STAFF REPORT. Proffer Amendment #PLN , Rivergate Proffer Amendment (Woodbridge Magisterial District)

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1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) FAX (703) OFFICE Internet Christopher M. Price, AICP Director of Planning August 29, 2014 STAFF REPORT Proffer Amendment #PLN , Rivergate Proffer Amendment (Woodbridge Magisterial District) Planning Commission Public Hearing Date: September 17, 2014 Staff Recommendation: Approval I. Background is as follows: A. Request This is a request to amend the proffers for REZ #PLN to reduce the height and number of buildings containing 720 multi-family dwelling units from three 15-story buildings atop three levels of parking to two 5- to 6-story buildings surrounding an internal parking structure, to amend the site layout, and to create a streetscape oriented urban design. The amendment establishes a minimum number of dwelling units (540) and a minimum 5-story building height. In addition to other associated changes, the applicant requests a modification of the minimum tree canopy from 10% to 9%. Uses Current PMR Zoning Requested PMR Zoning Number of Units Maximum of 720 multi-family dwellings with no established minimum units number Maximum of 720 multi-family dwellings with a minimum of 540 multi-family dwelling units Number of Buildings Maximum of 3 Maximum of 2 Building Height Setbacks 15 stories with 3 parking levels 5 to 6 stories (minimum) Front = 35 ft. Side = 25 ft. Rear = 50 ft. Front = 35 ft. reqd., >35 ft. provd. Side = 25 ft. reqd, >25 ft. provd. Rear = 50 ft.reqd., >50 ft. provd. Buffers Type C (50 ft.) adjoining commercial Type A (15 ft.) adjoining multi-family Type B (30 ft.) requesting a variable width buffer Type C requesting a variable width buffer Open Space Minimum of 30% Provided 35% An Equal Opportunity Employer

2 PRA # PLN , Rivergate Proffer Amendment August 29, 2014 Page 2 B. Site Location The ± acre site is located on the northwest corner of Annapolis Way and Marina Way, ± 500 feet northeast of Route 1 (see maps in Attachment A). The site is identified on County maps as GPIN C. Comprehensive Plan The site is designated UMU, Urban Mixed Use, as part of the North Woodbridge study area of the Potomac Communities Revitalization Plan. D. Zoning The site is zoned PMR, Planned Mixed Residential, with UHDR, Urban High Density Residential zoning sub-designation. E. Surrounding Land Uses The area to the northeast contains a marina, a restaurant, and the Occoquan River, and to the northwest is vacant land. The area to the southeast across Marina Way contains a concrete plant with aggregate yard. Across Annapolis Way to the southwest is flex office. II. Current Situation is as follows: A. Planning Office Recommendation The Planning Office recommends approval of, for the following reasons: The proposal does not increase the maximum permitted residential units. The proposal redesigns the site to be more compatible with the vision of the Potomac Communities by removing the gated community provision, providing a minimum number of units, and requiring a minimum height. The proposal provides urban streetscape improvements, as proffered in the design guidelines, with improvements oriented toward Marina Way and Annapolis Way. Sidewalks, street trees and on-street parking provide pedestrian-scaled improvements and an urban context for the community. The proposal provides for infrastructure improvements to Annapolis Way and Marina Way and constructs a portion of the Potomac Heritage National Scenic Trail. The proposal increases the open space above the minimum required 30% and eliminates the previously approved waiver for minimum open space. B. Planning Commission Public Hearing A public hearing before the Planning Commission has been advertised for September 17, III. Issues in order of importance are as follows: A. Comprehensive Plan 1. Long-Range Land Use Are the proposed uses consistent with those uses intended by the UMU designation?

3 PRA # PLN , Rivergate Proffer Amendment August 29, 2014 Page 3 2. Level of Service (LOS) How does the proposal address the Policy Guide for Monetary Contributions? B. Community Input Have members of the community raised any issues? C. Other Jurisdictional Comments Have other jurisdictions raised any issues? D. Legal Uses of the Property What uses are allowed on the property? How are legal issues resulting from the Planning Commission action addressed? E. Timing When must the Planning Commission take action on this application? IV. Alternatives beginning with the staff recommendation are as follows: A. Recommend approval of, subject to the proffers dated August 29, 2014, found in Attachment C. 1. Comprehensive Plan a) Long-Range Land Use The land use designation of the site would remain UMU and the zoning would remain PMR, UHDR. The approved zoning district is consistent with the UMU designation and is in accordance with the Potomac Communities Revitalization Plan. The site would develop in a more integrated manner and establish a minimum density and height consistent with the land use designation. b) Level of Service (LOS) This proposal does not change the maximum number of permitted residential uses. The level of service impacts related to the request would continue to be mitigated by the proffered monetary contributions as originally approved (and escalated per the 2004 proffer policy). In addition to the minimum LOS proffered, the applicant is constructing infrastructure improvements for which they are not requesting credit. The approved LOS amounts are as follows: LOS per unit or acreage Existing Proffered Contribution Libraries $274,320 Parks & Open Space $1,928,880 Schools $1,686,240 Transportation $3,785,760 Water Quality $1,023 Fire and Rescue $367,200 Housing $180,000 Total $8,223,423.00

4 PRA # PLN , Rivergate Proffer Amendment August 29, 2014 Page 4 Based on the development of 720 units (as previously approved and as proposed) the escalated value of this previously proffered contribution will increase by $1,158, to a total of $9,381, at the end of the year. 2. Community Input Notice of the rezoning request has been transmitted to property owners within 200 feet of the site. Several citizen groups, including Lake Ridge Occoquan Coles Civic Association-Planning Environment Land- Use and Transportation Committee (LOCCA-PELT) and Occoquan Lake Ridge Civic Association (ORLCA) have submitted letters of support for this amendment. LOCCA-PELT has also recommended several enhancements to the project including initial landscaping at the corner of Annapolis Way and Marina Way and a rooftop garden and deck. The applicant has included the initial landscaping toward the intersection of Annapolis Way and Marina Way. 3. Other Jurisdictional Comments The project is located within the notification area of Fairfax County. No comments have been received to date. 4. Legal Uses of the Property The rezoning site could be developed with uses permitted in the PMR zoning district, as proffered. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s office. 5. Timing The Planning Commission has until December 16, 2014, 90 days from the first public hearing date, to take action on this proposal. A recommendation of denial of the PRA would meet the 90-day requirement. B. Recommend denial of. 1. Comprehensive Plan a) Long-Range Land Use The site could develop based on the existing approved proffers, which includes a gated community provision, orientation of buildings away from the street and no minimum number of units or building height. b) Level of Service Denial maintains the previously approved level of service. 2. Community Input Notice of the PRA request has been transmitted to property owners within 200 feet of the site. Several citizens called to inquire about the proposal but did not specify support or opposition. 3. Other Jurisdictional Comments The project is located within the notification area of Fairfax County. No comments have been received to date.

