GENERALIZED DEVELOPMENT PLAN - NARRATIVE Applicant: Old Plank Partners LLC 433 E Monroe Avenue, Alexandria, VA 22301 Owner: Arthur L. Tracy and Patricia B. Tracy, Trustees of The Tracy Family Trust dated September 26, 2006 **(Applicant & Owner are hereafter known collectively as the “Applicant”)** Representative: Charles W. Payne, Jr., Hirschler Fleischer; 725 Jackson Street, Ste 200, Fredericksburg, VA 22401; Phone: (540) 604-2108; Fax (540) 604-2101; Email: [email protected] Project Name: “Linwood Estates” Property: Spotsylvania County Tax Parcels 21-10-1 & 21-10-2, consisting of approximately 39.0003 acres, known as 7613 and 7611 Old Plank Road, 27.1643 acres of which are subject to this rezoning (collectively, the “Property”) Date: June 3, 2021 GDP: Zoning Map Amendment Generalized Development Plan, entitled “Linwood Estates”, prepared by Sullivan, Donahoe & Ingalls, dated May 17, 2021, attached hereto as Exhibit A (“GDP”) Rezoning Request: From RU to PDH-4 Rezoning File No.: RZ_______________ 1. Project Overview The Applicant proposes rezoning the Property from the Rural District (“RU”) to the Planned Development Housing 4 District (“PDH-4”). Section 23-6.12.1 of the Spotsylvania County (“County”) Zoning Ordinance states that the purpose of the PDH district is to “encourage innovative and creative design in the development of land for residential and other selected secondary uses.” The PDH district is “designed to ensure ample provision and efficient use of open space, to promote high standards in the layout, design and construction of residential development, to promote balanced developments of mixed housing types.” The PDH-4 district allows four (4) dwelling units per acre and requires thirty (30) percent of the gross area be provided as open space. The purpose of the proposed rezoning is to allow a residential development consisting of sixty- four (64) new single family detached dwelling units, all as shown on the GDP. There is one 1 existing single family detached home on the property that will remain, and that area is not subject to this rezoning. The PDH-4 district includes single-family detached dwellings as a permitted use. The proposed development has a density of 2.35 dwelling units per acre, which is well below the maximum density for the PDH-4 sub-district of four (4) dwelling units per acre. The GDP reflects approximately 8.3411 acres of open space, which accounts for 30.71% of the Property. This meets the 30% open space minimum required for the PDH-4 district. The open space will be used for natural areas, passive recreation, and stormwater facilities. As described in more detail below under Section 3 of this narrative, the Applicant’s proposal conforms to the policies established by the County’s Comprehensive Plan dated November 14, 2013, as last updated May 22, 2018 (the “Comp Plan”). Furthermore, the proposal will address impacts on public facilities and services, including roads, schools, fire rescue and parks. In this regard, we have included with this application (as discussed in more detail below) a proffer analysis prepared by MuniCap, Inc., which is entitled “Linwood Estates Spotsylvania County, VA SB 549 Proffer Analysis”, dated May 12, 2021, attached hereto and marked as Exhibit B (“Proffer Analysis”). Because the project is only sixty-four (64) units, a VDOT 527 transportation impact analysis is not required. However, because the project is located off of Old Plank Road, the County did request a County traffic impact analysis, which was prepared by Ramey Kemp & Associates, dated June 3, 2021, and titled “Linwood Estates – Traffic Impact Analysis (TIA) Spotsylvania, Virginia”, which is attached hereto and marked as Exhibit C, and described in more detail below (“TIA”). In addition, MuniCap, Inc. performed a fiscal impact analysis of the project (“FIA”). The FIA dated June 14, 2021, and entitled “Linwood Estates Spotsylvania County, VA Fiscal Impact Analysis”, is attached hereto and marked as Exhibit D, and included with this application. The FIA, as described in more detail below, provides that the project will generate (onsite and offsite) positive net tax benefits of over $145,000.00 on an annual basis. 2. Project Location The Project will be developed on two (2) parcels of land, totaling approximately 39.0003 acres of land, 27.1643 acres of which are subject to this rezoning. The Project is situated in the Chancellor magisterial and voting districts. The Project is also located along Old Plank Road, west of the intersection of Old Plank Road and Ashleigh Park Blvd, in the Reservoir Protection Overlay District. The Project is bordered on the South by Old Plank Road. To the South of the site is vacant undeveloped land and some scattered single family detached homes, zoned R-1. To the West of the Project is vacant land and a few single family detached homes, zoned RU. To the North of the Project is vacant land and to the East is single family detached home subdivision known as “Ashleigh Park” zoned RU, which includes a density of 1.97 single family detached units per acre. The Applicant’s proposal is compatible with existing uses in the area and will enhance the area’s housing stock while maintaining the area’s character. Additionally, the Applicant’s proposal is in line with the purpose of the PDH-4 district which is to provide low density detached, single family dwelling units at a density of 4 units or less per acre. 2 2.1 Site Access Primary access to the Project Site will be provided via Old Plank Road, with secondary access in accordance with County interparcel connection requirements from Wales Drive. All site access locations and driveway entrances will be coordinated with Spotsylvania County and the Virginia Department of Transportation. Please refer to the GDP for a depiction of site access location. 