (99%) contain highly erodible soils. The applicant s PASA # field verified the RPA limits on site and was approved in April A concurrent perennial flow determination (PFD) was performed, and the stream reaches located on the central portion of the site were found to be intermittent under the stream assessment protocol, and not significant enough to be preserved. Two wetland areas, approximately 0.25 acres and 0.06 acres, are along the intermittent stream and not within the RPA. The 0.25 acre area is protected by a proposed buffer area; the 0.06 acre area is within the proposed stormwater pond area. Page B-8

19 Attachment B Staff Analysis PROPOSAL S STRENGTHS Monetary Contribution The applicant has proffered the recommended contribution for water quality monitoring. Conservation Area The proffered Caroline Rippon Master Zoning Plan and Illustrative Exhibit designate the land area within the RPA, the floodplain, and the 0.25 acre wetland and wetland buffer as conservation area. Additionally, any area shown on these plans as stormwater management and/or BMP facilities, but not required for such at the time of final engineering, shall be added to the conservation area. Erosion and Sediment Controls The applicant has proffered the use of super silt fence or equivalent two layer erosion controls, as well as temporary sediment traps or basins throughout the property during development. Geotechnical Study The proffers include a commitment to submit a detailed geotechnical report with the preliminary site plan to address the soils issues. PROPOSAL S WEAKNESSES Wetlands Disturbance A 0.06 acre wetland area along an intermittent stream is proposed to be disturbed for the stormwater management facility. However, if final engineering allows for a smaller facility and the wetlands can be avoided, they will be added to the conservation area. Buffers Along Intermittent Streams The 50 buffer area recommended along intermittent streams is not provided with this development. On balance, this application is found to be consistent with the relevant components of the Environment Plan. Fire and Rescue Plan Analysis Quality fire and rescue services provide a measure of security and safety that both residents and businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and action strategies that further the County s goal of providing timely response to fire, medical, hazardous material and natural disaster emergencies. The plan includes recommendations relating to equipment and facility needs to meet desired levels of service and encouraging the use of fire and safety features beyond the minimum required by the Virginia Uniform Statewide Building Code. Page B-9

20 Attachment B Staff Analysis The site is closest to the OWL-Spicer Fire and Rescue Station #12, located on Montgomery Avenue. It is estimated that the response time would be approximately 2.4 minutes, which meets the recommended four minute response time; however, the station currently operates at a net deficit capacity and this development would increase that deficit. PROPOSAL S STRENGTHS Monetary Contribution - The proffer statement includes the 2002 LOS contribution for fire and rescue services, in effect at the time of acceptance of this application. Emergency Access The proffered Caroline Rippon Master Zoning Plan and Illustrative Exhibits show emergency access that has been determined acceptable to the Fire Marshall. PROPOSAL S WEAKNESSES None identified. On balance, this application is found to be consistent with the relevant components of the Fire and Rescue Plan. Housing Plan Analysis Prince William County is committed to clean, safe and attractive neighborhoods for all its residents, and the elimination of neighborhood blight and substandard housing. The Housing Plan sets out policies and action strategies that further the County s goal of identifying locations and criteria for the provision of diverse housing opportunities for all segments of our population and to promote economic development. The plan includes recommendations relating to neighborhood preservation and improvement, affordable housing, special needs housing, and public/private partnerships to address housing needs. PROPOSAL S STRENGTHS Housing Opportunities The development is aligned with the Potomac Communities Revitalization Plan s strategies to provide a wide range of housing opportunities to serve the broadest range of residents. Increased residential densities serve to provide a critical population mass that is anticipated to increase the demand for improved commercial services and employment opportunities in the Potomac Communities area. Workforce Housing The applicant has proffered eight workforce (affordable) housing units, to be marketed to households earning up to 60% of the area s median family income. Should the units not sell, a monetary contribution to the Housing Preservation and Development Fund is proffered. Page B-10

21 Attachment B Staff Analysis PROPOSAL S WEAKNESSES None identified. On balance, this application is found to be consistent with the relevant components of the Housing Plan. Library Plan Analysis Access to a variety of information is a valuable service provided by the County. The Library Plan sets out policies and action strategies that further the County s goal of providing adequate library facilities and information resources to our residents. The plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility. The Potomac Community Library is nearest the proposed development; there are no plans to construct a new, full-service library in this service area. PROPOSAL S STRENGTHS Monetary contribution The proffer statement includes the 2002 LOS contribution for library services, in effect at the time of acceptance of this application. PROPOSAL S WEAKNESSES None identified. On balance, this application is found to be consistent with the relevant components of the Library Plan. Parks and Open Space Plan Analysis Parks provide needed recreational outlets for County residents and visitors and preserve trees and green space, making the County more attractive to those who live, work and play here. The Parks and Open Space Plan sets out policies and action strategies that further the County s goal of providing a recreation system with sufficient quantity, quality and variety for our citizens, and maintaining the facilities within that system to the degree required for its effectiveness. The plan includes recommendations relating to the size, type and number of parks, trails and greenways, and siting criteria. Page B-11

22 Attachment B Staff Analysis The proposed development is near the following park facilities: Type Neighborhood Park Community Park Regional Park Special Use Facility Greenway/Trail Name Rippon Landing Park Neabsco Eagles Park (leased site) Veterans Memorial Park & Locust Shade Park Forest Greens Golf Course & Rippon Lodge (County-owned) None PROPOSAL S STRENGTHS On-Site Recreational Amenities The proffered Caroline Rippon Illustrative Exhibit shows a recreational area, to be developed with a pool and bathhouse. Architecture and materials will be compatible with the residential buildings. Monetary Contribution - The proffer statement includes the 2002 LOS contribution for parks and recreation services, in effect at the time of acceptance of this application. Contribution to Rippon Landing Master Association The existing proffers on this property associated with REZ#86-26, require the applicant to construct a community meeting/multipurpose building for the Rippon Land Master Association. At the request of the association, the applicant will make a contribution of $150,000 to the association in lieu of construction of this building. PROPOSAL S WEAKNESSES None identified. On balance, this application is found to be consistent with the relevant components of the Parks and Open Space Plan. Potable Water Plan Analysis A safe, dependable drinking water source is a reasonable expectation of County residents and businesses. The Potable Water Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound drinking water system. The plan includes recommendations relating to system expansion, required connections to public water in the Development Area, and the use of private wells or public water in the Rural area. Public water is available to the site, but requires construction of off-site facilities. Public water exists as a 10 main in Rippon Landing 4B Phase 2, and a 10 main crossing Route 1 at Old Landing Way. Another 10 main crosses Route 1 approximately 400 north of the Old Landing Way crossing. A 10 main exists on the west side of Route 1, transitioning to a 16 main at the Old Landing Way crossing. The owner/developer shall connect to the three 10 mains on the Page B-12

23 Attachment B Staff Analysis east side of Route 1 and extend a 12 main to the northern Route 1 entrance shown on the Caroline Rippon Illustrative Exhibit. A 15 water main easement shall be provided outside the Route 1 right-of-way northward from this 12 stub-out to the northernmost property line along Route 1. Additional water main construction may be required in order to provide required fire protection hydrant coverage and fire flows. PROPOSAL S STRENGTHS Connection to Public Water The proffer statement provides for connections and improvements to public water at the applicant s expense. PROPOSAL S WEAKNESSES None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. Schools Plan Analysis A high-quality education system serves not only the students and their families, but the entire community by attracting employers who value educational opportunities for their employees. The Schools Plan sets out policies and action strategies that further the County s goal of providing quality public education to our school-aged population. The plan includes recommendations relating to facility size and location, siting criteria, compatible uses, and community use of school facilities. The 105 students anticipated from the proposed development will likely be assigned to the following schools: Type Elementary School Middle School High School Leesylvania Elementary School Rippon Middle School Freedom High School Name PROPOSAL S STRENGTHS Monetary Contribution - The proffer statement includes the 2002 LOS contribution for schools, in effect at the time of acceptance of this application. PROPOSAL S WEAKNESSES None identified. Page B-13

24 Attachment B Staff Analysis On balance, this application is found to be consistent with the relevant components of the Schools Plan. Sewer Plan Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The Sewer Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound sanitary and stormwater sewer system. The plan includes recommendations relating to system expansion, required connections to public sewer in the Development Area, and the use of either private or public sewer systems in locations classified as Suburban Residential Rural (SRR), as well as the Rural area. Public sewer is available to the site, but requires construction of off-site facilities. Public sewer exists in the Rippon 4B development; however, existing grades may prevent a service connection. Sewer service shall be by extension of a branch main from the Cow Branch interceptor sewer on the north side of Cow Branch, off-site. The Cow Branch interceptor was not designed for the densities envisioned in the Potomac Communities Revitalization Plan. The owner/developer will be required to contribute to the cost of a replacement sewer main for the Cow Branch interceptor if replacement is determined to be necessary by the Service Authority. PROPOSAL S STRENGTHS Connection to Public Sewer - The proffer statement provides for connections and improvements to public sewer at the applicant s expense. PROPOSAL S WEAKNESSES None identified. On balance, this application is found to be consistent with the relevant components of the Sewer Plan. Page B-14

