COUNTY OF FAUQUIER
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING COMMISSION STAFF REPORT
MARCH 28, 2002
PLAT #PP 02-CR-08
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 property, Land Bay H, consists of about
69 acres and is zoned PRD. The
applicant seeks approval to subdivide this parcel into 93 single-family
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
There are a number of transportation issues which are outlined in
the Staff Analysis. These
items must be resolved prior to Planning Commission action. Among these
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 and future land bays and must
meet all standards for such volume.
is not apparent from the preliminary plat that the streets in this section
will be designed to Virginia Department of Transportation (VDOT)
standards. The proposed
roadway sections do not reflect input provided by the County Engineer and
VDOT focused on resolving roadway design and construction
studies indicate an impact from the proposed development to the
intersection of Route 215 and Route 602 in Prince William County. A review of such impacts has been requested from VDOT’s
Northern Virginia District Office and is expected within 30 days.
of traffic counts is needed.
The “network” of sidewalks and walkways “that will allow
pedestrian access within the site,” as noted in Proffer F-2, is not
apparent in the current design. A
plan for the connection to Land Bay G is not evident.
This pedestrian access network should serve to connect the
residential land bays to the open space areas, the future “town
center,” and each other. Please note that sidewalks are limited in their usefulness to
serve the variety of recreational needs that are better met by trails.
Access to the central open space within Land Bay H is limited and
does not reflect a true connection of open space as proffered.
Street names must be
indicated on the preliminary plat.
Information on the condition of the landfill site is requested to
assure that closure procedures have been adequately addressed.
In accordance with Section 7-603 2 of the Fauquier County Zoning
ordinance, a landscape plan will be required at record plat or
construction drawing phase.
The limits and location of the existing Storm Water Management
facility serving the proposed development should be shown on the plans.
recommends that the Planning Commission defer action on this preliminary
plan to allow the applicant sufficient 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
subject property is part of the Planned Residential District developed as
part of the Vint
Farms Station Preferred Re-use Plan by the Vint Hill Farms Economic
The proposed use conforms substantially with the New Baltimore
As part of a Planned Residential District, the
subject property reflects the requirements for residential development as
allowed in Article 4, Part 1 of the Zoning Ordinance.
Traffic studies indicate an impact from the proposed
development to the intersection of Route 215 and Route 602 in Prince
William County. A review of
such impacts has been requested from VDOT’s Northern Virginia District
Office and is expected within 30 days.
Roadway design and construction must meet VDOT
standards. According to
paragraph 2 of the proffer statement, all design shall conform to the
applicable ordinances of Fauquier County.
Proffer E.2.n requires that all roads be constructed to VDOT
standards unless a Special Exception is applied for and approved.
The current design does not satisfy this requirement.
A water distribution model should be prepared to
provide adequate fire flow at all hydrant locations.
The limits and location of the existing storm water
management facility serving the proposed development should be shown on
Comments from the County Engineer and VDOT are
included in Attachments
2 and 3.
Parks and Recreation
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 H to other land bays.
A system of trails and walkways should provide connections to other
points of interest, open space, parks, schools and population centers
within the Vint Hill community. Comments
from the Parks and Recreation Department are included in Attachment 5.