PUBLIC HEARING AGENDA REQUEST

Owner/Applicant:

Board of Supervisors Meeting Date:

Wexford Mews, L.L.C.

 

February 14, 2008

Staff Lead: 
Holly Meade, Senior Planner

Department: 
Community Development

 

Magisterial District:  Lee
Service District:
 Bealeton

PIN:
 6899-24-0759-000 & 6899-25-0237-000

 

Topic: 

An Ordinance to Approve Rezoning Request REZN08-LE-001, Wexford Village – Lee District

 

Topic Description: 

The owner, Wexford Mews, L.L.C., is requesting to rezone 9.8146 acres from Residential (R-4) to Commercial (C-2) with associated proffers.  The referenced properties are located in the core of the Bealeton Service District.  Wexford Village proposes to create a commercial area in the town center of Bealeton.  The applicant has submitted proffers that eliminate some Commercial Highway (C-2) uses and provide some standards for site development.   

Project Update:

At the January 10, 2008, Board of Supervisors meeting, the Board discussed the proposed interparcel connection to the adjoining property.  Issues related to the location, width and timing of the interparcel connection were raised by the adjoining property owner immediately to the east (Polo Station, LLC).  To address the Board of Supervisors’ concerns, the applicant submitted revised proffers and tied the interparcel access to the exhibit entitled “Easement Exhibit Wexford Village” dated January 14, 2008 (include as Attachment 2, with the revised proffers dated January 18, 2008) which was first presented at the Board’s January public hearing.  The ingress/egress easement will be a minimum of 30 feet wide with the actual travelway being a minimum of 24 feet.  The proposed interparcel connection will be designed and constructed with the first site plan for any building located along the southern frontage of Village Center Drive.  It is designed to be constructed to the existing parking lot located on the adjoining parcel (6899-24-3818-000).  The revised proffer and drawing appear to address the connection issues.

Another issue was raised by the Marshall Supervisor related to the overall design of the development as it relates to the proposed Mixed-Use District currently being studied by the Planning Commission.  A portion of the Wexford proposal currently incorporates some of the same elements that the Mixed-Use District will bring once adopted – buildings fronting the streets, parking in the rear, and general town center design principals.   

Location, Zoning and Current Land Use: 

The properties are located on Marsh Road (Route 17), between Catlett Road (Route 28) and Remington Road (Route 656), in the core of the Bealeton Service District.  Both properties are zoned Residential (R-4) and currently vacant.  

Surrounding Zoning and Current Land Use: 

The neighboring properties to the north, south and west are zoned Residential (R-4) and the properties to the east are zoned a mixture of Commercial (C-1, C-2, and C-3) as shown on the map below.  A mixture of commercial and residential uses are located on these parcels. 

 

Site History: 

In February 2005, the Fauquier County Board of Supervisors approved a Preliminary Plat for thirty-nine (39) town homes on these two parcels.  In addition, a Site Plan/Final Construction Plan to develop the townhouses has been approved by the County. 

Comprehensive Plan/Land Use: 

On the Service District map provided below, the red area indicates Town Center, dark green shows areas are planned for Park/Open Space, and the light green indicates property planned for Medium Density Residential.  The properties subject to this application are planned for Town Center.  The plan (for some of the development) calls for a mixed-use commercial core with interconnected streets, buildings fronting along the streets, and pedestrian and bicycle access. 

 Transportation: 

Since the applicant’s pre-application meeting held with County review agencies on June 26, 2007, VDOT has requested information on the anticipated traffic generation for the site to determine if a Traffic Impact Analysis (TIA) is warranted.  VDOT requested that the applicant update the traffic study done with the townhouse development, Wexford Mews.  To date, no such information has been provided.  The applicant contends they do not know the ultimate development of the project and are unable to provide such information.  VDOT anticipates the criteria outlined in Chapter 5 of their Land Development Manual will warrant a Traffic Impact Analysis associated with this project.  VDOT’s concern is that the impact of the proposed development and zoning change will adversely affect the transportation system in the area and these impacts need to be evaluated beyond the immediate access to the site.   

In the previously approved site plan for townhouses, the applicant committed to construct the fourth leg of the light at the entrance to the site on Route 17, and left and right turn lanes on Route 17.  It is likely that VDOT will require these same improvements with this application.  At the present time these improvements are not the subject of proffers.  A comprehensive plan collector road through the site, Village Center Drive, as well as half of a comprehensive plan collector road along the western edge of the project, Lafayette Street, which will eventually connect to Route 28, have been proffered.   

The Lee District Commissioner met with the applicant on November 15, 2007, to discuss the outstanding traffic issues.  As a result of that meeting, the applicant revised their proffers.  The proffers now address concerns which were raised by the Zoning Office and include a TIA for the entire site, assuming worse-case scenario build-out, prior to first submission of the first site plan on the site.   

At the state level, several regulations are being implemented throughout Virginia that will affect Traffic Impact Analyses, access management, review of subdivision plats and secondary street acceptance requirements.  The Chapter 527 Traffic Impact Analysis  requirements have been upgraded statewide and go into effect on January 1, 2008 for rezonings, site plans and subdivisions in our Culpeper District. 

