Attachment 4

Page 1 of 28

Impact Statement
in Support of

Rezoning, RBC Text Amendment, Proffer

Amendment, and Conditional Use Permit
for
Celebrate Virginia North Multi-Family
Community

Prepared by:

Silver Companies
May 21, 2015
 Attachment 4
Page 2 of28

Table of Contents

Purpose 3

Background 3
Proposed Development s
Proposed Land Use Changes 10
Impacts

Population 11

Transportation 12

Utilities 12

Storm Drainage 12

Schools 13

Recreational Facilities 13

Emergency Services 13

Environmental 14

Historic Properties 14
Adjacent Properties 15

Fiscal Impact/Capital Improvement Analysis 16

Draft Proffers 16

Draft Conditions 17

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 Attachment 4
Page 3 of 28

Purpose

The purpose of this report is to provide an analysis of the impact of the following
proposed land use changes within the Celebrate Virginia North development:

a. the rezoning of 14. 725 acres of M-2 Heavy Industrial land to RBC
Recreational Business District; and,
b. the amendment the RBC zoning ordinance to increase the maximum allowable
development percentage for multi-family units from l .5~. -Q to 2.5% of the total
district;
c. the approval of an amended Generalized Development Plan for the Celebrate
Virginia North development;
d. the amendment of the proffered conditions for Rl3-274;
e. the approval of a conditional use permit for the construction of up to 2 78
multi-family units within Celebrate Virginia North.

Background

In 1999 the Stafford County Board of Supervisors created the Recreational Business
Campus (RBC) zoning designation and rezoned I, 170 acres of A-1 Agricultural land
within the Celebrate Virginia North development to RBC on its own motion. The County
also created the Celebrate Virginia North Community Development Authority (the
"CDA'') to finance the infrastructure of the master development through the sale of
$31,000,000 in CDA bonds. At the time of the creation of the CDA, Celebrate Virginia
North consisted of three zoning designations as follows:

B-2 Commercial 85.51 acres

M-2 Heavy Industrial l 26.69 acres
RBC Recreational Business Campus LI 70.16 acres
Total 1,382.36 acres

The M-2 Heavy Industrial portion of the development was originally zoned to be part of
the Heritage Commerce Center and was proposed to be accessed from Commerce
Parkway. The new owner, the Silver Companies, incorporated the property into the
overall Celebrate Virginia North development and provided a new access through the
site, Celebrate Virginia Parkway. The M-2 portion was not rezoned at the time of the
creation of the RBC district because it allowed certain types of industrial and
manufacturing uses that were not pennitted in the RBC.

The RBC ordinance was amended by the Stafford County Board of Supervisors in 2003
to allow active adult retirement communities as a by-right use. The Silver Companies
submitted a revised Generalized Development Plan (GDP) for the RBC as well as proffer
conditions for the approval of up to 1,400 retirement units on 345.37 acres of the 1,170
acre djstrict.

3
 Attachment 4 e
Page4of28 !

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 Attachment 4
Page 7 of28

In order to ensure this level of quality, the applicant has agreed to the following
conditions, in addition to others:
a. Over 40% of the proposed units will include garages integral to the unit.
b. The development shall include a clubhouse of not less than ten thousand ( 10,000}
square feet with the following amenities:
i. Resort pool
11. Dog Spa
iii. Fitness Center
iv. Sports Bar
v. Cyber Cafe
c. The pool outdoor entertaining area shall include grills and refrigeration covered
by a pavilion.
d. Upon completion, the properties shall contain a total of no more than ten (10)
percent three-bedroom apartment units and no less than forty ( 40) percent one
bedroom apartment units.
e. Ceiling heights within each unit shall be 9' on the first floor and l 0' on second
and third floors.
f. Each unit shall include a 42" soaking tub.
g. Kitchens shall include quartz counter tops, built in pantries, and stainless steel
appliances. Washers and dryers shall be installed in each unit.
The following representative photos are from a similar development constructed by
the developer in North Carolina. Representative building tloorplans and elevations
for the project have been provided in Appendix A.