rez2020-00025...rez2020-00025 page 3 and building height, were discussed. there was no opposition to...
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REZ2020-00025 Page 1
REZ2020-00025 Frank Jenkins Staff Report for Board of Supervisors Public Hearing Prepared July 31, 2020
This report is prepared by the Henrico County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. I. PUBLIC HEARINGS: Planning Commission: July 9, 2020
Recommended for Approval
Board of Supervisors August 11, 2020 Pending II. IDENTIFICATION AND LOCATIONAL INFORMATION: Request: Amend proffer 13(b) accepted with C-32C-89 to allow a 7,400
square foot structure to be built. Existing Zoning: B-2C Business District (Conditional) Acreage: 1.02 acres Proposed Use: Dance studio Location: Located on the north line of Ridgefield Parkway at its
intersection with Glen Eagles Drive. Magisterial District: Tuckahoe Comprehensive Plan Recommendation:
Commercial Concentration (CC)
Parcel Number: 739-750-8644 Zoning of Surrounding Properties:
North: South:
B-2C Business District (Conditional) R-2C One-Family Residential District (Conditional)
East: B-2C Business District (Conditional)
West:
R-5C General Residential District (Conditional)
REZ2020-00025 Page 2
III. SUMMARY OF STAFF REPORT COMMENTS: This is a request to amend proffers accepted with C-32C-89 limiting density within the Glen Eagles Shopping Center to allow the construction of 7,334 square foot building on a vacant outparcel. The site is zoned B-2C Business District (Conditional) and governed by proffers accepted with C-32C-89 and C-15C-91. The proposed proffer specifies a maximum structure size for the outparcel, while the existing density limitations would remain in effect for the remainder of the shopping center. The 2026 Comprehensive Plan recommends Commercial Concentration (CC) for the subject site. This request is consistent with the Comprehensive Plan and is not expected to adversely impact surrounding land uses in the area. For these reasons, staff supports this request. The Planning Commission recommended approval of this item during their July 9, 2020 meeting. IV. LAND USE ANALYSIS AND IMPLICATIONS: The subject site consists of the remaining vacant outparcel, 1.02 acres, within the Glen Eagles Shopping Center. The site is located on the north line of Ridgefield Parkway at its intersection with Glen Eagles Drive. The shopping center is surrounded by residential uses: Eagles Ridge subdivision zoned R-3C One-Family Residential District (Conditional) to the north and east, Royal Oaks subdivision zoned R-2C One-Family Residential (Conditional) to the south, and Eagles Creek subdivision zoned R-5C General Residential District (Conditional) to the west. Glen Eagles Shopping Center is zoned B-2C, Business District (Conditional) and is governed by proffers accepted with C-32C-89 and C-15C-91. Proffer 13(b) of C-32C-89 (and referenced in C-15C-91) limits density in the shopping center to 7,850 square feet per acre. During the development of the shopping center and other outparcels, the acreage of the entire shopping center site was used to calculate the maximum building square footage of 112,215 square feet. This resulted in limiting the building size on the subject parcel to 4,772 square feet. The applicant proposes to construct a dance studio on the outparcel. The proposed use is permitted under the existing zoning and proffers; however, the proposed structure would be 7,334 square feet in size. In order to accommodate the new building, and not negatively impact the proffered density for the remainder of the shopping center, the proposed proffer would allow the construction of a building up to 7,400 square feet on the subject site. All previous proffers would remain in effect. A Plan of Development (POD2020-00232) has also been submitted for the dance studio. Information filed with the POD indicates the proposed structure would be 24’ in height. The elevations submitted with the POD are attached and appear to be consistent with the shopping center design. The proposed building will have a flat roof and the exterior materials shown are brick and green aluminum accents. The site plan shows a 30’ landscape buffer along Ridgefield Parkway and a Transitional Buffer 25 along Glen Eagles Drive, which would ensure a continuation of existing buffers for the shopping center. The 2026 Comprehensive Plan recommends Commercial Concentration and this request is consistent with this designation. This proposed proffer amendment is not expected to adversely impact surrounding land uses in the area, as the slight increase in square footage should not negatively impact the remainder of the shopping center and all previous proffers would remain in effect. For these reasons, staff supports this request. The applicant created a website to provide more information to the community and held a community meeting on June 25, 2020, where items related to the development, including parking
REZ2020-00025 Page 3
and building height, were discussed. There was no opposition to this request noted during the community meeting or public hearing. The Planning Commission recommended approval of this item during their July 9, 2020 meeting. V. COMPREHENSIVE PLAN ANALYSIS: Land Use Plan Recommendation: The 2026 Comprehensive Plan recommends Commercial Concentration (CC) for the property. The request is consistent with this designation and it is not expected to adversely impact surrounding land uses in the area. Goals, Objectives and Policies: This request is most consistent with the following Goals, Objectives and Policies of the 2026 Comprehensive Land Use Plan:
• Land Use and Community Character Objective 39: Protect existing development and residential areas from encroachment by incompatible or inappropriate land uses.
