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-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:

  1. Response Letter
  2. Revised Plan, Sheet  #2Sheet #4, VDOT letter.