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FAUQUIER COUNTY TO:
Fauquier
County Planning Commission FROM:
Deirdre Clark, Senior Planner DATE:
April
25, 2002 SUBJECT:
Preliminary Plat #PP02-CR-08, Vint Hill, Land
Bay H BACKGROUND: The
applicant is proposing to subdivide approximately sixty-nine acres of this
parcel into ninety-three (93) single-family residential lots as a portion
of the Vint Hill Planned Residential Community.
The lots will range in size from ±11,130 square feet to ±17,800
square feet. Approximately
50% of this site will be retained in open space.
As proposed, the subdivision will be accessed from a public road
off of Rogues Road (Route 602). 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.
It is not apparent from the preliminary plat that
the streets in this section will be designed to Virginia
Department of Transportation standards.
Clarification is requested to assure that these standards will be
met. Vint
Hill - Land Bay H PP02-CR-08 Planning
Commission Memo 4-25-02 Page
2 3.
Concern was expressed about the possible impacts of
traffic from the proposed development to the intersection of Route 215 and
Route 602 in Prince William County. Traffic
study data from the Northern Virginia Office of the Virginia Department of
Transportation is forthcoming. 4.
The applicant was asked to provide additional
information on potential pedestrian links between land bays G
and H and the network of sidewalks and walkways within the site. 5.
It
was noted that access to the open space in Land Bay H, as proposed, is
limited and does not reflect the connectivity of open space as proffered. 6.
It
was requested that the applicant provide street names on the preliminary
plat. 7.
It
was requested that the applicant provide information on the condition of
the landfill site to assure that proper closure procedures have
been followed. 9.
It
was requested that the applicant furnish a landscape plan at record plat
or construction drawing phase. 10.
The
applicant was asked to indicate the limits and location of the existing
storm water management facility. 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 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 of curb dimension.
This new dimension is reflected in both the revised typical road
section for roadway B as well as the plan view dimensioning on sheet #4.
In addition, it was agreed that the streets have been designed to
VDOT standards. Information provided by the Virginia Department of
Transportation indicates that there will be no significant impacts to the
intersection of Route 215 and Route 602 in Prince William County from this
project. In addition, the applicant agrees that a left turn lane will be
needed from Rogues Road 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. Vint
Hill - Land Bay H PP02-CR-08 Planning
Commission Memo 4-25-02 Page
3 The
proposed trail network, providing links to adjacent open space, the
existing patrol road and Land Bay G has been added to sheets #2 and #4.
Also, lot lines in Land Bay H have been reconfigured to allow for
additional access from both sidewalks and trails to the open space in the
center of the land bay. Landscape
plans will be provided with the construction plans for each of the land
bays. As
requested, the storm water management facility is shown on sheets #2 and
#4. The facility, constructed
with Land Bay F, was designed to accommodate all development occurring
within the drainage basin of which both land bays G and H are a part. Information
on the closing of the landfill has been provided by the applicant and is
under review by the County Attorney. 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: 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. Vint
Hill - Land Bay H PP02-CR-08 Planning
Commission Memo 4-25-02 Page
4 6.
The
trail network shall be in general 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: |