25 Transportation Plan Analysis Attachment B Staff Analysis By providing a multi-modal approach to traffic circulation, Prince William County promotes the safe and efficient movement of goods and people throughout the County and surrounding jurisdictions. The Transportation Plan sets out policies and action strategies that further the County s goal of providing a complete, safe and efficient multi-modal circulation system that includes sufficient capacity to meet the demands placed upon it. The plan includes recommendations relating to improving existing service levels, increasing capacity of the existing system, minimizing negative impacts to environmental and cultural resources, supporting targeted industries and major activity centers, exploring innovative funding mechanisms, promoting regional approaches to transportation issues, and promoting transit opportunities. At a minimum, projects should include strategies that result in an LOS of D or better on all roadways, the dedication of planned rights-of-way, the provision of pedestrian pathways, and access to mass transit and other commuter facilities, as appropriate. The Transportation Plan and the Potomac Communities Revitalization Plan identify two major road improvements in this area the widening of US Route 1 to a six-lane divided cross-section, with a grade-separated interchange at Dale/Rippon and US Route 1, and improvements to Neabsco Mills Road to create a four-lane divided cross-section from US Route 1 to Opitz Boulevard. At this time, Neabsco Mills Road is two lanes from US Route 1 to Dale Boulevard, and does not exist between Dale Boulevard and Opitz Boulevard. In accordance with the DCSM, the application s TIA assumes improvements in place because of previously approved developments. Due to the size of this proposed development, the previously approved improvements are adequate to meet the Comprehensive Plan goals, and no additional specific improvements to offset additional vehicle trips are required. However, while the TIA is consistent with the DCSM, it does not account for other proposed developments in this area, such as Potomac Club II and Potomac Heights. Therefore, it does not measure the possible cumulative impact of all the new proposals. Without this cumulative measure, while each individual project may have a minimal negative impact, the total impact of all may or may not be significant. Because of the potential impact, staff believes the County must take a more comprehensive approach, especially because the planned widening of US Route 1 to 6 lanes is not imminent. In an effort to obtain information about the cumulative impact of development proposals in this area, the Planning Office, in conjunction with the Department of Public Works, Transportation Division, authorized a more comprehensive traffic analysis to address three issues: (1) the impacts of the Potomac Communities Revitalization Plan on the 2003 Comprehensive Plan highway system, (2) the cumulative impacts to US Route 1 of three pending rezonings in this immediate vicinity (Potomac Heights, Potomac Club II and Caroline Village), and (3) the effects of additional capacity in the US Route 1 corridor in the near term (specifically, the addition of the last segment of Neabsco Mills Road between Dale Boulevard and Optiz Boulevard). The conclusions of the analysis can be found in Attachment E, and are summarized below: Page B-15

26 Attachment B Staff Analysis (1) The increased land uses associated with the Potomac Communities Revitalization Plan are noticeable on the highway system planned for 2025, but the effects are not devastating and the performance of US Route 1 is not further reduced below acceptable levels. (2) The approval of the three rezonings could actually cause a slight improvement in traffic flow on US Route 1 in 2010 because of a drop in employment, which affects mainly peak period travel. (3) Approving the three rezonings and constructing the missing link of Neabsco Mills Road could actually cause additional improvement in traffic flow on US Route 1 in Additionally, the transportation consultant reported that the impact to I-95 would be approximately 1,000 trips by 2010, increasing the total trips from 155,000 to 156,000 a 0.65% increase. PROPOSAL S STRENGTHS Monetary Contribution The applicant has proffered a monetary contribution for transportation improvements in accordance with the 2002 LOS standard, in effect at the time of submission, to be paid as a condition of final site plan approval. This contribution will be directed to the construction of the segment of Neabsco Mills Road from Dale Boulevard to Opitz Boulevard. Transit Shelter The applicant has proffered a $5,000 contribution toward the construction of a transit shelter along the US Route 1 frontage or at the closest existing bus stop. Road Improvements The applicant has proffered entrance and frontage improvements shown on the Caroline Rippon Illustrative Exhibit. Phasing The applicant has proffered that no more than one half of the units will be constructed prior to the bonding of the segment of Neabsco Mills Road from Dale Boulevard to Opitz Boulevard. Traffic Calming Measures The applicant has proffered the incorporation of traffic calming measures, to include a roundabout, stop signs and speed humps, subject to County approvals, to deter cut-through traffic and its potential negative impact on adjoining neighborhoods. Traffic Signal The applicant has proffered a prorata contribution to the traffic signal warrant study and signal, if warranted, at the entrance to the property from US Route 1. Construction Traffic All construction traffic shall access the site from US Route 1, not Old Landing Way. Commuter Parking The previous rezoning of this property, REZ #86-26, included 100 proffered commuter parking spaces within the planned shopping center. In lieu of the actual Page B-16

27 Attachment B Staff Analysis spaces, the applicant has proffered a monetary contribution equivalent to $5,000 per space ($500,000) for construction of commuter spaces in the Route 1 area. Interparcel Connection The proposal includes a connection to Old Landing Way, which was intended in the original RPC rezoning. The applicant has included traffic calming measures to deter cut-through traffic. PROPOSAL S WEAKNESSES None identified. On balance, this application is found to be consistent with the relevant components of the Transportation Plan. Materially Relevant Issues This section of the report is intended to identify issues raised during the review of the proposal, which are not directly related to the policies, goals, or action strategies of the Comprehensive Plan, but which are materially relevant to the County s responsibilities in considering land use issues. The materially relevant issues in this case are as follows: Final determination of all frontage improvements, to possibly include right and left turn lanes on US Route 1, and contributions for turn lane and striping improvements on Forest Grove Road will be addressed during subdivision plan review. An update to the TIA may be required at site plan review, due to changes in the surrounding development. Agency Comments The following agencies have reviewed the proposal and their comments have been summarized in relevant chapters of the 1998 Comprehensive Plan in this report. Individual comments are in the case file in the Office of Planning. Fire Marshall Historical Commission Housing & Community Development Library Systems Park Authority Planning Urban Designer Planning Zoning Administration Police Public Works Environmental Services Public Works Transportation Division Page B-17

28 Attachment B Staff Analysis School Board Service Authority VDOT Page B-18

29 PROFFER STATEMENT Attachment C Proposed Proffers Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 21, 2005 The undersigned hereby proffers that the use and development of the subject Property shall be in strict conformance with the following conditions, and shall supersede all other proffers made prior hereto. In the event the referenced rezoning is not granted as applied for by the Applicant, these proffers shall be withdrawn and are null and void, and in such case, approved Proffers for Rezoning Nos and shall remain in effect. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. Any improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to the improvements, unless otherwise specified herein. The terms Applicant and Developer shall include all future owners and successors in interest. When used in these proffers, Exhibit A MZP Plan shall refer to the Exhibit A Rippon Landing PMR Master Zoning Plan and Zoning Plat, prepared by Burgess & Niple, dated April 8, 2004, as revised July 8, 2005; MZP shall refer to the Rippon Landing Map Showing Existing Zoning Caroline Rippon prepared by Tayloe Surveys, Inc., dated July 21, 1982, revised by Burgess & Niple and the Rippon Landing Map Showing Proposed Zoning, Caroline Rippon, dated May 20, 2004, as revised July 8, When used in these proffers, Illustrative Exhibit shall refer to Illustrative Exhibit Caroline Rippon prepared by Burgess & Niple and dated May 5, 2004, as revised July 8, The development of the Property shall be in substantial conformance with the Exhibit A MZP Plan and the Illustrative Exhibit, subject to minor adjustments at final engineering. 1. LAND USE A. The Property, consisting of approximately acres, shall be developed to the PMR - Urban (UDR) category. B. The maximum number of multifamily (mid-rise) dwelling units shall be 360. The layout of the units shall be substantially as shown on the Illustrative Exhibit, subject to final engineering and design and receipt of necessary waivers, modifications and approvals as part of this rezoning. Page C-1

30 Attachment C Proposed Proffers C. Subject to the receipt of all necessary modifications, waivers and approvals as part of this rezoning, emergency vehicle access (labeled Emergency Access ) shall be provided generally as shown on the Illustrative Exhibit. Mountable curbs shall be provided where such access will be provided to internal travelways, and no parking shall be allowed on such mountable curb access points. Such emergency vehicle access shall be tinted to provide more of an appearance of a trail, rather than asphalt. 2. TRANSPORTATION A. ACCESS. Provided all necessary approvals are obtained, access to the Property shall be from U.S. Route 1 (Jefferson Davis Highway) and Old Landing Way, generally as shown on the Illustrative Exhibit for the Property. A right turn lane and taper shall be provided at the Property access from Route 1, generally as shown on the Illustrative Exhibit, and a left turn lane with raised median shall be provided at the Property access from Route 1, both subject to receipt of any necessary Virginia Department of Transportation (VDOT) approvals. B. TRAFFIC CALMING MEASURES. Traffic calming measures shall be incorporated in the design of the internal private road system, subject to all required approvals, which shall include a roundabout located generally as shown on the Illustrative Exhibit. A roundabout shall also be constructed on the Property in the vicinity of the Old Landing Way access to the Property, subject to receipt of all required approvals. Subject to receipt of any required approvals, a stop sign and one (1) speed hump shall be provided within the Property on the private travelway near the access to Old Landing Way, and one (1) speed hump shall be provided within the Property on the private travelway near the entrance to Route 1, all generally where shown on the Illustrative Exhibit. Subject to any required approvals, the posted speed limit for private travelways within the Property shall be fifteen (15) miles per hour. All such measures shall be shown on the final site plan. C. TRANSPORTATION CONTRIBUTION. 1) The Applicant shall make a monetary contribution to West Potomac II, LLC pursuant to the Escrow Agreement dated April 29, 2005 by and between West Potomac II, LLC, National Housing Corporation, The Diamond Group Partnership, C.W. Albrite, Jr., Trustee, P. W. Development Company, L.P. and RGS Commercial (the Escrow Agreement ) in the amount of $3, per multifamily (mid-rise) dwelling unit to be used for construction of Phase 2 of Neabsco Mills Road from Dale Boulevard to Opitz Boulevard pursuant to the Escrow Agreement and related Neabsco Mills Road Improvement Agreement. Said contribution shall be paid prior to and as a condition of final site plan approval for the Property. Page C-2

