FAUQUIER COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
THIRD FLOOR - COURT AND OFFICE BUILDING
40 CULPEPER STREET
WARRENTON, VIRGINIA  20186
(540)347-8660
FAX (540)341-3444
 

MEMORANDUM 

TO:                 Fauquier County Planning Commission

FROM:            Deirdre Clark, Senior Planner

DATE:                        April 25, 2002

SUBJECT:            Preliminary Plat #PP02-CR-07, Vint Hill, Land Bay G 

BACKGROUND:

The applicant is proposing to subdivide approximately forty (40) acres of this parcel into one-hundred (100) single-family residential lots.  As a portion of the Vint Hill Planned Residential Community, Land Bay G is designed to serve an age-specific population.  The lots will range in size from ±5,800 square feet to ±11,390 square feet.  Approximately 50% of this site will be retained in open space.  

The subject property is located within the Vint Hill Planned Development, north of Rogues Road (Route 602), south of Vint Hill Road (Route 215), and east of Route 652. 

At its March 28, 2002 meeting, at the request of the applicant, the Planning Commission postponed action on this application for 30 days to allow the applicant time to make revisions to the preliminary plan and to respond to outstanding concerns.  At the March Planning Commission meeting, the following issues were noted:           

1.       The width of Road Section  “B” as shown is 50 feet.  Traffic studies indicate that a 60-foot width is required.  Clarification was requested to assure that this   roadway will be designed and constructed to meet all VDOT standards as required to accommodate anticipated traffic volume. 

2.       The proposed design includes the use of private streets in Land Bay G.  Proffered conditions and modifications require that the area be gated if private streets are used. The applicant was asked to provide specific information on the location, size and configuration of the gate facility, to include a centralized mail delivery facility in the design if required by the postal service, and to accommodate the requirements of       

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       service and emergency vehicles.  Clarification regarding pedestrian access to     walkways, trails and open space, as impacted by the proposed gated access, was also requested.

3.       It was noted that a review of the Amended Traffic Analysis indicates the need for  mitigation to address traffic generated by future development.  It was recommended that the design of this land bay include sufficient right-of-way for a right turn lane from Rogues Road (Route 602). The applicant was asked to consider the future need for a left turn lane from Route 602.     

4.       The applicant was advised to confer with the Department of Emergency Services to determine the gate type and placement, and access road dimensions needed to accommodate emergency vehicles entering Land Bay G from the proposed emergency entrance from existing Route 602, between Lots 56 and 57.

5.       The applicant was asked to indicate the right-of-way for the private streets as a separate dedication.  The current plan shows public and private streets as one     dedication.                       

6.       The applicant was asked to provide a connection from Land Bay G to other land bays and to clarify how the proposed design meets the proffered  “network that will allow pedestrian access within the site.” 

7.       It was requested that the applicant clarify the location of the 50 foot wide vegetated buffer as described in Section 1 of the Landscape Standards noted on Sheet 8. It was noted that the rear boundary lines of lots 6, 7 and 8, as shown, are less than 50 feet from Rogues Road (Route 602).

8.       It was requested that the applicant provide side and rear yard setbacks and/or a       typical residence design footprint on all lots. 

9.       A copy of the Homeowner’s Association Agreement was requested.  Of particular concern is specific information regarding age-restricted ownership and transfer thereof, age limits of residents, street and gate maintenance, snow removal, mail delivery,  emergency and service vehicle access, signage, and pedestrian access to walkways and open space.                                                                                  

10.   It was requested that the applicant provide street names on the preliminary plat.

STAFF UPDATE

On April 3, 2002 staff met with the applicant, a representative from Vint Hill Economic Development Authority, the project engineer, and a representative from the Virginia Department of Transportation (VDOT) to clarify the concerns noted at the March 28, 2002 Planning

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Commission meeting.  On April 10, 2002 the applicant submitted a revised preliminary plat and responded to those concerns noted previously. 

In accordance with the meeting on April 03, 2002 it was agreed that a 50-foot right-of-way would be acceptable to the County as it meets VDOT requirements based on anticipated traffic volume provided that the travel lanes are increased to 12 feet in width resulting in a 36 foot face to face curb dimension.  This new dimension is reflected in both the typical road section for roadway B as well as the plan view dimensioning on sheet #4.

The revised plat includes a right turn lane.  As was discussed at the meeting on April 3, 2002, the applicant agrees that a left turn lane will be needed if Watson Road is not built prior to the construction of the proposed Town Center.  However, it is the intent of the applicant to construct Watson Road prior to, or concurrent with, the development of the Town Center. As was agreed at the meeting on April 03, 2002, the emergency access to Land Bay G from Rogues Road has been eliminated and an alternative emergency access proposed through the existing patrol road on site.  Additional access between land bays G and H will be providedbetween Wilkes Court and Sutherland Court.  Information on the access details and design will be provided on the Construction Plans at final engineering. The proposed trail network, providing links to adjacent open space, the existing patrol road and Land Bay H has been added to sheets #2 and #4.  The 50-foot buffer has been dimensioned and indicated on the plan and all impacted lots have been reconfigured to remove them completely from the limits of the buffer.  In addition, the front side and rear setbacks have been shown on sheet #4 with a detail including dimensioning on sheet #7.

The proposed HOA documents were provided by the applicant and have been submitted to the County Attorney for review.

The revised preliminary plan addresses those issues of concern as noted at the Planning Commission meeting of March 28, 2002 and listed above.  It is understood that the final construction plan will include specific information on the design of the currently proposed emergency access, as well as trail construction and design standards.

RECOMMENDATION

Staff has reviewed the revised preliminary subdivision plan and finds it to be in general conformance with the County ordinances and Zoning regulations.  Staff recommends that the Planning Commission approve this preliminary plat subject to the following conditions: 

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1.       All road design and construction shall be in accordance with VDOT’s Subdivision   Street Requirements manual and VDOT’s Road and Bridge Standards.

2.       Road and other construction shall insure drainage water will not rise higher       than 18” below the shoulder of proposed or existing public roads.  At a       minimum, culverts shall be designed to accommodate the following flood       frequencies:

                        Secondary and Subdivision streets            10-year

                        Primary and Parkways                     25-year

3.       It is desirable for all parallel utilities to be placed outside the street’s right of      way.  However, any parallel utility placement within the highway right-of-      way must be placed on the outer 3 to 5 feet of the edge of the right-of-way       with the exception of sanitary sewer placement in the parking lane. Sewer       manholes shall not be located in the travel-way of the street. Deviation from       this condition requires prior approval by VDOT and will only be considered       on a case-by-case basis.

4.       Trees within streets’right-of-way shall not be credited towards satisfying Fauquier County’s tree canopy ordinance.

5.       Unpaved portions of streets’ right-of-way shall not be credited towards open space requirements.

6.  The trails network shall be generally in conformance with the revised plan dated April 10, 2002.

7.       The final plan shall be in general conformance with the revised preliminary plan

      dated  April 10, 2002  

Attachments:

1.       Response Letter

2.       Revised Plan Sheet 2Sheet 4Sheet 7, VDOT letter.