• Retail/Commercial Keystone Policy #1: Strongly encourage all Retail/Commercial development to meet quality standards related to site layout; building configuration, materials, massing, shape and height; landscaping; signage; parking lot aesthetics and functional design; vehicular and pedestrian circulation; lighting; stormwater management; environmental protection; mass transit access; and others.
• Retail/Commercial Keystone Policy #7: New development in Retail/Commercial areas should utilize effective buffers, screening, and site design to minimize potential conflicts with surrounding residential uses.
VI. PUBLIC SERVICE AND SITE CONSIDERATIONS: Major Thoroughfare and Transportation: Traffic Engineering has no objections to this request. Drainage: All proposed improvements must comply with all applicable Public Works plan of development requirements. The site is located within 50/10 detention area and must comply with applicable regulations. The site must comply with applicable stormwater quality and quantity requirements. Public Utilities Services: Existing shopping center out parcel under Agreement. DPU has no comments on proffers. Schools: REZ2020-00025 does not involve the addition of any residential housing thus it does not have any educational impacts.
General Services: No comments Community Revitalization: No comments Division of Fire: No comments
REZ2020-00025 Page 4
Division of Police: The applicant is encouraged to contact and work with the Community Services Unit with the Police Division for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts as a plan of development (POD) is drafted for submission to the county for review. Recreation and Parks: No park or recreation facilities, historical, archeological or battlefield impact. Libraries: No issues with the request. Topography and Land Characteristics Adaptability: There are no known topographic issues limiting this request.
W.F. LaVECCHIA, P.E., AICP County Manager
COMMONWEALTH OF' VIRGINIA
COUNTY OF HENRICO
May 16, 1989
Re: Conditional Rezoning Case C-32C-89
Paragon Group, Inc. 2223 Executive Street Charlotte, North Carolina 28202
Gentlemen: .
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c- \ S c:.., -'\ \
C'- 16C~ q'J
ref. C - 3C-Q'J,
The Board of Supervisors at its meeting on May 10, granted your request to conditionally rezone property from A-I Agricultural to R-2C One Family Residence (ConditionaI), R-3C One Family Residence (ConditionaI), R-5C General Residence (ConditionaI), 0-2C Office (ConditionaI), and B-2C Business Districts (ConditionaI), described as follows: .
Part of Parcels 68-A2-1 and 79-AI-22:
Parcel A - R-5C Beginning at a point along the centerline of the proposed John Rolfe Parkway, said point being 3,058' +- S. of the south line of Church Rdj thence S. 720 39' 4" E., 1,444.71' to a point; thence S. 340 47' 31" W., 580.33' to a point; thence S. 660 2' 48" W., 372.39' to a point; thence N. 670 11' 26" W., 321.41' to a point, thence N. 700 3' 11" W., 970.29' to a point; thence N. 400 2' 33" E., 546.68' to a point; thence along the arc of a curve to the left having a radius of 6,254.5', 237.18', to the point of beginning containing 25.3+-acres.
