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Staff
Analysis:
Staff and the appropriate referral agencies have reviewed
this request for conformance with the Comprehensive Plan,
the Zoning Ordinance, and other relevant policies and
regulations. Staff and referral agency findings, comments,
and recommendations are summarized below. The actual
responses from referral agencies are included as
attachments.
Comprehensive Plan
1. Adopted and Proposed
Amendment to the Opal Service District Plan
The Applicant has
requested that Fauquier County amend the Comprehensive Plan
concerning the north-east quadrant of the Opal Service
District. This quadrant is described in the adopted
Comprehensive Plan as follows:
3a. Overall Layout
[Opal Service District Plan; page 3]:
“Land located in the
northeast quadrant of the district, currently an
uncoordinated mix of residential and industrial uses, would
be developed as a novel “Live-Work” district for craftsmen.
This land would buffer residential areas along Clarke’s Road
from commercial uses along Route 15/29. Implementation of
such a new district will require amendment of the Zoning and
Subdivision Ordinances – see Overall Policy Guidelines for
the Live-Work Zone below.”
The Applicant would
replace this language with the following:
a. Overall Layout
[Applicant amended language]:
“Land in the northeast
quadrant of the district also offers an excellent location
for local contractors, with much of the property already
appropriately zoned for industrial use. The Plan
configuration of internal roadways running behind properties
fronting on US Route 15/29 makes this area well suited for
business development that will contribute to the County’s
non-residential tax base through a mixture of industrial
uses. Such uses will take advantage of easy access to major
thoroughfares, while being oriented away from the existing
US Route 15/29 corridor. The Opal Plan encourages
development of such industrial uses in the
area.”
[Staff amended language,
to be included in addition to the above proposed text.]:
“This section encourages
development of such industrial uses in the area, along with
the novel ‘Live Work’ district for craftsmen as represented
in the ‘Mixed Use’ designation in the Opal Service District
Land Use Plan. It needs to be noted that the ‘Live Work’
district will require amendment to the Zoning and
Subdivision Ordinances {refer to Section 4. Overall Policy
for the Live Work Zone}.”
(Please note that
Staff’s proposed text addition does not affect the
Applicant.)
Virginia
Department of Transportation
Warrenton Residency staff
reviewed the information submitted regarding the Virginia
Crane Rental property along U.S. Route 15/29 & 17 (Rte.
29). Listed below are topics and comments that VDOT
recommends the Board of Supervisors consider.
Comprehensive Plan Amendment:
1.
Internal Road layout: The illustration dated
March 18, 2004 contains road geometry that is generally
acceptable. Further, planning for this development should
allow for turning radiuses through intersections as well as
pavement width to accommodate industrial traffic. The
ability to have inter-parcel connections with property with
similar land uses is encouraged. VDOT recognizes certain
limitations with connecting to all abutting parcels due to
conflicting land uses and environmental conditions.
2.
Intersection with Rte. 29 (Short term):
The sight distance is satisfactory for the conditions. The
increase of traffic generated by this and other sites using
the current roadway will likely cause the need to extend the
existing right turn lane to the property line with East
Coast's parcel. The cost of the additional lane length
recommended is anticipated to be the combined responsibility
of all parties using the roadway.
3.
Intersection with Rte. 29 (Long term):
The long-range plan for Rte. 29 is to add additional
lanes to the existing roadway establishing 6 to 8 lanes
total as well as sufficient turn lanes. The location of the
current entrance on Rte. 29 has many desirable
characteristics that would be beneficial to establishing a
median break and alignment of a new roadway from the
opposite side of the highway for full two-way (likely
signalized) access to Rte. 29. The limitation of this
recommendation is the lack of uniform centerlines between
the opposing lanes of the roadway. It is important to
remember this is a long-range goal and should be one part of
an access management plan for the entire corridor.
Rezoning:
1.
Residency staff would like an opportunity to review
any proposed proffers associated with the zoning change.
VDOT will be interested in the applicant's participation in
frontage improvements and any contributions that may be
offered.
2.
Please provide some estimated vehicular Trip
Generation for the development. The estimates should be
derived using the highest and best use of the permitted uses
in the I-1 zone. In the event permitted uses are not apart
of the applicant's plan, those uses should be prohibited in
the proffers.
3.
Any streets intended for acceptance to the Secondary
System of State Highways must be constructed to our current
Road and Bridge Standards and Specification, Subdivision
Street Requirements as well as meeting satisfactory service
requirements to warrant expenditures of public funds for
maintenance. It was noticed that the portion of the road
serving Lot 1 and the existing General Excavation, Inc.
(GEI) property does not appear to meet service requirements.
4.
Additional right-of-way for the long-term
improvements to Route 29 is requested.
Summary and Recommendations:
The
Applicant has addressed Staff and the Planning Commissioners
requests and provided for long range transportation
improvements at Route 29. Staff recommends that the Board
of Supervisors approve the rezoning request and
Comprehensive Plan Amendment. However, Staff added language
at the end of the Applicant’s proposed text amendment to the
paragraph entitled 3.a. Overall Layout. The staff
refinement does not affect the Applicant, but instead
provides more use flexibility and more effectively links the
proposed text change with the Adopted Opal Service
District’s Land Use Plan and its intent. The Applicant and
his representative have worked diligently with staff and
hosted a site visit on May 13, 2004. Additionally the
Applicant has provided a series of proffered conditions with
monetary contributions and a refined concept development
plan. This plan includes placement of the Comprehensive
Plan Roads, the overall transportation network and the
timing of road improvements.
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