31 Attachment C Proposed Proffers 2) The Applicant shall not receive final site plan approval for more than 180 dwelling units until the full length of a 4-lane divided Neabsco Mills Road from Opitz Boulevard to Dale Boulevard is fully bonded for construction. 3) In the event off-site right-of-way is required to construct the full length of a 4- lane divided Neabsco Mills Road from Opitz Boulevard to Dale Boulevard and the Applicant in REZ #PLN , or its successors or assigns, is unable to acquire such right-of-way, and in the event Prince William County does not condemn this right-of-way required to construct Neabsco Mills Road as set forth above, then the Applicant shall be relieved of any further obligation or limitation with respect to Neabsco Mills Road, as set forth above in this Proffer. In such event, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $3, per multifamily (midrise) dwelling unit prior to and as a condition of final site plan approval for the Property to be used for transportation purposes and based upon the number of units shown on the approved final plan. D. If a traffic signal warrant analysis, performed for the Potomac Club I and II subdivisions, is approved by VDOT for a traffic signal on Route 1 at the proposed entrance, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors ( BOCS ) or to the person or entity, if not the BOCS, which provides the warrant study and traffic signal in the amount of the pro rata share of the cost for the warrant study and traffic signal as determined at the time of final site plan approval. Said pro rata share shall be calculated based on the number of vehicle trips per day estimated to be generated by development of the Property which use the Property Route 1 entrance divided by the total number of vehicle trips per day estimated to be generated by the Property, the Potomac Club I subdivision and the Potomac Club II subdivision which utilize the Route 1 entrance/traffic signal. Said contribution shall be made when required by Prince William County and VDOT approval for a Traffic Signal Warrant for such traffic signal has been obtained. If the traffic signal is provided by others which does not provide the fourth leg to service the Route 1 access into the Property, Applicant shall provide the modification of such traffic signal to add the fourth leg to service the Route 1 access into the Property. E. CONSTRUCTION ENTRANCE. The Applicant shall require that construction traffic during the development of the Property shall access the Property by means of the Property entrance from Route 1, and shall not utilize access from Old Landing Way. F. COMMUTER PARKING. The Applicant shall provide a lump sum monetary contribution to the Prince William Board of County Supervisors in the amount of Five Hundred Thousand Dollars ($500,000.00) for construction of commuter parking spaces in the Route 1 area. The lump sum contribution shall be paid prior to and as a condition of final site plan approval for the Property. Page C-3

32 Attachment C Proposed Proffers G. BUS SHELTER CONTRIBUTION. The Applicant shall provide a lump sum monetary contribution to the Prince William Board of County Supervisors in the amount of Five Thousand Dollars ($5,000.00) to be used for providing a standard bus shelter along the Route 1 frontage of the Property, or at an existing bus stop location closest to the Property. Such lump sum contribution shall be paid prior to, and as a condition of, the issuance of the first building permit release letter for the Property. H. DEDICATION OF RIGHT-OF-WAY. Prior to the submission of the preliminary plan, the Applicant shall coordinate with VDOT and the Prince William County Department of Public Works to determine the full right-of-way needed for the revised design of the US Route 1 widening and the Dale Boulevard interchange with US Route 1. All required right-of-way shall be dedicated to the County as a condition of final site plan approval. 3. ENVIRONMENT A. WATER QUALITY. The Owner/Applicant at the time of development of the Property shall contribute the sum of $75.00 per gross acre ($1,500.00) for 20 acres to the Prince William Board of County Supervisors for monitoring water quality. Said lump sum contribution shall be paid as a condition of final site plan approval for the Property. B. STORMWATER MANAGEMENT 1) A stormwater management pond may be utilized with any necessary additional facilities to be provided by the Applicant, located generally as shown on the Illustrative Exhibit. Should such facilities not be required, not require the total area shown or otherwise allow such uses, such area not used for stormwater management and/or Best Management Practices facilities shall be placed in a Conservation Area subject to the requirements of Proffer 3.B(2). The final stormwater management plan will be identified at the time of final engineering. 2) The floodplain and RPA area located on the Property and identified on the Exhibit A MZP Plan shall be designated as a Conservation Area. The Conservation Area shall be conveyed by Declaration to the Condominium Homeowners Association, which Association shall be created by the Applicant. The Condominium Homeowners Association shall be responsible for the maintenance of the Conservation Area. Page C-4

33 Attachment C Proposed Proffers 3) The Conservation Area shall remain undisturbed with the exception of installation and maintenance of necessary utility crossings as permitted by the Prince William County Department of Public Works and in accordance with the Prince William County Zoning Ordinance and the Prince William County Design and Construction Standards Manual (DCSM), and as provided in Proffer 5.D, below. C. EROSION AND SEDIMENT CONTROLS 1) Super-silt fence or equivalent two-layer erosion control devices shall be provided throughout the Property during development and shall be shown on all grading plans. 2) Temporary sediment traps or basins shall be provided throughout the Property during development and shall be shown on all grading plans. D. The preliminary site plan shall include a detailed geotechnical report. 4. COMMUNITY DESIGN FOR THE PROPERTY A. ARCHITECTURE 1) Residential buildings shall be substantially in accordance with the exhibits entitled Preliminary Front Elevation, Preliminary Rear Elevation and Preliminary Side Elevation for Caroline Village prepared by Design Concepts Architects, dated January 10, Building facades shall be of brick and siding; any changes to the design or use of materials other than brick or siding shall be of equal or better quality approved by the Planning Director prior to approval of the final site plan for the Property. Building elevations shall be submitted to the Planning Office for approval, based on this proffer, at least two (2) weeks prior to a request for the building permit release letter. 2) The Applicant agrees to consult with the Rippon Landing Master Association Board of Directors regarding the site layout, architectural and landscape design of the proposed development prior to construction and prior to approval of such site plan and landscaping plan. The Applicant agrees to meet with residents of Rippon Landing who may attend the consultation with the Rippon Landing Master Association Board of Directors regarding site layout, architectural and landscape design of the proposed development prior to submission of a site plan for the Property. Evidence of these meeting(s) shall be demonstrated with the submission with the filing of the respective site plans of written certification by the Applicant that the meeting(s) occurred and/or letter(s) from the Association indicating that the meeting(s) occurred. Page C-5

34 Attachment C Proposed Proffers B. SIGNAGE 1) A landscaped community entrance feature, that incorporates a monument-style sign, shall be provided at the US Route 1 entrance to the Property in general accordance with Entrance Feature Wall Detail on the Illustrative Exhibit, in the area that is generally shown on the Illustrative Exhibit, subject to the approval of a sign permit. The monument-style sign shall not be uplit or internally illuminated. The name of the development may be other than Caroline Village at Rippon. 2) The planting detail for the entrance feature shall be provided generally as shown on the Entrance Feature Planting Detail on the Illustrative Exhibit. The detail shall be shown on the application for a sign permit. C. LIGHTING. All freestanding street and parking lot lighting provided on the Property, as allowed by Prince William County and VDOT, where applicable, shall be a fixture design that is downward facing of a sharp cut-off type to minimize the upward glare of light from the fixture. Parking lot light poles shall be a maximum of 24-feet in height. Compliance shall be demonstrated on the final site plan. D. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of Five Thousand Dollars ($5,000.00) to be used for treescape, landscaping or other beautification of the Rippon area. Said contribution shall be paid within thirty (30) days of approval of this rezoning PLN# LANDSCAPING FOR THE PROPERTY A. A fifty-foot wide landscape area, as shown on the Exhibit A MZP Plan, shall be provided along the Property s frontage on U.S. Route 1 (Jefferson Davis Highway). 1) The 50-foot wide landscape area shall be planted generally as shown on the Exhibit A MZP Plan and depicted as Typical Street Landscaping Jefferson Davis Hwy, with a minimum of two hundred (200) plant units per one hundred (100) linear feet of such landscape area, utilizing existing and/or additional plantings, and as plant units are defined in the Prince William County Design and Construction Standards Manual ( DCSM ). Such area shall be shown on the final site plan. 2) Landscape materials shall be native, drought tolerant species that tolerate anticipated roadway pollution. Page C-6