Parcel B - R-3C Beginning at a point along the centerline of the proposed Ridgefield Parkway, said point being 301.1' +- W. of the west line of Pump Road, thence along a curve to the right having a radius of 4536.08' and a length of 956.29' to a point; thence N. 230 01' 19" W., 249.80' to a point; thence continuing along a cur eve to the left having a radius of 350.00' and a length of 419.35' to a point; thence S. 880 19' 45" W., 445.51' to a point; thence continuing along a curve to the left having a radius of 300.00' and a length of 223.53' to a point; thence continuing along a curve to the right having a radius of 567.84' and a length of 193.05' to a point, thence S. 650 07' 03" W., 50.00' to a point, thence continuing along the arc of a curve to the right having a radius of 768.39' and a length of 297.49' to a point; thence N. 20 41' 59" W., 267.99' to a point; thence N. 660 02' 48" E., 104.84' to a pOint, thence N. 830 46' 08" E., 784.25' to a point, thence N. 600 44' 54" E., 1209.28' to a point; thence S. 340 01' 18" E., 381.11' to a point; thence S. 560 04' 22" W., 348.41' to a point; thence S. 330 55' 18" E., 581.22' to the point of beginning containing 35.0 +- acres.
(804) 672·4206 PARHAM & HUNGARY SPRING ROADS / P. O. BOX 27032/ RICHMOND. VIRGINIA 23273
'-l~
Paragon Group, Inc. Page 2 May 16, 1989
Parcel C - 0-2C Beginning at a point at the intersection of the centerline of the proposed Ridgefield Parkway with the western line of Pump Road; thence along a curve to the right having a radius of 4536.08' and a lenght of 301.12'; thence N. 330 55' IS" W., 331.22' to a point; thence N. 560 04' 22" E., 348.41' to a point; thence continuing along a curve to the right having a radius of 1120.92' and a length of 308.47' to the point of beginning containing 2.4 +- acres.
Parcel D - B-2C Beginning at a point along the centerline of the proposed Ridgefield Parkway, said point being 1257.41' west of the W. line of Pump Road; thence along the arc of curve to the right having a radius of 4536.08' and a length of 962.70' to a point; thence continuing along a curve to the left having a radius of 875.67' and a length of 184.26' to a point; thence N. 380 49' 28" W., 277 .36' to a point; thence continuing along the arc of a curve to the right having a radius of 768.39' and a length of 186.97' to a point; thence N. 650 07' 03" E., 50.00' to a point; thence continuing along a curve to the left
r~ having a radius of 567.84' and a length of 193.05' to a point; thence continuing along a curve to the right having a radius of 300.00' and a length of 223.53' to a point; thence N. 880 19' 45" W., 445.51' to a point; thence continuing along a curve to the right having a radius of 350.00' and a length of 419.35' to a point; thence S. 230 01' 19" E., 249.80' to the point of beginning, containing 14.9 +- acres.
Parcel E - R-5C Beginning at a point along the centerline of proposed Ridgefield Parkway, said point being 2220+-' west of the W. line of Pump Road; thence along a curve to the right having a radius of 4536.08' and a length of 1137.28' to a point; thence N. 180 48' 30" E., 886.23' to a point; thence N. 290 34' 04" E., 290.00' to a point; thence N. 660 02' 48" E., 267.55' to a point; thence S. 870 18' 01" W., 267.99' to a point; thence continuing along a curve to the left having a radius of 768.39' and a length of 484.47' to a point; thence S. 380 49' 28" E., 277 .36' to the point of beginning, containing 16.2 acres.
Parcel F - R-2C Beginning at a point on the centerline of the proposed Ridgefield Parkway, said point being 1204.2 +_i west of the western line of Pump Road; thence S. 250 52' 32" E., 173.52' to a point; thence S. 30 34' 45" W., 1141.68' to a point; thence S. 810 56' 21" W., 2251.84' to a point; thence N. 280 03' 05" W., 328.72' to a point; thence N. 180 48' 30" E., 916.62' to a point; thence continuing along a curve to the left having a radius of 4536.08' and a length of 2153.14' to the point of beginning, containing 59.3 acres.
The Board of Supervisors accepted the attached fourteen proffered conditions which further regulate the above described property in addition to all applicable provisions of Chapter 22, Code of Henrico (Zoning Ordinance).
11
Paragon Group, Inc. Page 3 May 16, 1989
The Planning Office has been advised of the action of the Board of Supervisors and will revise its records and place a copy of the accepted proffered conditions in the Conditional Zoning Index.
