COM ; Comprehensive Plan Amendment RC ; Reclassification CUP ; Conditional Use Permit Stafford Village Center

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1 Board of Supervisors Gary F. Snellings, Chairman Laura A. Sellers, Vice Chairman Meg Bohmke Jack R. Cavalier Paul V. Milde, III Cord A. Sterling Robert Bob Thomas, Jr. Anthony J. Romanello, ICMA CM County Administrator 4,5&6 June 24, 2015 MEMORANDUM TO: FROM: Stafford County Planning Commission J SUBJECT: COM ; Comprehensive Plan Amendment RC ; Reclassification CUP ; Conditional Use Permit Stafford Village Center The Stafford Village Center project includes the following three applications: (1) amendments to Chapter 3, The Land Use Plan, of the Comprehensive Plan document, dated December 14, 2010, last amended on February 24, The proposed amendments would expand the areas where townhomes and multi-family dwelling units are allowed in the Suburban Area land use designation; (2) a reclassification of Assessor's Parcel from the R-1, Suburban Residential Zoning District to the P- TND, Planned Traditional Neighborhood Development Zoning District, to allow for a mixed-use development, proposed to include up to 500,000 square feet of commercial floor area and 453 multifamily residential units; and (3) a Conditional Use Permit for vehicle fuel sales within the HC, Highway Corridor Overlay Zoning District and P-TND, Planned Traditional Neighborhood Development Zoning District on a portion of Assessor's Parcel A public hearing on the application was conducted on May 27, 2015 and deferred to June 10, 2015, and again to this meeting. At the last meeting, the Commission deferred the request to allow the applicant to revise the application in response to questions and requests. APPLICATION MATERIALS: The following is a summary of the application modifications: Attachment 1 includes a modified version of the Comprehensive Plan Amendment. Staff worked with the applicant to develop this version of the amendment to fit into the construct of the Suburban land use designation in the Comprehensive Plan. The new version incorporates the suggestion that multi-family and townhouse residential units are recommended on infill properties. Standards that define infill properties are included as well Courthouse Road, P. O. Box 339, Stafford, VA Phone: (540) Fax: (540)

2 Memorandum to: Stafford County Planning Commission June 24, 2015 Page 2 of 3 Staff notes that evaluation of the effect of the amendments on buildout have not been completed as of the completion of this memo. However, with consideration of the special conditions specified in the amendment, the applicability to other properties would be limited. Staff also notes that several of the points made in the original staff report still apply, including: The proposal is contrary to Comprehensive Plan policy that does not support amending the Plan to create additional excess residential capacity, and; The proposal is contrary to recent Board guidance during the update to the Comprehensive Plan that there should be no additional multi-family and townhouse units allowed in Suburban Areas. The Applicant stated that they would make the following proffer modifications, in response to Planning Commission concerns. Amended proffers are included in Attachment 2. Added proffer XII., providing cash contributions of $6,000 per multi-family unit. Staff notes that the proffer does not include annual adjustments based on the Marshall Swift Index, as is customary in most proffer statements. Modified Proffer XI. To remove any credits from the terms of participation in the Garrisonville Road transportation service tax district. Modified proffer VIII. to first solicit the advice of the neighboring residents to determine the desired buffer features. Modified proffer I.C. to clarify there will be no dwelling units with more than 3 bedrooms. A maximum of 45 dwelling units will have 3 bedrooms. Up to 277 of the proposed 453 units could have 2 or 3 bedrooms. Staff has included the following revised Plans that the Commission received paper copies of at the last meeting: Attachment 3: Regulating Plan Attachment 4: Generalized Development Plan Attachment 5: Neighborhood Design Standards. ADDITIONAL QUESTIONS: The Commission questioned the number of dwelling units within a five mile radius of the site and what percentage that is of the total number of units in the County. Dwelling Units within 5 miles of Assessor s Parcel : 23,999 Total dwelling units in the County: 49,650 Percentage of total: 48.3% The Commission questioned the validity of information in the Economic and Fiscal Impact Study, specifically the estimated revenues and expenditures in tables C-1 and C-2 on pages 32 and 33. Some of the information appeared to be lower than expected, if they include both operating and debt service costs. For example, School expenditures, identified as $782,171 for the entire project, would equate to $4,740 per student. Staff has asked Finance Department to review the report and provide feedback.

3 Memorandum to: Stafford County Planning Commission June 24, 2015 Page 3 of 3 Attachment 6 includes an updated consolidated summary of the issues raised in the staff reports for the Comprehensive Plan Amendment, Zoning Reclassification, and Conditional Use Permit. Attachment 7 includes the following proposed ordinances and resolutions: Resolutions R and R (Comprehensive Plan Amendment); Ordinance O15-27 and Resolution R (Zoning Reclassification); and Resolutions R and R (Conditional Use Permit). The time limit for the Planning Commission to make a recommendation is July 26, 2015 for the Comprehensive Plan Amendment and August 25, 2015 for the Rezoning and CUP. JAH:mz Attachments (7)