The TIA is the first step that leads eventually to VDOT approvals and acceptance of public improvements into the state system for maintenance of the larger and more complex projects. 

If a TIA is not completed or upgraded until the site plan stage, the County and VDOT lose leverage in obtaining any needed improvements related to the impact of the development as a whole, when land use changes have been proposed.  At the site plan stage, no matter what the TIA shows, improvements can only be required at the entrance to the development and within the development.  Any off-site impacts the development may trigger cannot be mitigated during the site plan process.  Staff concurs with the applicant that the daily traffic impacts to the community with this scale commercial development could be potentially similar to the previously approved town home development; however, the implications on the peak hour impacts may well be different.  Without an update to the TIA at this stage, the impact changes cannot be assessed. 

Site Suitability/Environment: 

The County’s Soil Scientist’s office continues to comment that based on the soil map provided, 19% of the site is rated very poor for general development using central water and sewer, 11% is rated poor, 59% is rated fair and 11% is rated good.  The applicant is aware of these comments. 

Historic Resources: 

There are no known historic resources to be considered. 

Community Facilities: 

The Comprehensive Plan states the Town Center will possess urban parks and squares distributed throughout the Center.  Additionally, it states an important square and town park will be located at the core of the Town Center.  The applicant is not proposing any parks or squares in this 9.8 acre development. 

Staff and Review Agency Comments: 

 

Staff and the appropriate referral agencies have reviewed this request for conformance with the Comprehensive Plan, the Zoning Ordinance, and other relevant policies and regulations.  Staff and referral agency findings, comments, and recommendations are summarized below.  The bold italicized language below the agency’s comments represents how the comments will be addressed.  The principle issues include lack of information provided to allow a thorough VDOT review and lack of commitment to all of the town center principles in the Comprehensive Plan. 

Planning 

The Comprehensive Plan envisions the Bealeton Town Center to be designed as a mixed-use commercial core surrounded by a mix of institutional and office uses and a mix of higher density residential uses.  This Town Center will be surrounded by a well-defined edge of parks and natural areas.  In addition, the Town Center will: 

1.   Be designed in a generally rectilinear pattern of blocks and interconnecting streets and alleys, defined by buildings, street furniture and landscaping, a place to be shared equally by pedestrians, bicyclists and cars. 

2.   Contain a core with a mix of lively and mutually supportive commercial and civic uses, such as a library, post office, churches, volunteer and fraternal halls, and spaces, and should contain prominent civic features, such as fountains, national and local memorials, which establish and commemorate the place. 

3.   Possess urban parks and squares distributed throughout the Town Center.  An important Square and a Town Park will be located at the core of the Town Center. 

  1. Be designed so that similar uses in the Town Center that will generally front one another across local streets, while dissimilar uses will generally abut along alleys, rear property boundaries and across collector roads.

The applicant has provided details on the Conceptual Development Plan to demonstrate that some of the Town Center concepts are being captured. The applicant has not addressed the mix of uses envisioned in the Comprehensive Plan and is not providing a formal square or park.   

VDOT 

At the writing of this staff report, new comments had not been received from VDOT; however, VDOT last commented on September 21, 2007, indicating they would not provide additional comments until a TIA was received: 

The Warrenton Residency staff reviewed the above referenced rezoning plan dated September 7, 2007.  Under our current standards for a rezoning request of this type, a traffic impact analysis is required to determine the extent of impact to the roadway network at both the site access and in the vicinity of the project.  A change in zoning from the approved townhouse development to a commercial development will generate additional traffic to the site, which may impact the traffic in the vicinity of the site.  VDOT cannot provide any additional comments on this application until we have reviewed a traffic impact analysis, and determined the extent of the impacts. 

The updated TIA requested by VDOT has not been received.

 

Proffer Statement: 

Signed proffers, dated January 18, 2008, were received in the Planning Office on January 22, 2008 with an exhibit entitled “Easement Exhibit Wexford Village” dated January 14, 2008.  In addition to the transportation proffers noted earlier in this staff report, the applicant has proffered a Conceptual Development Plan with buildings fronting the street and parking to the side and rear.  Many C-2 uses, including auto service stations and car washes, are prohibited.  Lighting and landscaping are also proffered.  The applicant has also addressed the issues related to the interparcel connection with proffer IV. 4. and above referenced exhibit. 

Summary and Recommendation: 

Transportation issues need to be carefully evaluated. 

Planning Commission Action: 

On October 25, 2007, the Planning Commission unanimously recommended approval of the rezoning.

 

Requested Action of the Board of Supervisors: 

Conduct the public hearing and consider adoption of the attached Ordinance. 

Identify any other Departments, Organizations or Individuals that would be affected by this request:

 

Fauquier County Department of Community Development
Department of Economic Development
Commissioner of the Revenue

Attachments: 

1.                  Statement of Justification

2.                  Proffer Statement, dated January 18, 2008 and Exhibit titled “Easement Exhibit Wexford Village” dated January 14, 2008.

3.                  Zoning Map Amendment including Conceptual Development Plan, dated October 29, 2007

4.                  Old Agency comments

5.                  Ordinance

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