Sincerely,
~~ r W. F. LaVecchia, P.E., A.I.C.P., County Manager
Attachments:
cc: Clerk, Board of Supervisors Supervisor; Real Estate Assessment Conditional Zoning Index Mr. Jay M. Weinberg Mr. and Mrs. D. O. Rose Mr. Darrell Bowman and Earl Thompson, Inc.
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COUNTY OF HENRICO PLANNING OFFICE .. PT. 6 a -A 2 - J '79-~A I - 2 2
TUCKAHOE DISTRICT
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250' 500' C-32C-89
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r~(' . fi COUNTY OF HENRICO, VIRGINIA --------""""""'"
PROFFER,S FOR CONDITIONAL REZONING
fJ ORIGINAL 0 AMENDED ,
Pursuant to section 22-121(b) of the County Code, the owner or duly authorized agent hereby voluntarily proffers the following conditio"s which shall be applicable to the property, if rezoned:
~~,~,t.-h4Lfh ~,/fr/ SiiRlture of Ow". or AppI nt .. A I ~ Dlt.
d~ ' .. • If Applicant is other than Owner, Form POF·OO4-3187, Special limited Power of At~jrney must be
submitted with this application. ~ ~ ~ - \ .
. . ~~?) Paragon Group
References to parcels herein relate to parcels as shown on the zoning plat last revised on February 28, 1989, filed with the application for rezoning.
1. Right-of-Way Dedication. The areas within the Property needed for the right-of-way for the extension of Ridgefield Parkway, John Rolfe Parkway/288 and Pump Road shall be dedicated at no cost to the County and/or the Virginia Department of Transportation, to provide for the ext~nsion of such roadways through the Property, and in the case of~~ump Road, for the widening thereof, as determined at the time of Plan of Development approval. The aforesaid dedications shall a~ply to the above-mentioned streets whether they are given the names mentioned above or any olher names.
2. Buffer Areas. (a) Landscaped or natural buffer a~eas of a minimum of thirty (30) feet in width shall be provided within the Property as set forth below:
(i) Along the western right-of-way line of Pump Road, within Parcels Band C;
(ii) Along the northern and southern right-of-way lines of Ridgefield Parkway, within Parcels B, C, D, E and F; and
(iii) Along the eastern boundary of John Rolfe ~ Parkway, within Parcel A.
/". Measurement of the aforesaid buffer areas shall be from the right-of-way lines of the respective roadways, as determined at the time of Plan of Development review.
11 ,,:>26 gtt AafPtel> 1?~ 'ffiC 1J~(z-o 3f-\:,,- -./ SOPE~tSGfl-S , ~.'J lO. (i~q ,I
'--__________ -J.f_' l,...:...~? _____ PLANNING OF~'ICE j' POF-OOHII7 ~ (J
--------------------
•
". ~ (b) Utility easements, signage, roads, sidewalks, ac-
cess drives for major project areas and other purposes required or permitted at the time of subdivision approval and/or Plan of Development review may be permitted within the aforesaid buffer areas, except that any road, driveway or utility easement within any such buffer area shall run generally perpendicular thereto. Where permitted or practicable, areas disturbed for the placement of utilities within buffer areas shall be restored.
(c) Existing vegetation and underbrush may, and fallen, diseased or dead plant growth shall, be removed from such buffer areas, and if so removed, additional plantings shall be add~d. j
(d) Landscaped berms may be located within the aforesaid buffer areas, to enhance the screening effect of the buffer areas, as determined at the time of Landscape Plan review.
3. R-2 Development. (a) Residences on Parcel F, zoned R-2, shall have a minimum of two thousand six hundred (2,600) square feet of finished floor area.
(b) A maximum of three (3) residences may be constructed at the northern terminus of each of Tunbridge Road and North Bank Road. Except to allow access for a maximum of six (6) residences on the Property to the aforesaid roads, no publicly dedicated road shall be extended from Whitaker Woods into Parcel F, unless required by any governmental body having jurisdiction with respect thereto.
(c) The rear yard of any lot abutting the southern boundary of Parc;el F/shall be a minimum of sixty-five (65) feet in depth. The southernmost twenty (20) feet of any such rear yard (the "Natural Area") shall be maintained in a natural state. Any utility easements within ~he Natural Area shall be extended generally perpendicular thereto.