4 Attachment 1 Page 1 of 3 Stafford Village Center Comp Plan Amendment Suburban Areas Suburban Areas of the County are areas where suburban scale of development is most appropriate. Suburban scale of development is considered single family detached dwelling units, typically on ¼ to ½ acre lots, which may include community amenities and are buffered from any adjacent commercial development. These areas are intended to serve as infill development in the proximity of the established communities in the northern and southern areas of the County and in close proximity to major existing or planned transportation networks. Focus should be on the form of development and its relationship with existing communities. Such areas will be primarily residential in nature but will be complimented by neighborhood and community oriented activity centers, places of worship, parks and play areas, and retail and business activities. Development densities should not exceed three (3) dwelling units per acre for residential development and a floor area ratio (FAR) of 0.4 for non-residential development. New dwelling unit types should be limited to single family detached homes. Townhomes and apartments are permitted where land is already zoned for these types of dwelling units or under Special Conditions for Townhomes and Multi-family Units described in the following Residential section. Otherwise, Aall structures should be low rise in nature and not exceed three stories in design. Site lay-out and building design shall be oriented to compliment, be in scale with and minimize undesirable affects to existing neighborhoods and communities. Preservation of unique or sensitive environmental features should be incorporated into development design. Parking areas should be primarily off-street. Sidewalks and pedestrian trails should be located within neighborhoods and provide access between residential and non-residential uses. Commercial development should be oriented along arterial transportation corridors or at nodes where arterial and collector roads intersect. More detailed design parameters are provided regarding residential, commercial and industrial uses within the Suburban land use designations. RESIDENTIAL The Plan recommends that new residential development in Suburban Areas should be limited to single family detached housing types with the exception of projects that meet the Special Conditions for Townhomes and Multi-family Units provisions. Single Family detached units may be developed at a maximum density of three (3) units per acre. On land that has previously been rezoned or approved for a more urban form of residential development, single family attached units (townhomes) may be developed at a density of three and a half (3.5) to seven (7) units per acre and apartment/condominiums may be developed at a density of seven (7) to fifteen (15) units per acre. Special Conditions for Townhomes and Multi-family Units A goal of the Plan is to locate at least 80% of the future cumulative residential growth within the Urban Services Area, and outside of the Agriculture/Rural Area. The design and construction of infill development, including mixed-use projects, is encouraged to further this goal and reduce impacts on the environment and best

5 Attachment 1 Page 2 of 3 utilize existing infrastructure. The use of reduced perimeter buffers and clustering will allow in-fill development to utilize higher densities without impacting adjoining properties. The opportunity for residents to live, work, and play within the same development reduces impact on regional highways, reduces sprawl, and increases each citizen s satisfaction with their community. If the land has not been previously rezoned or developed, single family attached units (townhomes) and apartment/condominiums may be developed under the following special situations: A. aas infill development in the Suburban land use district if: 1) It is located on land where 60 percent or more of the linear footage of the property perimeter physically abuts property that has been or is currently approved for the same type of dwelling unit (e.g. townhomes next to townhomes, and condominiums next to condominiums) or a higher density dwelling unit type (e.g. proposed townhomes next to existing or planned condominiums); 2) The density and design of the units would be compatible with the current pattern of development of adjacent parcels; and 3) The infill development appropriately mitigates visual impacts from existing or planned lower density dwelling unit types or other incompatible uses through buffering or site design. B. As infill development on property within and adjacent to designated Commercial Corridors in the Suburban land use district if: 1) It is located on land where 60 percent or more of the linear footage of the property perimeter physically abuts property that has been or is currently approved for commercial, industrial, or residential development and is inside of the Urban Services Area; 2) The development is located on a major County transportation corridor such as Garrisonville Road, Jefferson Davis Highway, or Warrenton Road; 3) It is located within two (2) miles of any existing or planned ramp accessing Interstate 95; 4) When part of a mixed-use project, a phasing plan is proffered for the development that demonstrates that a portion of the non-residential uses will be built before all residential dwellings are constructed 5) If not part of a mixed-use project, residential uses are designed to be integrated into existing or planned adjacent commercial uses, if practical, by providing vehicular and pedestrian connections; 6) The infill development appropriately mitigates visual impacts from the perspective of existing or planned lower density dwelling unit types or other incompatible uses through buffering or site design; and 7) When structures are proposed to exceed three stories, consideration is given to the need for mitigation of impacts to adjacent properties through enhanced buffering, landscaping, screening or other site design considerations. Mitigation may include wider transitional buffers, retention

