The Board of Supervisors conducted a public hearing on
March 18, 2002 for the requested Brookside Farm Proffer Amendment
and Modifications. Due
to the major issues summarized in Attachment 2, the public hearing
was left open until April 15, 2002.
The Board of Supervisors’ action was to allow the
Applicant to submit project revisions in response to the major
issues identified, and the public an opportunity to comment on the
2. Proposed Refinements.
The revised documents were submitted on April 2, 2002, and
the applicant has made numerous refinements to the proffered
conditions. Staff is
continuing to review these refinements with the revised concept
development plan and associated graphics, which were received on
April 4, 2002.
The key issue
continues to be the Brookside and Brookside Farm transportation
impacts. With the
revised proffers, the applicant has made a substantial step
forward to mitigate the anticipated off-site traffic impacts
associated with the development.
As revised, the proffers now provide for a monetary
contribution of $1,000 for each new, sewered single-family
residential unit at the occupancy permit stage and $0.50 per
square foot of commercial space.
This contribution is estimated to be $952,500 over the
lifetime of the project. Those
funds would be placed in an established New Baltimore
Transportation Escrow Fund.
TABLE 1 – BROOKSIDE
COMMUNITY OFF-SITE IMPROVEMENTS
Applicant Share of the Improvement
Route 676/Route 600 Signal $100,000
Route 676/600 Intersectional
Route 793/600 Turn Lanes
Route 793/600 Signal
Route 676/1306 Turn Lanes $200,000
Route 600/215 Turn Lanes
Route 600/215 Signal
Route 600 Shoulder Improvements $600,000
Route 676/605 Turn Lanes
Route 676/605 Signal
on VDOT costs, and the Kellerco Traffic Impact Analysis. Includes engineering and general contingencies.
Excludes the cost of easements, right-of-way acquisition,
utilities relocation, and environmental mitigation.
consultation with the Virginia Department of Transportation (VDOT)
and the County's transportation consultant, staff has prepared an
analysis of the offsite transportation costs for major
intersectional or other improvements and assigned a portion of
those costs to the Brookside/Brookside Farm development based on
the Kellerco's traffic analysis.
This analysis is included as Table 1, and represents the
proposed community’s offsite improvements needed at discrete
phases during its development.
The Applicant share is noted in the third column of the
referenced table for each specified improvement.
In some instances, Vint Hill Economic Development Authorida
(VHEDA) has proffered contributions for a portion of these
improvements and in other cases future development will be
required to contribute to the needed improvements.
As a result of this assessment, there is an identified
shortfall of $397,500 needed to complete the listed projects,
based on the Applicant’s referenced transportation contribution.
The County and VDOT have no intention to provide
supplemental funds to ensure completion of those improvements, and
they are the responsibility of the development. That issue needs Applicant attention. As proposed, VDOT or the applicant will complete the
referenced offsite improvements with the funds from the referenced
In addition to
the referenced cash contributions for offsite improvements, the
Applicant has proffered onsite transportation improvements for
the: (1) Vint Hill
Parkway extension from Route 676 to the Vint Hill property line,
as well as the connection to the Vint Hill traffic circle and
Kennedy Road; (2) Street connection and intersectional
improvements at Route 602-Rogues Road; and (3) Shepherdstown Road
connection to the paved section.
There have been
some positive changes with the parkway option. The Applicant will complete the parkway in stages for the
entire project: (1)
Prior to the 300th occupancy permit: dedicate the
right-of-way and complete the two-lane connection from Riley Road
to the border of Brookside Farm; (2) Prior to the 450th
occupancy permit: complete the two-lane section from the Brookside
Farm southern boundary to Lake Drive; and (3) Prior to the 600th
occupancy permit, construct the two-lane section from Lake Drive
to Kennedy Road. The
new incentive here for completion is that, if the construction
does not occur as described for each stage, the County shall
withhold occupancy and building permits.
The Applicant’s representative has indicated that the
onsite extension to Route 602 and its requisite intersectional
improvements will be included in the revised proffers; as of April
5th, that revision has not occurred.
Note that staff and VDOT have recommended that this
connection be made prior to the 300th occupancy permit
for additional access away from Route 676.
stumbling block has been and continues to be the inability of the
Applicant and the Vint Hill Economic Development Authority (VHEDA)
to conclude a mutually acceptable agreement, which ensures the
completion of the Vint Hill Parkway connection in a timely manner. Refer to Owen Bludau’s comments included as Attachment 1.
If that agreement can be consummated, then the
Applicant’s project can deliver additional and staged improved
access for the project and the overall community through Vint Hill
as well as to Route 605 and Route 602.
However, the Applicant needs to resolve the offsite
contribution shortfall. With
resolution of these issues, the Applicant will have provided the
essential network improvements.
Note that the
Staff is having on-going discussions with the Applicant and VDOT
with regards to site design changes, which might reduce the impact
to Lake Drive. These
include limiting the number of access points to Lake Drive and
removing the direct connection of Lake Drive to the Parkway.
The buffer yard issue also has been adequately resolved,
for example, with the return of the buffer between the project
property line and the proposed lots where they abut existing