Background Information. The Board of Supervisors conducted its March 18th
and April 15th public hearings for the requested
Brookside Farm Proffer Amendment and Modifications.
The public hearing was left open for May 20th to
allow the Applicant to submit final refinements to the Proffer
Statement, the Concept Development Plan and associated documents,
and to allow public comments on those refinements.
The additional time also allowed the applicant an
opportunity to reach agreements with the Vint Hill EDA assuring
the completion of the parkway and the WSA regarding the provision
of public sewer connections.
Proposed Refinements. This staff report was completed on May 9th,
and the revised and signed Proffer Statement and documents were
received on the date of this report. Staff is continuing to review
the refinements with the revised concept development plan and
associated graphics. The
Concept Development Plan now includes eight map sheets:
Land Bays (Represents the Land Use Element)
Open Space, Wetlands and Landscaping
Utility and BMP Location Plan
Boundary/Parcel Identification Plan
Pedestrian Access Plan
Recreational Trail Plan
Sheets 7 & 8: Architectural Renderings
Development Plan is not included in this package, due to its
volume and complexity. However,
staff will have these graphics available at the Board of
Supervisors agenda review and the public hearing for requested
review or questions. The public can review this material and the overall file
upon request within the Department.
transportation issues have been resolved from the staff’s
perspective. With the revised proffers, the applicant has made a
substantial step forward to mitigate the anticipated off-site
traffic impacts associated with the development.
The proffers now provide for a monetary contribution of
$1,400 for each sewered single-family residential unit at the
occupancy permit stage and $0.50 per square foot of commercial
contribution is estimated to be $1,357,800+ over the lifetime of
the project. Those
funds would be placed in an established New Baltimore
Transportation Escrow Fund. Table
1 illustrates what the estimated Brookside Community off-site
transportation contributions should be through Kellerco and VDOT
TABLE 1 – BROOKSIDE
COMMUNITY OFF-SITE IMPROVEMENTS
Project Cost *
Applicant Share of the Improvement
Route 676/Route 600 Signal $100,000
Route 676/600 Intersectional
Turn) $600,000 $300,000
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 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.
Those improvements were the result of the proposed project
and were based on the Kellerco's traffic analysis.
Table 1 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.
Note that the Vint Hill EDA has proffered contributions for
a portion of these improvements and, in other cases, future
development will be required to contribute to the needed
As proposed, VDOT
or the applicant will complete the referenced off-site
improvements with the funds from the referenced Escrow Account.
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 Rt. 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 Rt.
602-Rogues Road; and (3) Shepherdstown Road connection to the
will complete the parkway in designated stages for the entire
project: (1) Prior to
the 300th occupancy permit: dedicate the right-of-way
and complete the 2-lane connection from Riley Road to the border
of Brookside Farm; (2) Prior to the 450th occupancy
permit: complete the 2-lane section from the Brookside Farm
southern boundary to Lake Drive; and (3) Prior to the 600th
occupancy permit, construct the 2-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 onsite extension to Rt. 602 and its requisite
intersectional improvements have been included in the revised
proffers, per VDOT’s recommendation that this connection be made
prior to the 300th occupancy permit for the earlier
project provision of additional access away from Rt. 676.
stumbling block of the inability of the Applicant and the Vint
Hill Economic Development Authority to conclude a mutually
acceptable agreement, which ensures the completion of the Vint
Hill Parkway connection in a timely manner, has been removed.
agreement was reached on May 7th, and the County
Attorney will present his comments to the Board of Supervisors
regarding its impacts; the County will be a signing party to that
agreement has also been reached with the WSA.
The County Attorney is in the process of obtaining a copy
VDOT and staff
prepared five alternatives for Lake Drive for neighborhood review.
These options ranged from limiting the number of access points to
Lake Drive and removing the direct connection of Lake Drive to the
Parkway. There are
three alternatives, which need final review with VDOT and the
applicant before a final solution is selected.
That needs to be done prior to applicant submission of
construction plans and the associated final plat for County review
Lake Ann Dam
The Lake Ann dam
needs significant repair in order to return water to its historic
levels. No mention
has been made in recent reports regarding the timing of these
repairs. It needs to
be noted that the applicant has proffered to complete this
critical repair prior to the issuance of the first occupancy
permit for Brookside Farm (Waterfield).
trails were also an area that required final review and refinement
from County staff. The
conclusion has been the design of a 10-foot wide asphalt, public
trail system, generally located along the perimeter of Brookside
Farm that the applicant will construct, per Department of Parks
and Recreation standards, and then be dedicated to the County.
This trail will also provide, for example, public access to
Lake Ann. That
graphic has been included as part of the Concept Development Plan,
and is referenced as the Recreational Trail Plan for Brookside
Farm (Sheet 6 of 8).
The former Waterfield Rezoning and this application
included modifications to certain Zoning Ordinance requirements,
which is permissible for lot sizes, setbacks, pipestem lot
Brookside Farm application proposed minor changes to the
village/alley, community and neighborhood lots dealing with lot
size and included pipestem.