35 Attachment C Proposed Proffers B. The Applicant shall make a lump sum monetary contribution to the Prince William Board of County Supervisors to be utilized to provide a sidewalk within the right-ofway of U.S. Route 1 (Jefferson Davis Highway) along the Property s frontage in the amount of the construction estimate at the time of final site plan approval to provide such sidewalk. Said contribution shall be paid prior to and as a condition of final site plan approval for the Property. C. A thirty-foot wide buffer, generally as shown on the Exhibit A MZP Plan, shall be provided along portions of the southerly boundary adjacent to Rippon Landing 4B Phase and along portions of the easterly boundary adjacent to Rippon Landing 4B Phase 2 of the Property. As shown on the Exhibit A MZP Plan, the 30-foot wide buffer on the southerly boundary terminates and shall not disturb the stormwater management, storm sewer and/or BMP area. Within such buffer shall be provided a minimum of one hundred (100) plant units per one hundred (100) linear feet of such buffer, utilizing existing and/or additional plantings and as plant units are defined in the DCSM. A six foot (6 ) tall board-on-board fence shall be constructed outside and along the inner boundary of the 30-foot wide buffer adjacent to Rippon Landing 4B Phase, and which buffer plantings shall be supplemented with evergreen trees, six feet (6 ) tall at the time of planting, generally as shown on the Illustrative Exhibit. Such area shall be shown on the final site plan. D. A buffer area around existing wetlands shall be provided as shown on the Illustrative Exhibit, which buffer area shall be included within the Conservation Area set forth in Proffer 3.B; provided, however, that enhanced plantings may be provided within said buffer, outside of the wetlands, as shown on the Illustrative Exhibit. Such area shall be shown on the final site plan. E. A variable width landscape area shall be provided along portions of the Property s Old Landing Way frontage and southerly Property line, as shown on the Illustrative Exhibit. Such area shall be shown on the final site plan. 6. MONETARY CONTRIBUTIONS A. LIBRARY. The Applicant/Owner at the time of development shall provide to the Prince William Board of County Supervisors, on a per unit basis, $ per multifamily (mid-rise) unit for library purposes. The per unit contribution shall be made as a condition of issuance of the building permit for each multifamily (midrise) unit. B. PARKS AND RECREATION. The Applicant/Owner at the time of development shall provide to the Prince William Board of County Supervisors, on a per unit basis, $1, per multifamily (mid-rise) unit for parks and recreation purposes. The per unit contribution shall be made prior to and as a condition of issuance of the building permit for each multifamily (mid-rise) unit. Page C-7

36 Attachment C Proposed Proffers C. SCHOOLS. The Applicant/Owner at the time of development shall provide to the Prince William Board of County Supervisors, on a per unit basis, $3, per multifamily (mid-rise) unit for school purposes. The per unit contribution shall be made prior to and as a condition of issuance of the building permit for each multifamily (mid-rise) unit. D. HOUSING AFFORDABLE DWELLING UNITS. Provided such actions would not be violative of applicable law or regulation, eight (8) of the multi-family (midrise) units shall be offered exclusively for purchase to those persons earning sixty percent (60%) or less of the Washington, D.C. metropolitan area median income during an initial six-month marketing period. For ADUs offered for sale, the purchase price at which such ADUs shall be marketed shall be at a twenty-five percent (25%) discount from the market price set by the Applicant for comparable "for sale" units. The Applicant shall provide the Planning Office and the Prince William County Office of Housing and Community Development a letter advising of the beginning date of the 6-month marketing period and a letter upon the expiration of the 6-month marketing period advising of the number of ADUs sold pursuant to this proffer. There shall be placed on such ADUs purchased pursuant to this proffer a covenant running with the land requiring such ADUs, if and when offered for resale for a period of ten (10) years after the initial rental or sale, to be offered for resale to persons meeting the requirements of this proffer at a 25% discount from the then current market price. The covenant shall be enforceable by the Applicant, any applicable homeowners' or condominium unit owners association and the Prince William County government, any one of which may act. The covenant shall also provide that, should such ADUs be resold to persons or an entity not meeting the applicable proffer requirements at the required discount within ten (10) years of the initial purchase, one hundred percent (100%) of the profit of such resale of the ADUs, less the cost of capital improvements to the unit and at a price adjustment based on changes in the Urban Consumer Price Index ("CPIU") from the date of the initial purchase to the date of such resale, shall be required to be provided by the then-seller to the Prince William Board of County Supervisors to be utilized by the County's Preservation and Housing Development Fund (PHDF). Verification of the income levels of any subsequent purchasers within ten (10) years of the initial purchase shall be made in writing by the Prince William County Office of Housing and Community Development prior to the settlement date of any sale. The settlement attorney or agent for any sale of an ADU shall, within ten (10) days after settlement, report to the Prince William County Office of Housing and Community Development whether the sale complies with this proffer and covenant, the date of sale, total sale price, and income level of the purchasers. In the event the sale was not to a person meeting the applicable proffer requirements at the required discount, then the settlement agent shall so notify the Prince William County Office of Housing and Community Development and forward to it the applicable profits from the sale of the ADU for deposit in the County's PHDF. Page C-8

37 Attachment C Proposed Proffers The initial deed to each such ADU, and any deed for any subsequent sale within the ten (10) year period after the initial purchase, shall contain a separate paragraph in capital letters and boldface type that states "THIS PROPERTY IS SUBJECT TO A PROFFER AND A RESTRICTIVE COVENANT AS AN AFFORDABLE DWELLING UNIT FOR A PERIOD OF TEN (10) YEARS FROM ITS INITIAL SALE. IF IT IS SOLD DURING THAT PERIOD TO ANY PERSON OR ENTITY THAT DOES NOT MEET THE PROFFER REQUIREMENTS, THEN 100% OF THE PROFIT OF SUCH SALE LESS ADJUSTMENTS SPECIFIED IN THE PROFFER AND RESTRICTIVE COVENANT SHALL BE PAID TO THE BOARD OF COUNTY SUPERVISORS OF PRINCE WILLIAM COUNTY TO BE UTILIZED IN THE COUNTY'S PRESERVATION AND HOUSING DEVELOPMENT FUND (PHDF). THE SETTLEMENT ATTORNEY OR AGENT OF ANY SALE OF THIS ADU SHALL, WITHIN TEN (10) DAYS AFTER SETTLEMENT, REPORT TO THE PRINCE WILLIAM COUNTY OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT WHETHER THE SALE COMPLIES WITH THIS PROFFER AND COVENANT, THE DATE OF SALE, TOTAL SALE PRICE, AND INCOME LEVEL OF THE PURCHASERS. IN THE EVENT THE SALE WAS NOT TO A PERSON MEETING THE APPLICABLE PROFFER REQUIREMENTS AT THE REQUIRED DISCOUNT, THEN THE SETTLEMENT AGENT SHALL SO NOTIFY THE PRINCE WILLIAM COUNTY OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT AND FORWARD TO IT THE APPLICABLE PROFITS FROM THE SALE OF THE ADU FOR DEPOSIT IN THE COUNTY'S PHDF. THIS PROFFER AND RESTRICTIVE COVENANT CAN ONLY BE RELEASED AFTER THE TERMINATION OF THE TEN (10) YEAR PERIOD BY A WRITTEN INSTRUMENT SIGNED BY THE PRINCE WILLIAM COUNTY OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT OR ITS SUCCESSOR." Should any of the ADUs to be sold pursuant to this proffer during the initial 6-month marketing period remain unsold, such ADUs shall not be required to continue to be marketed as above. In such event, the Applicant shall make a monetary contribution of $ per "for sale" unit for the total number of "for sale" units approved on the final plan(s) for the Property to the Prince William Board of County Supervisors to be utilized by the PHDF. Such monetary contribution shall be paid within thirty (30) days of the expiration of such 6-month marketing period and shall be proportionately adjusted based on the number of ADUs unsold in relation to the total ADUs. For example, if there are 360 total units shown on the approved site plan and offered "for sale" of which eight (8) are made available for sale in accordance with the provisions of this proffer and two (2) such ADUs are actually sold, the Applicant shall make a monetary contribution of $ per unit for the 352 market rate units plus six unsold ADU ($ per unit times 6 unsold ADUs/8 total ADUs). The Affordable Dwelling Units made available pursuant to this Proffer shall be marketed only as owner-occupied principal residences. Page C-9

38 Attachment C Proposed Proffers E. FIRE AND RESCUE. The Applicant/Owner at the time of development shall provide to the Prince William Board of County Supervisors, on a per unit basis, $ per multifamily (mid-rise) unit for fire and rescue purposes. The per unit contribution shall be made prior to and as a condition of issuance of the building permit for each multifamily (mid-rise) unit. F. RIPPON LANDING MASTER ASSOCIATION CONTRIBUTION. In lieu of construction of a community meeting/ multi-purpose building for the Rippon Landing Master Association pursuant to paragraph 9.C of Rezoning 86-26, the Applicant shall make a lump sum monetary contribution in the amount of $150, to the Rippon Landing Master Association for its use. The proffered monetary contribution shall be made prior to and as a condition of final site plan approval for the Property. Compliance shall be demonstrated with the filing of a receipt of payment from the Association with the final site plan submission. G. ESCALATOR. In the event the monetary contributions set forth in this Proffer Statement are paid to the Prince William Board of County Supervisors ( Board ) within eighteen (18) months after final approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in this Proffer Statement which are paid to the Board after eighteen (18) months following final approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ( CPI-U ) published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (18) months after final approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6% per year, noncompounded. 7. CREATION OF CONDOMINIUM HOMEOWNERS ASSOCIATION The Applicant shall create a Condominium Homeowners Association, which association shall be responsible for the maintenance and repair of all common areas within the Property, together with such other responsibilities, duties and powers that are customary for such associations or as may be required for such condominium association herein. 8. AMENITIES A pool and bathhouse, architecturally compatible in design and materials to the residential buildings, shall be provided on-site, located substantially as shown as the REC AREA on the Illustrative Exhibit. These amenities shall be shown on the final site plan. 9. PUBLIC WATER AND SEWER. The Applicant shall plan, design and construct all on-site and off-site water and sanitary sewer utility improvements necessary to develop Page C-10