(d) The side yard of any lot abutting the southern boundary of Parcel F, adjoining a lot in Whitaker Woods, shall be a minimum of twenty-five (25) feet in width.
(e) No publicly dedicated road shall be constructed in a manner which provides direct vehicular access between Ridgefield Parkway and Whitaker Woods, unless required by any governmental body having jurisdiction with respect thereto.
4. R-3 Development. Residences on Parcel B, zoned R-3, shall have a minimum of two thousand (2,000) square feet of finished floor area. A buffer area of a minimum of twenty-five (25) feet shall be maintained between Parcel B and Parcel C. The aforesaid buffer area may be established on either Parcels B or C, or on a combination ther~of. No publically dedicated road
'. '
P-2- ~~ e·;1C,51 /
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shal::- be constructed in any manner which provides direct vehicular access from Parcel B to or from Pump Road, unless required by any governmental body having jurisdiction with respect thereto.
5. &:5 Development. (a) The aggregate density of development on Parcel A, zoned R-5, shall not exceed an average of twelve (12) dwelling units per acre.
(b) Buildings constructed on Parcel A shall not exceed two (2) stories in height, except for "step" buildings ( i.~., buildings consisting of two (2) story wings, with three (3) story main (center) sections) which may be three (3) stories in height subject to obtaining a Special Exception. No more than fifty percent (50%) of such step buildings shall be three (3) stories in height. The visible portions of exterior wall surfaces of each building on Parcel A shall be at least one-third (1/3) brick.
(c) The density of development on Parcel E shall not exceed an average of four (4) dwelling units per acre. The visible portions of exterior wall surfaces of each building on Parcel E shall be at least one-third (1/3) brick, unless a lesser percentage is specifically approved at the time of Plan of Development and/or Subdivision review.
~ (d) Multi-family buildings constructed on Parcel A shall contain fire walls having a two (2) hour non-combustible fire ra ting.
6. Overall Residential Density Restriction. Notwithstanding any other proffers or provisions to the contrary, the maximum number of resiqential units which may be constructed on Parcels A, B, E and F ·shall not exceed four hUndrej~~PJt) U~)? .5'3/ J"'}
7. Driveway Restrictions. Except ~radf~ss drives for major project areas, no driveways serving individual dwellings shall have direct access to Pump Road, Ridgefield Parkway or John Rolfe Parkway.
8. Foundations. The visible portions of exterior detached or attached residence foundations shall be constructed of brick, stone or finished stucco.
9. Clearing. To the extent reasonably practicable durin~ initial development, the clearing of mature trees on singlefamily residential lots shall be limited to trees and areas required to accommodate the residence and its normal and customary accessories, open yard areas and those limited areas required to permit utility services and driveways.
~ 10. Protective Covenants. Prior to or concurrent with the recordation of a subdivision plat approved by the County and
before the conveyance of any portion of the Property covered by said subdivision plat (other than for the dedication of easements, roads or utilities), there shall be recorded a document in the Clerk's Office of the Circuit Court of Henrico County, Virginia, setting forth controls on the development and maintenance of such portions of the Property.
11. Phasing Plan. Certificates of Occupancy shall not be granted for more than two hundred fifty (250) residential units on the Property per year from the date of final action by the Board of Supervisors, except as provided in the next sentence. Certificates of Occupancy for up to three hundred fifty (350) residential units per year shall be available during a given year to the extent that in prior years, cumulatively, Certificates of Occupancy have been issued for fewer than two hundred fifty (250) residential units per year.
12. Conservation Areas. Notwithstanding the uses permitted and regulated by the zoning of the Property, such portions(s) of the Property which lie within a one hundred (100) year flood plain as determined by definitive engineering studies approved by the Department of Public Works; and/or such portion(s) of the Property which may be inundated by waters impounded to a maximum elevation determined in a controlled, regulated manner by a structure or structures approved by the Department of Public Works, may only be used for the following purposes:
(a) Storm water management and/or detention areas.
(b) Ponds, lakes and similar areas intended as aesthetic and/or recreational amenities and/or wildlife habitats.
