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COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING

(703) 792-7615 FAX (703) 792-4401 OFFICE

Internet www.pwcgov.org

Christopher M. Price, AICP Director of Planning August 29, 2014

STAFF REPORT

Proffer Amendment #PLN2013-00009, 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 #PLN2005-00565 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 15 stories with 3 parking levels 5 to 6 stories (minimum)

Setbacks

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%

http://www.pwcgov.org/

PRA # PLN2013-00009, Rivergate Proffer Amendment

August 29, 2014

B. Site Location – The ± 13.64 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 8492-18-2976.

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

PRA #PLN2013-00009, Rivergate Proffer Amendment, 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, 2014.

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?


August 29, 2014

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 PRA #PLN2013-00009, Rivergate Proffer Amendment,

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


August 29, 2014

Based on the development of 720 units (as previously approved and as

proposed) the escalated value of this previously proffered contribution

will increase by $1,158,105.60 to a total of $9,381,528.60 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 PRA #PLN2013-00009, Rivergate Proffer Amendment.

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.


August 29, 2014

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 PRA #PLN2013-00009, Rivergate Proffer Amendment.

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

Attachment A – Maps

VICINITY MAP


Page A-1


AERIAL MAP

PRA #PLN2013-00009, Rivergate Proffer Amendment

Page A-2


LONG-RANGE LAND USE MAP


Page A-3


EXISTING ZONING MAP


Page A-4

Attachment B - Staff Analysis


Page B-1

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 ± 13.64

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 well-

integrated 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-2

Library Yes The applicant has proffered a monetary contribution according to


Parks, Open Spaces

and Trails

Yes The applicant has proffered a monetary contribution according to


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


Transportation Yes The applicant has proffered a monetary contribution according to


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-3

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

Zoning

Northeast Marina, Restaurant and office UMU B-1

Northwest Vacant land UMU R-16 & B-1

Southeast

Across Marina Way –

concrete plant with aggregate

yard

UMU M-1

Southwest Across Annapolis Way – flex

office space 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-4

Long-Range Land Use

Plan Classification

Land Uses Intended

Urban Mixed Use

(UMU)

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 52.79 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-5

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.


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-6

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.


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-7


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.


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.


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-8

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.


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.


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.


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-9

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.


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.


Level of Service – The applicant has proffered to provide $250 per unit for the Housing

Preservation and Development Fund.


None identified.

On balance, this application is found to be consistent with the relevant components of the Housing

Plan.



Page B-10

Library Plan Analysis

Access to a variety of information is a valuable service provided by the County. The Library Plan

sets out policies and action strategies that further the County’s goal of providing adequate library

facilities and information resources to our residents. The plan includes recommendations relating to

siting criteria, appropriate levels of service, and land use compatibility.

The 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.


Level of Service – This proposal does not increase the number of residential units approved on




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-11

The proposed residential development is near the following area parks and trails:

Type Name

Neighborhood None

Community Riverbend Park, Hammill Mill Park & Hylbrook Park

Regional Veterans Memorial Park & Chinn Aquatic and

Fitness Center

Trails Potomac Heritage National Scenic Trail

Linear/Resource None

Development of the site as proposed will generate a need for an additional 107.87 acres of parks

accessible to the general public (70 acres/1,000 population), including 23.12 acres of county

parkland (15 acres/1,000 population), and capital cost expenditures of approximately

$2,248,141.79.


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.





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-12

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.


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.


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.


Water Connection – The applicant is required to comply with Zoning Ordinance Section 32-

250.74, 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-13


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.


Sewer Connection – The applicant is required to comply with Zoning Ordinance Section 32-

250.75, 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.


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-14

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 462 471 (101.9%)

Fred Lynn Middle 1,170 992 (84.8%)

Freedom High 2,053 1,920 (93.5%)

Based on figures provided in a Schools memo November 14, 2013.

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 2017.


Individual School Capacity – The high school and middle school in this area are currently

within capacity.





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-15

Transportation Plan 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.


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.






Page B-16

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.


None identified.


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-17

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 Schools

Historical Commission Library

County Archaeology Housing

Police Department Service Authority

VDOT Zoning

Department of Transportation

Public Works, Watershed Management

Department of Parks and Recreation

Attachment C

Proffers dated August 29, 2014


Page C-1

PROFFER STATEMENT

RE: REZ #PLN2005-00565PRA #PLN2013-00009, 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 8492-18-5293, 8492-19-4333 (portion), 8492-18-1889, 8492-

18-1735 and 8492-08-9965

Property: GPIN 8492-18-2976 (the "Property")

Woodbridge Magisterial District

13.79 13.64 Acres B-1, General Business and M-1, Heavy Industrial

to PMR, Planned Mixed Residential

Date: December 2August 29, 2005 2014

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 #87-71PLN2005-00565. 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 PLN2005-00565 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, 2005 2012, last revised October 26July 9, 2005 2014 ("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")

Attachment C



Page C-2

TRANSPORTATION

1. 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 (#06-00511). 2 The funds for this improvement have been escrowed with the County in connection with the approved site plan (#06-

00511).

