Ranson,West Virginia LAND DEVELOPMENT PLAN AND PLAT APPLICATION MARCH 12, 2012

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1 C L A Y H I L L F A R M Ranson,West Virginia LAND DEVELOPMENT PLAN AND PLAT APPLICATION MARCH,

OWNER / APPLICANT Strider, LLC Brandywine Drive Charlottesville, VA APPLICATION PREPARATION PlaceMakers, LLC Sevilla Ave NW Albuquerque, NM TABLE

.. Transect Districts... Thoroughfares and Block Structure... Lot Structure... Thoroughfares... Civic Standards... Civic Standards... Stormwater and Utilities.

2 OWNER / APPLICANT Strider, LLC Brandywine Drive Charlottesville, VA APPLICATION PREPARATION PlaceMakers, LLC Sevilla Ave NW Albuquerque, NM TABLE OF CONTENTS Existing Zoning... General Information... Existing Conditions: Topography... Existing Conditions: Soils... Community Unit Types... Transect Districts... Thoroughfares and Block Structure... Lot Structure... Thoroughfares... Civic Standards... Civic Standards... Stormwater and Utilities... Mixed Use NCX UCX Hwy. Commercial Rural Reserve County EXISTING ZONING GENERAL INFORMATION Placemakers LLC, For Application Purposes Only

The existing cemetery will be protected with a T designation.

3 LOCATION MAP SCALE: =, PRESERVATION: The historic Clay Hill Farm manor house and spring house will be preserved with a buffer of agricultural or open land surrounding it. These areas will have a T designation. The existing cemetery will be protected with a T designation. The T areas south of Village and southeast of Village are being preserved for possible future development. They may apply for a hamlet and a village at a future date. EXISTING CONDITIONS: TOPOGRAPHY Scale = Placemakers LLC, For Application Purposes Only

.% PmB Poplimento silt % slopes loam,..% PmC Poplimento silt % slopes loam,..% Uu Urban land - Udorthents.

4 USDA SOIL DATA: Key Soil Type Area Fk Funktown silt loam HbB Percent..% Hagerstown silt loam, % slopes..% HbC Hagerstown silt loam, % slopes..% HeB Hagerstown silt loam, % slopes, very rocky..% HeC Hagerstown silt loam, % slopes, very rocky..% HrB Hagerstown-Rock outcrop complex, % slopes..% PmB Poplimento silt % slopes loam,..% PmC Poplimento silt % slopes loam,..% Uu Urban land - Udorthents..% Currie Lanes HeB PmC HbB Uu PmB HbB HeC HbB PmB HbC HeB HeC HbB Fk HbC HeB PmB Fk C L AY L A N D H I L L FA R M D E V E LO P M E N T Highway RANSON, WEST VIRGINIA P L A N & Pl a ce m a k e rs L LC, Fo r App l i cat io n Pur p o ses Only P L AT A P P L I C AT I O N Mil dre ds tre et HrB EXISTING CONDITIONS: SOILS Scale =

. Community Unit Types.. Village (VIL) a. A village (VIL) shall be permitted within the G- Controlled Growth Sector, the G- Intended Growth Sector, and the G- Infill Growth Sector.

5 . Community Unit Types.. Village (VIL) a. A village (VIL) shall be permitted within the G- Controlled Growth Sector, the G- Intended Growth Sector, and the G- Infill Growth Sector. ROUTE Property in G- Controlled Growth Sector b. A VIL within the G- Controlled Growth Sector and the G- Intended Growth Sector shall be structured by one short, standard or linear pedestrian shed and shall be no fewer than acres and no more than acres, as allocated on Table. See Article for infill VIL acreage requirements in the G- Infill Growth Sector. ROUTE Community - Village (Med):. acres Community - Village (High):. acres d. Larger sites shall be designed and developed as multiple communities, each subject to the individual Transect District requirements for its type as allocated on Table. The simultaneous planning of adjacent parcels is encouraged. T Natural T Rural G - Controlled Growth G - Intended Growth City Limits SECTOR PLAN TO Rural Open T Sub Urban T General Urban T Urban Center Pedestrian Shed COMMUNITY UNIT TYPES N.T.S. Placemakers LLC, For Application Purposes Only