39 Attachment C Proposed Proffers the Property in accordance with applicable Service Authority, County and State requirements, standards and regulations, at their cost. 10. WAIVERS AND MODIFICATIONS Approval of the subject rezoning application and this Proffer Statement shall constitute approval of the following modifications and/or waivers: A. Pursuant to Section of the Zoning Ordinance and Sections A and of the Design and Constructions Standard Manual, ( DCSM ), approval of this rezoning application will allow for private travelways carrying in excess of 1,000 vehicle trips per day. B. Pursuant to Section of the Zoning Ordinance and Section B. of the DCSM, approval of this rezoning application will allow for direct access from parking spaces to private streets or main travelways carrying in excess of 600 vehicles per day. C. Pursuant to Section of the Zoning Ordinance and Section C of the DCSM, approval of this rezoning will allow, if applicable, tangents to be less than two hundred feet (200 ) for street intersections, including the proposed access to Route 1. D. Pursuant to Section of the Zoning Ordinance and Section C. of the DCSM, approval of this rezoning will allow utility crossings within the 50-foot landscape area along the U.S. Route 1 (Jefferson Davis Highway) frontage of the subject property outside of the Dale Boulevard Extended Highway Corridor Overlay District. E. Pursuant to Sections and of the Zoning Ordinance and Sections and and Tables 10-1 and 10-2 of the DCSM, approval of this rezoning will allow a 50-foot landscape area along the Property s U.S. Route 1 (Jefferson Davis Highway) frontage within the Dale Boulevard Extended Highway Corridor Overlay District, with a minimum two hundred (200) plant units per 100 linear feet, utilizing existing and/or additional plantings, within such landscape area instead of a 20-foot wide urban arterial buffer with sixty-five (65) plant units per 100 linear feet along the Property s U.S. Route 1 (Jefferson Davis Highway) frontage, and variable width landscape area along the Old Landing Way Property frontage within the Dale Boulevard Extended Highway Corridor Overlay District and the southerly Property line, generally as shown on the Plan, and to allow for utilities within the landscape areas provided. The Applicant reserves the right to provide Prince William County and/or VDOT temporary grading and construction and permanent slope easements within such landscape areas in connection with the Route 1/Interchange improvements. In the event the landscaping is disturbed in connection with such improvements, it shall be the obligation of the entity providing such improvements to replant the area. Page C-11

40 Attachment C Proposed Proffers F. Pursuant to Section of the Zoning Ordinance and Section , including Section A, of the DCSM, approval of this rezoning will allow the use of a split rail fence with woven wire mesh for aesthetic purposes instead of a four foot (4 ) tall chain link fence in conjunction with stormwater management and Best Management Practices facilities. G. Pursuant to Section of the Zoning Ordinance and Section F of the DCSM, approval of this rezoning will allow construction of a retaining wall within the easement for the stormwater management facility to ensure that the spillway is elevated to a level to adequately handle the 100-year storm prediction for the area. H. Pursuant to Section of the Zoning Ordinance, approval of this rezoning application and this Proffer Statement shall constitute approval of the following modification: Modification of Section 300 of the DCSM, including Sections , , , , and and Tables 3-1 and 3-4 to allow emergency vehicle access as proffered in Proffer 1 for the Property. I. Pursuant to Sections and (a) of the Zoning Ordinance, approval of this amendment to rezoning will allow waiver/modification to allow one (1) unit type, rather than two (2) unit types otherwise required for PMR development from 10 to 75 acres. J. Pursuant to Sections and H of the Zoning Ordinance, approval of this rezoning will allow building setbacks from travelways and between parking lots and buildings to be reduced to allow the layout of units substantially as shown on the Illustrative Exhibit, as provided above. This Proffer Statement supersedes any proffer statement previously submitted in connection with this property, including those associated with the Proffers for Rezoning Nos and Respectfully submitted, P.W. DEVELOPMENT COMPANY, L.P. By: Name: Title: Page C-12

41 Attachment C Proposed Proffers Illustrative Plan, dated July 8, 2005 Page C-13

42 Attachment C Proposed Proffers Building Elevations and Materials Page C-14

43 Attachment D Traffic Impacts of Potomac Communities Plan October 26, 2004 TO: Pat Thomas Planning Office FROM: Brad H. Johnson Transportation Planning Manager RE: Traffic Impacts of Potomac Communities Plan At your request, we have evaluated the impacts of the Potomac Communities Revitalization Plan dated November 18, Three specific analyses were undertaken: first, an assessment was made of the impacts to the 2025 highway system included in the 2003 Comprehensive Plan; second, an assessment was made of the cumulative impacts of several specific rezoning applications on Route 1 in the near-term; and third, an assessment was made of whether additional capacity in the Route 1 corridor would mitigate any adverse impacts in the near-term. Impacts to the 2003 Comprehensive Plan Highway System Land use data for the Potomac Communities study area for 2025 was received from the Planning Office. Compared to the 2003 Comprehensive Plan, this data showed a net increase of 20% in population, a 25% increase in the number of dwelling units (mostly apartments), an 8% increase in total employment (mostly other employment ), and a 19% decrease in office employment. The 2025 highway network within the study area was changed to include a traffic circle at the intersection of Route 1 and Joplin Road and a new road linking Route 1 with Kerill Road. The traffic circle was configured as has been discussed with the Virginia Department of Transportation (VDOT). The new road linking Route 1 with Kerill Road is as depicted on page POTCOM 47 of the Potomac Communities Plan. Since no specific guidance is given in the Potomac Communities Plan as to the anticipated size of this new road, it was modelled beginning with a minimal cross-section (minor collector). Further, since Kerill Road had not been included in the 2025 highway network, it was also included as a minor collector to link the new road with Fuller Heights Road. The analysis of the above changes revealed the following general statistics for the Potomac Communities study area in 2025: 1. Total traffic, as measured by vehicle-miles-traveled, increased by about 2.7%. 2. This increase in total traffic resulted in an increase in average delay of about 10%, caused by a reduction in average speed of about 2.5%. Page D-1

44 Attachment D Traffic Impacts of Potomac Communities Plan 3. This increase in average delay increased the number of lane-miles operating below LOS D by about 12%. However, most of these increases were indicated at intersections or I-95 ramps, neither of which are typically well simulated by a regional travel demand model. As for specific impacts to Route 1, the following statistics were found for 2025: 1. Traffic on Route 1 also increased by about 2.7%. 2. This increase in traffic resulted in an increase in average delay along Route 1 of about 19%, caused by a reduction in average speed of about 3.3%. 3. However, given the capacity already planned for Route 1 by 2025, there was no increase in the number of lane-miles operating below LOS D. Therefore, in the final analysis, whereas the increased land uses associated with the Potomac Communities Plan are noticeable on the highway system planned for 2025, the effects are not devastating and the performance of Route 1 is not further reduced below acceptable levels. Cumulative Impacts to Route 1 in the Near-Term The County is currently considering three rezoning requests for properties adjacent to Route 1. Some concern has been expressed that the cumulative effects of these three rezonings will overtax Route 1 during peak travel periods in the near term. To assess this concern, the travel demand model was augmented to allow it to simulate peak period travel that might be expected by Land use data for this analysis of the study area was also received from the Planning Office. Compared to the 2003 Comprehensive plan, this data showed a net increase of 7% in population, a 9% increase in the number of dwelling units (mostly apartments), and a 3% decrease in total employment (less office and more other employment ). A 2010 highway network was developed from the 2000 highway network developed for the 2003 Comprehensive Plan. A Delphi analysis was conducted on roadway improvement projects programmed by the County and VDOT to determine what additional roadway capacity could be open to traffic by A list of the specific roadway improvements included in the resulting 2010 network is included in the technical documentation. As a result of the modelling, the following specific impacts to Route 1 were found for the afternoon peak travel period in 2010: 1. Traffic actually decreased on Route 1 by about 1.8%. 2. This decrease in traffic resulted in a decrease in average delay on Route 1 of about 7%, caused by an increase in average speed of about 0.9%. Page D-2

45 Attachment D Traffic Impacts of Potomac Communities Plan 3. This decrease in average delay decreased the number of lane-miles on Route 1 operating below LOS D by about 14%. Summarizing, the approval of the three rezonings could actually cause a slight improvement in traffic flow on US 1 in This is likely caused by the drop in employment, which affects mainly peak period travel. Effects of Additional Capacity on Route 1 in the Near-Term Anticipating that the three rezonings discussed above would have had an adverse impact on Route 1, a second 2010 model run was conducted. The only change in the model was the addition of the missing link of Neabsco Mills Road between Dale Boulevard and Opitz Boulevard. The following specific impacts to Route 1 were found for the afternoon peak travel period in 2010, after adding Neabsco Mills Road: 1. Traffic on Route 1 decreased by another 2.2%. 2. This further decrease in traffic resulted in an additional decrease in average delay of about 4%, caused by an increase in average speed of about 0.3%. 3. Although there was no change in the number of lane-miles on Route 1 operating below LOS D, approximately 3 lane-miles improved from LOS D to LOS C and about 1 lane-mile improved from LOS F to LOS E. Summarizing, approving the three rezonings and constructing the missing link of Neabsco Mills Road could actually cause additional improvement in traffic flow on US 1 in Please let me know if we can be of further assistance in this matter. Page D-3