Attachment C



Page C-3

2. 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 100th

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.

Attachment C



Page C-4

5. 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 8492-18-7645, 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 multi-

family 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.

119. The Applicant shall have the right to use the existing structure located on the portion of the

Property identified with GPIN 8492-19-4333, 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.

Attachment C



Page C-5

COMMUNITY DESIGN

1210. 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.

1311. 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.

1412. 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.

1513. 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

Attachment C



Page C-6

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.

1716. 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

way3. 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.

1817. 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 8492-18-3703 and 8492-18-7645) 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.4

19. 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 #200705250063071). 4 A copy of this correspondence was submitted to the County in connection with the site plan (#06-00511) for the

property.

Attachment C



Page C-7

18. 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.

2119. 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.



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

Attachment C



Page C-8

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


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


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


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 #2007021240).

Attachment C



Page C-9

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.

2925. 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.

3026. 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



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


Supervisors in the amount of $250.00 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.

Attachment C



Page C-10

WATER AND SEWER

3329. 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.

3430. 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 15.2-2232 and the Prince William

County Code Section 32-201.13.1. 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

3531. 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 #PLN2005-00565) 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

#PLN2005-00565) 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

#PLN2005-00565 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.

1. 32. 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

3633. Modification of Section 250.31, of the Zoning Ordinance and Sections 802.11, 802.12 and

805.00 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

Attachment C



Page C-11

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 8492-09-7953) 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 8492-19-7211 and

8492-19-4333 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.

3734. Modification of Section 306.10 of the Zoning Ordinance to allow a single unit type.

3835. Pursuant to Section 700.25 of the Zoning Ordinance, modification of Section

306.12(6)306.12(6) I of the Zoning Ordinance to allow a modification of the High-rise Mid-

rise Residential Building development standards in accordance with the standards set forth

in the Design Guidelines.

39. Modification of Section 300.03 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.

4036. 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 610.02 610.01 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.

Attachment C



Page C-12

41. 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 601.04 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, 2005.

4237. Waiver of the requirement of Section 601.04 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).

4338. 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 602.13 602.14 of the DCSM

is approved to allow parking lot travelways to exceed 600 vehicles per day.

39. Waiver of the requirement of Section 250.10.3 of the Zoning Ordinance and Section 802.43

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 802.21 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 250.23.1 of the Zoning Ordinance, entrance feature and building signs

shall be permitted as set forth in Proffer #15 and the Design Guidelines.

{P0431199.DOCX / 1 Approved Proffers.RPA Modified-.006.blk 000029 000013}

8/29/14

Attachment D – MZP

dated May 14, 2012 and revised through July 9, 2014


Page D-1



PRA#PLN2013-00009, Rivergate Proffer Amendment

Page D-2




Page D-3




Page D-4

Attachment E – Design Guidelines

dated July 2014


Page E-1


dated July 2014


Page E-2


dated July 2014


Page E-3


dated July 2014


Page E-4


dated July 2014


Page E-5


dated July 2014


Page E-6


dated July 2014


Page E-7


dated July 2014


Page E-8


dated July 2014


Page E-9


dated July 2014


Page E-10

Attachment F

Historical Commission Resolution


Page F-1

HISTORICAL COMMISSION RESOLUTION

MOTION: SWAVELY August 14, 2012 Regular Meeting SECOND: VAN DERLASKE Res. No. 12-033 RE: LAND DEVELOPMENT RECOMMENDATIONS ACTION: 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 PLN2009-00403 Geisler Property (5th Revision) No Further Work REZ PLN2011-00268 New Dominion Square Recommendations to

proffers. Proffer 9 – Increase dollar amount for

historical research and documentation.

Proffer 10 – Replace plaque with interpretive

signage. SUP PLN2012-00243 Fuel Station at Geisler

Property (2nd Revision) No Further Work

REZ PLN2012-00420 Potomac Shores See Attached Proffer Recommendations

PFR PLN2012-00338 PRTC Bus Facility No Further Work SUP PLN2012-00434 Potomac Shores Town Center No Further Work SUP PLN2013-00004 Sentara Northern Virginia

Medical Center No Further Work

PRA PLN2013-00005 St. Margaret’s Church No Further Work PRA PLN2013-00009 Rivergate Proffer Amendment No Further Work REZ PLN2013-00011 Glass Property Rezoning Phase I

Attachment F

Historical Commission Resolution


Page F-2

Case Number Name Recommendation SUP PLN2013-00025 Fauquier Bank Drive-Thru

(Gateway Crossing) No Further Work

Votes: Ayes: by acclamation Nays: None Absent from Vote: None Absent from Meeting: Knock, Turner, Wright MOTION CARRIED

CERTIFIED COPY Secretary to the Commission

Attachment G

Environmental Constraints Analysis


Page G-1

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