6 . Transect Districts.. Transect District subdistricts shall be assigned and mapped on each new community regulating plan according to the percentages allocated on Table. ROUTE Table Compliance: NEIGHBORHOOD : VILLAGE MEDIUM INTENSITY TRANSECT ZONE COMPLIANCE REQUIRED T-zones Acreage Percentage T. T. TO..% % max. T..% % max. T..% - % T..% - % CS..% % min. Net Site Area..% ROUTE NEIGHBORHOOD : VILLAGE HIGH INTENSITY TRANSECT ZONE COMPLIANCE REQUIRED T-zones Acreage Percentage T. T. TO..% % max. T..% % max. T..% % T..% % CS..% % min. Net Site Area..% T Natural T Rural TO Rural Open T Sub Urban T General Urban T Urban Center Pedestrian Shed TRANSECT DISTRICTS Scale = Placemakers LLC, For Application Purposes Only

7 . Thoroughfares and Block Standards.. The thoroughfare network shall be structured to define blocks with the following maximum block face lengths and block perimeters: a. TO ft. max / perimeter n/a b. T ft. perimeter c. T ft. perimeter d. T ft. perimeter.. Block faces exceeding feet shall be subdivided with a pedestrian passage that is a minimum of ft. in width... Blocks adjacent to undeveloped land, areas unsuitable for development, or pre-existing incomplete blocks may be exempt from block face length and block perimeter requirements by administrative waiver... Rear access for all lots within T shall be provided by a rear lane or rear alley... Rear access for all lots within T shall be provided by a rear alley... Blocks with more than one Transect District designation shall use the highest designation to determine the block face length, block perimeter, and rear alley or rear lane requirements. ] Administrative Waiver # per.. for block perimeter exceeding, feet due to edge condition with Route and limited access to Route ramp.,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ROUTE ] AW ROUTE T Natural T Rural TO Rural Open T Sub Urban T General Urban T Urban Center Pedestrian Passage Block Perimeter THOROUGHFARES AND BLOCK STRUCTURE Scale = Placemakers LLC, For Application Purposes Only

8 . Lot Structure.. Within each Transect District, lots shall be platted to have the following minimum and maximum lot widths, measured at the frontage line: ROUTE a. TO ft. min. - ft. max. Flag lots shall be permitted. (See Table.) b. T ft. min. - ft. max. c. T ft. min. - ft. max. d. T ft. min. - ft. max... Each lot shall have a primary frontage abutting a vehicular thoroughfare, except that % of the lots by number within the SC-NC District may have their primary frontage along a publicly accessible passage, or sidewalk. Rear alleys and rear lanes do not count as thoroughfares. If a lot fronts an alley or lane, such as a mews unit, it counts toward the % maximum. ROUTE.. Lots may have multiple frontages as illustrated on Table. One frontage line is designated the principal frontage line and all remaining frontage lines are designated as secondary. VILLAGE : LOTS NOT FACING THOROUGHFARE Area Area of Lots not facing Thoroughfare Percentage...% VILLAGE : LOTS NOT FACING THOROUGHFARE Area Area of Lots not facing Thoroughfare Percentage...% T Natural T Rural Civic Space TO Rural Open T Sub Urban T General Urban T Urban Center Lots not facing thoroughfares LOT STRUCTURE Scale = Placemakers LLC, For Application Purposes Only

9 . Thoroughfare Network Standards.. Community plans must map a thoroughfare network plan including the following: a. The major thoroughfare network b. Modifications to existing thoroughfares, if any.. The thoroughfare network plan must map thoroughfares and intersections according to Section... a. Thoroughfare assemblies must be included for each mapped thoroughfare in accordance with Article. b. All thoroughfares must connect to other thoroughfares, forming a network. c. New thoroughfares must connect wherever possible to thoroughfares outside of the community unit. d. The thoroughfares must be configured as a network creating blocks sized according to Section... e. The thoroughfares may deviate from the network outside of the pedestrian shed, to accommodate natural conditions, and to intersect major thoroughfares. Key Thoroughfare Approved T-zones CAV-- T, TO, T CS-- TO, T ST-- TO, T, TO, T ST-- T, T DR-- TO, T, T ST-- T, T RD-- T ST-- TO, T, T RA-- T, TO, TL, T RL-- TO, T, T The Owner and/or its successors agree to dedicate appropriate right-of-way along the entirety of Currie Road such that it will meet a CS-- street section as set forth in Chapter A. Land dedication shall include and be subject to the following conditions. () The Owner will dedicate land such that the dedicated right-of-way is a total of feet. () A realignment of Currie Road at the S-turn on the southern edge of the Village is proposed as noted on the Land Development Plan and Plat. The Owner will provide a right-of-way from centerline for this improvement. Dedication is contingent upon a similar right-of-way being committed on the adjoining Lloyd Property as shown on the Plan; and () The right-of-way for Currie Road will be located such that no disturbance of the existing cemetery, noted on the Plan, is ensured. This may require a shift in the centerline of the existing Currie Road. T Natural T Rural TO Rural Open T Sub Urban T General Urban T Urban Center ROUTE ROUTE Civic Space Pedestrian Shed THOROUGHFARES Scale = Placemakers LLC, For Application Purposes Only