5 PRA # PLN , Rivergate Proffer Amendment August 29, 2014 Page 5 4. Legal Uses of the Property Those uses allowed in the PMR zoning district would be permitted, as proffered. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s office. 5. Timing The Planning Commission has until December 16, 2014, 90 days from the first public hearing date, to take action on this proposal. A recommendation of approval of the PRA would meet the 90-day requirement. V. Recommendation is that the Planning Commission concurs with Alternative A and recommends approval of. Staff: Rebecca Horner, AICP, x6854 Attachments A. Area Maps B. Staff Analysis C. Proffer Statement D. MZP E. Design Guidelines F. Historical Commission Resolution G. Environmental Constraints Analysis

6 Attachment A Maps VICINITY MAP PRA # PLN , Rivergate Proffer Amendment Page A-1

7 Attachment A Maps AERIAL MAP Page A-2

8 Attachment A Maps LONG-RANGE LAND USE MAP Page A-3

9 Attachment A Maps EXISTING ZONING MAP Page A-4

10 Attachment B - Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval The following is a summary of staff s analysis of this request to amend the proffers on this ± acre site which is zoned PMR. This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report. Plan Consistency Reasons Long-Range Land Use Yes The site is classified UMU and is part of the North Woodbridge study area of the Potomac Communities Revitalization Plan. The Plan recommends mixed-use development or at least wellintegrated development. The amendment provides more opportunity for integration with future development by eliminating the gated community. The proposed configuration provides a streetscape that will signify a development which helps catalyze regional prominence, as specified in the North Woodbridge study area of the Potomac Revitalization Plan. Community Design Yes The layout better integrates with the corridor by eliminating the gated community and providing an urban streetscape. The proposal establishes a minimum height and minimum density, which are more consistent with the Potomac Revitalization Plan. The proposal provides for integration of the Potomac Heritage National Scenic Trail around the site which provides well-integrated recreational opportunities. The development provides open space in excess of the minimum required. This residential development will have a presence along Marina Way. Cultural Resources Yes A Phase I survey has been conducted and identified that no further work was recommended. Environment Yes The site contains mostly scrub vegetation and slopes downward toward north of the Occoquan River. There is no RPA on-site and a small portion of flood plain in the northeast corner of the site. That area will not contain buildings. The proposal clears the entire site. The applicant proffered $75 per acre for water quality purposes. Fire and Rescue Yes The applicant has proffered a monetary contribution according to the guidelines established during the existing proffered rezoning. The site is within the recommended response times but the nearest station is overcapacity. Housing Yes A monetary contribution of $250 per dwelling to the Housing Preservation and Development Fund is proffered to help address the need for affordable housing in the County. Page B-1

11 Attachment B - Staff Analysis Library Yes The applicant has proffered a monetary contribution according to the guidelines established during the existing proffered rezoning. Parks, Open Spaces and Trails Yes The applicant has proffered a monetary contribution according to the guidelines established during the existing proffered rezoning. The applicant has also proffered to provide on-site recreational facilities including two pools, a sand volleyball court, recreation rooms and a segment of the Potomac Heritage National Scenic Trail. Police Yes No significant impact to police services is anticipated. Potable Water Yes As proffered, the applicant shall construct all on-site and off-site public water facilities. Sanitary Sewer Yes As proffered, the applicant shall construct all on-site and off-site public sewer facilities. Schools Yes The applicant has proffered a monetary contribution according to the guidelines established during the existing proffered rezoning. Transportation Yes The applicant has proffered a monetary contribution according to the guidelines established during the existing proffered rezoning. The applicant continues to proffer improvements to Annapolis Way and has added a proffer to improve Marina Way, a private street, to DCSM standards. The applicant also continues to request a parking modification due to the availability of public transportation in this area. A shuttle bus service proffer to the Woodbridge VRE station has been modified to place a 5-year limit based on possible alternative service being available in the future. Internal sidewalks are provided throughout the development and a segment of the Potomac Heritage National Scenic Trail continues to be provided through the site. Page B-2

12 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 Future Land Use Map Designation Northeast Marina, Restaurant and office UMU B-1 Zoning Northwest Vacant land UMU R-16 & B-1 Southeast Southwest Across Marina Way concrete plant with aggregate yard Across Annapolis Way flex office space UMU M-1 UMU B-1 & M-1 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 for residents and employers needs. The Long Range Land Use Plan sets out policies and action strategies that further the County s goal of concentrating population, jobs, and infrastructure within vibrant, walkable, mixed-use centers serviced by transit. In addition to delineating land uses on the Long Range Land Use Map, the plan includes smart growth principles that promote a countywide pattern of land use that encourages fiscally sound development and achieves a high-quality living environment; promotes distinct centers of commerce and centers of community; complements and respects our cultural and natural resources, and preserves historic landscapes and site-specific cultural resources; provides adequate recreational, park, open space and trail amenities that contribute to a high quality of life for county residents; and revitalizes, protects, and preserves existing neighborhoods. This site is located within the development area of the County and is classified UMU as part of the North Woodbridge study area of the Potomac Communities Revitalization Plan. The following table summarizes the uses and densities intended within the UMU designation: Page B-3

13 Attachment B - Staff Analysis Long-Range Land Use Plan Classification Urban Mixed Use (UMU) Land Uses Intended Urban Mixed Use provides for a coordinated project, or integrated group of projects, consisting of at least three components residential, office or regional employment, and recreation combined to take full advantage of properties with excellent transportation access. Additional uses, such as neighborhood or general commercial, may be included in a UMU area, but not to the exclusion of any of the required land use components. The actual mix and intensity of uses in UMU areas may vary based upon the surrounding land uses and transportation access, and each individual property within the UMU need not contain more than one use. However, no mixed-use development should occur until such time as a county-initiated master zoning plan has been developed with the affected property owners and approved by the Board of Supervisors for all properties within any UMU boundary. Such master zoning plan shall incorporate, within that UMU boundary, the three required land use components. Mass-transit shall be included in any UMU development, with pedestrian connections to the various uses. Pedestrian connections to neighboring development should also be encouraged. This designation is intended to be planned for Potomac Communities, and may be planned within centers of commerce and centers of community given the designation contributes to the overall vision of the Center Overlay as defined in this chapter. The site is located on the north side of the intersection of Annapolis Way and Marina Way approximately 500 feet north east of its intersection with Route 1 and is zoned PMR, UHDR. This request would amend the proffers on ±13.64 acres to allow a minimum 5-story building for a minimum of 540 dwelling units. The site could contain up to 720 multi-family dwelling units in the form of two mid-rise buildings at a density of dwelling units per gross acre. Proposal s Strengths Zoning Consistency The PMR zoning classification is identified as a district which implements the UMU planning designation, albeit in concert with other non-residential districts, specifically office or regional employment districts. Density The success and functionality of the UMU, especially in the North Woodbridge study area, is particularly dependent on a residential density. The residential density in this study area should be well over 30 units per acre. The amendment meets and exceeds this goal even if the proposal does not maximize development and instead only opts for the minimum number of units which is 540 or 39.6 dwelling units per acre. Page B-4

