MASTER LAND USE PLAN for: a prestigious community presented by: Breeden Investment Properties and Davenport Management Company Virginia Beach, Virginia 23452(757) 468-6800 Received PLN-PUDC-2016-008 page 1 of 15
DEER CROSSING SF8 SF5 RD THE LANDINGS AT BALD CYPRESS QUAY THE MEADOWS AT BALD CYPRESS QUAY DOMINION COMMONS MARSH CREEK ELEMENTARY AVERILL DRIVE LINDSAY CANAL GREEN SEA TRL PROPOSED CEDAR RD SOUTHWEST EXT (122' RW) DOMINION BLVD DOMINION BOULEVARD HIGH SCHOOL DOMINION COMMERCE PARK PROPOSED LAND USE PLAN LEGEND MF: APARTMENTS (W GARAGES) AH: TOWNHOUSES SF5: SINGLE FAMILY (5,000 SF) SF8: SINGLE FAMILY (8,000 SF) B/C: BUSINESS/COMMERCIAL RC: RECREATION/CONSERVATION SW: STORMWATER CONTEXT PLAN NORTH page 2 of 15
LAND USE PLAN LEGEND MF: APARTMENTS (W GARAGES) AH: TOWNHOUSES LINDSAY CANAL PROPOSED CEDAR RD SOUTHWEST EXT (122' RW) RD SF5: SINGLE FAMILY (5,000 SF) SF8: SINGLE FAMILY (8,000 SF) BC: BUSINESS/COMMERCIAL** RC: RECREATION/CONSERVATION SW: STORMWATER LAND USE AS PROPOSED BY THE CONFLUENCE PUD LAND USE COMPARISON PLAN LAND USE PER COUNCIL - ADOPTED DOMINION BOULEVARD CORRIDOR PLAN NORTH page 3 of 15
LAND USE PLAN LEGEND: CYPRES Use Type Units Ac DBCS UNITS DBCS Ac MF: APARTMENTS (W GARAGES) 292 units 20.6 Ac 326 20 Ac ROBERTS LIFE ESTATE PARCEL (TP 0450000000240) AH: TOWNHOUSES 50 units 8.3 Ac 81 12 Ac MARSH SF5: SINGLE FAMILY (5,000 SF) 152 units 35.9 Ac 124 25 Ac CREEK SF8: SINGLE FAMILY (8,000 SF) 50 units 24.8 Ac (INC. IN 124) (INC. in 25) Total Residential Units: 544 units 531 units RD BC: BUSINESS/COMMERCIAL --- 9.9 Ac 87,529 SF 9 Ac RC: RECREATION/CONSERVATION --- 24.3 Ac** --- 25 Ac SW: STORMWATER --- 12.1 Ac --- 28 Ac APPROXIMATE AREA OF ANALYSIS 119 Ac 119 Ac GREEN SEA TRL ** OF WHICH 16.9 ACRES ARE LOCATED IN THE RESIDENTIAL DISTRICTS ELEMENTARY AVERILL DRIVE LINDSAY CANAL PROPOSED CEDAR RD SOUTHWEST EXT SF5 (122' RW) UST * SF8 DOMINION BLVD * NOTE: FINAL CLOSURE OF UNDERGROUND STORAGE TANK (UST) TO BE REQUIRED PRIOR TO ANY CONSTRUCTION. OVERALL PLAN HIGH SCHOOL NORTH page 4 of 15
LAND USE PLAN LEGEND: CYPRES Use Type Units Ac DBCS UNITS DBCS Ac MF: APARTMENTS (W GARAGES) 292 units 20.6 Ac 326 20 Ac ROBERTS LIFE ESTATE PARCEL (TP 0450000000240) AH: TOWNHOUSES 50 units 8.3 Ac 81 12 Ac SF5: SINGLE FAMILY (5,000 SF) MARSH 152 units CREEK 35.9 Ac 124 25 Ac SF8: SINGLE FAMILY (8,000 SF) 50 units 24.8 Ac (INC. IN 124) (INC. in 25) Total Residential Units: 544 units 531 units BC: BUSINESS/COMMERCIAL --- 9.9 Ac 87,529 SF 9 Ac RD BC RC: RECREATION/CONSERVATION --- 24.3 Ac** --- 25 Ac SW: STORMWATER --- 12.1 Ac --- 28 Ac APPROXIMATE AREA OF ANALYSIS 119 Ac 119 Ac ** OF WHICH 16.9 ACRES ARE LOCATED IN THE RESIDENTIAL DISTRICTS ELEMENTARY AVERILL DRIVE LINDSAY CANAL SF5 GREEN SEA TRL PROPOSED CEDAR RD SOUTHWEST EXT (122' RW) SF5 RC AH MF OVERALL PLAN SF8 SF8 DOMINION BLVD (Recreation/Conservation areas internal to other Land Use areas not shown) HIGH SCHOOL NORTH page 5 of 15