(c) Access drives, walkways and recreational amenities installed in a manner to minimize their impacts.
(d) Such additional uses to the uses identified in (a), (b) and (c) above, as may be deemed compatible and of the sam~ general character by the Planning Administrator (Director of Planning) pursuant to Chapters 19 and 22 of the County Code (the "Zoning Ordinance") •
The location and limits of such portion(s) of said Property shall be established by Plan(s) of Development approved pursuant to Section 22-106 of the Zoning Ordinance.
13. Non~sidential Development. Tqe following proffered conditions shall be applicable to Parcels C and D in addition to the foregoing proffered conditions:
(a) Phasing. No Certificate sued for development on Parcel D, until completed from Pump Road to the western
be is-
serve development thereon.
of Occupancy shall Ridgefield Parkway is boundar~ of Parcel D, to
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i~-"""'~c, (b) Density. The densi ty of deveII!:f{ oI),~~el D . sh~not exceed an average densi ty of~ thousand~ hun-
M "I.rnx""'~~ square feet per acre.
~ (c) Architecture. Buildings constructed on Parcel C shall be residential in character. No parking spaces on Parcel C shall be located between Pump Road and the side of a principal building most directly facing Pump Road.
(d) Exterior Materials. The exposed portion of each exterior wall surface (front, rear and sides) of each building constructed on Parcel D shall be similar to the exposed portion of other exterior wall surfaces of such building in architectural treatment and materials, unless different architectural treatment and/or materials are specifically approved with respect to the exposed portion of any such, wall surface at the time of Plan of Development review. No exposed portion of any exterior wall surface shall consist of untreated or painted cinder block.
(e) Parking Lot Landsca~. The parking lots serving Parcel C shall be landscaped at least to the landscaping standards required in a B-2 business district, determined at the time of Landscape Plan review, including but not limited to the planting of shrubbery and/or trees in raised islands located within such parking lot or between parking rows. Landscaped ardas in such parking lots shall be irrigated.
(f) Parking Lot Lighting. Parking lot lighting standards in Parcel D shall not exceed twenty-five (25) feet in height and in Parcel C shall not exceed twenty (20) feet in height, and parking lot lighting shall be provided by concealed sources of light. Parking lot lighting shall be reduced to no more than a security level following the close of business operations on the Property.
(g) HVAC. Roof top heating and air conditioning equipment on Parcels C and D shall be screened from public view at ground level, in a manner approved at the time of Plan of Development review.
(h) Trash Recep¥~les. Trash receptacles on Parcels C and D shall be screened from public view at ground level, in a manner approved at the time of Plan of Development review.
14. Opedestrian and Bicycle Access. ~es.j;r;.abil:i:-Uy and/O£ need f"M'pedestrian and bicycle access ways will be given consideration during the design phase and at the time of Plan of Development and/or Subdivision approval.
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10704
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10417
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2001
2001
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2021
12433
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10317
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1940
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10836
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1941
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10400
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2247
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2017
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1911
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2273
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2133
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10805
10505
1040
8
2230
108011080
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10433
2101
10429
1925
2316
10833
10708
2121
2304
2012
2504
10805
10805
2232
2504
2267
2205
2204
2002
2317
2309
1817
10844
1903
2255
1906
2201
10709
1906
10721
1815
2246
2013
10426
2604
10701
10700
2521
2238
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2508
2169
1927
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10305
2524
2240
2601
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10825
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2020
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1918
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10706
2112
2208
2109
2215
10832
10705
10324
10853
10700
1910
1907
10441
2125
10703
2261
10405
2209
10861
1903
12421
2000
10845
1805
12401
10433
2317
2304
2120
10448
10452
1811 10839
10313
10858
10717
1905
1809
2113
2400
1911
10702
10816
2101
2109
2258
2528
12413
2309
2308
2009
2008
2223
10824
10420
2600
10705
2404
2209
2244
2148
10350
10708
2009
10704
2212
2137
10831
2101
10887
12409
2010
10852
2117
10874
21002108
1904
10408
10845
2116
1814 10812
2251
2508
2249
12425
1901
2312
10432
12416
1943
1900
10304
2207
2200
10405
10428
10800
2104
2313
10821
2012
2108
1800
1240
0
1905
2100
1041
8
2108
10456
1813
2208
108002409
10401
1922
2200
1042
2
2216
1043
0
2141
2248
10304
10405
2512
10838
10704
10807
2305
2605
10803
1807
10313
1908
10837
10821
10701
2516
2034
1243
7
2220
2010
2205
10421
10500
1729
2104
1939
10316
10309
1737
10441
10390
2215
10501
2105
2413
10848
10713
1909
10880
22502255
10444
1902
12429
2517
10509
10716
10401
2222
2300
10871
10820
2006
12405
2100
10850
10804
2520
10413
2005
2113
2217
10712
2004
2301
2227
1071
7
10710
2205
2405
2042
âââââââââââ
ââââââââââââ ââââââââ
A-1
A-1
RTHCB-2C
R-2CR-2AC
R-4CR-5C
R-3C
R-4C
O-2C
A-1
R-3C
R-2
R-2
R-2
R-2C
R-5C
R-3C
A-1
PUMP
RD.
