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The Board of
Supervisors will consider an updated Lake Drive alternative,
including its associated street network, serving Brookside
Communities and, indirectly, the adjoining neighborhoods of
Waters Edge and Lakewood. This action is consistent with
the approved 2002 “Brookside Farm PRD Revised Rezoning
Proffers” (Item III. C.2, pages 9-10) and is developer
initiated. No public hearing is required, only Board of
Supervisors’ consideration of the changes and action by
resolution. Approval of the request will supersede the Lake
Drive resolution that was approved on December 16, 2002
(refer to Attachment 1).
Background Information:
1.
2002 Board of Supervisors’ Action (Lake Drive
Alternatives: Option 1). The 2002 action prohibited a
direct Lake Drive connection to Brookside Parkway. The
development’s future Brittle Ridge Road from Shepherdstown
Road was the only access point allowed onto the parkway. As
a result, the Brookside Farm neighborhoods adjoining or
within the vicinity of Lake Drive had easy access to Riley
Road, Shepherdstown Road and Brookside Parkway. The
Brookside Farm streets, opposite the Mallard Court and
Wintergreen Court intersections with Lake Drive, were also
restricted in their length and are precluded from having any
bridge crossing access to the south to the balance of that
new residential development. (Refer to Attachment 1 for
details.)
To alter any aspect of this previous approval requires Board
of Supervisors’ approval action by resolution.
2.
Revised Lake Drive and Associated Street Network.
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Past Meeting Agenda Status. At the February 18,
2010 regular meeting, Supervisor Trumbo had action
postponed on the proposed resolution due to concerns
from the Lake Drive neighborhoods. At that afternoon’s
work session, staff briefed the Board of Supervisors
regarding: (1) developer agreed upon revisions to their
construction plan (CPRV09-SC-005); and (2) the requested
action on the proposed Lake Drive and associated street
network resolution. The staff report and details
regarding the Lake Drive Resolution (February 18, 2010)
can be viewed at the following location:
http://www.fauquiercounty.gov/government/departments/BOS/pastagendas/02-18-10/lakeside_agrq.htm
In addition, the Brookside developer has agreed to
include the following changes to their pending construction
plan (CPRV09-SC-005) summarized below (Note: these are
graphically illustrated in Attachment 2):
1)
Eliminate all notations of commercial on the east
side of Brookside Parkway and removal of the three
entrances;
2)
Remove all entrance connections from Millside Lane
(west side of Brookside Parkway) and the Parkway (between
Boathouse Road and Millside Lane);
3)
Remove all entrances, for the Millside
Lane/Shepherdstown Road intersection, into the open space
and residential area toward Lake Ashby;
4)
Eliminate the entrance from Lake Drive directed
toward Lake Ashby (west of the proposed Lake Drive
extended/Shepherdstown Road intersection);
5)
Request the Board of Supervisors to consider
approving the revised Lake Drive extended network and second
connection at the proposed Millside Lane/Brookside Parkway
intersection; and
6)
Add a second entrance from Parkside Court (east of
the Parkway) to Brookside Parkway or eliminate
6 lots. Zoning Ordinance Section 7-450 states that no
dead-end street shall serve more than 20 lots. Millstone
Lane/Parkside Court (this entire link is considered one
dead-end street per the Zoning Ordinance) has 26 lots.
Therefore, another connection is needed from Parkside Court
to the Brookside Parkway, unless a waiver is obtained from
the Board of Supervisors as per Section 7-450. (Note that
two connections were approved with the Preliminary Plat in
2002.) The Developer is considering his options in this
matter, and their decision has no affect on the requested
Board action summarized in this agenda item.
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Revision to Lake Drive and Associated Street Network
Resolution. Supervisor Trumbo and the Brookside
developer met with residents in the Lake Drive
neighborhoods. Exhibit 1 (Revised) represents the
resulting resolution proposal for Lake Drive and its
associated network based on that meeting with
neighborhood residents. The following summarizes key
elements:
a)
The Lake Drive extension now will not be allowed
to connect to Shepherdstown Road. It will terminate as a
cul-de-sac below its intersection with Dockside Drive.
Beyond this point, Lake Drive will not be allowed to
extend and connect to Shepherdstown Road. A possible
second cul-de-sac north of its former intersection with
Shepherdstown Road could also occur. There also is no
prohibition of intervening residential lots being included
in the area vacated by this formerly planned road extension
(i.e., between cul-de-sacs);
b)
Beyond the point where
existing state maintenance currently ends to its
intersection with Dockside Drive [noted as (b) on attached
Exhibit 1], Lake Drive extended may be designed and
constructed. However, it cannot be opened to public use
until a trail has been installed, similar to that shown on
the approved Concept Development Plan (CDP), and located in
the existing right-of-way or the adjacent required 50-foot
buffer along the Applicant’s road frontage on the
southwestern side of the state maintained portion of Lake
Drive opposite Wintergreen Court. The exact location may
vary during final design and engineering based on
right-of-way, topography, existing wetlands and trees,
planned streets and similar constraints.