SC CEDAR RD WC CEDAR ROAD A A1 W2 B B1 S2 CG C C1 RD G1 W3 SD See Sections on Attached Exhibit "Initial Access Street Sections" GW G2 RIGHT-OF-WAY LEGEND EXISTING ROW PROPOSED ROW EDGE OF PAVEMENT I4 I3 I2 WI I1 INITIAL ACCESS CONFIGURATION EXHIBIT DOMINION BOULEVARD NORTH page 7 of 15
4' Sidewalk West Road Section B-B1 Variable Width Public R.O.W. Proposed Existing Existing Existing Existing 1 Westbound Lane 1 Eastbound Lane Church Parking Lot Cedar Road Section A-A1 Existing Variable Width Public R.O.W. Existing Proposed Future (post-life Estate) 1 Southbound Lane 1 Southbound Left-Turn Lane 2 Northbound Lanes INITIAL ACCESS STREET SECTIONS 4' Sidewalk 2 Eastbound Lanes 1 Westbound Lane Grassfield Road Section C-C1 Variable Width Public R.O.W. These Roadway Sections are intended to show generally the laneage and section elements (lanes, walks, paths, street trees, etc.) and are subject to design refinement during the Final Construction Plan stage, as approved by the Director of Development & Permits or designee. page 8 of 15
SC WC W2 S2 CEDAR RD W3 CEDAR RD SW EXT CG RD G1 GW G2 SD RIGHT-OF-WAY LEGEND PROPOSED ROW PROPOSED CEDAR ROAD EXTENSION ROW EDGE OF PAVEMENT I4 I3 I2 WI I1 ULTIMATE ACCESS CONFIGURATION EXHIBIT DOMINION BOULEVARD NORTH page 9 of 15
8" SS 12" WM 12" SFM AT BALD CYPRESS QUAY MARSH CREEK PHASE B PHASE A 24" WM 24" HRSD SFM RD 8" SS PS #235 GREEN SEA TRL 16" WM ELEMENTARY AVERILL DRIVE PHASE B PHASE C LINDSAY CANAL PROPOSED CEDAR RD SOUTHWEST EXT (122' RW) PHASE B PHASE A DOMINION BOULEVARD 24" WM SERVICE AREA BOUNDARY BETWEEN PS #235 & PS #248 SUBJECT TO REFINEMENT. UTILITY PLAN LEGEND EXISTING WATER MAIN PROPOSED WATER MAIN (WM) EXISTING SANITARY SEWER FACILITY PROPOSED SANITARY SEWER FACILITY (SS) EXISTING STORM FACILITY PROPOSED STORM FACILITY SOUTHEAST SIDE OF EXISTING LINDSAY CANAL TO BE WIDENED TO 1/2 OF ULTIMATE 35' BOTTOM WIDTH PER CITY'S MASTER DRAINAGE PLAN ALONG ENTIRE FRONTAGE OF PUD. PHASE C PHASE B DOMINION BLVD WATER AND SEWER PHASING: PHASE A: EXTEND 8" GRAVITY SEWER W ON CEDAR AND S ON WEST. UPGRADE PS#248 AS REQUIRED. EXTEND 12" WATER SW FROM WEST, ALONG COLLECTOR ROAD, TO PHASE LIMITS. NOTE: OTHER WATER AND SEWER MAINS WILL BE PROVIDED IN ALL STREETS: THEY HAVE BEEN OMITTED FOR CLARITY. UTILITIES & DRAINAGE PLAN HIGH SCHOOL Virginia Beach, Virginia 23452(757) 468-6800 BACKBONE WM TO BE STUBBED TO DOMINION RW FOR CONNECTION TO FUTURE WATER TRANSMISSION MAIN. PROVIDE PARALLEL 20' EASEMENT FOR FUTURE SEWER FM (BY OTHERS). PHASE B: EXTEND 8" GRAVITY SEWER AND 8" WATER OUT OF CUMBERLAND FARMS, UNDER LINDSAY CANAL, ALONG COLLECTOR ROAD TO PHASE LIMITS. UPGRADE PS #235 AS REQUIRED. PHASE C: EXTEND 8" GRAVITY SEWER AND 12" WATER SW ALONG COLLECTOR ROAD TO PROJECT LIMITS. NORTH page 11 of 15