14 Attachment B - Staff Analysis Minimum Commitments The applicant includes a proffered minimum number of units (540) and minimum five-story buildings. The existing approved project did not include a commitment to a minimum number of dwelling units nor a minimum height. As currently approved and proffered, the site could develop with less than 540 dwelling units contained within three- and four-story buildings that are oriented inward to the site and within a gated community. Proposal s Weaknesses Building Types Mix The proposed buildings would be classified as mid-rise multi-family dwelling buildings. The PMR District indicates that a minimum of two housing types should be included. In addition to mid-rise buildings, the UHDR recommends high-rise building types. Additionally, the Potomac Communities Revitalization Plan recommends high-rise buildings in this portion of the County. The mid-rise building type consumes the site with building footprints, structured parking that occupies a separate footprint from the buildings, access roadways and surface parking. This portion of the Potomac Communities calls for the most urban form of development in the County. 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. The applicant has provided a Master Zoning Plan proffers to develop the site in substantial conformance with the layout. The proposal depicts a layout which is better integrated into the community by removing the gated community provision and provides an urban streetscape along Marina Way. While the design is partially dependent on a series of waivers and modifications, staff believes they are justified in helping achieve the urban nature of the proposed amendment. Proposal s Strengths Building Orientation and Materials The applicant has proffered to provide streetscape treatments to the buildings along Marina Way and Annapolis Way including brick and stone veneer facing. Page B-5

15 Attachment B - Staff Analysis Streetscape The applicant has agreed to provide a streetscape along Marina Way to be constructed in conjunction with Building 1. Streetscape improvements include on-street parallel parking, street trees and the Potomac Heritage National Scenic Trail. Integration The applicant proposes to remove the gated community provision of the existing approved proffered rezoning, which better integrates the proposed development into the existing corridor. Open Space The applicant proposes to increase the open space on site, in excess of the minimum, to 35%, which eliminates the need for a waiver that was previously approved with the existing proffered rezoning. Proposal s Weaknesses Waivers and Modifications The proposal continues to request several modifications, most of which were approved with the existing proffered rezoning. The proposal as requested cannot be accommodated on the site without the benefit of a number of buffer, setback, and tree canopy waivers. The applicant indicated in their justification that these are needed to achieve the urban nature of the proposed development. Staff concurs with this justification. On balance, this application is found to be consistent with the relevant components of the Community Design Plan. Cultural Resources Plan Analysis Prince William County promotes the identification, evaluation, and protection of cultural resource sites throughout the County, as well as the tourism opportunities these sites present. The Cultural Resources Plan recommends identifying, preserving, and protecting Prince William County s significant historical, archaeological, architectural, and other cultural resources including those significant to the County s minority communities for the benefit of all of the County s citizens and visitors. To facilitate the identification and protection of known significant properties that have cultural resource values worthy of preservation, the land use classification County Registered Historic Site (CRHS) is used in the Comprehensive Plan. The plan includes areas of potentially significant known but ill-defined or suspected pre-historic sites, Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic sites, and encourages the identification, preservation, protection, and maintenance of all cemeteries and/or gravesites located within the County. A Phase I Archaeological Study was conducted on the subject site but no further study was recommended. Page B-6

16 Attachment B - Staff Analysis Proposal s Strengths Phase I Archeological Study The applicant had previously conducted a Phase I Archaeological Study on the site. No archaeological site was found but one architectural site was found. It retained little integrity, so no further study was recommended. 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 the natural environment to coexist 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. The applicant submitted an environmental constraint analysis. The site contains no Resource Protection Area (RPA) and only a small area of floodplain exists on the northeastern corner of the site. The site contains approximately 17% of its area as steep slopes, which are located toward the center of the site, but none are identified as containing highly erodible soils. The site is mostly covered with scrub vegetation. The previous proposal and approval disturbed the entire site as does this amendment request. The site is located in Subwatershed #450 which drains to the Occoquan River in the Occoquan River watershed. Proposal s Strengths Water Quality The applicant has proffered to make a monetary contribution in the sum of $75.00 per acre to the Board of County Supervisors for the purpose of monitoring water quality, stream restoration projects, and/or drainage improvements. Stormwater Management The proffered transportation and utility plan identifies two possible stormwater/bmp facilities under surface parking areas in the northernmost corner of the site. Final location will be determined during the site plan approval process. Page B-7

17 Attachment B - Staff Analysis Mass Transit The development enhances the opportunity for residents to use mass transit (VRE and commuter lots) by providing shuttle service, thereby reducing automobile traffic and the associated air pollution. Proposal s Weaknesses Limits of Clearing and Grading The entire site will be cleared and graded to accommodate the development. Re-vegetation with indigenous materials will be provided as shown on the open space and buffer plan. Density in Proximity to Environmentally Sensitive Areas The Comprehensive Plan recommended densities at the low end of the range of the land use classification near areas identified as Environmental Resource (ER). Although there is no ER on this site, there is abutting ER on the site immediately west of the Rivergate property. 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 protecting lives, property, and the environment through timely, professional, humanitarian services essential to the health, safety, and well-being of the community. The plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility for fire and rescue facilities. The plan also includes recommendations to supplement response time and reduce risk of injury or death to County residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR) training, automatic external defibrillators (AED), and encourage installation of additional fire protection systems such as sprinklers, smoke detectors, and other architectural modifications. The site is closest to the OWL Botts Fire and Rescue Station (#2). It is estimated that there are approximately 3,231 responses per tactical unit at this station, which is over the recommended standard of 2,000 responses per unit. It is estimated that the response time for the site would be within the recommended 4.0-minute response time for fire suppression and basic life support and within the recommended 8.0-minute response time for advanced life support. The Fire and Rescue Association is currently reviewing the number of tactical units per station, and the numbers reported here are subject to revision. Proposal s Strengths Level of Service This proposal does not increase the amount of residential units approved on this site. The applicant has proffered a monetary contribution according to the guidelines established during the existing proffered rezoning. Page B-8

18 Attachment B - Staff Analysis Response Times The site is within the recommended 4.0 and 8.0-minute response times for basic life support, fire suppression and advanced life support. Fire and Rescue Communication Coverage The proffers include a commitment to work with the County to incorporate adequate communication coverage in the building prior to the approval of building plans. Elevator Access The proffers include a commitment to include at least one elevator in each building that can accommodate a hospital gurney lying flat, along with emergency personnel. Proposal s Weaknesses Station Workload The responses per tactical unit from the closest station are over the recommended standard. 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. The plan encourages provision of affordable housing units or the support of the housing trust fund by applicants. Proposal s Strengths Level of Service The applicant has proffered to provide $250 per unit for the Housing Preservation and Development Fund. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Housing Plan. Page B-9

19 Library Plan Analysis Attachment B - Staff 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 nearest library to the proposed project area is Potomac Community Library located at 2201 Opitz Boulevard, Woodbridge, Virginia. It is estimated that the proposed development will generate a need for additional library space and volumes of books and periodicals. The resultant capital cost expenditure needed to meet LOS for libraries currently is approximately $300,960 ($418 x 720 multi-family dwelling units). The applicant has proffered $274,320, which is below the policy guidelines. Proposal s Strengths Level of Service This proposal does not increase the number of residential units approved on this site. The applicant has proffered a monetary contribution according to the guidelines established during the existing proffered rezoning. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Library Plan. Parks, Open Space and Trails Plan Analysis The quality of life for residents of Prince William County is linked closely to the development and management of a well-maintained system of parks, trails, and open space. Prince William County contains a diversity of park, open space, and trail resources. These parklands, open spaces, and recreational facilities play a key role in shaping both the landscape and the quality of life of Prince William County residents through the conservation of natural and cultural resources, protection of environmental quality, and provision of recreational facilities. The Parks, Open Space and Trails Plan sets out policies and action strategies that further the County s goal of providing park lands and recreational facilities of a quantity, variety, and quality appropriate to meet the needs of the current and future residents of Prince William County. The plan includes recommendations to preserve existing protected open space, maintain high quality open space, expand the amount of protected open space within the County, and to plan and implement a comprehensive countywide network of trails. Page B-10