6 Attachment 1 Page 3 of 3 of existing trees, increased new tree plantings, or utilizing evergreen trees, berms, or fences. Residential development should be designed and located with consideration given to the local road network. Single Family detached housing developments generally have access to collector streets. Residential developments should be designed to provide adequate and safe traffic flow and emergency service access. Interconnecting local streets should be planned between residential subdivisions. Buffering should be required along major arterial and collector roads to limit road noise in residential areas. Residential development should be appropriately buffered and set back from commercial and industrial uses. In Planned Development districts, site specific evaluations can determine if buffers and setbacks can be reduced. Residential developments should be designed to provide an aesthetically pleasing community with open space areas and in proximity to public parks and schools. Infill lot development which makes use of existing public infrastructure investments should be encouraged. The use of innovative development techniques (clustering, zero lot lines and planned unit developments) are encouraged to allow for development with minimal impact on sensitive natural resources (steep slopes, poor soils, floodplains, and drainage ways). Developments are encouraged to preserve twenty-five (25) to fifty (50) percent of the site for a combination of natural and usable open space. Staffordshire: An approved residential project known as Staffordshire is identified in a Suburban Land Use area west of Abel Reservoir, separated from the larger Suburban areas. This project was approved with proffers that limited the site to a maximum of 336 dwelling units. It is the purpose of this Plan to maintain the existing limitation on the number of dwelling units. COMMERCIAL RETAIL AND OFFICE Development of commercial areas should be conducted in a manner to minimize noise, social, transportation and visual impacts on established residential neighborhoods. The Plan identifies commercial corridors and nodes within Suburban and Urban Areas where commercial development has occurred or is envisioned. Residential development within commercial corridors or nodes should not be allowed, with exception of projects that meet the pecial conditions recommended in this chapter. It is not intended for commercial development to be limited only to the commercial corridors and nodes designated on the map.

7 Attachment 2 Page 1 of 11 Assessor s Parcel June 12, 2015 Stafford Village Center Trustees of Ebenezer United Methodist Church, Applicant PROPOSED PROFFERS Trustees of Ebenezer United Methodist Church, ( the Applicant ), has applied for a rezoning of Assessor s Parcel (the Property ) to the P-TND Zoning District and hereby proffers that the use and development of the subject Property shall be in substantial conformance with the following conditions. In the event the above-referenced reclassification is not approved as applied for by the Applicant, the below-described Proffers shall be withdrawn and are automatically null and void and of no further force and effect. The conditions shall be deemed accepted by the Stafford County Board of Supervisors (the Board ) upon approval of the rezoning and the expiration of the 30-day period following the Board s approval, and confirmation that no litigation has been filed challenging the rezoning. Whenever the terms of the Proffers refer to the affirmative obligations of the Applicant to make improvements to the Property or the public roads, the term Applicant shall refer to the Owner(s) of the Property at the time of initial development of the Property, their successors and assigns. I. Type, Style, and Density of Development. A. Proffered Development. The Applicant shall develop this Property using transect zones T-1, T-5, T-6, and SD-C, and the density, primary road, civic uses, primary commercial frontage, and vista terminations shall be located and designed in substantial accord with the Regulating Plan ( RP ) dated June 8, 2015, prepared by Urban, Ltd., and the Generalized Development Plan ( GDP ) dated June 8, 2015, prepared by Urban, Ltd., except the Applicant shall have reasonable flexibility to modify the layout shown on the GDP (including adjustments

8 Attachment 2 Page 2 of 11 to the location, number, and footprint of buildings) as necessary to accommodate final engineering and development ordinance requirements provided such changes (1) are in general conformance with the approved GDP and proffers; (2) do not increase the overall permitted square footage or the permitted square footage of any specific category or use; (3) do not increase the maximum number of residential units; (4) do not decrease the minimum amount of open space or setbacks required to be provided on the Property; (5) allow the construction of a roadway connection to Pewter Lane; and (6) allow the construction of an additional entrance pursuant to Proffer II.C. B. Amount of Development. The Property shall be developed to include a mix of residential and non-residential uses (a combination of commercial retail and office uses). No more than 453 multi-family units and 500,000 square feet of non-residential uses (a combination of commercial retail and office uses) shall be developed on the Property. No occupancy permit for residential units on the Property shall be issued until construction has been completed on 200,000 square feet of non-residential buildings on the Property. No occupancy permit for more than 260 residential units on the Property shall be issued until construction has been completed on an additional 100,000 square feet (i.e. a total of 300,000 square feet) of non-residential buildings on the Property. C. Number of Bedrooms. The Applicant shall construct no more than 227 two and three bedroom dwelling units on the Property and of those 227 dwelling units, not more than 45 dwelling units may be three bedroom units, and all of the aforesaid 227 units may be constructed as two bedroom units. Any number of the 453 dwelling units may be constructed as any combination of studio or one bedroom dwelling units. The Applicant shall not construct any residential dwelling unit on the Property that has four or more bedrooms. 2

9 Attachment 2 Page 3 of 11 II. Transportation. A. Access. The Property shall be served by one full signalized entrance on Garrisonville Road, one full, non-signalized entrance on Highpointe Boulevard, and two right-in/right-out nonsignalized entrances on Garrisonville Road, as shown on the RP. B. Road Improvements. The Applicant shall construct the following transportation improvements to serve the Property: 1. Main Site Entrance on Garrisonville Road MSE/GR at its intersection with Travis Lane: (a) Turn Lanes. The Applicant shall construct one (1) eastbound right-turn lane at the Property s entrance that will extend continuously to serve as one (1) eastbound right-turn lane into the eastern most entrance on Garrisonville Road, as described at Proffer II.B.3. below; two (2) westbound left-turn lanes into the Property s entrance; and one (1) westbound right-turn lane onto Travis Lane in accordance with County and VDOT standards. Said improvements shall be constructed before the issuance of the first occupancy permit for the Property. (b) Traffic Signalization. The Applicant will install a traffic signal at the MSE/GR, when warranted by VDOT but not earlier than completion of the road improvements described in II.B.1(a). Except as otherwise specified herein, such work will be completed in accordance with all VDOT and Stafford County design standards. 2. Western Right-in/Right-Out Entrance on Garrisonville Road. The Applicant shall construct one (1) eastbound right-in/right-out turn lane into the Property s entrance in accordance with County and VDOT standards. Said improvement shall be constructed no later than the issuance of the first occupancy permit for the Property. 3