10 . Civic Standards.. Civic Space (CS) Specific to T - T Districts a. Each pedestrian shed shall assign - % of its urbanized area to civic space Village : Total Civic Space. acres Urbanized acres. acres Urbanized area % Civic.% Village : Total Civic Space. acres Urbanized acres. acres Urbanized area % Civic.% b. Civic spaces shall be designed as described and distributed throughout Transect District as permitted in Table. d. Each pedestrian shed shall contain at least one main civic space. The main civic space shall be within feet of the geographic center of each pedestrian shed, unless topographic conditions, pre-existing thoroughfare alignments or other circumstances prevent such location. A main civic space shall conform to one of the types specified in Table.b, Table.c, or Table.d. Village : CS # Village : CS # ROUTE ROUTE T Natural T Rural TO Rural Open T Sub Urban T General Urban T Urban Center Civic Space from center of community unit Main Civic Space Civic Building CIVIC STANDARDS Scale = Placemakers LLC, For Application Purposes Only

11 . Civic Standards e. Playgrounds shall be located so that every residential lot is within, feet of an entry to a playground, as measured along sidewalks that do not cross major thoroughfares. A playground shall conform to Table.e. f. Each civic space of type Table.c or Table.d shall have a minimum of % of its perimeter enfronting a Thoroughfare. Village : CS Permitted Area Perimeter Type Permitted T- Area T-zone zone.. NA Green T T T.. % Square T T T.. % Square T T T.. % Square T T T.. % Square T T T.. % Square T T T.. NA Square T T T.. NA Ramble T, T T.. NA Ramble T, T T.. % Plaza T, T T.. % Plaza T, T T.. % Plaza T, T T Village : CS Permitted Area Perimeter Type Permitted T- Area T-zone zone.. % Plaza T, T T.. % Square T T T.. % Plaza T, T T.. % Square T T T.. % Square T T T Any. NA Community Any T Garden Any. % Playground Any T.. NA Ramble T, T T.. % Square T T T.. NA Ramble T, T T.. % Plaza T, T T.. NA Ramble T, T T.. NA Ramble T, T T.. % Plaza T, T T.. % Plaza T, T T.. % Plaza T, T T.. % Plaza T, T T.. Civic Buildings (CB) Specific to TO - T Districts a. The owner shall covenant to construct a meeting hall or a third place in proximity to the main civic space of each pedestrian shed. Civic Space Playground w/, radius ROUTE ROUTE Main Civic Space Meeting hall or third place CIVIC STANDARDS Scale = Placemakers LLC, For Application Purposes Only

12 UTILITIES CUR RIE R OAD L A N D H I L L FA R M RANSON, WEST VIRGINIA. D E V E LO P M E N T P L A N. & Pl a ce m a k e rs L LC, Fo r App l i cat io n Pur p o ses Only A P P L I C AT I O N STORMWATER AND UTILITIES APPROXIMATE LOCATION STORM WATER MANAGEMENT APPROXIMATE. LOCATION STORM WATER MANAGEMENT P L AT CUR RIE R OAD APPROXIMATE. LOCATION STORM WATER MANAGEMENT APPROXIMATE LOCATION STORM WATER MANAGEMENT STRIDER LLC DISTRICT, MAP, PARCEL. D.B., PG.. ACRES. TND-UCX DISTRICT.... C L AY E STRIDER LLC DISTRICT, MAP, PARCEL D.B., PG.. ACRES TND-NCX DISTRICT UT RO Ranson may approve the use of ground water sources for community agriculture areas Water and sewer will be provided by a public utility as approved by Ranson for all development in T through T. This development is limited until these services have been extended to the property.. CUR RIE R OAD Total impervious cover for this phase of the development is expected to be well under % because of the retained agriculture and woodland ROUTE.... STORMWATER Stormwater management will utilize a variety of techniques. On-site infiltration is encouraged in T T and light imprint techniques will be utilized when possible..... Scale =......

APPROVED BY THE JEFFERSON COUNTY COMMISSIOM DATE: l 0 - I 9-10 RESOLUTION

APPROVED BY THE JEFFERSON COUNTY COMMISSIOM DATE: l 0 - I 9-10 RESOLUTION RESOLUTION WHEREAS, the Jefferson County Commission is charged, by the adopting resolution of the Zoning Resolution of, with promoting the public health, safety, convenience, order, prosperity, and general