20 Attachment B - Staff Analysis The proposed residential development is near the following area parks and trails: Type Neighborhood Community Regional Trails Linear/Resource None Name Riverbend Park, Hammill Mill Park & Hylbrook Park Veterans Memorial Park & Chinn Aquatic and Fitness Center Potomac Heritage National Scenic Trail None Development of the site as proposed will generate a need for an additional acres of parks accessible to the general public (70 acres/1,000 population), including acres of county parkland (15 acres/1,000 population), and capital cost expenditures of approximately $2,248, Proposal s Strengths On-Site Recreation The applicant has proffered to provide on-site recreational facilities including two pools, a sand volleyball court, recreation rooms and a segment of the Potomac Heritage National Scenic Trail. Level of Service This proposal does not increase the amount of residential units approved on this site. The applicant has proffered a monetary contribution according to the guidelines established during the existing proffered rezoning. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Parks, Open Space and Trails Plan. Police Plan Analysis Residents and businesses expect a high level of police service for their community. This service increases the sense of safety and protects community investments. The Police Plan is designed to promote Prince William County s public safety strategic goal to continue to be a safe community, reduce criminal activity, and prevent personal injury and loss of life and property, as well as to ensure effective and timely responses throughout the County. This plan encourages funding and locating future police facilities to maximize public accessibility and police visibility, as well as to permit effective, timely response to citizen needs and concerns. The plan recommends educational Page B-11

21 Attachment B - Staff Analysis initiatives, such as Neighborhood and Business Watch, and Crime Prevention through Environmental Design (CPTED), which encourages new development to be designed in a way that enhances crime prevention. The plan also encourages effective and reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center. Proposal s Strengths Safety and Security Measures The Police Department has recommended the safety and security measures that should be incorporated into the design of the site. No significant impact to police services is anticipated. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Police 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 subject site but requires the construction of off-site facilities. The property is within the Prince William County Service Authority service area for water. All water and sewer easements will be extended to property lines, spite strips shall not be permitted. Two water main connections to the existing 10-inch cast iron main in Featherstone Road shall be made with two mains serving the property forming a loop for reliability and water quality assurance. Additional water main construction may be required in order to provide required fire protection hydrant coverage and fire flows. Proposal s Strengths Water Connection The applicant is required to comply with Zoning Ordinance Section , which mandates connection of the site to public water service. The proffers require the applicant construct all on-site and off-site water utility improvements necessary to develop the subject use. Page B-12

22 Attachment B - Staff Analysis Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. Sanitary Sewer Plan Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The Sanitary Sewer Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound sanitary 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 Semi-Rural Residential (SRR), as well as the rural area. Public sewer is available to the subject site but may require the construction of off-site facilities. The property is within the Prince William County Service Authority service area for sewer service. Off-site easements will be required. Proposal s Strengths Sewer Connection The applicant is required to comply with Zoning Ordinance Section , which mandates connection of the site to public sewer service. The proffers require the applicant to construct all on-site and off-site sewer utility improvements necessary to develop the subject use. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Sanitary Sewer 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, sitting criteria, compatible uses, and community use of school facilities. Page B-13

23 Attachment B - Staff Analysis The Schools Plan establishes level of service (LOS) standards for schools countywide, based on available or projected program capabilities. The Schools Plan recommends that proposed developments offset impacts on County schools by providing land for future schools and/or monetary contributions for construction of schools. The proposed residential development is near the following schools: School Capacity Enrollment Belmont Elementary (101.9%) Fred Lynn Middle 1, (84.8%) Freedom High 2,053 1,920 (93.5%) Based on figures provided in a Schools memo November 14, Student generation is 132 for elementary school, 54 for middle school, and 60 for high school for a total of 246 students. The following projects will likely provide relief for school capacity in this part of the County. A 4-classroom addition is planned for Belmont Elementary for completion September Proposal s Strengths Individual School Capacity The high school and middle school in this area are currently within capacity. Level of Service This proposal does not increase the amount of residential units approved on this site. The applicant has proffered a monetary contribution according to the guidelines established during the existing proffered rezoning. Proposal s Weaknesses Individual School Capacity The elementary school in this area are currently exceeds capacity. On balance, this application is found to be consistent with the relevant components of the Schools Plan. Page B-14

24 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 creating and sustaining an environmentally friendly, multi-modal transportation system that meets the demands for intra- and inter-county trips, is integrated with existing and planned development, and provides a network of safe, efficient, and accessible modes of travel. The plan includes recommendations addressing safety, minimizing conflicts with environmental and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel modes, minimizing projected trip demand, and providing sufficient network capacity. Projects should include strategies that result in a level of service (LOS) of D or better on all roadway corridors and intersections, reduce traffic demand through transportation demand management strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian and bicycle pathways, and improved and coordinated access to transit facilities. The applicant continues to proffer improvements to Annapolis Way, including constructing an additional left turn lane on eastbound Annapolis Way at its intersection with Route 1, construct a four-lane divided roadway along the frontage of the property from the existing terminus of the road to the entrance of the property, construct a right turn lane at the entrance and shall dedicate additional right-of-way for the turn lane. The applicant added a proffer to improve Marina Way, a private street, to DCSM standards. The applicant also continues to request a parking modification due to the availability of public transportation in this area. A shuttle bus service proffer to the Woodbridge VRE station has been modified to include a five-year minimum operational period based on possible alternative service being available in the future. Internal sidewalks are provided throughout the development and a segment of the Potomac Heritage National Scenic Trail continues to be provided through the site. Proposal s Strengths Pedestrian Connections The applicant has shown and proffered to provide five-foot wide sidewalks along Annapolis Way, in addition to constructing a portion of the Potomac Heritage National Scenic Trail along Marina Way and the northern boundary of the property. The applicant provides internal sidewalk connections. Annapolis Way The applicant has proffered improvements to Annapolis way, including left and right turn lanes. Marina Way The applicant has proffered to improve Marina Way to DCSM standards. Level of Service This proposal does not increase the amount of residential units approved on this site. The applicant has proffered a monetary contribution according to the guidelines established during the existing proffered rezoning. Page B-15

25 Attachment B - Staff Analysis Shuttle Bus The applicant has proposed to provide shuttle bus service from the subject property to the Woodbridge VRE station for a minimum of five years. The existing proposed proffers established no minimum timeframe of operation. 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: None identified. Minimum Design Criteria Staff and other agencies that have reviewed the proposal noted the following minimum design criteria. The development proposal will be reviewed for compliance with all minimum standards at the time that the applicant submits detailed site development information prior to the issuance of construction permits. The listing of these issues is provided to ensure that these concerns are a part of the development record. Such issues are more appropriately addressed during the site plan review. None identified. Page B-16

26 Attachment B - Staff Analysis Agency Comments The following agencies have reviewed the proposal and their comments have been summarized in relevant Comprehensive Plan chapters of this report. Individual comments are in the case file in the Office of Planning: Planning Office, Case Manager Historical Commission County Archaeology Police Department VDOT Department of Transportation Public Works, Watershed Management Department of Parks and Recreation Schools Library Housing Service Authority Zoning Page B-17