10 Attachment 2 Page 4 of Eastern Right-in/Right-Out Entrance on Garrisonville Road. The Applicant shall construct one (1) eastbound continuous right-in turn lane extending from the main site entrance to the Property s eastern right-in/right-out entrance in accordance with County and VDOT standards. Said improvement shall be constructed no later than the issuance of the first occupancy permit for the Property. 4. Intersection of Garrisonville Road/Onville Road. Upon VDOT s request, the Applicant shall have the one-time obligation to optimize the signal phasings/timings for the existing traffic signal at the intersection of Garrisonville Road and Onville Road; provided however, the Applicant shall not be required to undertake such signal optimization until after the improvements identified for the MSE/GR at II.B.1 are completed. 5. Intersection of Garrisonville Road/Eustace Road. The Applicant shall construct one (1) dedicated eastbound right turn lane with 100 feet minimum storage on Garrisonville Road at the intersection of Eustace Road and Garrisonville Road. Said improvement shall be constructed no later than such time as construction has been completed on 200,000 square feet of non-residential buildings on the Property. Except as set forth in the following two sentences, the Applicant shall only be responsible for the construction of pavement, curb, gutter, stormwater drains, and striping, and will not be responsible for obtaining the right-of-way necessary for the lane and shall not be responsible for relocating any utility lines or modifying the existing traffic signal. If the Applicant elects to have such work done simultaneously with the County s Garrisonville Road widening project at such intersection, and if the work is included in the County s contract to do such work, then the Applicant will be responsible for the increases in the costs attributable to the Applicant s obligations. In addition, if the County has completed the installation of the new signalization at the intersection, then the Applicant shall be responsible 4

11 Attachment 2 Page 5 of 11 for the increases in costs attributable to signalizing the right-turn lane and re-phasing the traffic signalization at the intersection in accordance with County and VDOT standards. 6. Intersection of Mine Road and Highpointe Boulevard. (a) Northbound Left-Turn Lanes. The Applicant shall construct a second northbound left turn lane on Mine Road at the intersection of Mine Road and Highpointe Boulevard, extend the existing and the second northbound left turn lane to provide a minimum of 275 foot storage, and modify the existing traffic signal in accordance with County and VDOT standards on or before the issuance of the occupancy permit for more than 400,000 square feet of non-residential development on the Property, unless right-of-way cannot be obtained pursuant to Proffer II.C. below. (b) Connection to Highpointe Boulevard. The Applicant shall connect the road serving the rear of the Property to Highpointe Boulevard before the issuance of the occupancy permit for more than 400,000 square feet of non-residential development on the Property, unless right-of-way cannot be obtained pursuant to Proffer II.C. below. (c) Extend Eastbound Right-Turn Lane Serving Mine Road/Highpointe Boulevard Intersection. The Applicant shall extend the existing eastbound right turn lane to a total of 350 foot storage, to be designed in accordance with County and VDOT standards, on or before the issuance of the occupancy permit for more than 400,000 square feet of non-residential development on the Property, unless right-of-way cannot be obtained pursuant to Proffer II.C. below. (d) Signal Rephasing Improvements at Mine Road/Highpointe Boulevard Intersection. The Applicant shall rephase the traffic signal to PM + OV (Permitted and Overlap) Phasing for the signal s eastbound right turning movement from Highpointe Boulevard 5

12 Attachment 2 Page 6 of 11 to Mine Road on or before the issuance of the occupancy permit for more than 400,000 square feet of non-residential development on the Property. C. Right-of-Way. The Applicant shall diligently pursue the purchase of the necessary right-of-way and construction of the road improvements once a site plan is approved on the Property. Failure to complete any portion of the road improvements provided in Proffer II.B.6 will not delay the issuance of a certificate of occupancy for any use provided that the basis for such delay is the inability to obtain necessary right-of-way to construct such road improvement. The Applicant shall be responsible for the payment of the acquisition of each required right-ofway except for those portions of the right-of-ways that are dedicated to the County or to VDOT by the applicable landowner from whom the right-of-ways are acquired. Notwithstanding anything contained in these Proffers to the contrary, the Applicant shall not be required to make any of the road improvements set forth in Proffer II.B.6 to the extent that the necessary right-ofway is not obtained for such required road improvements by the second (2 nd ) anniversary of issuance of the occupancy permit for over 400,000 square feet of commercial uses on the Property. If the road improvements identified by Proffer II.B.6 cannot be made, the Applicant shall, contingent on approval of VDOT, construct an alternative entrance into the Property from either the eastern property line, or the western line through abutting parcels. D. Right-of-Way Dedication. The Applicant shall dedicate (a) right-of-way measured from the centerline of Garrisonville Road along the Property s frontage as shown on the GDP, or as required to construct the road improvements; and (b) such other dedications from the Property as are required to construct the road improvements. E. Transit Stop. The Applicant shall design and construct a location for a pull-off area sufficient to allow local bus service on the Property, with bench seating, if and when requested to 6

