The applicant requests a rezoning of approximately 25.13 acres from Commercial 3 (C-3) and Rural (RU) to Mixed Use 5 (MU-5) with proffers to allow for a maximum of 400 multi-family units and a maximum of 40,000 square feet of commercial uses known as Palmers Creek. The property is located on the west side of Jefferson Davis Highway (Route 1) approximately one mile south of the Spotsylvania Parkway (Route 628) and Jefferson Davis Highway (Route 1) intersection.
The Board of Supervisors held a public hearing on September 11, 2018 and continued the vote to the September 25, 2018 meeting. At the meeting, the Board raised questions related to the Schools CIP projects and student generation projections for apartments. The Board also requested additional information on the Modified Continuous Green T intersection design and how it relates to existing and proposed traffic signals in the corridor. For reference, staff has attached the Schools CIP sheet which identifies out year project needs with no timing or triggers in place. While Spotsylvania Middle School and Massaponax High School are both over capacity, when comparing enrollment to capacity, the adopted CIP does not include expansions for either school nor another project from which this development would receive a material benefit. Therefore, the County cannot accept a cash proffer from the applicant for schools. To address the apartment student generation questions, staff consulted with Schools staff to gather student information related to four newer apartment complexes in the area. The preliminary student generation analysis is included in the presentation. A comprehensive review of student generation for apartments will be completed once the Schools set the 2018-2019 student enrollment.
In response to the transportation questions, staff has included a map in staff's presentation of the Route 1 corridor which identifies existing traffic signals and future signals planned for this segment of Route 1. Both the Jackson Village and Heritage Woods rezonings proffered traffic signals in the locations identified on the map prior to the signal justification process. VDOT has confirmed these signals cannot be installed until they are shown to meet warrants with a combination of existing and forecast traffic that is imminent; however they will not be required to go through the alternative intersection process. A VDOT representative will be present at the meeting on September 25, 2018 to discuss and answer questions related to the proposed Modified Continuous Green T intersection design. |