27 PROFFER STATEMENT Attachment C Proffers dated August 29, 2014 RE: REZ #PLN PRA #PLN , Rivergate Record Owner: Mandy Leigh Krauss, Richard L. Krauss, Trustee Under the Richard L. Krauss Living Trust, Richard Roberts Lynn, Caroline A. Lynn and Marina Way, LLC Record Owner: Rivergate Holdings, L.C. Property: GPINs , (portion), , and Property: GPIN (the "Property") Woodbridge Magisterial District Acres B-1, General Business and M-1, Heavy Industrial to PMR, Planned Mixed Residential Date: December 2August 29, 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, including REZ #87-71PLN In the event the above referenced rezoning is not granted as applied for by Applicant, these proffers shall be withdrawn and are null and void and the proffers associated with REZ #87-71 PLN shall remain in full force and effect to the extent said proffers are applicable to a portion of the subject Property. 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 below shall be provided at the time of development of the portion of the site served by the improvement, unless otherwise specified. The terms "Applicant" and "Developer" shall include all future owners and successors in interest. References in this Proffer Statement to plans and exhibits shall include the following: 1.Master PMR Zoning Plan Rivergate prepared by The Engineering Groupe, Inc, and dated May 2514, , last revised October 26July 9, ("MZP"), consisting of the following sheets: a. Master Zoning Plan Land Use Plan ("Land Use Plan") b. Transportation & Utilities Plan ("Transportation Plan") c. Open Space/Buffer Plan (" Landscape & Open Space Plan ("Landscape Plan") d. Illustrative Plan ("Illustrative Plan") 2."Design Guidelines Rivergate" dated May 25July 2014, 2005, last revised October 26, 2005 ("Design Guidelines") Page C-1

28 TRANSPORTATION Attachment C Proffers dated August 29, Annapolis Way a. Provided that all necessary Virginia Department of Transportation (VDOT) and Prince William County approvals are obtained, the Applicant shall construct within existing right of way an additional left turn lane on eastbound Annapolis Way at its intersection with Route 1. Said improvement shall be shown on the first final site plan for the Property and shall be constructed in conjunction with the first building. The final design of said improvement shall be determined in consultation with the County and VDOT at the time the improvement is shown on said site plan with flexibility to address the ongoing design and construction of the Route 1/Route 123 interchange improvements to the extent said improvements impact said turn lane. b. Provided that all necessary VDOT and Prince William County approvals are obtained, the Applicant shall construct, within existing right of way for Annapolis Way, a four lane divided roadway along the frontage of the Property from the existing terminus of said road to the entrance to the Property. In addition, the Applicant shall construct a right turn lane as required at the entrance, and shall dedicate additional right of way to accommodate such turn lane, if necessary. Said road improvements, including sidewalks, shall be shown on the site plan for the first building constructed on the PropertyBuilding 2, as said Building is identified on the MZP, and shall be constructed with the first buildingbuilding 2. 1 c. In the event Annapolis Way has not been extended to the west beyond the Property prior to development of the Property, the Applicant shall escrow funds with Prince William County for the design and construction by others of a half section of a four lane divided roadway from the entrance to the Property on Annapolis Way to the northwestern boundary of the Property and a left turn lane at the entrance to the Property. Said funds shall be escrowed at the time the site plan for the Annapolis Way improvements set forth in proffer #1.b above is approved. 2 1 The right of way for the Annapolis Way improvements, including the right turn lane, was satisfied with the right of way dedication with the approved site plan (# ). 2 The funds for this improvement have been escrowed with the County in connection with the approved site plan (# ). Page C-2

29 Attachment C Proffers dated August 29, Marina Way Provided all necessary County approvals are obtained, the Applicant shall construct improvements to existing Marina Way resulting in two 12' wide travel lanes and an 8' wide parking lane along the west side of the road, generally as said road is depicted in the Design Guidelines and the MZP. Said improvements shall be shown on the final site plan for Building 1 and shall be constructed in conjunction with said site plan. The final design of said improvements shall be determined in consultation with the County at the time the improvement is shown on said site plan with flexibility to address engineering and design considerations. 23. The Applicant shall provide a shuttle service to be operated and maintained by the condominium associationapplicant. Such shuttle service shall be operational by the time an occupancy permit is issued for the 100 th first residential unit on the Propertyin the second building constructed on the Property and shall be operational for a period of at least five (5) years or until such time as an alternate transit option providing service between the North Woodbridge-Urban Mixed Use area and the Woodbridge VRE and/or I-95 commuter parking lot is available, whichever occurs first. Said shuttle service shall provide transportation to the Woodbridge VRE Station, commuter parking lot(s), commuter bus stop(s) or transit center(s), and other points of interest, all as may be modified or added to by the condominium associationapplicant. This obligation shall be evidenced with a note on the final site plan for the first second residential building constructed on the Property. 34. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $5,258 per residential unit constructed on the Property to be used for transportation improvements. The proffered monetary contributions shall be applied to capital projects in the area of the subject rezoning that are identified in the Capital Improvement Program, 6-year road plan or other capital improvements projects adopted by the Board. The Board may also budget and appropriate these contributions or portion thereof to other specific capital projects. Said contribution shall be paid prior to and as a condition of the issuance of the building permit release letter for each residential building approved on the respective site plan and the amount paid shall be based on the total number of units in each building. 4. In the event there are approved plans and funding available to commence construction of the Route 1/Route 123 interchange improvements or another tangible transportation improvement in the North Woodbridge Study Area (as determined by the County), the Applicant's monetary contribution for transportation improvements set forth in proffer #3 above shall be applied to such improvements. In the event this occurs, at the written request of Prince William County and provided a final site plan for at least one of the residential buildings has been approved, the Applicant shall accelerate payment of the monetary contribution for transportation improvements set forth in proffer #3 above. In such case and within ninety (90) days of receipt of a written request from Prince William County, the Applicant shall pay the funds due pursuant to proffer #3 above or balance due based on 720 total number of units. Page C-3

30 Attachment C Proffers dated August 29, Upon issuance of the last occupancy permit for the first residential building constructed on the Property, the gatehouse located at the primary entrance to the Property from Annapolis Way shall be manned twenty-four (24) hours per day, seven (7) days per week. This obligation shall be evidenced with a note on the final site plan for the first residential building constructed on the Property. 6. The emergency vehicle access, as set forth in proffer #27 below and as reflected on the Transportation & Utilities Plan, that provides access to Marina Way shall, at the request of and subject to permitting by Prince William County, be opened for resident use for ingress and egress to the Property no later than upon the rezoning and redevelopment of that adjacent property located to the southeast of the subject Property, currently owned by Virginia Concrete Company, Inc. and identified by GPIN number , to a use compatible with that on the subject Property. 75. The Applicant shall provide bicycle rack(s) at each residential building constructed on the Property. Such bike rack(s) shall be shown on the final site plan for each building and shall be provided at the time construction is completed on each building. USES AND SITE DEVELOPMENT 86. All development on the Property shall be in substantial conformance with the layout set forth in the Illustrative Plan included in the Design Guidelines ("Illustrative Plan"). Minor modifications, including the exact location of travelways, roads, parking and buildings shall be determined at the time of final site plan. More substantial variation from the Illustrative Plan shall be permitted provided the integrity of the overall site layout is not compromised and subject to the concurrence of the Planning Director, or his designee. 97. The maximum number of multi-family residential units constructed on the Property shall not exceed 720 units. and shall be provided in two (2) buildings. A minimum of 540 multifamily residential units shall be constructed on the Property, which units may be located in one or a combination of both buildings to be constructed on the Property. 8. The residential structures shall be a minimum of five (5) stories, which shall not preclude portions of each structure being four to six stories in order to accommodate the existing grades of the adjacent roads with the building design, as reflected on the Design Guidelines. 10. All residential buildings shown on the final site plan(s) shall consist of a maximum of fifteen (15) residential stories above the parking garage levels, not to exceed a maximum height of 180 feet exclusive of parapet walls, rooftop equipment and elevator penthouse, as height is defined in the Zoning Ordinance at the time of this rezoning The Applicant shall have the right to use the existing structure located on the portion of the Property identified with GPIN , subject to required modifications, for purposes of sales administrative offices, leasing offices and /or unit models until such time that a residential building containing such uses is constructed on that portion of the Property. Page C-4