46 Attachment E Planning Commission Resolution Page E-1

47 Stephen K. Griffin, AICP Director of Planning COUNTY OF PRINCE WILLIAM 1 County Complex Court, Prince William, Virginia PLANNING (703) Metro , Ext FAX (703) OFFICE Internet July 11, 2005 TO: FROM: RE: Prince William County Planning Commission Pat Thomas, Potomac Communities Planner REZ #PLN , Caroline Rippon, Woodbridge Magisterial District Attached please find a revised proffer statement, dated July 8, 2005, and a revised Master Zoning Plan for the subject rezoning. The changes to the proffers can be summarized as follows: (1) Clarify all references to the proffered Master Zoning Plan and Illustrative Exhibit; (2) Provide clarification as to the timing of performance (i.e., shown on the final site plan); (3) Clarify performance of agreement with Rippon Landing Master Association to review site layout, architecture and landscape design; and (4) Specifically require sign permits. The changes to the Master Zoning Plan resulted in moving information from the Zoning Plat sheet to the Illustrative Exhibit sheet, and adding notes to clarify proposed private streets, internal speed limits, emergency access and average minimum setbacks. Staff respectfully recommends approval of REZ #PLN , Caroline Rippon, subject to the proffers dated July 8, 2005, with the exception of #10C and #10G. I also found an error on the first page of the Staff Report dated July 8, The report should read as follows: B. Location The site is located on the northeastern corner of the intersection of Dale Boulevard Jefferson Davis Highway and Rippon Boulevard, and identified on County maps as GPIN The application was advertised correctly. I apologize for any confusion my mistake may have caused. Should you have questions or need additional information prior to the July 20 th public hearing, please do not hesitate to contact me at 703/ or pthomas1@pwcgov.org. Attachments (2)

48 2/22/05 Rev d 5/11/05 Rev d 5/23/05 Rev d 7/6/05 Rev d 7/8/05 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 6 8, 2005 The undersigned hereby proffers that the use and development of the subject Property shall be in strict conformance with the following conditions, and shall supersede all other proffers made prior hereto. In the event the referenced rezoning is not granted as applied for by the Applicant, these proffers shall be withdrawn and are null and void, and in such case, approved Proffers for Rezoning Nos and shall remain in effect. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. Any improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to the improvements, unless otherwise specified herein. The terms Applicant and Developer shall include all future owners and successors in interest. When used in these proffers, Exhibit A MZP Plan shall refer to the Exhibit A Rippon Landing PMR Master Zoning Plan and Zoning Plat, prepared by Burgess & Niple, dated April 8, 2004, as revised July 5 8, 2005; MZP shall refer to the Rippon Landing Map Showing Existing Zoning Caroline Rippon prepared by Tayloe Surveys, Inc., dated July 21, 1982, revised by Burgess & Niple and the Rippon Landing Map Showing Proposed Zoning, Caroline Rippon, dated May 20, 2004, as revised July 5 8, When used in these proffers, Illustrative Exhibit shall refer to Illustrative Exhibit Caroline Rippon prepared by Burgess & Niple and dated May 5, 2004, as revised July 5 8, The development of the Property shall be in substantial conformance with the Exhibit A MZP Plan and the Illustrative Exhibit, subject to minor adjustments at final engineering. 1. LAND USE A. The Property, consisting of approximately acres, shall be developed to the PMR - Urban category. 1

49 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, 2005 B. The maximum number of multifamily (mid-rise) dwelling units shall be 360. The layout of the units shall be substantially as shown on the Illustrative Exhibit, subject to final engineering and design and receipt of necessary waivers, modifications and approvals as part of this rezoning. C. Subject to the receipt of all necessary modifications, waivers and approvals as part of this rezoning, emergency vehicle access (labeled Emergency Access ) shall be provided generally as shown on the Illustrative Exhibit. Mountable curbs shall be provided where such access will be provided to internal travelways, and no parking shall be allowed on such mountable curb access points. Such emergency vehicle access shall be tinted to provide more of an appearance of a trail, rather than asphalt. Should the access shown be deemed unacceptable by the Fire Marshal, acceptable access shall be provided prior to the submission of the final site plan. 2. TRANSPORTATION A. ACCESS. Provided all necessary approvals are obtained, access to the Property shall be from U.S. Route 1 (Jefferson Davis Highway) and Old Landing Way, generally as shown on the Illustrative Exhibit for the Property. A right turn lane and taper shall be provided at the Property access from Route 1, generally as shown on the Illustrative Exhibit, and a left turn lane with raised median shall be provided at the Property access from Route 1, both subject to receipt of any necessary Virginia Department of Transportation (VDOT) approvals. B. TRAFFIC CALMING MEASURES. Traffic calming measures shall be incorporated in the design of the internal private road system, subject to all required approvals, which shall include a roundabout located generally as shown on the Illustrative Exhibit. A roundabout shall also be constructed on the Property in the vicinity of the Old Landing Way access to the Property, subject to receipt of all required approvals. Subject to receipt of any required approvals, a stop sign and one (1) speed hump shall be provided within the Property on the private travelway near the access to Old Landing Way, and one (1) speed hump shall be provided within the Property on the private travelway near the entrance to Route 1, all generally where shown on the Illustrative Exhibit. Subject to any required approvals, the posted speed limit for private travelways within the Property shall be fifteen (15) miles per hour. All such measures shall be shown on the final site plan. X:\albcw/-~Rippon PMR Proffers black

50 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, 2005 C. TRANSPORTATION CONTRIBUTION. 1) The Applicant shall make a monetary contribution to West Potomac II, LLC pursuant to the Escrow Agreement dated April 29, 2005 by and between West Potomac II, LLC, National Housing Corporation, The Diamond Group Partnership, C.W. Albrite, Jr., Trustee, P. W. Development Company, L.P. and RGS Commercial (the Escrow Agreement ) in the amount of $3, per multifamily (mid-rise) dwelling unit to be used for construction of Phase 2 of Neabsco Mills Road from Dale Boulevard to Opitz Boulevard pursuant to the Escrow Agreement and related Neabsco Mills Road Improvement Agreement. Said contribution shall be paid prior to and as a condition of final site plan approval for the Property. 2) The Applicant shall not receive final site plan approval for more than 180 dwelling units until the full length of a 4-lane divided Neabsco Mills Road from Opitz Boulevard to Dale Boulevard is fully bonded for construction. 3) In the event off-site right-of-way is required to construct the full length of a 4- lane divided Neabsco Mills Road from Opitz Boulevard to Dale Boulevard and the Applicant in REZ #PLN , or its successors or assigns, is unable to acquire such right-of-way, and in the event Prince William County does not condemn this right-of-way required to construct Neabsco Mills Road as set forth above, then the Applicant shall be relieved of any further obligation or limitation with respect to Neabsco Mills Road, as set forth above in this Proffer. In such event, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $3, per multifamily (midrise) dwelling unit prior to and as a condition of final site plan approval for the Property to be used for transportation purposes and based upon the number of units shown on the approved final plan. D. If a traffic signal warrant analysis, performed for the Potomac Club I and II subdivisions, is approved by VDOT for a traffic signal on Route 1 at the proposed entrance, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors ( BOCS ) or to the person or entity, if not the BOCS, which provides the warrant study and traffic signal in the amount of the pro rata share of the cost for the warrant study and traffic signal as determined at the time of final site plan approval. Said pro rata share shall be calculated based on the number of vehicle trips per day estimated to be generated by development of the Property which use the Property Route 1 entrance divided by the total number of vehicle trips X:\albcw/-~Rippon PMR Proffers black

51 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, 2005 per day estimated to be generated by the Property, the Potomac Club I subdivision and the Potomac Club II subdivision which utilize the Route 1 entrance/traffic signal. Said contribution shall be made when required by Prince William County and VDOT approval for a Traffic Signal Warrant for such traffic signal has been obtained. If the traffic signal is provided by others which does not provide the fourth leg to service the Route 1 access into the Property, Applicant shall provide the modification of such traffic signal to add the fourth leg to service the Route 1 access into the Property. E. CONSTRUCTION ENTRANCE. Construction The Applicant shall require that construction traffic during the development of the Property shall access the Property by means of the Property entrance from Route 1, and shall not utilize access from Old Landing Way. F. COMMUTER PARKING. The Applicant shall provide a lump sum monetary contribution to the Prince William Board of County Supervisors in the amount of Five Hundred Thousand Dollars ($500,000.00) for construction of commuter parking spaces in the Route 1 area. The lump sum contribution shall be paid prior to and as a condition of final site plan approval for the Property. G. BUS SHELTER CONTRIBUTION. The Applicant shall provide a lump sum monetary contribution to the Prince William Board of County Supervisors in the amount of Five Thousand Dollars ($5,000.00) to be used for providing a standard bus shelter along the Route 1 frontage of the Property, or at an existing bus stop location closest to the Property. Such lump sum contribution shall be paid prior to, and as a condition of, the issuance of the first building permit release letter for the Property. H. DEDICATION OF RIGHT-OF-WAY. Prior to the submission of the preliminary plan, the Applicant shall coordinate with VDOT and the Prince William County Department of Public Works to determine the full right-of-way needed for the revised design of the US Route 1 widening and the Dale Boulevard interchange with US Route 1. All required right-of-way shall be dedicated to the County as a condition of final site plan approval. 3. ENVIRONMENT A. WATER QUALITY. The Owner/Applicant at the time of development of the Property shall contribute the sum of $75.00 per gross acre ($1,500.00) for 20 acres to the Prince William Board of County Supervisors for monitoring water quality. Said X:\albcw/-~Rippon PMR Proffers black

