This district is intended to provide a mixture of retail, retail service, office, civic, and residential uses within a single zoning district. The district facilitates more productive and efficient use of land by allowing a range of land uses at various densities and with flexible application of development regulations.

District regulations require a detailed master plan reflecting cohesive and well-organized development, creative design, and more integrated land use patterns than generally achievable with other district types. In addition, district regulations require interconnectivity, walkability, useable open space, impact mitigation to the surrounding community, and high quality.

Planned and designed as a unified project, individual site plans and plats must demonstrate consistency with the master plan and the multi-family residential and mixed-use design standards. District regulations allow consideration of regulatory flexibility for uses and design elements that can be proven to enhance the overall project.

This type of development requires sufficient infrastructure to support it, including roads, public facilities, and public utilities. Accordingly, the district is located only in the area identified in the comprehensive plan as Centerville Village core, which includes properties generally bounded by the following area: east of Manakin Road between Saddlecreek Parkway and Tuckahoe Creek; south of Tuckahoe Creek between Manakin Road and the western boundary of Wingmead; west and south of Wingmead between Tuckahoe Creek and St Mathews Lane; west of St Mathews Lane between the southern limits of Wingmead and the southern limits of the Centerville Business Park; south of the Centerville Business Park between St Mathews Lane and Ashland Road; west side of Ashland Road between the southern edge of the Centerville Business Park and Broad Street Road; south of Broad Street Road between Ashland Road and approximately 780 feet west of Ashland Road; west along property line between Tax Parcels 58-12-0-A-0 and 47-1-0-91-D to the northern edge of Hickory Haven; north of Hickory Haven between previously noted property lines and Hockett Road; west of Hockett Road between the southern limits of Hickory Haven and Parke at Saddlecreek; north of Saddle Creek and Tax Parcels 58-23-0-6-0 and 58-23-0-1-0 between Hockett Road and Park at Saddlecreek; and east and north of the Park at Saddlecreek limits from the previous line to Manakin Road.

This district requires a rezoning to MPUD and a conditional use permit. The application must include all plans, maps, studies, and reports required by the community development department. The CUP application must include:

A.

The application must include a master plan prepared by a licensed surveyor, engineer, architect, landscape architect, or certified planner. The master plan must include a combination of documents detailing the proposed development, including schematic site plans, architectural pattern books, and textual design guidelines and it must demonstrate compliance with the requirements of this article and Sec. 15-284. The master plan will guide the general location and design of all project elements, including but not limited to, land uses; densities; roads; open space; design, location, and size of signage; lighting; sidewalks; and other features.

B.

Required details and information, including, but not limited to, land uses, densities, roads, common areas, signage, and other features.

The following requirements apply to each application requesting MPUD:

A.

Contiguity required. The parcel(s) must be contiguous and lend themselves to being improved to benefit the county with minimal adverse effect upon surrounding properties.

B.

Minimum size. The property must be at least 20 gross acres.

C.

Location. MPUD is only available in areas identified as Centerville village core in the comprehensive plan.

D.

Public water/sewer. The property must be developed with public water and public sewer.

E.

Design standards. Multi-family residential and mixed-use design standards found in Sec. 15-284 apply to all development.

F.

MPUD district prevails. In case of a conflict between general zoning ordinance provisions and specific provisions for a MPUD district, this article takes precedence.

No uses are permitted by right provided that where uses are permitted by a conditional use, a solar energy facility, accessory, in accordance with Sec. 15-289.B is permitted.

(Ord. No. 5703, § 11, 5-2-23)

The following uses may be permitted in the MPUD district through conditional use permits; however, no use is permitted except in compliance with uses specifically included in the master plan.

The board of supervisors may, through conditional use permit, modify any requirement in Sec. 15-218 through Sec. 15-220 of this article. Each request for a modification must be approved by the board and made a part of the master plan. The conditional use permits may be subject to conditions to ensure compatibility with surrounding land uses and to carry out the general intent of the MPUD district.

In addition to requirements in the multi-family residential and mixed-use design standards in Sec. 15-284, the master plan must include the following:

A.

Existing facilities and encumbrances. Location of existing boundaries, structures, public and private roads, utilities and other easements, and adjacent uses.

B.

Proposed development. Conceptual location and footprint of proposed development, including structures, types of uses, access drives, drainage facilities, etc. and the following:

(1)

Maximum number and location of dwelling units, and density, by type.

(2)

Proposed square footage of office, commercial, and multifamily residential buildings.

(3)

Proposed lot lines, lot widths, and setbacks for all structures.

(4)

Site/building coverage ratios.

(5)

Other information deemed pertinent by the community development department.

C.

Narrative. Written narrative explaining in detail the proposal and justifying the project location.

D.

Phasing. Schematic plans identifying the development's phasing.

E.

Amenities. Location of proposed recreational areas, sidewalks, and other bike/pedestrian pathways.

F.

Environmental. Location of ponds, streams, and natural drainage swales, dam inundation zones, and 100-year floodplains.

G.

Architectural standards. Development must complement and enhance the best characteristics of the surrounding community. A variety of architectural features and building materials must be utilized to provide a unique character for the development, while maintaining compatibility with the surrounding area's architecture. Architectural renderings must be provided in the master plan. Renderings must include the features, materials, and the articulation of the facade for all sides of the buildings.