31 COMMUNITY DESIGN Attachment C Proffers dated August 29, All development on the Property shall be in substantial conformance with the design concepts and details set forth in the Design Guidelines. Modifications Minor modifications shall be permitted provided the overall concept is maintained. Should review and comment by any County and/or State agencies at the time of final site plan require more significant modifications to that which is depicted on the Illustrative Plan or in the Design Guidelines, such changes shall be coordinated with the Planning Director, or his designee, to ensure that the integrity of the overall site design is not compromised The architectural styles and materials of the residential buildings constructed on the Property shall be in substantial accordance with the elevations graphic and written descriptions depicted in the Design Guidelines. Minor modifications shall be permitted to building features such as, but not limited to, the number, location and dimensions of window and balcony tiers in order to accommodate the mix of units in each building and the mix of building features and variety of materials on the various facades throughout the community. Compliance with this proffer shall be evidenced with the submission to the Planning Office of building elevations at least two weeks prior to the issuance of the building permit release letter by the Planning Office The Applicant shall provide pedestrian connections between the residential buildings, community clubhouse amenities and parking on the Property and between the Property and adjacent properties in substantial conformance with the pedestrian network shown on the Transportation Plan. Said pedestrian network shall be reflected on each of the respective final site plans for the Property Landscaping shall be provided on the Property in substantial conformance with the Landscape Plan. Minor modifications shall be permitted based on final design and engineering at the time of site plan. Landscaping shown on the final site plan shall include native species appropriate to the location and climate of the area. In addition, other plant material specifically selected to address the needs and design goals of each area of the Property shall be utilized. Maintenance of the landscaping provided on the Property shall be the ongoing responsibility of the owners Applicant or an association except as set forth otherwise in proffer #20 belowestablished for such purposes. 14. The Applicant shall implement the streetscape along the Marina Way frontage of the Property at the time of and in conjunction with the development of Building 1, said improvements to be included on the site plan for Building 1. Said streetscape improvements shall include the on-street parallel parking, street trees and the Potomac Heritage National Scenic Trail (PHNSC) as generally shown on the Landscape Plan. 15. Signage 16a. An entrance feature/project identification sign, subject to the issuance of the applicable sign permitpermits, shall be provided permitted at the Annapolis Way entrance and/or Marina Way entrances to the Property. Any such entrance sign Page C-5

32 Attachment C Proffers dated August 29, 2014 provided shall be in substantial conformance with the plans and renderings for Entrance Signs as set forth in the Design Guidelines. b. A building/project identification sign, subject to the issuance of the applicable sign permits, shall be permitted on each building constructed on the Property. Any such building sign provided shall be in substantial conformance with the design and parameters for Building Signs as set forth in the Design Guidelines. c. All other signage for the project shall comply with the applicable regulations set forth in the Zoning Ordinance, to include all required sign permits. d. Maintenance of any signage provided on the Property shall be the ongoing responsibility of the Applicant or an association established for such purposes The Applicant shall provide a streetscape treatment along the Annapolis Way frontage of the Property in substantial conformance with the plans and sections section depicted in the Design Guidelines, said streetscape treatment to be reflected on the final site plan that includes the Annapolis Way improvements. The primary streetscape elements include a fourteen foot (14') wide sidewalk with street trees and decorative street lights, subject to the approval of the County and VDOTpedestrian zone located within the dedicated right of way 3. In addition, plantings shall be provided outside the right of way, said planting to be provided in substantial conformance with the Landscape Plan. Said streetscape treatment shall be constructed at the time the Annapolis Way improvements as set forth in proffer #1.b are constructed The Applicant shall contact a representative of the adjacent property owner, Virginia Concrete, and seek to obtain the right to provide supplemental plantings along the Marina Way frontage of the Virginia Concrete property (GPIN and ) to enhance the existing buffer/screening. Said request will be made at the time the first final site plan for the Property is submitted to Prince William County but a lack of or a negative response from the adjacent property owner shall not delay or hinder approval of the said site plan. A copy of all correspondence with said adjacent property owner on this matter shall be provided to the County to evidence compliance with this condition Fencing shall be provided around the perimeter of the Property and shown on the final site plan. The said fencing provided along the Annapolis Way frontage of the Property shall be of a type and nature as shown in the Design Guidelines and said fencing to be provided along the balance of the Property perimeter shall be of a type and nature as shown on the exhibit entitled "Perimeter Fencing", dated September 9, 2005, attached hereto as Exhibit A. 3 There is a recorded Agreement for the Maintenance of Sidewalk, Street Lights and Landscaping in State Maintained Right of Way (Instrument # ). 4 A copy of this correspondence was submitted to the County in connection with the site plan (# ) for the property. Page C-6

33 Attachment C Proffers dated August 29, Notwithstanding the commitments in Proffers #6, #10 and #11 above, the Applicant reserves the right to modify the footprint and design of Building 2 provided such modification(s) result in (i) an increase in the height of said building (within the height limit permitted for Mid-rise residential buildings), (ii) said building including structured parking, and (iii) the architectural design and building materials being compatible with Building 1. Any such modifications shall require the review and approval of the Planning Director, or his designee. PARKS AND RECREATION 20. The Applicant shall provide an urban public park, containing a minimum of 8,000 square feet of land, at the corner of Annapolis Way and Marina Way. Said park shall be developed with landscaping and street furniture generally as shown in the Design Guidelines in consultation with the Park Authority. Said park shall be identified on the final site plan for the third residential building constructed on the Property and shall be constructed at the time the third residential building is constructed. A public access easement shall be granted to Prince William County to allow for the use of said park by the general public at the time the Potomac Heritage Trail is open to public access. Maintenance of the park shall be the responsibility of the property owner until such time that the pubic access easement is granted, as set forth in proffer #21 below for the pedestrian trail, at which time Prince William County shall be responsible for the maintenance of said park The Applicant shall construct an eight foot (8') wide asphalt pedestrian trail within a twelve foot (12') wide easement along the southeastern and northeastern northern boundaries of the Property in the general location as shown on the Illustrative Plan, ultimately to be part of the Potomac Heritage National Scenic Trail (PHNST) planned by the County. Said trail shall meander be provided as a concrete sidewalk along the Marina Way frontage of the Property following the existing grade of Marina Way and shall be an asphalt trail along the northern boundary of the Property, both as shown on the Illustrative Plan. The Potomac Heritage Trail PHNST shall be shown on the final site plan plans for the third adjacent residential building buildings constructed on the Property and shall be constructed at the time the third adjacent residential building is constructed. At the time Prince William County acquires easements and constructs or causes to be constructed Potomac Heritage Trail links on adjacent properties to the east and west so as to provide for a continuous trail through this area and the County has established a security and maintenance program for the Potomac Heritage Traileach segment of the trail is constructed, the Applicant shall grant a public access easement to the County to allow for access and use of said trail by the general public of said trail. Maintenance of the said trail shall be the responsibility of the property owner until such time that the public access easement is created, at which time Prince William County shall be responsible for the maintenance of said trailcounty The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $2,679 per residential unit constructed on the Property to be used for parks and recreation facilities. Said contribution shall be made prior to and as a condition of the issuance of the building permit release letter for each residential building approved on the respective final site plan and the amount paid shall be based on the number Page C-7

