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FAUQUIER COUNTY 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
Vint
Hill - Land Bay G PP02-CR-07 Planning
Commission Memo 4-25-02 Page
2
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 Vint
Hill - Land Bay G PP02-CR-07 Planning
Commission Memo 4-25-02 Page
3 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: Vint
Hill - Land Bay G PP02-CR-07 Planning
Commission Memo 4-25-02 Page
4 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: 2. Revised Plan Sheet 2, Sheet 4, Sheet 7, VDOT letter. |