H.

Landscaping/buffers. The district must be well landscaped; a park-like atmosphere is encouraged. The overall composition and location of landscaping must complement the scale of the development.

I.

Streetscape buffers. Streetscape buffers may also contain sidewalks, utility easements, and signs. Any best management structures must be designed to serve as an attractive amenity.

J.

Interconnectivity and transportation.

(1)

Interconnectivity. Access and circulation must be designed to provide safe accommodation of multiple users of the transportation network, including pedestrians and bicyclists. Sidewalks, bicycle lanes, and multi-use trails must be provided where appropriate. Intersections in the internal road system, with adjacent properties, and with existing public roads must be provided to the extent necessary for reasonable access and service to uses located within the development.

(2)

Transportation. The transportation system should generally be in the form of a grid of interconnected streets and paths, and alleys, if applicable. The master plan must show the approximate location of proposed streets and rights-of-way and indicate if they are public or private. A typical street section for each proposed street type must be provided.

The MPUD district is created as a separate district exclusive of other districts contained in the zoning ordinance. Densities, heights, building massing, yards, setbacks, buffers, parking, signage, landscaping, fencing, and other development requirements must be specified in the master plan, and those specifications will form the zoning requirements for the district. Development standards not identified in the master plan or by proffer will be in accordance with the applicable subdivision, zoning, and other code provisions.

A.

Yards. Except as specified herein, lot size, lot width, yards, and setbacks must be specified in the master plan.

B.

Perimeter setbacks. All structures located on the outer perimeter of the district must conform to the setback and yard regulations of the adjoining district.

C.

Floor area ratio (FAR). FAR calculations exclude single-family dwellings each on their own lot.

(1)

The maximum FAR for the entire project cannot exceed 0.75, including any allowable combination of residential, commercial, office, or civic uses.

(2)

A lot cannot exceed a FAR of 0.5.

D.

Impervious cover. Impervious cover must be established in the master plan and cannot exceed 70%.

E.

Access. No individual lot or parcel can have direct access to an arterial road.

F.

Residential setback. No residential lot can be located within 500 feet of an arterial road.

G.

Residential density. The gross residential density cannot exceed six units per acre. Area used to calculate gross residential density cannot include floodplain and existing public right-of-way.

H.

Height limit. No building can exceed 45 feet in height.

I.

Surety. The applicant must provide bonds, dedications, guarantees, agreements, and deed restrictions in accordance with plan of development and subdivision ordinance requirements.

The MPUD district will provide a mixture of land uses such as retail, retail service, office, civic, and residential. Furthermore, the MPUD district must provide at least two different styles of residential uses, such as single-family, townhouse, apartment, or condominium.

For purposes of the MPUD district, "net developable area" means the gross acreage minus those areas in floodplains, wetlands, slopes of 25% or greater, and existing and proposed rights-of-way.

A.

No more than 50% of the net developable area can be developed for residential use.

B.

At least 30% of the net developable area must be used for new commercial development. Existing commercially developed land cannot be included in the commercial ratio calculation. When commercial uses are mixed with residential uses within the same structure, a proportional area of commercial use may be included as commercial acreage.

C.

Except as modified in Sec. 15-221, at least 20% of net developable area must be common open space.

Common open space for the use and enjoyment of residents and visitors must be clearly delineated in the master plan. Common open space cannot include rights-of-way, parking areas, driveways, and required buffer areas. No more than 50% of the required common open space can be floodplain, wetland, slopes of 25% or greater, or similar environmentally sensitive areas.

Between 10%-50% of the total common open space shall be designated for active recreation and recreational facilities.

Common open space must be reasonably dispersed throughout the site, and connected by sidewalks, pathways, or trails. Common open space areas must be designed and located to maximize public accessibility and create visual connections between spaces. They may contain features and amenities which encourage safe public use, such as bandstands, pavilions, gazebos, benches, tables, and playgrounds.

Following establishment of the MPUD district and approval of the CUP and master plan, a subdivision plat or plans of development (PODs) may be submitted for any area shown on the master plan. Plats and PODs must be in substantial conformity with the approved master plan.

A.

Major revisions to the approved master plan require a rezoning and CUP amendment. Major revisions include, but are not limited to, changes such as:

(1)

Any increase in the residential density;

(2)

Substantial change in traffic circulation or access;

(3)

Substantial change in the mixture of dwelling unit types;

(4)

Substantial change in grading or utility provisions;

(5)

Substantial change in the mixture of land uses or a decrease in the amount of land devoted to commercial and office use;

(6)

Reduction in the approved open space, landscaping, or buffering;

(7)

Substantial change in architectural or site design features;

(8)

Any other change the zoning administrator determines to be a major revision.

B.

All other changes to the master plan are considered minor amendments. The zoning administrator, upon receipt of a written request, may approve minor amendments.

(1)

If the zoning administrator fails to act on a request for a minor amendment to the master plan within 30 calendar days of a request which contains all required information to evaluate, the request will be considered approved.

(2)

When a request is denied by the zoning administrator, the requestor may seek a rezoning and/or CUP amendment for the request.