34 Attachment C Proffers dated August 29, 2014 of units in each building. The Applicant shall receive a credit calculated against said contribution for the cost of construction of the urban public park and Potomac Heritage Trail PHNST as set forth in proffers #20 and #21proffer #16, said credit to be applied to the payment to be made in connection with the third second residential building constructed on the Property. Such credit shall not exceed the amount of the parks and recreation level of service contribution and said credit amount shall be reviewed and approved by the Department of Parks and Recreation. 21. The Applicant shall provide community amenities for each residential building constructed on the Property, said amenities for each building to include at a minimum a swimming pool (minimum water surface area of 1,500 sf) with sun deck, multi-purpose room, health/fitness center and business center. In addition, an outdoor volleyball court shall be provided on the Property with the specific material of the court surface to be determined at the time of final site plan, which may include but shall not be limited to sand, grass or artificial turf. The volleyball court shall be reflected on the site plan for Building 1 and the balance of the amenities shall be reflected on the site plan for each respective building. 23. The Applicant shall provide a community amenities building/area for the residential units located on the Property, said amenities to include at a minimum an indoor swimming pool with sun deck, health spa/fitness center, library/reading room, multi-purpose rooms, a business center and two (2) tennis courts. These amenities shall be shown on the first final site plan for a residential building on the Property. ENVIRONMENTAL The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $75.00 per acre for water quality monitoring. Said contribution shall be paid prior to and as a condition of the issuance of the first site development permit for each plan and shall be based on the acreage reflected on each such approved plan. 5 LIBRARIES The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $381 per residential unit constructed on the Property to be used for library purposes. Said contribution shall be paid prior to and as a condition of the issuance of a building permit release letter for each residential building approved on the respective final site plan and the amount paid shall be based on the number of units in each said building. FIRE & RESCUE The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $510 per residential unit constructed on the Property to be used for fire and rescue purposes. Said contribution shall be paid prior to and as a condition of 5 This proffer was satisfied with payment of the monetary contribution on March 2, 2007 (Receipt # ). Page C-8

35 Attachment C Proffers dated August 29, 2014 the issuance of a building permit release letter for each residential building approved on the respective final site plan and the amount paid shall be based on the number of units in each residential building. 27. The Applicant shall provide an emergency access for fire and rescue vehicles and said access shall be shown on the final site plan for that portion of the Property on which the emergency access is located. Said access shall be located on Marina Way and shall be designed with "Knox Box", break away gate or such other design as approved by the Fire Department. 28. The Applicant shall provide a gate in the perimeter fence along the northeastern boundary of the Property to provide emergency access for fire and rescue personnel and said access shall be shown on the final site plan for that portion of the Property on which said access is located. Said gate shall be a minimum of eight feet (8') in width and shall be of a design as approved by the Fire Department The Applicant shall work with the Fire Department County during the design and construction of the residential buildings parking structures on the Property to provide adequate communication coverage within the said buildings structures (e.g., "leaky wire" radio system or equivalent) in the event of an emergency. Compliance with this proffer shall be satisfied with the approval of the building plan by the Fire Department Each residential building constructed on the Property shall include at least one elevator large enough to accommodate a standard hospital gurney lying flat plus emergency personnel. Such elevator shall be shown on each building plan prior to the release of the building permit. SCHOOLS The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $2,342 per residential unit constructed on the Property to be used for school facilities. Said contribution shall be made on a per unit basis prior to and as a condition of the issuance of a building permit release letter for each residential building approved on the respective final site plan and the amount paid shall be based on the number of units in each said building. AFFORDABLE HOUSING The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ per residential unit constructed on the Property to be used for the Housing Preservation and Development Fund. Said contribution shall be paid prior to and as a condition of the issuance of a building permit release letter for each residential building approved on the respective final site plan and the amount paid shall be based on the number of units in each said building. Page C-9

36 WATER AND SEWER Attachment C Proffers dated August 29, The Property shall be served by public sanitary sewer and water and the Applicant shall be responsible for the costs and construction of those on and off-site improvements required in order to provide such service for the demand generated by the development on the Property Acceptance and approval of this rezoning application by the Board of County Supervisors authorizes extension and construction of water and sewer lines and facilities necessary to serve this property pursuant to the Virginia Code Section and the Prince William County Code Section The general locations of these facilities are as shown on the Transportation & Utilities Plan with the exact locations to be determined based on final engineering and as approved by Prince William County. MISCELLANEOUS In the event the monetary contributions set forth in the Proffer Statement are paid to the Prince William County Board of County Supervisors ("Board") within eighteen (18) months of the approval of this original rezoning (REZ #PLN ) on December 20, as applied for by the Applicant2005, 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 the approval of this the original rezoning (REZ #PLN ) on December 20, 2005 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 the approval of this rezoning Rezoning #PLN on December 20, 2005 to the most recently available CP1-U to the date the contributions are paid, subject to a cap of 6 percent (6%) per year, noncompounded The Applicant shall provide the Police Department with the name and telephone number for a point of contact throughout the course of the development of the Property for purposes of emergency contact, said information to be provided prior to the issuance of the first building permit for the Property. WAIVERS/MODIFICATIONS Modification of Section , of the Zoning Ordinance and Sections , and Tables 8-1 and 8-2 of the DCSM to modify waive the buffers between uses on the Property and adjacent properties to the north, east and west and to modify the buffer around the community recreation amenity. Buffers northwest, north and southeast. In lieu of said buffers, landscaping shall be provided in accordance with the following:substantial conformance with the Landscape Plan. a. Southeastern Boundary A modified buffer width along Marina Way ranging between 30' and 90' will be provided with a planting scheme as shown on the Open Space Plan. Within said buffer area, the Applicant shall construct the Potomac Heritage Trail as set forth in proffer #21 above. In addition, utilities may be located Page C-10

