DECLARATION
Does any member of the Planning Commission or City Council own or have any personal or financial interest in the land which is subject to this application, or has any personal or financial interest in the outcome of the decisions, as defined by the Virginia Conflict of Interest Act?:
No
I, the owner (or agent), certify that this application is complete, accurate and contains all required and requested information, documents and other submittals, and that all statements made herein are, to the best of my knowledge, true and correct. I further certify that I have exercised due diligence to obtain the most recent, complete, and correct information available. I understand that wrongful certification or failure to provide required or requested documents that become available after the initial submittal of this application may result in a delay in, or invalidation of, any official governmental action taken. Fraudulent representations may lead to additional penalties under law.:
Yes
I, the applicant, understand that the cost of newspaper advertising for public hearing notification purposes is my responsibility and agree to pay all notices of payment due and bills associated with advertising costs for this application, including all readvertisements for continuances and appeals. Advertising cost will be billed separately.:
Yes
Party Responsible for Advertising:
Agent
I, the applicant, consent to entry upon the subject property by public officers, employees, and agents of the City of Chesapeake wishing to view the site for purposes of processing, evaluating or deciding this application.:
Yes
I, the applicant, agree that the exhibit attached as part of this application is submitted for illustrative purposes only and to provide support for this rezoning action. No rights shall vest nor any cause of action shall arise from the submission, review or acceptance of this conceptual exhibit. In order to obtain preliminary or final site or subdivision approval, changes in the conceptual exhibit may be required to meet development conditions and the requirements of applicable laws, ordinances and regulations. All preliminary and final site and subdivision plans are subject to the approval of the Director of Planning, or designee and/or the Director of Development and Permits or designee. A copy of the final approved site plan/plat shall be filed with the Planning Department and Department of Development and Permits and shall supersede any previously filed conceptual exhibit.:
Yes
DESCRIPTION OF PROPERTY
Legal Description of the Property:
AGRICULTURE PARCEL 3A RESUB 1-3 D B P LLC 27.441AC
Acreage to be Rezoned:
172.5
Physical location of the property including boundaries to the north, south, east, and west. State the street frontage, depth, and overall size in square feet/acreage::
SE of Dominion Blvd. between West Rd. and Eaglet Parkway. Bounded to the North and West by Dominion Blvd.; to the East generally by West Road Estates residential community; to the South generally by Sentry Estates residential community.
Proposed Zoning reclassification(s) and acreage of each proposed zoning reclassification(s)::
PUD
Special Overlay District:
TCOD,Dominion Boulevard Study Area
CBPA
Is the property located within the Chesapeake Bay Preservation Area?:
Yes
If yes, provide a map of the property showing topographic information that includes elevations and contours in accordance with Section 16-102.B.12.b of the Zoning Ordinance.:
Yes
NATURE OF PROPOSED DEVELOPMENT
Describe the nature of the use or uses proposed for the subject property under the proposed PUD Creation:
We propose to rezone 172.5 acres from A-1, Agricultural District, and R-15, Residential, to PUD, Planned Unit Development, in order to develop and construct a new, mixed density and mixed use residential community. Including multiple housing styles to accommodate the growing, diverse array of homeowners in Chesapeake, Springton at Grassfield is a manifestation of the Dominion Corridor Plan. Our homes, ranging from Garden Style Flats, Two and Three Story Townhomes, and Luxury Villas to traditional Single Family Homes, will appeal to a value minded customer who is looking for high quality construction and community design, coupled with a low maintenance lifestyle. The large property will be interconnected with pedestrian trails, central amenity spaces and lawns, and pocket parks, encouraging an active lifestyle for residents. These trails and paths will connect the residential sections to a Commercial Campus, featuring flexible commercial pod sites and fronting along Dominion Boulevard and Pleasant Grove Parkway.
Proposed Comprehensive Plan Land Use Designation:
Mixed Use Residential
Describe the planned development, including the total number of residential units and total square feet of office, commercial, and industrial uses. Provide a residential population projection and/or increased number of workers.:
Springton at Grassfield will consist of 1,108 residential homes, between 488 Garden-Style Flats, 115 Three Story Townhomes, 192 Luxury Villas, 209 Two Story Townhomes, and 104 Single Family Homes. These homes will offer a wide variety of housing options, ranging from 2 to 5 bedrooms and upwards from 1,300 square feet. Homes will be diversely priced, offering opportunities for homeownership for the growing Chesapeake workforce, families, and retirees. The community will feature additional attractive landscaping and significant buffering along Dominion Boulevard, West Road, and adjacent neighborhoods. All of the landscaping, hardscaping, signage, and architectural styling will be cohesively designed to create a sense of place. Many hardscaped features will monuments highlighted by stone or brick accented, cast ornamental community logos, and ornamental plantings. Fronting on Dominion Boulevard and Pleasant Grove Parkway will be a Commercial Campus. This will feature a grand community entrance and flexible commercial pads for office development.