13 Attachment 2 Page 7 of 11 do so by Stafford County and or the operator of the regional bus service, provided that such request is made no later than the issuance of the occupancy permit for more than 400,000 square feet of non-residential uses. F. Construct Off-Site Sidewalk. The Applicant shall design and construct a sidewalk that extends from the area of the Property abutting Highpointe Boulevard to a point within the developed portion of the Property to connect to the sidewalk located on one side of Highpointe Boulevard, before the issuance of the occupancy permit for more than 400,000 square feet of non-residential development on the Property. The location and width of the sidewalk shall be determined by the Applicant. In addition, the Applicant shall design and construct an extension of such sidewalk that connects to the existing sidewalk on Highpointe Boulevard if the neighboring property owners, VDOT, or Stafford County provide the right-of-way necessary for such work at no cost to the Applicant. Except as a one-year building s warranty, the Applicant will not be required to maintain the off-site portion of the sidewalk after the Applicant completes the sidewalk in conformance with County approved plans. G. Interparcel Connection to Pewter Lane. Within 90 days after receipt of a written request from the authorized representative of the Patriot s Lane Subdivision, the Applicant shall commence to design a roadway connection to Pewter Lane, and it shall seek to obtain the necessary governmental approvals for the construction thereof. Notwithstanding the foregoing, construction of such roadway connection shall not be required to commence prior to completion of the construction of a building in the general location of Building B on the RP. III. Building Height. No building located on the Property shall exceed 5 floors or sixty feet in height, as measured from the slab of the first floor. 7

14 Attachment 2 Page 8 of 11 IV. Design Standards. In order to provide for a harmonious, compatible and appealing design of the overall development, the primary exterior material for all buildings (except for doors, windows, and ornamentation), streetscapes, signage, and landscaping shall be designed in accordance with the Neighborhood Design Standards dated June 8, V. Utilities. A. Public Utilities. The Property shall be served by public water and sewer. B. Water and Sewer Distribution Systems Studies. The Applicant shall fund and provide one (1) water and one (1) sewer distribution systems study of the waterlines and sewer proposed for the project. The purpose of the studies is to identify the utility improvements needed to achieve domestic water service, fire flow and sewer goals based on the County s Water and Sewer Master Plan, including the size of the improvements and the date when the improvements must be constructed. C. Utility Improvements. The funding of construction of the utility improvements necessary to serve the Property shall be borne by the Applicant, provided that the Applicant shall be entitled to receive pro-rata credits and reimbursements for any utility improvement contained within the County s Water and Sewer Master Plan, or any improvement that is oversized or provides capacity that exceeds what is needed to serve the Property. VI. Environmental Protection. The Applicant shall utilize two-tiered erosion control fences during all construction and/or site preparation work near slopes equal to or greater than twenty- five percent (25%) that adjoin Critical Resource Protection Area VII. High-Rise Construction Standards. The Applicant shall design and construct all buildings that have more than five stories to the standards of high-rise structures provided in the Virginia Construction Code. 8

15 Attachment 2 Page 9 of 11 VIII. Supplemental Buffer on Eastern Property Line. Where the development on the Property utilizes less than a 50 foot buffer along that portion of the eastern boundary line of the Property bordering the residential subdivision (not the commercial use), and after soliciting the advice of abutting residents, the Applicant shall install any one or more of fence(s), screening, berms, or landscaping within such buffer. Where the development on the Property utilizes a buffer of 50 feet or more along the same portion of the boundary line, the Applicant shall install any one or more of fence(s), screening, berms, or landscaping in the buffer areas where mature trees have been removed. IX. Use Standards. The following uses shall not be permitted on the Property: A. Any use which emits an obnoxious odor which can be smelled outside. B. An operation primarily used as a storage warehouse operation and any assembling, manufacturing, distilling, refining, smelting, agricultural or mining operation. C. Any mobile home park, trailer court, labor camp, junkyard, or stockyard provided, however, this prohibition shall not be applicable to the temporary use of construction trailers during periods of construction, reconstruction or maintenance. D. Any dumping, disposing, incineration or reduction of garbage provided however, this prohibition shall not be applicable to dumpsters and garbage compactors located near the rear of the buildings on the Property. E. Any fire sale or bankruptcy sale (unless pursuant to a court order). F. Any mortuary or funeral home. G. Any establishment selling or exhibiting pornographic materials or which sells illegal drug-related paraphernalia or which exhibits either live or by other means to any degree nude dancers. 9

16 Attachment 2 Page 10 of 11 X. Disclosure to Purchasers of Residential Units. The Applicant shall provide written notice to all buyers and lessors of residential units of the presence and resultant potential noise from the Quantico Military Base. XI. Garrisonville Road Special Service District. The Applicant shall agree that each parcel within the Property containing a commercial retail building shall be added and taxed in the Garrisonville Special Service District at the time that the first occupancy permit is issued for non-residential development on the relevant parcel. XII. Cash Contribution. The Applicant shall pay a cash proffer of $6,000 per residential dwelling unit at the time of issuance of the occupancy permit for each unit. The per unit payment shall be payable to the Board of Supervisors, to be allocated at its discretion. 10