OLD PRESCOTT RD
EAGLES VIEW DR
OAKW
AY PL
RIDGEFIELDGREEN
DR
NORTH BANK RD
RYANDALE RD
CLOISTER DR
FLAT BRANCH DR
GIBSO
NSLANDING DR
PILLARY CT
EAGLESVIEW
CT
GRENADIER CT
OAK BAY LN
OAKHAMPTON TER STRANGFORD PL
FRASER CT
KING'S GRANT DR
STRANGFORD CT
MILLINGTON CT
WEATH
ERVA
NERD
TUNBRIDGE DR
FLAT
BRANCH CT
TIMBERMEAD RD
TIMBERMEAD CT
OAKW
AYDR
SUTTON PL
OLD
PRES
COTT
CT
GREENMOUNT RD
MILLINGTON LN
CAPILANO PL
MILLI
NGTO
NDR
RIDGEFIELD GREEN WAY
TRELLIS
CROSSING LN
PUMP RD.
RIDGEFIELD PWY.
GLEN EAGLES DR.
RoyalOaksOak
RidgeEast
Keswick
WhitakerWoods
Wellington
Rolfield
Prescott
Crown GrantSouth
Edenberry
GaytonForest West
RaintreeNorth
EaglesRidge
OakRidge
Sussex
RidgefieldGreen
EaglesCreek
°400Feet
Amend Proffered Conditions
REZ2020-00025
Tuckahoe District
PS May 2020 Ref: 739-750-8644
ZoningC-32C-89 & C-15C-91
SUBJECT PROPERTY
20' R/W
30' P
LANT
ATIO
N PIP
E LIN
E EAS
E
10809
10704
10888
10442
10417
10412
1806
10841
2001
2001
2008
1804
2109
1088
3
2129
2021
12433
2212
10317
10400
2243
1940
1804
2219
2416
10836
10829
1041
3
2250
1080
1
10308
10728
1814
10864
1080
3
1915
1244
1
1941
2124
2501
2324
2254
10400
10301
1904
2247
10884
10409
2017
2513
1911
10301
2273
2208
2133
1801
10805
10505
1040
8
2230
108011080
8
10433
2101
10429
1925
2316
10833
10708
2121
2304
2012
2504
10805
10805
2232
2504
2267
2205
2204
2002
2317
2309
1817
10844
1903
2255
1906
2201
10709
1906
10721
1815
2246
2013
10426
2604
10701
10700
2521
2238
1902
2508
2169
1927
2212
10305
2524
2240
2601
10601
2216
10321
1901
2211
10825
1802
2204
10410
1080
0
2226
2516
10842
1804
1808
2609
1904
10720
1903
2505
2308
2236
2225
2020
2007
1140
0
2200
2208
10425
1041
4
2505
1813
12412
1731
10416
2116
2312
2237
221312421 2259
10892
12416
10724
2313
10825
1938
2140
1908
1806
2301
10504
2008
2500
10309
2412
10853
2316
10813
10817
10805
1030
0
2500
2136
10700
10516
2405
1918
12401
2212
1909
2305
10702
2101
10434
10404
2005
1810
12413
1240
8
2004
10438
10846
10828
2117
2004
1739
10404
1042
6
2204
10705
2224
1818
2044
1937
10849
10408
1914
2204
2231
2242
12420
10312
2525
10409
10312
10840
2200
1924
10445
10835
1917
2408
1812
2128
10854
1080
0
1243
6
10725
10817
2608
12417
1907
1907
2320
2204
10809
2517
1922
10320
2234
103052221
10512
2144
2105
1910
2213
2231
1905
1087
9
1905
2512
2612
1240
8
1905
2509
1902