52 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, 2005 lump sum contribution shall be paid as a condition of final site plan approval for the Property. B. STORMWATER MANAGEMENT 1) A stormwater management pond may be utilized with any necessary additional facilities to be provided by the Applicant, located generally as shown on the Illustrative Exhibit. Should such facilities not be required, not require the total area shown or otherwise allow such uses, such area not used for stormwater management and/or Best Management Practices facilities shall be placed in a Conservation Area subject to the requirements of Proffer 3.B(2). The final stormwater management plan will be identified at the time of final engineering. 2) The floodplain and RPA area located on the Property and identified on the Exhibit A MZP Plan shall be designated as a Conservation Area. The Conservation Area shall be conveyed by Declaration to the Condominium Homeowners Association, which Association shall be created by the Applicant. The Condominium Homeowners Association shall be responsible for the maintenance of the Conservation Area. 3) The Conservation Area shall remain undisturbed with the exception of installation and maintenance of necessary utility crossings as permitted by the Prince William County Department of Public Works and in accordance with the Prince William County Zoning Ordinance and the Prince William County Design and Construction Standards Manual (DCSM), and as provided in Proffer 5.D, below. C. EROSION AND SEDIMENT CONTROLS 1) Super-silt fence or equivalent two-layer erosion control devices shall be provided throughout the Property during development. 2) Temporary sediment traps or basins shall be provided throughout the Property during development. D. The preliminary site plan shall include a detailed geotechnical report. X:\albcw/-~Rippon PMR Proffers black

53 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, COMMUNITY DESIGN FOR THE PROPERTY A. ARCHITECTURE 1) Residential buildings shall be substantially in accordance with the exhibits entitled Preliminary Front Elevation, Preliminary Rear Elevation and Preliminary Side Elevation for Caroline Village prepared by Design Concepts Architects, dated January 10, Building facades shall be of brick and siding; any changes to the design or use of materials other than brick or siding shall be of equal or better quality approved by the Planning Director prior to approval of the final site plan for the Property. 2) The Applicant agrees to consult with the Rippon Landing Master Association Board of Directors regarding the site layout, architectural and landscape design of the proposed development prior to construction and prior to approval of such site plan and landscaping plan. The Applicant agrees to meet with residents of Rippon Landing who may attend the consultation with the Rippon Landing Master Association Board of Directors regarding site layout, architectural and landscape design of the proposed development prior to submission of a site plan for the Property. The Association shall have the right to provide written advice to Prince William County concerning the consultation with the Applicant. Evidence of these meeting(s) shall be demonstrated with the submission with the filing of the respective site plans of written certification by the Applicant that the meeting(s) occurred and/or letter(s) from the Association indicating that the meeting(s) occurred. B. SIGNAGE 1) A landscaped community entrance feature, that incorporates a monument-style sign, shall be provided at the US Route 1 entrance to the Property in general accordance with Entrance Feature Wall Detail on the Exhibit A MZP Plan Illustrative Exhibit, in the area that is generally shown on the Illustrative Exhibit A MZP Plan, subject to the approval of a sign permit. The monument-style sign shall not be uplit or internally illuminated. The name of the development may be other than Caroline Village at Rippon. 2) The planting detail for the entrance feature shall be provided generally as shown on the Entrance Feature Planting Detail on the Illustrative Exhibit A MZP Plan. The detail shall be shown on the application for a sign permit. X:\albcw/-~Rippon PMR Proffers black

54 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, 2005 C. LIGHTING. All freestanding street and parking lot lighting provided on the Property, as allowed by Prince William County and VDOT, where applicable, shall be a fixture design that is downward facing of a sharp cut-off type to minimize the upward glare of light from the fixture. Parking lot light poles shall be a maximum of 24-feet in height. D. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of Five Thousand Dollars ($5,000.00) to be used for treescape, landscaping or other beautification of the Rippon area. Said contribution shall be paid within thirty (30) days of approval of this rezoning PLN# LANDSCAPING FOR THE PROPERTY A. A fifty-foot wide landscape area, as shown on the Exhibit A MZP Plan, shall be provided along the Property s frontage on U.S. Route 1 (Jefferson Davis Highway). 1) The 50-foot wide landscape area shall be planted generally as shown on the Exhibit A MZP Plan and depicted as Typical Street Landscaping Jefferson Davis Hwy, with a minimum of two hundred (200) plant units per one hundred (100) linear feet of such landscape area, utilizing existing and/or additional plantings, and as plant units are defined in the Prince William County Design and Construction Standards Manual ( DCSM ). 2) Landscape materials shall be native, drought tolerant species that tolerate anticipated roadway pollution. B. The Applicant shall make a lump sum monetary contribution to the Prince William Board of County Supervisors to be utilized to provide a sidewalk within the right-ofway of U.S. Route 1 (Jefferson Davis Highway) along the Property s frontage in the amount of the construction estimate at the time of final site plan approval to provide such sidewalk. Said contribution shall be paid prior to and as a condition of final site plan approval for the Property. C. A thirty-foot wide buffer, generally as shown on the Exhibit A MZP Plan, shall be provided along portions of the southerly boundary adjacent to Rippon Landing 4B Phase and along portions of the easterly boundary adjacent to Rippon Landing 4B Phase 2 of the Property. As shown on the Exhibit A MZP Plan, the 30-foot wide buffer on the southerly boundary terminates and shall not disturb the stormwater X:\albcw/-~Rippon PMR Proffers black

55 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, 2005 management, storm sewer and/or BMP area. Within such buffer shall be provided a minimum of one hundred (100) plant units per one hundred (100) linear feet of such buffer, utilizing existing and/or additional plantings and as plant units are defined in the DCSM. A six foot (6 ) tall board-on-board fence shall be constructed outside and along the inner boundary of the 30-foot wide buffer adjacent to Rippon Landing 4B Phase, and which buffer plantings shall be supplemented with evergreen trees, six feet (6 ) tall at the time of planting, generally as shown on the Illustrative Exhibit. D. A buffer area around existing wetlands shall be provided as shown on the Illustrative Exhibit, which buffer area shall be included within the Conservation Area set forth in Proffer 3.B; provided, however, that enhanced plantings may be provided within said buffer, outside of the wetlands, as shown on the Illustrative Exhibit. E. A variable width landscape area shall be provided along portions of the Property s Old Landing Way frontage and southerly Property line, as shown on the Illustrative Exhibit. 6. MONETARY CONTRIBUTIONS A. LIBRARY. The Applicant/Owner at the time of development shall provide to the Prince William Board of County Supervisors, on a per unit basis, $ per multifamily (mid-rise) unit for library purposes. The per unit contribution shall be made as a condition of issuance of the building permit for each multifamily (midrise) unit. B. PARKS AND RECREATION. The Applicant/Owner at the time of development shall provide to the Prince William Board of County Supervisors, on a per unit basis, $1, per multifamily (mid-rise) unit for parks and recreation purposes. The per unit contribution shall be made prior to and as a condition of issuance of the building permit for each multifamily (mid-rise) unit. C. SCHOOLS. The Applicant/Owner at the time of development shall provide to the Prince William Board of County Supervisors, on a per unit basis, $3, per multifamily (mid-rise) unit for school purposes. The per unit contribution shall be made prior to and as a condition of issuance of the building permit for each multifamily (mid-rise) unit. D. HOUSING AFFORDABLE DWELLING UNITS. Provided such actions would not be violative of applicable law or regulation, eight (8) of the multi-family (midrise) units shall be offered exclusively for purchase to those persons earning sixty X:\albcw/-~Rippon PMR Proffers black

56 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, 2005 percent (60%) or less of the Washington, D.C. metropolitan area median income during an initial six-month marketing period. For ADUs offered for sale, the purchase price at which such ADUs shall be marketed shall be at a twenty-five percent (25%) discount from the market price set by the Applicant for comparable "for sale" units. The Applicant shall provide the Planning Office and the Prince William County Office of Housing and Community Development a letter advising of the beginning date of the 6-month marketing period and a letter upon the expiration of the 6-month marketing period advising of the number of ADUs sold pursuant to this proffer. There shall be placed on such ADUs purchased pursuant to this proffer a covenant running with the land requiring such ADUs, if and when offered for resale for a period of ten (10) years after the initial rental or sale, to be offered for resale to persons meeting the requirements of this proffer at a 25% discount from the then current market price. The covenant shall be enforceable by the Applicant, any applicable homeowners' or condominium unit owners association and the Prince William County government, any one of which may act. The covenant shall also provide that, should such ADUs be resold to persons or an entity not meeting the applicable proffer requirements at the required discount within ten (10) years of the initial purchase, one hundred percent (100%) of the profit of such resale of the ADUs, less the cost of capital improvements to the unit and at a price adjustment based on changes in the Urban Consumer Price Index ("CPIU") from the date of the initial purchase to the date of such resale, shall be required to be provided by the then-seller to the Prince William Board of County Supervisors to be utilized by the County's Preservation and Housing Development Fund (PHDF). Verification of the income levels of any subsequent purchasers within ten (10) years of the initial purchase shall be made in writing by the Prince William County Office of Housing and Community Development prior to the settlement date of any sale. The settlement attorney or agent for any sale of an ADU shall, within ten (10) days after settlement, report to the Prince William County Office of Housing and Community Development whether the sale complies with this proffer and covenant, the date of sale, total sale price, and income level of the purchasers. In the event the sale was not to a person meeting the applicable proffer requirements at the required discount, then the settlement agent shall so notify the Prince William County Office of Housing and Community Development and forward to it the applicable profits from the sale of the ADU for deposit in the County's PHDF. The initial deed to each such ADU, and any deed for any subsequent sale within the ten (10) year period after the initial purchase, shall contain a separate paragraph in capital letters and boldface type that states "THIS PROPERTY IS SUBJECT TO A X:\albcw/-~Rippon PMR Proffers black

