COUNTY OF FAUQUIER
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMISSION STAFF REPORT
MARCH 28, 2002
PLAT #PP 02-CR-07
In December of 1999, the Vint Hill Economic
Development Authority secured rezoning of the 600+ acre Vint Hill site to
Planned Residential Development (PRD) and Planned Commercial Industrial
District (PCID). The Vint
Hill EDA is now in the process of subdividing its property in conformance
with the Generalized Development Plan which was part of the 1999 rezoning.
The subject area, Land Bay G, consists of
approximately 40 acres and is zoned PRD.
The applicant seeks approval to subdivide this parcel into 100
single-family lots to create a neighborhood designed to serve an
age-specific population. The
applicant proposes that Land Bay G will be served by private streets built
to VDOT standards. Proffered
conditions and modifications approved with rezoning, permit a design that
includes 100 age-restricted units and private streets.
However, if private streets are used, a gated entrance must be
provided. Should this neighborhood not be gated, all streets will be
public and dedicated.
The subject property is in the New Baltimore Service
District. Public water and
sanitary sewer service to the site will be provided by the extension of
AND AGENCY REVIEW
are several outstanding issues detailed in the Staff Analysis of this
report and in the Agency Comments, which are included as attachments.
Key items to be addressed in more detail by the applicant are as
The width of Road Section “B”
as shown is 50 feet. Traffic
studies indicate that a 60 foot
width is required. This
roadway serves as access to Rogues Road (Route 602) for this future
land bays and must meet all standards for such volume. The proposed roadway sections do
not reflect input provided by the County Engineer and VDOT
focused on resolving roadway
design and construction issues.
The current design indicates the use of private streets in Land Bay
G. Proffered conditions and
modifications require that the area be gated if private streets are used.
Specific information regarding the gate facility is needed.
This includes its location, size and configuration, accommodations
for centralized mail delivery and pick-up by residents if required by the
postal service, and access requirements for service and emergency
regarding pedestrian access to walkways, trails and open space is needed
to determine impacts of gated access.
Review of the Amended Traffic Analysis indicates the need for
mitigation to address traffic generated by future development.
It is recommended that this land bay establish sufficient
right-of-way for the right turn lane from Rogues Road (Route 602). Future
needs include a left turn lane from Route 602.
Proposed emergency access from existing Route 602, between Lots 56
and 57, must be sized
to accommodate emergency vehicles as determined by the Department
Services. Since this
should be a gated entrance, information specific to the design and
placement of the gate is needed.
Indicate the right-of-way for the private streets as a separate
dedication. The current plan
shows public and private streets as one dedication.
Sidewalk and walkway design proffers (Section F, 2) describe a
“network that will allow pedestrian access within the site.”
It is unclear how the proposed design will meet this requirement.
No connection is shown from Land Bay G to other land bays.
Please note that sidewalks are limited in their usefulness to serve
the variety of recreational needs that are better met by trails.
Clarification is needed to determine the location of the 50 foot
wide vegetated buffer as described in Section 1 of the Landscape
Standards noted on Sheet 8.
Rear boundary lines of lots 6, 7 and 8 are less than 50 feet from
Rogues Road (Route 602).
Zoning ordinance waivers, modifications and exceptions allow for a
variety of architectural design types, to include zero lot line designs.
Side and rear yard setbacks and/or a typical residence design
footprint should be included on all lots.
A copy of the Homeowner’s Association Agreement is needed.
Specific information is needed 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.
Street names must be indicated on the preliminary plat.
Staff recommends that the Planning Commission defer
action on this preliminary plat to allow the
applicant time to address the outstanding issues.
Of particular concern are those items related to
roadway design and construction.
Although numerous discussions have been held between
VHEDA, the Fauquier County Engineer and VDOT’s Land Development
Section Supervisor, the current
proposal does not reflect input provided and suggestions made to resolve
VHEDA’s road design issues.
Staff respectfully requests that the Planning Commission carefully
evaluate this proposal so that a transferable precedent with negative
impacts to future development in all areas of
the county may be avoided.
and appropriate referral agencies have reviewed this application for
conformance with the Comprehensive Plan, the Zoning Ordinance and other
relevant policies and regulations. Staff
findings, comments and recommendations, as well as referral agency
The subject property is part of the Planned
Residential District developed as part of the Vint Hill Farms Station
Preferred Re-use Plan by the Vint Hill Farms Economic Development
Authority. The proposed use
conforms substantially with the New Baltimore Plan.
part of a Planned Residential District, the subject property reflects the
development as allowed in Article 4, Part 1 of the Zoning Ordinance. Land
proposed as a single-family, 100 lot, age specific community with private
by variety in architectural design and flexibility in lot widths and
for this were articulated in the Zoning Ordinance Waivers, Modifications
approved with the original re-zoning application.
Land Bay G will be an age-restricted neighborhood
with lot sizes, layout and architectural styles designed to create a
specific community within the greater Planned Residential District.
The Zoning Ordinance Waivers provide that Land Bay G may be
developed with private streets. However, if private streets are utilized, an entrance gate is
Pursuant to the approved 1999 proffers, roadway
design and construction must meet VDOT standards regardless of
public/private status. Details
of the proposed gate facility must be provided to determine the adequacy
of access by residents, emergency and service vehicles, and the potential
for back up or “stacking” onto public streets.
It is not clear if a group or cluster mail box facility will be
needed, along with a parking or pull-off area to service the site.
Additional comments are included in Attachments 2 and 3.
Additional information is needed to demonstrate
adequate access by emergency vehicles, to include consideration for
turning requirements, to the planned emergency access from Route 602.
Details on the location and nature of the gate controlling this access
point are needed.
Staff requests that the applicant submit a copy of
the homeowners’ association agreement.
Specific information regarding the nature of the age restriction
provision is needed to effectively evaluate the proposed plan.
For example, if just one resident is required to be age 55 or older
and no limits are placed on younger residents, then provisions for school
buses and considerations for open space use must be evaluated.
Parks and Recreation
Proffers addressed recreational facilities for the entire Vint Hill site. The element for inclusion in this land bay is a system of trails providing connections to other points of interest, open space, parks, schools and population centers. Sidewalks are limited in their usefulness to serve the variety of recreational needs that are provided by trails. Additional comments are included in Attachment 6.