17 Attachment 2 Page 11 of 11 Trustees of Ebenezer United Methodist Church COMMONWEALTH/STATE OF CITY/COUNTY OF, to-wit: I, the undersigned, a Notary Public in and for the County and State aforesaid, do hereby certify that, has signed the foregoing document, and has personally acknowledged the same before me in my aforesaid jurisdiction for the corporation. GIVEN under my hand and seal this day of, My Commission Expires: Notary The Pence Group, Inc. By: Robert Frank Pence, President COMMONWEALTH/STATE OF CITY/COUNTY OF, to-wit: I, the undersigned, a Notary Public in and for the County and State aforesaid, do hereby certify that Robert Frank Pence, in his capacity as President of The Pence Group, Inc. has signed the foregoing document, and has personally acknowledged the same before me in my aforesaid jurisdiction for the corporation. GIVEN under my hand and seal this day of, My Commission Expires: Notary 11

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33 Attachment 5 Page 1 of 11 STAFFORD VILLAGE CENTER NEIGHBORHOOD DESIGN STANDARDS JANUARY 13, 2015 Revised June 8, 2015

34 Attachment 5 Page 2 of 11 PROJECT OVERVIEW Stafford Village Center will be designed and built as a mixed use project providing an exciting, dynamic location for people to live, work, and shop. Approximately 500,000 square feet of retail and office uses will be built in combination with 453 multi-family dwelling units. Sensitive architectural and site design will provide a pedestrian friendly atmosphere, accessible to people with disabilities, and will create a vibrant, mixed use destination. Stafford Village Center is located in a central location in Stafford County on Garrisonville Road (Route 610), easily accessible to the nearby Interstate 95 ramp, Quantico Marine Corps base, and Northern Virginia. ARCHITECTURAL FEATURES The following design standards shall be used to promote a consistent architectural character in Stafford Village Center by establishing a visual order and clarity for the overall look of the project. Materials and vernacular features, such as gabled roofs, decorative cornices, and cupolas, may be employed. Principal buildings, as labeled on the GDP, shall utilize a combination of materials, colors, decorative features, and variation of height to illustrate their significance. FACADES All facades shall be organized in a traditional fashion and depict scale and/or material distinctions that express a definitive architectural base, middle, and top. All primary facades shall consist of one or more of the following materials, in combinations such that the perceived heavier material shall generally be horizontally located below the lighter: Cast stone, coursed stone, tile stone, concrete tile, limestone, granite, brick, finished textured concrete masonry, glass, split-faced block, pre-cast concrete, iron, wood, decorative glass, decorative tile, composite siding (such as Hardiplank), formed moldings (such as Fypon, or other comparable materials), and pre-cast garages. The side and rear facades of all buildings shall consist of the same materials as the primary facade, but may include less decorative detail and variation. Aluminum siding and vinyl siding shall be permitted on a limited scale as part of a decorative element of a building s overall design. Unfinished tilt-up concrete panels and unfinished CMU (Concrete Masonry Units) shall be prohibited.

35 Attachment 5 Page 3 of 11 BUILDING MASSING The design intent is to integrate various forms, architectural features, colors, textures and materials, which together provide a warm, vibrant, and attractive ambiance. Such intent will require that the larger building facades vary and integrate features such as canopies, awnings, porticos, covered doorways or overhangs, facade reaches/projections, sculpted roof forms, arches, outdoor seating features and display windows. COLORS Dominant facade colors shall be low reflectance, subtle, neutral or earth toned (except when required to establish corporate identity). Traditional painted and/or distressed brick finishes (red or otherwise) will be allowed. Building trim and accents may feature brighter colors. AWNINGS & CANOPIES Awnings and canopies will be used at the street level of some buildings to protect pedestrians in inclement weather and add architectural interest to the buildings. Awnings and canopies shall be installed to allow a minimum of 8 feet and 15 feet maximum clearance above any sidewalk below. ARCHITECTURAL DESIGN PRINCIPLES Each new building design, expansion, or renovation must consider pedestrian and vehicular flow, parking, service, open space requirements, and future plans for Stafford Village Center. Building entrances and service areas will be appropriately placed and oriented for the specific location after considering their impact on the center as a whole. New buildings should not interfere with established pedestrian pathways. Proposed plans for future additions to buildings or for new buildings that will require construction in phases must be considered in the overall master plan for the site. Buildings should provide a unifying theme while maintaining each building s individual character. Reflective glass or mirrored glass as major design elements is not permitted. Efforts should be made to use clear glass on storefronts, windows and doors to promote the linkage of the interior and exterior of buildings. Opaque glass, cut glass, or stained glass may be appropriate in certain locations. While all sides of all buildings open to public view should ideally be treated with the same types and levels of building materials, due consideration shall be given for the appearance of service areas, service activities, utilities, and equipment necessary for the building function. Roof-top equipment shall be screened from public view by either parapet walls or roofmounted screens, recessing into the top floor of the building, or under sloped metal roofs.