61' BC to BC 24' Drive Aisle These Roadway Sections are intended to show generally the laneage and section elements (lanes, walks, paths, street trees, etc.) and are subject to design refinement during the Final Construction Plan stage, as approved by the Director of Development & Permits or designee. Typical Road Section Multi-Family Private Drives and Parking 18' 5' Sidewalk 5' Planting Area TYPICAL STREET SECTIONS page 12 of 15
31' BC to BC Rear loaded Lot 5' Landscape Easement* 4' Sidewalk 4'-6" Verge 4'-6" Verge 4' Sidewalk 5' Landscape Easement* * These Roadway Sections are intended to show generally the laneage and section elements (lanes, walks, paths, street trees, etc.) and are subject to design refinement during the Final Construction Plan stage, as approved by the Director of Development & Permits or designee. 20' 25' 25' Front loaded garage with Proposed 50' R/W Typical Right-of-Way Section 50' Public R.O.W. door recessed from main front plane of house TYPICAL STREET SECTIONS page 13 of 15
50' Public R.O.W. 41' BC to BC Rear loaded Lot 5' Landscape 4' Easement* Sidewalk 4'-6" Verge 4'-6" Verge 4' Sidewalk 5' Landscape Easement* * These Roadway Sections are intended to show generally the laneage and section elements (lanes, walks, paths, street trees, etc.) and are subject to design refinement during the Final Construction Plan stage, as approved by the Director of Development & Permits or designee. 30' 30' Proposed 60' R/W Typical Right-Of-Way Section 60' Public R.O.W. 20' Front loaded garage with door recessed from main front plane of house TYPICAL STREET SECTIONS page 14 of 15
85' BC to BC 10' Multi-Use Path 10' Verge (min)* 25' 30' Proposed 122' R/W 25' 10' Verge 5' Sidewalk 10' Enhanced Buffer Yard "C" Vinyl Privacy Fence *Path may depart from 10' relationship and follow independent alignment within easement as generally shown on Open Space & Trails Plan. Cedar Road Southwest Extension 122' Public R.O.W. 32' Buffer Vinyl Privacy Fence TYPICAL STREET SECTIONS 20' Enhanced Buffer Yard "C" These Roadway Sections are intended to show generally the laneage and section elements (lanes, walks, paths, street trees, etc.) and are subject to design refinement during the Final Construction Plan stage, as approved by the Director of Development & Permits or designee. 12' R.O.W Reservation Dominion Boulevard (existing Public R.O.W.) Proposed Road Improvements along Confluence Property Line page 15 of 15