Compare the use(s) permitted under the existing zoning classification with the use(s) permitted under the proposed PUD Creation.:
Existing zoning allows large estate lots under A-1 and R-15 zoning, which is not per the recommendations of the Dominion Boulevard Corridor Study plan.
Exhibit of the proposed development drawn to scale :
Yes
Existing Proffers:
No
TRAFFIC IMPACT
Identify the roads or streets abutting the subject property:
Dominion Boulevard
West Road
Future Pleasant Grove Parkway
Traffic Impact Statement Included (click Help button for requirements):
Yes
DRAINAGE IMPACT ANALYSIS (DIA)
How will this project address increases in stormwater runoff as a result of development? Please note although the post-development peak flow is less than pre-developed, the increase of volume must be addressed in areas with existing deficiencies.:
Wet pond(s) will be used to address the increase of rate of runoff.
What steps will be taken to ensure adequacy of the receiving facility (off-site dynamic drainage analysis of watershed, improvements, etc.)?:
The receiving facility is the Lindsay Canal, a high-capacity outfall. We will analyze the overall system, including the outfall, to ensure adequacy of the Canal, including any necessary off-site analysis.
Address whether the project will be required to provide water quantity and/or water quality of stormwater runoff.:
Per City and State regulations regarding stormwater management, the project will be required to provide both water quantity/peak flow attenuation and water quality measures.
What off-site easements and/or improvements are required? What steps have been taken to ensure that these easements can be obtained and that improvements can be constructed?:
Adequate easements already exist.
Address the current adequacy of the existing drainage receiving facility.:
As noted above, the Lindsay Canal is a high capacity system. Per the City's Drainage Pro-Rata program, it is expected that this PUD will make improvements to the Lindsay Canal consistent with the City's Master Drainage study.
Is this development subject to tidal impacts? How will the tides associated with a hurricane or northeaster affect the drainage system?:
Tidal effects were modeled, and will continue to be modeled, as part of the SWMM analysis discussed above.
What steps have been taken to ensure no property damage will result from a 100-year tidal or rainfall event?:
SWMM modeling will be performed on all applicable rainfall events, including the 100-year, to assure no property damage will occur. Regarding the 100-year tidal event, all development will take place on property above the 100-year flood elevation.
WATER AND SEWER IMPACT
State whether, and in what respect, adequate water and sewer services exist or can be provided to serve the uses that would be permitted if the property were rezoned.:
Regarding water, the proposed PUD will connect to the future extended water main in West Road. The developer will construct an off-site water main extension to connect to existing public water main on Number Ten Lane to provide looped water main for the project. Regarding sewer, the proposed PUD will connect to the future sewer force main in West Road, as well as extending approximately 1,250' of 8" offsite gravity sanitary sewer in West Road.
If septic tanks and private wells are proposed, provide a soil analysis for the subject property.:
No
If septic tanks and private wells are proposed, provide documentation from the Chesapeake Health Department approving the site for septic tank use.:
No
Water and Sewer Impact Statement Included
(click Help button for requirements):
No
SCHOOL IMPACT
State whether and explain in what respect adequate school facilities exist or can be provided to serve the uses that would permitted if the property were rezoned.:
Please see Community Impact Statement.
School Impact Statement Included (click Help button for requirements):
No
POLICE, FIRE, EMERGENCY SVCS
State whether and explain in what respect adequate police, fire protection and emergency services exist or can be provided to serve the uses that would be permitted if the property were rezoned.:
Chesapeake fire station #15 (Bells Mill) is 2.1 miles away from the proposed site and can provide adequate response time in an emergency.
The area is served by the Police Department’s Third Precinct, located at 949 N. George Washington Highway, 4.5 miles away. Responding units may be on patrol anywhere in the area. Nothing about the development of the proposed PUD presents any difficult or special police protection challenge.
REFUSE DISPOSAL SERVICES
State whether and explain in what respect adequate refuse disposal services exist or can be provided to serve the uses that would permitted if the property were rezoned.:
All new uses within the proposed PUD will utilize private refuse and recycling collection services.