36 Attachment 5 Page 4 of 11 Cooling towers and condensing units may be located on grade. If they are, they shall be screened and located away from pedestrian plazas and passive site areas where noise will detract from the human environment. Variations from the other standards set forth herein shall be permitted for corporate franchise design where the building functions as a trademark, provided the design is consistent with the overall provisions of this document. Reasonable attempts shall be made to incorporate architectural elements which are compatible with the overall theme and uniqueness of the development. SLOPED METAL ROOFS Aluminum 2-inch standing seam, High Seam Tee-Panel, or equivalent. GUTTERS AND EXPOSED FLASHING Aluminum with colors to match roof and/or surrounding building material color. Aluminum downspouts should match surrounding building material color. Roof-top storm drains shall be placed, when reasonably possible, on the interior of the outside wall and released underground into the site pipe system. LEVEL, FLAT OR SLOPED ROOFS Parapets for level roofs shall be not less than 18 inches above the abutting roof. Scuppers should be located to minimize staining on the building facade and incorporated as a design feature where possible. WINDOW AND STOREFRONT SYSTEM Color: Select color to match metal roof color, or color to match surrounding building materials. Smaller window sizes should be simulated divided or true divided lines with narrow line exterior mullions. EXTERIOR GLAZING Clear, low-e insulating glass. Any other partially reflective glass that is architecturally compatible with the balance of the project.

37 Attachment 5 Page 5 of 11 SITE DESIGN Paved Pedestrian Areas Paved pedestrian areas include walkways and special areas such as plazas or major pedestrian intersections. All walkways shall be constructed to meet County guidelines and other governing standards. Special attention shall be given to pedestrian walkways that cross over roads and service areas; they may include bollards and special paving. The crosswalks shall be constructed of decorative paving and have either the same decorative material in a contrasting pattern or concrete as an edging. Pedestrian plazas shall be designed as places for persons to gather and their use shall be encouraged. Their design may incorporate seating height walls or benches, shade structures, shade trees, bushes, flower beds, and other built or landscape features appropriate for the scale and location of the plaza within the development. Plazas and other special areas may be designated with decorative brick pavers, stamped concrete, concrete accents and borders. Lighting should be appropriate to encourage pedestrian use during evening hours. Service Areas Service areas including loading docks and maintenance storage areas are an important part of the operation of the development. Service areas shall be located away from pedestrian walkways, plazas, and building entries. They shall be screened with walls or a combination of screen walls, landscaping, and fencing. Multiple service areas should be grouped together if possible. Dumpsters Dumpsters will be positioned in a manner where they are easily accessible without interfering with on-site circulation. Dumpsters shall not be located directly in front of, or in immediate proximity to, HVAC air intakes or windows. Dumpsters shall be screened on three sides with 8-feet high minimum walls constructed of split-faced block, wood and/or brick. Walls shall be capped with a precast coping stone. Dumpster enclosures shall complement the structure that they support. Bollards may be located to protect the walls and access gates. Dumpsters may utilitze swing type gates constructed of metal, but chain link and other open designs shall not be permitted. Gates are encouraged to be ornamental in nature. An appropriate drain located underneath each dumpster pad and a frost-proof hose bibb located within 100 feet of each dumpster screen is recommended.

38 Attachment 5 Page 6 of 11 SITE FURNITURE Site furniture includes a variety of outdoor furnishings that are provided to increase the level of human comfort and involvement in exterior landscape spaces. Site furniture shall be highly visible to encourage its use, but integrated into the physical setting. Site furniture shall be located to provide accessibility and ease of maintenance. In order to deter theft and vandalism, furniture shall be of sturdy weight and construction, and be securely anchored to the paved surfaces. Daylight hours, proximity of lighting for safety, visibility, and typical activity in adjacent spaces, will be considered when placing furniture. Benches Benches shall be located in direct proximity to areas of typical pedestrian usage including walkways, within gathering spaces, and at building entrances. Benches shall complement, to the extent reasonably possible, the immediate environment in which they are located. Metal or stone benches may be used due to their durability and low level of required maintenance. All benches shall be placed on paved surfaces that are along pedestrian pathways that do not decrease the width of the pathway leading to them. Trash Receptacles Trash receptacles shall be located adjacent to seating areas, eating areas, building entrances, gathering spaces, and major pedestrian walkway intersections. There shall be sufficient numbers to provide convenience for waste disposal. Bicycle Racks Bicycle racks shall be located as close to primary destinations without locating them directly at building entrances or in areas of congestion. They should be contiguous with pedestrian pathways while allowing adequate maneuvering room. Bike storage locations shall be located as shown on the Generalized Development Plan and shall be adequately visible and sufficiently lit to ensure safety and security of the users. Bollards Bollards shall be provided, as needed, to define separation between pedestrian and vehicular areas, and to protect building and screen wall finishes at service areas.

