COUNTY OF FAUQUIER

DEPARTMENT OF COMMUNITY DEVELOPMENT

PLANNING COMMISSION STAFF REPORT

MARCH 28, 2002

PRELIMINARY PLAT #PP 02-CR-08
VINT HILL (LAND BAY “H”)

OWNER:

Vint Hill Farm EDA

P.O. Box 861617

Warrenton, VA 20187

 

 

APPLICANT:

Owen W. Bludau

P.O. Box 861617

Warrenton, VA  20187

 

 

REPRESENTATIVE:

Dexter Fink

Miller and Smith

P.O. Box 861456

Warrenton, VA 20187

 

 

PROPOSAL:

The applicant is proposing to subdivide approximately 69 acres of this parcel into ninety-three (93) 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.  All lots will be served by public streets.  About 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).  

 

 

LOCATION:

Within the Vint Hill Planned Development; north of Rogues Road (Route 602), south of Vint Hill Road (Route 215), and east of Route 652.

 

 

MAGISTERIAL DISTRICT:

Cedar Run

 

 

PROPERTY I.D.

NUMBER AND SIZE:

 

Part of 7925-07-5247-000, (±69 acres)

 

 

CURRENT ZONING:

PRD (Planned Residential Development)

 

EXISTING ZONING AND LAND USES OF ADJACENT PROPERTIES

N

R-A

Agricultural

S

R-A/R-1

Large Lot Residential/Residential

E

R-A

Large Lot Residential/Prince William County

W

R-A

Large Lot Residential

       

 STAFF PLANNERS:               Deirdre Clark 

Background:

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 lots.

STAFF AND AGENCY REVIEW

Staff and appropriate referral agencies have reviewed this request for conformance with the Comprehensive Plan, the Zoning Ordinance and other relevant policies and regulations.  An analysis of these referrals and the actual comments from the appropriate agencies are included as attachments to this report.

Findings

There 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 follows:

1.       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 are:

·         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 and future land bays and must meet all standards for such volume.

·         It 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 issues.

·         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.  

·         Clarification of traffic counts is needed.

2.       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.

3.       Access to the central open space within Land Bay H is limited and does not reflect a true connection of open space as proffered. 

4.        Street names must be indicated on the preliminary plat.

5.       Information on the condition of the landfill site is requested to assure that closure procedures have been adequately addressed.

6.       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.

7.       The limits and location of the existing Storm Water Management facility serving the proposed development should be shown on the plans.

Recommendation

Staff 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. 

Attachments

1.       Staff Analysis

2.       County Engineer Review

3.       VDOT Review

4.       Health Department Review

5.       Parks and Recreation Review

6.       Library Board of Trustees Review

7.   Map 1, Map 2, Map 3

ATTACHMENT 1

STAFF ANALYSIS

Staff 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 comments, follow:

1.       Comprehensive Plan

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.

2.      Zoning Ordinance

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.  

3.       Engineering/Transportation

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 the plan.

Comments from the County Engineer and VDOT are included in Attachments

2 and 3.

4.      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.