COMPREHENSIVE PLAN CONSISTENCY
In what respect is the proposed PUD Creation consistent with the Chesapeake Comprehensive Plan?:
The 2035 Future Land Use portion of the Chesapeake Comprehensive Plan, and 2016 Master Land Use Diagram in the Dominion Boulevard Corridor Study and Economic Development Strategic Plan (Dominion Corridor Plan) call for this site to be developed as both Urban Mixed Use and Low Density Residential. Our proposal provides elements of urban employment centers, traditional neighborhoods, and moderate density residential communities, and achieves many goals set forth in the Dominion Corridor Plan. This includes: promoting varied housing densities to create compact, walkable neighborhoods; developing a regional employment center at the intersection of Dominion Boulevard and Pleasant Grove Parkway; thoughtfully placing parks and open space near the greatest densities and needs; locating Class I greenways and linear parks alongside connecting thoroughfares, such as Dominion Boulevard, and along the crosscutting powerline easement, allowing for continuity in the greater Master Trails Plan network.
CHANGED CONDITIONS AND ERRORS
In what respect are there any changed or changing conditions in the area that make the proposed PUD Creation necessary?:
The Dominion Corridor Plan projects and encourages significant, planned growth in this section of Deep Creek, Chesapeake. Since its adoption, thoughtful new community projects have begun to implement the strategic goals of the Plan, particularly within Plan Areas 3 and 6. Successful projects in these areas have allowed for the development of mixed use centers, in tandem with the completion of the Dominion Bridge replacement, and evolution of Dominion Boulevard as a major artery in the city’s transportation network. As stated in the Dominion Corridor Plan, when these conditions are met, it is time to re-evaluate the existing low density development pattern in Area 5, where the proposed Springton at Grassfield project is located. The predominant development pattern of low density, equestrian facilities, and agricultural land puts additional development pressures on larger tracts of agricultural lands within the project area. This Springton at Grassfield proposal achieves residential and employment growth needs, while preserving the potential for increased area in other sections of the Dominion Corridor Plan for agricultural preservation. Primarily, the continued transition of Dominion Boulevard into an Interstate Highway necessitates the transformation of this property from low density development to a gradient of density. This proposal will transition from highest density uses along Dominion Boulevard and Pleasant Grove Parkway, to lower density uses adjacent to existing single family residential on West Road and Number 10 Lane.
In what respect will the proposed PUD Creation correct an error in the application of the Chesapeake Zoning Ordinance as applied to the subject property?:
There are no known errors with respect to the Chesapeake Zoning Ordinance as it applies to this property.
COMPATIBILITY OF USES
In what respect is the range of uses in the proposed PUD Creation compatible with the uses permitted on other property in the immediate vicinity?:
The proposed Springton at Grassfield community is highly compatible with the surrounding community. The surrounding area is largely residential in nature, consisting of attractive low density residential communities, offering a variety of rural estate housing styles for Chesapeake residents. This plan achieves the goals set forth in the Dominion Corridor Plan while also buffering and transitioning from highest density uses fronting on Dominion Corridor and Pleasant Grove Parkway, to lowest density uses adjacent to existing single family residential on West Road and Number 10 Lane. Notably, the for sale residential components of the Springton proposal will bring a diversification in housing options and affordability to the corridor.
VIABLE ECONOMIC USE
State and explain whether a reasonably viable economic use of the subject property exists under the current zoning classification.:
The subject property is a 172.5 acre, vacant section of land currently zoned A-1, Agricultural District, R-15, Residential, and the Dome of Canaan Church. This multiple-triangle-shaped parcel fronts on 1.5 miles of Dominion Boulevard. The highest and best use for this property is a mixed use, primarily residential plan that achieves the goals of the city as set forth in the Dominion Corridor Plan, meets the growing market demand for diversity of residential housing styles in this corridor, and provides possibility for expanded employment growth in a submarket that has thus far been dominated by residential growth.
ENVIRONMENTAL SITE ASSESSMENT
Will the application involve land disturbance for residential, assembly, day care, group home, recreation, school, library, or similar land use?:
Yes
If yes, submit an Environmental Site Assessment meeting the requirements of the Chesapeake Public Facilities Manual.:
Yes
VOLUNTARY PROFFERS
Voluntary Proffer Statement Included:
Yes
Proffer Status:
2019-IN
PUD CRITERIA
General Description and Relationship to Comprehensive Plan.:
Please see attached narrative in Development Criteria and Master Development Plan booklet.
Community Impact Statement :
Yes
Evidence of Property Control.:
Yes
Master Development Plan:
Yes
Development Criteria in Narrative Form:
Yes
FENTRESS OVERLAY DISTRICT
Fentress Restrictive Easement:
No