57 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, 2005 PROFFER AND A RESTRICTIVE COVENANT AS AN AFFORDABLE DWELLING UNIT FOR A PERIOD OF TEN (10) YEARS FROM ITS INITIAL SALE. IF IT IS SOLD DURING THAT PERIOD TO ANY PERSON OR ENTITY THAT DOES NOT MEET THE PROFFER REQUIREMENTS, THEN 100% OF THE PROFIT OF SUCH SALE LESS ADJUSTMENTS SPECIFIED IN THE PROFFER AND RESTRICTIVE COVENANT SHALL BE PAID TO THE BOARD OF COUNTY SUPERVISORS OF PRINCE WILLIAM COUNTY TO BE UTILIZED IN THE COUNTY'S PRESERVATION AND HOUSING DEVELOPMENT FUND (PHDF). THE SETTLEMENT ATTORNEY OR AGENT OF ANY SALE OF THIS ADU SHALL, WITHIN TEN (10) DAYS AFTER SETTLEMENT, REPORT TO THE PRINCE WILLIAM COUNTY OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT WHETHER THE SALE COMPLIES WITH THIS PROFFER AND COVENANT, THE DATE OF SALE, TOTAL SALE PRICE, AND INCOME LEVEL OF THE PURCHASERS. IN THE EVENT THE SALE WAS NOT TO A PERSON MEETING THE APPLICABLE PROFFER REQUIREMENTS AT THE REQUIRED DISCOUNT, THEN THE SETTLEMENT AGENT SHALL SO NOTIFY THE PRINCE WILLIAM COUNTY OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT AND FORWARD TO IT THE APPLICABLE PROFITS FROM THE SALE OF THE ADU FOR DEPOSIT IN THE COUNTY'S PHDF. THIS PROFFER AND RESTRICTIVE COVENANT CAN ONLY BE RELEASED AFTER THE TERMINATION OF THE TEN (10) YEAR PERIOD BY A WRITTEN INSTRUMENT SIGNED BY THE PRINCE WILLIAM COUNTY OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT OR ITS SUCCESSOR." Should any of the ADUs to be sold pursuant to this proffer during the initial 6-month marketing period remain unsold, such ADUs shall not be required to continue to be marketed as above. In such event, the Applicant shall make a monetary contribution of $ per "for sale" unit for the total number of "for sale" units approved on the final plan(s) for the Property to the Prince William Board of County Supervisors to be utilized by the PHDF. Such monetary contribution shall be paid within thirty (30) days of the expiration of such 6-month marketing period and shall be proportionately adjusted based on the number of ADUs unsold in relation to the total ADUs. For example, if there are 360 total units shown on the approved site plan and offered "for sale" of which eight (8) are made available for sale in accordance with the provisions of this proffer and two (2) such ADUs are actually sold, the Applicant shall make a monetary contribution of $ per unit for the 352 market rate units plus six unsold ADU ($ per unit times 6 unsold ADUs/8 total ADUs). X:\albcw/-~Rippon PMR Proffers black

58 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, 2005 The Affordable Dwelling Units made available pursuant to this Proffer shall be marketed only as owner-occupied principal residences. E. FIRE AND RESCUE. The Applicant/Owner at the time of development shall provide to the Prince William Board of County Supervisors, on a per unit basis, $ per multifamily (mid-rise) unit for fire and rescue purposes. The per unit contribution shall be made prior to and as a condition of issuance of the building permit for each multifamily (mid-rise) unit. F. RIPPON LANDING MASTER ASSOCIATION CONTRIBUTION. In lieu of construction of a community meeting/ multi-purpose building for the Rippon Landing Master Association pursuant to paragraph 9.C of Rezoning 86-26, the Applicant shall make a lump sum monetary contribution in the amount of $150, to the Rippon Landing Master Association for its use. The proffered monetary contribution shall be made prior to and as a condition of final site plan approval for the Property. Compliance shall be demonstrated with the filing of a receipt of payment from the Association with the final site plan submission. G. ESCALATOR. In the event the monetary contributions set forth in this Proffer Statement are paid to the Prince William Board of County Supervisors ( Board ) within eighteen (18) months after final approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in this Proffer Statement which are paid to the Board after eighteen (18) months following final approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ( CPI-U ) published by the United States Department of Labor, such that at the time contributions are paid they shall be adjusted by the percentage change in the CPI-U from that date eighteen (18) months after final approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6% per year, noncompounded. 7. CREATION OF CONDOMINIUM HOMEOWNERS ASSOCIATION The Applicant shall create a Condominium Homeowners Association, which association shall be responsible for the maintenance and repair of all common areas within the Property, together with such other responsibilities, duties and powers that are customary for such associations or as may be required for such condominium association herein. X:\albcw/-~Rippon PMR Proffers black

59 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, AMENITIES A pool and bathhouse, architecturally compatible in design and materials to the residential buildings, shall be provided on-site, located substantially as shown as the REC AREA on the Illustrative Exhibit. 9. PUBLIC WATER AND SEWER. The Applicant shall plan, design and construct all on-site and off-site water and sanitary sewer utility improvements necessary to develop the Property in accordance with applicable Service Authority, County and State requirements, standards and regulations, at their cost. 10. WAIVERS AND MODIFICATIONS Approval of the subject rezoning application and this Proffer Statement shall constitute approval of the following modifications and/or waivers: A. Pursuant to Section of the Zoning Ordinance and Sections A and of the Design and Constructions Standard Manual, ( DCSM ), approval of this rezoning application will allow for private travelways carrying in excess of 1,000 vehicle trips per day. B. Pursuant to Section of the Zoning Ordinance and Section B. of the DCSM, approval of this rezoning application will allow for direct access from parking spaces to private streets or main travelways carrying in excess of 600 vehicles per day. C. Pursuant to Section of the Zoning Ordinance and Section C of the DCSM, approval of this rezoning will allow, if applicable, tangents to be less than two hundred feet (200 ) for street intersections, including the proposed access to Route 1. D. Pursuant to Section of the Zoning Ordinance and Section C. of the DCSM, approval of this rezoning will allow utility crossings within the 50-foot landscape area along the U.S. Route 1 (Jefferson Davis Highway) frontage of the subject property outside of the Dale Boulevard Extended Highway Corridor Overlay District. E. Pursuant to Sections and of the Zoning Ordinance and Sections and and Tables 10-1 and 10-2 of the DCSM, approval of this rezoning will allow a 50-foot landscape area along the Property s U.S. Route 1 X:\albcw/-~Rippon PMR Proffers black

60 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, 2005 (Jefferson Davis Highway) frontage within the Dale Boulevard Extended Highway Corridor Overlay District, with a minimum two hundred (200) plant units per 100 linear feet, utilizing existing and/or additional plantings, within such landscape area instead of a 20-foot wide urban arterial buffer with sixty-five (65) plant units per 100 linear feet along the Property s U.S. Route 1 (Jefferson Davis Highway) frontage, and variable width landscape area along the Old Landing Way Property frontage within the Dale Boulevard Extended Highway Corridor Overlay District and the southerly Property line, generally as shown on the Plan, and to allow for utilities within the landscape areas provided. The Applicant reserves the right to provide Prince William County and/or VDOT temporary grading and construction and permanent slope easements within such landscape areas in connection with the Route 1/Interchange improvements. In the event the landscaping is disturbed in connection with such improvements, it shall be the obligation of the entity providing such improvements to replant the area. F. Pursuant to Section of the Zoning Ordinance and Section , including Section A, of the DCSM, approval of this rezoning will allow the use of a split rail fence with woven wire mesh for aesthetic purposes instead of a four foot (4 ) tall chain link fence in conjunction with stormwater management and Best Management Practices facilities. G. Pursuant to Section of the Zoning Ordinance and Section F of the DCSM, approval of this rezoning will allow construction of a retaining wall within the easement for the stormwater management facility to ensure that the spillway is elevated to a level to adequately handle the 100-year storm prediction for the area. H. Pursuant to Section of the Zoning Ordinance, approval of this rezoning application and this Proffer Statement shall constitute approval of the following modification: Modification of Section 300 of the DCSM, including Sections , , , , and and Tables 3-1 and 3-4 to allow emergency vehicle access as proffered in Proffer 1 for the Property. I. Pursuant to Sections and (a) of the Zoning Ordinance, approval of this amendment to rezoning will allow waiver/modification to allow one (1) unit type, rather than two (2) unit types otherwise required for PMR development from 10 to 75 acres. J. Pursuant to Sections and H of the Zoning Ordinance, approval of this rezoning will allow building setbacks from travelways and between X:\albcw/-~Rippon PMR Proffers black

61 PROFFER STATEMENT Applicant: C.W. Albrite, Jr, Trustee Owners: P.W. Development Company, L.P. Project Name: Caroline Village at Rippon Property: Prince William County GPIN ( acres) Woodbridge Magisterial District ( Property ) Rezoning Number: PLN Date: July 8, 2005 parking lots and buildings to be reduced to allow the layout of units substantially as shown on the Illustrative Exhibit, as provided above. This Proffer Statement supersedes any proffer statement previously submitted in connection with this property, including those associated with the Proffers for Rezoning Nos and Respectfully submitted, P.W. DEVELOPMENT COMPANY, L.P. By: Name: Title: X:\albcw/-~Rippon PMR Proffers black

62 Illustrative Plan, July 8, 2005