Since this trail is to be located
in a phase without complete construction plans (Land Bays J
and O on the CDP), the County shall work with the Applicant
to expeditiously process submitted final construction plans
related to this trail. Although shown and required as a ten
(10) foot wide asphalt trail on the Concept Development
Plan, the Applicant may construct and maintain a temporary
unpaved rock dust or similar trail of at least five (5) feet
in width to meet the conditions of this resolution until the
permanent trail is constructed in conjunction with the
infrastructure for Land Bays J and O.
The Lake Drive neighborhood lacks
sidewalks and such a trail installed earlier would provide
residents a safe refuge to walk, ride and jog off Lake Drive
and be separated from any pedestrian conflicts with expected
increases in resident and construction traffic;
c)
The revised resolution continues to retain provision
for the installation of stop signs and posted 25 mile per
hour speed limit signs along Lake Drive;
d)
Brookside Parkway remains further to the east to
eliminate a bend in the original road configuration;
e)
Shepherdstown Road is extended to the proposed
Millside Lane; and
f)
Along with the currently planned Brittle Ridge Road
connection with Brookside Parkway, a second parkway
connection is added by way of Millside Lane.
From the staff perspective, including the changes to the
construction plan listed previously in 2.a.1-6, this revised
resolution and the resulting network revision are still
consistent with the 2002 approved rezoning, Concept
Development Plan (CDP), and associated documents, and do not
require any amendment to the approved preliminary plat.
Due to resolution changes since the Board’s last meeting,
staff can no longer state that the revised Lake Drive
network currently proposed provides more improved
neighborhood connectivity than the original 2002 Option 1.
As revised, Lake Drive will not connect to Shepherdstown
Road. However, the network established through the revised
resolution is still consistent and compliant with the
approved rezoning CDP and Proffer Statement.
Another issue was that condition requiring construction of
Brookside Parkway to Brittle Ridge Road and bonding to the
Vint Hill property line had been eliminated from the
February 18, 2010 proposed resolution. If completion of
the parkway is a high Board of Supervisors priority from
Brookside Farm (formerly Waterfield) to Kennedy Road in Vint
Hill, then this condition needed to be retained.
The Brookside Farm PRD Revised Rezoning Proffers (III.B.3)
states that prior to the issuance of the 450th
single-family lot occupancy permit for the Entire Project,
the Brookside Farm PRD shall construct in accordance with
Virginia Department of Transportation (VDOT) standards the
two lane portion of the Brookside Parkway on its PRD-zoned
property. The parkway will extend from the southern edge of
its property to a point which will allow access to Lake
Drive and Shepherdstown Road extended.
The proposed Millside Lane/Brookside Parkway intersection
now can qualify as that location but it falls + 1,500
feet short of the Vint Hill property line. Whereas, the
intersection in the 2002 Option 1 currently named Brittle
Ridge Road/Brookside Parkway would have been where that
point would be (+ 300 feet from the Vint Hill
property line).
The entire Brookside project has had 309
single-family occupancy permits issued over the past eight
years. The approved Proffer Statement allows the developer
to wait until 140 more occupancy permits are issued before
the threshold of 450 homes is reached for construction
completion of this described parkway leg. Brookside has
averaged 39 homes issued occupancy permits on an annual
basis over the past eight years. Based on this growth rate,
the worst case scenario results in the parkway only being
finished to the Millside Lane location over the next four
years, and falling 1,500 feet short of the Vint Hill
property line.
To solve this unintended
result, Supervisor Trumbo has added condition 4.d again to
the resolution requiring that, prior the issuance of the 450th
occupancy permit for the entire project, construction of
Brookside Parkway must extend to Brittle Ridge Road, with
bonding to the Vint Hill property line to ensure the future
road connection.
3.
Status: Brookside Communities, LLC, Appeal of the
Director’s Determination: The Board of Supervisors
heard a Brookside Communities, LLC, appeal at its January
14, 2010 regular meeting, which was postponed to the
February meeting. Action on the appeal is now pending the
action to be taken on the attached resolution. The appeal
focused on the Director’s determination that the layout of
Phases 12, 13 and 15 of the Brookside development contains
modifications that, taken collectively, materially alter the
character of the proposed development and are not in
substantial conformance with the general nature of the
approved proffered map amendment. The entire appeal package
is available for review at the following web locations:
http://www.fauquiercounty.gov/government/departments/BOS/pastagendas/01-14-10/brookside_agrq.htm |