2501
10401
12417
1087
5
12430
2013
10405
2509
10437
1810
10813
1803
2300
1808
2112
12412
10842
1901
1809
1080
2
1042010317
10308
1806
1733
12404
1735
2219
2228
1040
4
2532
1807 10832
10816
1913
10804
1080
1
10300
2401
2105
10316
2001
12400
10857
2513
2252
1920
10508
12409
10706
2112
2208
2109
2215
10832
10705
10324
10853
10700
1910
1907
10441
2125
10703
2261
10405
2209
10861
1903
12421
2000
10845
1805
12401
10433
2317
2304
2120
10448
10452
1811 10839
10313
10858
10717
1905
1809
2113
2400
1911
10702
10816
2101
2109
2258
2528
12413
2309
2308
2009
2008
2223
10824
10420
2600
10705
2404
2209
2244
2148
10350
10708
2009
10704
2212
2137
10831
2101
10887
12409
2010
10852
2117
10874
21002108
1904
10408
10845
2116
1814 10812
2251
2508
2249
12425
1901
2312
10432
12416
1943
1900
10304
2207
2200
10405
10428
10800
2104
2313
10821
2012
2108
1800
1240
0
1905
2100
1041
8
2108
10456
1813
2208
108002409
10401
1922
2200
1042
2
2216
1043
0
2141
2248
10304
10405
2512
10838
10704
10807
2305
2605
10803
1807
10313
1908
10837
10821
10701
2516
2034
1243
7
2220
2010
2205
10421
10500
1729
2104
1939
10316
10309
1737
10441
10390
2215
10501
2105
2413
10848
10713
1909
10880
22502255
10444
1902
12429
2517
10509
10716
10401
2222
2300
10871
10820
2006
12405
2100
10850
10804
2520
10413
2005
2113
2217
10712
2004
2301
2227
1071
7
10710
2205
2405
2042
âââââââââââ
ââââââââââââ ââââââââ
SR2
SR2
SR2
SR2SR2
SR1
SR1
OLD PRESCOTT RD
EAGLES VIEW DR
OAKW
AY PL
RIDGEFIELDGREEN
DR
NORTH BANK RD
RYANDALE RD
CLOISTER DR
FLAT BRANCH DR
GIBSO
NSLANDING DR
PILLARY CT
EAGLESVIEW
CT
GRENADIER CT
OAK BAY LN
OAKHAMPTON TER STRANGFORD PL
FRASER CT
KING'S GRANT DR
STRANGFORD CT
MILLINGTON CT
WEATH
ERVA
NERD
TUNBRIDGE DR
FLAT
BRANCH CT
TIMBERMEAD RD
TIMBERMEAD CT
OAKW
AYDR
SUTTON PL
OLD
PRES
COTT
CT
GREENMOUNT RD
MILLINGTON LN
CAPILANO PL
MILLI
NGTO
NDR
RIDGEFIELD GREEN WAY
TRELLIS
CROSSING LN
PUMP RD.
RIDGEFIELD PWY.
GLEN EAGLES DR.
SP
CC
SP
OF
UR
SP
GOV
SR1
EPA
EPA
SR2
RoyalOaksOak
RidgeEast
Keswick
WhitakerWoods
Wellington
RolfieldPrescott
CrownGrantSouth
Edenberry
GaytonForest West
RaintreeNorth
Crown Grant
EaglesRidge
OakRidge
Sussex
RidgefieldGreen
EaglesCreek
°400Feet
Amend Proffered Conditions
REZ2020-00025
Tuckahoe District
PS May 2020 Ref: 739-750-8644
C-32C-89 & C-15C-91
SUBJECT PROPERTY
2026 Land Use Plan