|
Staff
Analysis:
Comprehensive Plan Amendment:
The White House Plan Amendment to the New Baltimore Service
proposed by the Planning Commission follows on Fauquier
County’s disposition of the Bishop’s Run rezoning to the
south. This decision left a small wedge of Residential 1
zoned land, barely 2.3 acres, bounded by Federal Highway
Route 15/29 to the north and the collector Riley Road to the
west. The proposed mixed-use suggested by the Planning
Commission conforms to adopted land use on the west side of
Riley Road. Such designation would allow some commercial
and personal service development at the intersection of
Route 29 and Riley Road – but not a shopping center.
Care should be taken to reserve whatever land will be needed
for the eventual expansion of Route 15/29. The very
narrowness of the White House property, and its proximity to
the Riley Road intersection and acceleration lane, will
preclude access from Route 29. Then again, limited frontage
on Riley Road will undoubtedly require most carefully
designed and spaced access to the collector road to ensure
safety in accordance with Virginia Department of
Transportation requirements. Some provision for coordinated
commercial entrances and median breaks will also be required
to accommodate safe traffic movements between Mixed Use
centers on both sides of Riley Road.
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.
Comprehensive Plan Amendment:
Zoning
The Zoning office has the following
comments:
1.
The proposed rezoning cannot be approved without an
amendment to the Comprehensive Plan to change the land use
classification to allow commercial uses in this area
currently designated for residential use.
Engineering
Considerations
The
Engineering Department has reviewed the above referenced
project and has the following comments:
1.
Provide source of water and sewer. Show utility
connections if public.
2.
Additional ROW dedication may be required.
Specifically, the northwest corner of the property appears
to be closer than 55 feet to the centerline of Riley Road.
VDOT
The Warrenton Residency has the following comments:
1.
Provide anticipated average daily traffic counts to
determine necessary frontage improvements.
Rezoning:
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. A summary of staff and referral agency
findings, comments, and recommendations are provided below.
Zoning
The Zoning office has the following
comments:
1.
A Major Site Plan consistent with the provisions of
Article 12 of the Fauquier County Zoning Ordinance is
required prior to obtaining building and zoning permits.
Although a detailed Concept Development Plan (CDP) is
provided, any future site plans must conform to the Zoning
Ordinance requirements even if not shown on the CDP.
2.
Staff further notes that the two properties proposed
to be rezoned are likely to require consolidation in order
to construct any buildings meeting the requirements of the
zoning ordinance with respect to setbacks, and are
definitely required to be consolidated to construct the
buildings shown on the Concept Development Plan. The CDP
shows structures located across existing property lines.
Engineering
Considerations
The
Engineering Department has reviewed the above referenced
project and has the following comments:
1.
Provide source of water and sewer. Show utility
connections if public.
2.
Additional ROW dedication may be required.
Specifically, the northwest corner of the property appears
to be closer than 55’ to the centerline of Riley Road.
3.
The County soils maps indicate that there are soils
characterized as having a high water table and potential
wetlands in the area of pond #2. This area may not be
appropriate for a dry pond.
4.
All ponds and outfall structures are to be kept 25
feet from the property lines. Trees, shrubs, and any other
woody plants are not to be planted on the embankment or
adjacent areas extending to at least 25 feet beyond the
embankment toe and abutment contacts. This area is to be
within a maintenance easement. Tree save areas and
landscaping cannot be in these areas.
5.
The drainfield, septic tank and well (if one exists),
should be abandoned per Health Department requirements.
Soil
Scientist
After
reviewing the above stated rezoning plat stamped by Timothy
W. Vaughn, P.E. on February 15, 2005, the following comment
is made: The soils on this site are adequate for the
proposed use.
Summary and Recommendations:
Planning
Commission and staff recommend approval of both
applications. The proposal for the rezoning is a reasonable
and appropriate use for this infill location at the
intersection of Riley Road and U.S. 15/29.
It should
also be recognized that the adjoining 2+ acre portion of
Bishop’s Run is being considered by the County as a future
replacement location for the solid water transfer/recycling
facility near Snow Hill.
|