37 Attachment C Proffers dated August 29, 2014 within said buffer provided the planting scheme can be implemented. b. Northwestern Boundary Waiver of the 50' buffer along that portion of the property boundary adjoining commercial zoned property (approximately 85% of the boundary length). The adjacent property (GPIN ) is a mapped Resource Protection Area and, as such, will not be developed and will be retained in its existing natural state. c. Northeastern Boundary A modified buffer width along GPINs and ranging between 12' and 80' with a specific planting scheme as shown on the Open Space Plan. Within said buffer area, the Applicant shall construct the Potomac Heritage Trail as set forth in proffer #21 above. In addition, the existing ingress/egress easement and utilities may be located within said buffer provided the planting scheme can be implemented. d. Recreation Facility A minimum 5' wide landscape strip will be provided around the recreation center and said area will be landscaped in substantial accordance with the Open Space Plan Modification of Section of the Zoning Ordinance to allow a single unit type Pursuant to Section of the Zoning Ordinance, modification of Section (6)306.12(6) I of the Zoning Ordinance to allow a modification of the High-rise Midrise Residential Building development standards in accordance with the standards set forth in the Design Guidelines. 39. Modification of Section of the Zoning Ordinance (Accessory Buildings & Structures) to allow the gatehouse at the entrance to the Property to be located as shown on the Illustrative Plan. Notwithstanding, the gatehouse shall be located a minimum of 35' from the front property line abutting Annapolis Way In consideration of this development providing for the construction of a section of the Potomac Heritage National Scenic Trail (proffer #2118), providing shuttle service to the VRE and other locations in the area as determined by the residents of the development (proffer #2), 3) and providing bicycle rack(s) at each of the residential buildings constructed on the Property (proffer #7), and in light of the fact that there are no high rise condominium parking standards in the current DCSM due to the lack of such types of residential development in the County5), a modification of Section and Section 640 Table 6-8 of the DCSM is approved to create a parking standard at an overall ratio of 1.45 spaces per residential unit and to allow a reduction of loading spaces to allow one space per residential building for this project. This ratio includes thirty-four (34) spaces along the northeastern boundary of the Property as depicted on the Transportation Plan. The provision of these spaces is contingent upon County approval of this parking on a portion of an existing easement running for the benefit of Prince William County. In the event said parking spaces are not approved as identified on the Transportation Plan, the parking ratio shall be reduced proportionately. Page C-11

38 Attachment C Proffers dated August 29, In consideration of this development being a private gated community with a gatehouse that is manned seven days a week, 24 hours a day, (proffer #5), the provision of an emergency access on Marina Way (proffer #27), and the potential for a second access to Marina Way for the residents of the development at the time the adjacent property to the east redevelops (proffer # 6), a modification of Section of the DCSM is approved to allow a single entrance to the Property with a reduced divided section as shown on the Transportation and Utilities Plan and to allow such entrance to be designed generally as shown on the exhibit entitled "Rivergate Entrance Exhibit", prepared by The Engineering Groupe, Inc. and dated September 15, Waiver of the requirement of Section of the DCSM to allow the Property to be accessed via a private street.travelway carrying in excess of 1,000 vehicles per day (VPD) In consideration of the topographical features on the Property that limits the Applicant's ability to provide additional travelway connections through the Property and at the entrance of the Property, this development being a private gated community with private streets where the residents will be familiar with the on-site circulation and the fact that there will not be any through traffic on the Property, a waiver of Section of the DCSM is approved to allow parking lot travelways to exceed 600 vehicles per day. 39. Waiver of the requirement of Section of the Zoning Ordinance and Section of the DCSM to allow parking to abut a property line on the northern boundary of the property where it shares a common travelway with the adjacent commercial use for a portion of the northern boundary and modification of the requirement where a ten foot wide (10') setback is provided along a portion of the northern boundary but the planting standard cannot be achieved due to various existing utilities including water, sanitary sewer and storm drainage in the area. In addition, the parking setback and associated landscaping are waived along the southeastern boundary of the Property to accommodate parallel parking spaces along the private road. In lieu of said requirement, landscaping shall be provided in substantial conformance with the Landscape Plan. 40. Modification of Section of the DCSM to reduce the tree canopy requirement from ten percent (10%) to nine percent (9%). Tree canopy shall be calculated for the entire Property and shall not be required on a parcel basis in the event the Property is subdivided at a later time. 41. Pursuant to Section of the Zoning Ordinance, entrance feature and building signs shall be permitted as set forth in Proffer #15 and the Design Guidelines. {P DOCX / 1 Approved Proffers.RPA Modified-.006.blk } 8/29/14 Page C-12

39 Attachment D MZP dated May 14, 2012 and revised through July 9, 2014 Page D-1

40 Attachment D MZP dated May 14, 2012 and revised through July 9, 2014 PRA#PLN , Rivergate Proffer Amendment Page D-2

41 Attachment D MZP dated May 14, 2012 and revised through July 9, 2014 PRA #PLN , Rivergate Proffer Amendment Page D-3

42 Attachment D MZP dated May 14, 2012 and revised through July 9, 2014 Page D-4

43 Attachment E Design Guidelines dated July 2014 Page E-1

44 Attachment E Design Guidelines dated July 2014 Page E-2

45 Attachment E Design Guidelines dated July 2014 Page E-3

46 Attachment E Design Guidelines dated July 2014 Page E-4

47 Attachment E Design Guidelines dated July 2014 Page E-5

48 Attachment E Design Guidelines dated July 2014 Page E-6

49 Attachment E Design Guidelines dated July 2014 Page E-7

50 Attachment E Design Guidelines dated July 2014 Page E-8

51 Attachment E Design Guidelines dated July 2014 Page E-9

52 Attachment E Design Guidelines dated July 2014 Page E-10

53 HISTORICAL COMMISSION RESOLUTION Attachment F Historical Commission Resolution MOTION: SWAVELY August 14, 2012 Regular Meeting SECOND: VAN DERLASKE Res. No RE: ACTION: LAND DEVELOPMENT RECOMMENDATIONS APPROVED WHEREAS, the Prince William County Historical Commission seeks to identify, preserve and protect historic sites and structures in Prince William County; and WHEREAS, the Prince William County Historical Commission s review of pending land development applications assists in determining the necessity for cultural resource surveys and other research and evaluations; and WHEREAS, the Prince William County Historical Commission believes that the identification, preservation and protection of historic sites and structures throughout Prince William County is well served by this action; NOW, THEREFORE, BE IT RESOLVED, that the Prince William County Historical Commission does hereby recommend to the Prince William County Planning Commission the action(s) noted for the following properties: Case Number Name Recommendation REZ PLN Geisler Property (5 th Revision) No Further Work REZ PLN New Dominion Square Recommendations to proffers. Proffer 9 Increase dollar amount for historical research and documentation. Proffer 10 Replace plaque with interpretive signage. SUP PLN Fuel Station at Geisler No Further Work Property (2 nd Revision) REZ PLN Potomac Shores See Attached Proffer Recommendations PFR PLN PRTC Bus Facility No Further Work SUP PLN Potomac Shores Town Center No Further Work SUP PLN Sentara Northern Virginia No Further Work Medical Center PRA PLN St. Margaret s Church No Further Work PRA PLN Rivergate Proffer Amendment No Further Work REZ PLN Glass Property Rezoning Phase I Page F-1

54 Attachment F Historical Commission Resolution Case Number Name Recommendation SUP PLN Fauquier Bank Drive-Thru No Further Work (Gateway Crossing) Votes: Ayes: by acclamation Nays: None Absent from Vote: None Absent from Meeting: Knock, Turner, Wright MOTION CARRIED CERTIFIED COPY Secretary to the Commission Page F-2

55 Attachment G Environmental Constraints Analysis Page G-1