PUBLIC HEARING AGENDA REQUEST

Owners/Applicants: 

 Board of Supervisors Meeting Date:

Jean E. Cheatham, William W. Goulding, Estate of Robert H. Hodgson, James F. Steffey and Gary W. Weaver (Owners)

Centex Homes (Applicant)

May 11, 2006

Staff Lead:
Melissa Dargis, Assistant Chief of Planning

Department:
Community Development

Magisterial District: Lee
Service District: Bealeton

PIN:
6889-89-6214-000, 6899-18-3742-000 &  6899-05-7716-000

Topic:

A Resolution to Approve Freedom Place Special Exceptions SPEX05-LE-008:  Fill in the Floodplain for Floodplain Crossings and SPEX06-LE-021:  Reduction of Non-Common Open Space

AND

An Ordinance to Approve Freedom Place Rezoning Request (REZN05-LE-001) from Rural Agricultural (RA) to Planned Residential Development (PRD) and Rural Residential (RR-2)

Topic Description: 

Freedom Place includes the following three companion applications for consideration:

1.      Rezoning Request (REZN05-LE-001) from Rural Agricultural (RA) to Rural Residential (RR-2) and Planned Residential Development (PRD) with Modifications to the Zoning Subdivision Ordinance and;

2.      Special Exception (SPEX05-LE-008) for Floodplain Crossings; and

3.      Special Exception (SPEX06-LE-021) for a Reduction of the Non-Common Open Space for the Balance of PIN 6889-89-6214-000.

The applicant wishes to rezone approximately 219 acres from Rural Agricultural (RA) to Planned Residential Development (PRD) and Rural Residential-2 (RR-2).  Approval would allow a mixed use neo-traditional development with approximately 176 single-family detached dwelling units (includes 17 RR-2 units) and 182 single-family attached units.  This equates to four (4) dwelling units per acre. 

Project Update:

On April 13, 2006, the Board of Supervisors held a public hearing on this item, and postponed action for 30 days upon applicant’s request.  On April 10, 2006, the applicant submitted an updated project package containing amended proffers, concept plans and Design Guidelines.  Staff has reviewed that referenced material; referral agencies comments are pending.  In addition, staff met with the applicant on May 1, 2006 and expects the Proffer Statement to be revised further to include:  (1) refined language regarding work force housing; (2) commitments to the residential unit architectural variety and character reflected in the Design Guidelines; (3) identified proportion of single family detached homes with porches; (4) expanded floodplain study (generally to the rail line east of Bealeton Station); (5) more focus on Fire & Rescue contributions associated from both residential and commercial elements; and (6) consideration of sewer extension to the proffered parkland.

Project Information:

As part of the PRD rezoning request, the applicant is requesting modifications to the Zoning and Subdivision Ordinances pursuant to Zoning Ordinance Section 4-112.  In addition, the applicant wishes to obtain Special Exception approval under Category 23, which would allow for multiple crossings of a floodplain on the site and approval under Category 26 to allow for a non-common open space reduction on the balance of PIN 6889-89-6214-000.  This open space reduction is needed to facilitate the land dedication requested by the County on the RA portion of the property.

The project includes: (a) a total of 36 workforce housing units - 10% of the overall units will be work-force housing (single-family attached units); (b) 4.5 proposed acres for dedication as a fire/rescue site; (c) 36 proposed acres for dedication to the County for a recreation center; and (d) an additional transportation contribution of $4,500 per market rate unit for the Bealeton Connector.

Land Area, Location and Zoning:    

The three (3) properties, which are in the Bealeton Service District, are located in the northwest quadrant of the intersection of Marsh Road (Route 17) and Catlett Road (Route 28).  The parcels are zoned Rural Agricultural (RA).  A map of the properties is shown below outlined in orange and 100-year floodplain shows in dark blue. 

Neighboring Zoning/Land Use: 

The three (3) parcels, which constitute the proposed project boundary are surrounded by Rural Agricultural (RA) zoned land to the north; Residential (R-1) and RA to the east; RA and Residential (R-4) to the south; and RA and R-2 to the west.

Action Requested of the Board of Supervisors:

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

Planning Commission Recommendations:

On March 30, 2006, the Planning Commission unanimously forwarded the three Freedom Place applications with the following recommendations:

1.      Denial of the applicant’s drainage modification request titled, “Request for Modification of Certain Zoning Ordinance, Subdivision Ordinance and Design Standards Manual Requirements”  The modification request would have modified Zoning Ordinance Sections 12-609, 12-610, and 12-702(1) and Subdivision Ordinance Sections 9-5(A) (16) and (28).

2.      Approval of the applicant’s submittal for:

a)      Freedom Place Rezoning Request (REZN05-LE-001) from Rural Agricultural (RA) to Planned Residential Development (PRD) with modifications to the Zoning Ordinance and Subdivision Ordinance (as outlined in the Freedom Place Design Guidelines) and Rural Residential (RR-2), and to request that the applicant modify the Proffer Statement to add “natural drainage ways” to Proffer 1.1 and to include the proffer language proposed in the Drainage Modification related to foundation drainage design; and

b)      Freedom Place Special Exception (SPEX05-LE-008) for Floodplain Crossings; and

c)      Freedom Place Special Exception (SPEX06-LE-021) for Reduction of Non-Common Open Space for the Balance of PIN # 6889-89-6214-000.

Project Highlights:

Refer to the April 13, 2006 Public Hearing staff report for Freedom Place project highlights, as well as: details associated with transportation, trails, workforce housing, design guidelines, drainage waiver/modifications and non-common open space reduction.

Staff Summary Report:

Based on the May 1, 2006 meeting with the applicant, staff is waiting for the Proffer Statement revisions summarized in the Proffer Update section herein.  Revised proffers were not available at the time this report was prepared.  This report also does not include the overall project analysis issues summarized for last month’s public hearing; please refer to the attached April 13, 2006 staff report for those details.  

Identify any other Departments, Organizations or Individuals that would be affected by this request:
Fauquier County Department of Community Development
Virginia Department of Transportation
Fauquier County Water and Sanitation Authority
Fauquier County School Board
Fauquier County Public Service Departments 

Attachments:

1.      Proffer Statement

2.      Concept Development Plan