2.2 Environmental Characteristics The Project’s design will minimize the impact to the natural topography and mature vegetation located on the Property. Based on a preliminary Environmental Assessment by Stantec Consulting Services, Inc., there are no perennial streams or RPAs on the site. There are approximately 0.32 acres of wetlands within the Project, and there are approximately 976 linear feet of non-perennial streams. The Applicant will perform all applicable studies for endangered species as is typically necessary for state and federal permitting for the project prior to final site plan approval. 2.3 Cultural and Historic Resources Based on review of the Comp Plan and information from the Virginia Department of Historic Resources and the United States Department of the Interior, the Property does not have any cultural resources, including civil war era works or cemeteries. According to the County, the Property and surroundings are located within DHR identified lands associated with the Chancellorsville Battlefield (DHR ID 088-5180). Additionally, DHR ID 0880278 Chalmers House has been identified as potentially eligible for NRHP Designation. The historic house was demolished in June 2014. As the Property has been previously cleared and tilled over many years, no historic resources remain. Applicant will provide a marker or interpretive signage regarding Chalmers House. Additionally, the Property is not located in the County’s Historic Overlay District. 3. Planning and Zoning 3.1 Zoning District and Ordinance The Project Property is currently zoned Rural (RU). The surrounding parcels are also zoned RU. The Property currently has access to water and sewer. Thus, by-right the Property could yield eight (8) single family detached dwelling units. 3.2 Comprehensive Plan Analysis The County’s Comp Plan’s Future Land Use Map classifies the Property as part of the “Low Density Residential” designation. 3.2.1 County’s Overarching Development Goals The County has outlined its goals for future development and land use in its Comprehensive Plan (“Comp Plan”), which is designed to encourage the most appropriate use of land, water, and resources within the County, consistent with citizens’ interests. The 3 Comp Plan sets forth the goals, objectives, policies, and implementation techniques that will guide development activity, while preserving and protecting the health, safety, and general welfare of its citizens. According to the Comp Plan, future development proposals should, among other things, promote a diverse and vibrant economic base, maximize the use of existing infrastructure and public facilities, accommodate residential growth in a fiscally responsible manner as described in more detail in Section 7 below, and provide safe and affordable housing for people of all ages. The Project’s road network has been coordinated with the existing road network, as well as the proposed Old Plank Road – Chancellor Road Roundabout project. This Project will enhance access to the existing Ashleigh Park subdivision by providing an alternative means of entering and exiting this subdivision. Further, as development proceeds west of Chancellor Ridge in the future, residents will be able to access the proposed roundabout. The Comp Plan stresses that the County is a business friendly community that prizes job creation. While it encourages growth, it requires residential development to be executed in a fiscally responsible way that remains mindful of the existing infrastructure. 3.2.2 Property’s Future Land Use Designation The County’s Comp Plan’s Future Land Use Map classifies the Property as “Low Density Residential.” Low density residential districts permit up to four (4) dwelling units per acre. The Applicant wishes to develop the property as a PDH-4 district, which allows four dwellings per acre, but the Applicant’s density is 2.35 units to the acre, all as shown on the GDP, which is actually much less than 4 units to the acre as allowed under the applicable zoning district. Thus, the Applicant’s proposed development aligns with the County’s future land use goals. 3.2.3 Proposed development contributes to growth within the Primary Development Boundary Although the Property is currently zoned RU, it also lies within the County’s Primary Development Boundary, which is the area within the County that is intended for future higher-density residential growth.