39 Attachment 5 Page 7 of 11 LANDSCAPE AND STREETSCAPE DESIGN The landscape and streetscape design at Stafford Village Center is a very important characteristic in establishing the quality of the development. At this time, a comprehensive landscape design plan is not finalized, but the design intent shall consider the following standards: Trees Trees shall include a variety of shade and flowering trees and shall be selected in a way that gives character to the community. Trees shall be hardy to the area and meet the distinct requirements of their site. Street trees along principle travelways will be planted at a minimum of one (1) canopy tree or ten (10) Plant Unit Equivalents (see chart below) with a distance between each tree being of no less than 50 feet from the center of the next tree along the travelway. The trees may also be planted outside of the right of way or between the curb and sidewalk. Parking Lot Landscaping Parking lot landscaping shall be provided to result in a softened environment, balancing the extensively paved areas with landscaped areas of respite on available parking lot islands, at the perimeter of the lots and along the sidewalk edges. There shall be a minimum of nine (9) square feet of planting per surface parking space (i.e., not spaces located in parking garages or in subsurface parking areas) of interior parking lots, planted at eight (8) Plant Unit Equivalents per 300 square feet. The size of parking lot and street trees at the time of planting shall range from 1 to 3-inch calipers and ornamental trees shall have not less than 1-inch caliper, or 5 to 10 feet in height. Plant Unit Equivalents. Plant One (1) Canopy Tree One (1) Understory Tree One (1) Evergreen One (1) Shrub Plant Unit Equivalent (PUE) Ten (10) PUE Seven (7) PUE Seven (7) PUE One (1) PUE

40 Attachment 5 Page 8 of 11 The following are preferred, but not compulsory, species of shade and ornamental trees to be used at Stafford Village Center: Shade Trees Red Maple Pin Oak Willow Oak Little Leaf Linden Japanese Zelkova Foster s Holly American Elm London Planetree Purple Leaf Plum Bradford Pear White Pines Leyland Cyprus Ornamental Trees Eastern Redbud Kousa Dogwood White Dogwoods Red Dogwoods Flowering Dogwood Crape Myrtle Magnolia Species Flowering Cherry

41 Attachment 5 Page 9 of 11 Street Screens Street Screens may consist of trees, hedges, ornamental shrubs and plants. The vegetation shall be planted to grow to a minimum of 3 feet high within in two years of planting. LIGHTING Lighting increases visibility for safe vehicular and pedestrian movement, highlights site features such as plazas, sculptures and buildings, expands the period of use for outdoor spaces, and enhances security. Fixtures shall be located to properly illuminate selected areas and to blend with and accentuate the architectural and landscape design of the center. Soft lighting of the building entrances will be permitted, provided that the light source is generally shielded from view and that it complements the architecture. Any use of lighting that is in excess of amount necessary to achieve these objectives or detracts from the theme and appearance of Stafford Village Center will not be permitted. In order to achieve uniform appearance and identical color of lighting, all lighting will conform to the standards set forth below in this section. All exterior light fixtures and illuminated signs shall be designed, located, installed, and directed in such a manner as to prevent objectionable light trespass and glare across the property lines and/or disability glare at any location on or off of the property. All light parking lot, roadway, and service area lighting will be provided by full cut-off type fixtures to assure that the source is not seen from the streets or adjacent parcels. Lighting levels shall be in accordance with the Stafford Code Zoning Ordinance taking into consideration the applicable residential, commercial and/or retail uses of portions of the property, the location of the lighting fixtures, and the requirements of anchor tenants. Lighting of gas station aprons and under canopies shall be adequate to facilitate the activities taking place in such locations, but not be used to attract attention to the businesses (signs under the signage section of this guideline may be used for that purpose). Areas around the pump islands and under canopies shall be illuminated in accordance with the maintained horizontal luminance recommendation as established by the Illuminating Engineers Society of North America (IES) as of the date of this document. Pedestrian lighting fixtures shall be located along main roads and within 20 feet of building perimeters unless approved at different locations as part of the lighting study to be submitted at site plan (the mounting height of a fixture shall be defined as the vertical distance from the grade elevation of the surface being illuminated to the bottom of the lighting fixture). Plants should not be located in such a way as to block the light source to these areas. Maintenance personnel shall routinely perform surveys of the light fixture after daylight hours to locate non-working fixtures. Metal Halide lamps are recommended in addition to photocells and timers to prolong lamp life and conserve energy. Specialty lighting includes, but is not necessarily limited to, lighting for building facades, trees, landscaping, monumental signs, and hardscape. The selection of specialty lighting types is dictated by photometric data, desired light levels, design and architectural motif, and any necessary screening to complement the lighting.

42 Attachment 5 Page 10 of 11 SIGNAGE The intent of site and building signage is two-fold: (a) to identify and promote business and activities located on the project; and, (b) to provide a means for pedestrians and motorists to locate destinations without confusion and without having a negative impact on the visual character of the site and buildings within Stafford Village Center. As in building design, regulations must be established for signage so that a visual order and clarity for the overall look of the center is maintained. The design and color scheme for all signage shall be compatible with the color, design, and materials of the buildings. Site directional, parking identity, utility, traffic regulatory, and temporary signage are to be used wherever required, and additional signage may be used, as determined by the property owners. Freestanding signs, similar to those signs shown in the two photographs at the bottom of this page, shall be a maximum height of 30 feet and a maximum width of 20 feet, may have two or more faces, and must be in compliance with the County Zoning Ordinance. Example of a Freestanding Sign Example of a Freestanding Sign

43 Attachment 5 Page 11 of 11 Canopy signs serving automobile fuel stations shall be no more than 20 feet high, and use colors and materials compatible with the development and these standards. There shall be no backlighting used for the canopy, and the pillars shall utilize a brick facade. Example of Typical Canopy Serving Fuel Stations