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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. Findings, comments, and recommendations are
summarized below. The actual responses from referral
agencies are included as attachments.
Zoning Comments
The
following is a summary of zoning staff comments:
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Proposed use and structures comply with the minimum
requirements of Article 3 Part 4 of the Fauquier County
Zoning Ordinance; however the Building Restriction lines
need to be provided.
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Additional Review Comments:
a)
General Standards 5-103.2.c requires that a
streetscape be provided with sidewalks and trees. Please be
more specific on the site plan and connect the sidewalks
along the frontage.
b)
The SWM facility has been removed from this plan.
c)
The applicant must submit a parking management
strategy for assuring that convenient parking is maintained
and preserved for residents of the mixed use buildings as
part of this application.
d)
The sidewalks must connect along Riley Road and
provide access for adjacent residents and businesses.
e)
The parking shown on the plan must show all size and
spaces. The proposed use should include the maximum number
of parking for the square footage provided for commercial
retail establishments, residential parking, and the required
handicap parking with a breakdown of each.
f)
Please provide appropriate information on water and
sewer availability. The proposed use has not identified
well, septic or public water and sewer.
g)
A major site plan consistent with Article 12 of the
Fauquier County Zoning Ordinance must be submitted for
approval after the Special Exception Approval. The
information included on all site plans shall be in
accordance with the requirements set forth in Articles
12-302 and 12-303 of the Fauquier County Zoning Ordinance.
h)
A lighting plan must be included with the site plan
and consistent with the requirements set forth in Article
9-1000 of the Fauquier County Zoning Ordinance if operations
are during evening or night hours.
i)
A landscape plan must be included with the site plan
and consistent with the requirements set forth in Article
7-604 of the Fauquier County Zoning Ordinance. It is
strongly encouraged that the existing vegetation remain on
the property, and additional landscaping along the property
lines be added to reduce noise and glare appearance from the
property.
Soils
After
reviewing the Special Exception plat, the following comments
are made:
As stated
in previous staff report dated August 12, 2004, Special
Exception applications require soil survey information be
incorporated into the plans. The following is a list of
requirements:
1)
The County Soil Survey Map showing all soil mapping
units, drainageways, and spot symbols on parcel. The Soil
Survey Map is available from the Geographic Information
System (GIS) office.
2)
The soil map shall have a symbol legend if spot
symbols are used (drainageways, rock outcrops, springs,
etc…) describing each symbol shown on soil map.
3)
The source of the soils map shall be clearly stated
on same sheet as soil map. “Preliminary soils information
via Fauquier County Soil Survey (originally mapped at 1 inch
= 1320 feet).”
4)
Summary of soil characteristics and use potential
shall be stated from the most recent Interpretive Guide to
the Soils of Fauquier County, Virginia, for all mapping unit
symbols shown on soil map. State source (i.e.
Interpretive Guide to the Soils of Fauquier County,
Virginia, 4th Edition – 2002).
5)
The soil map shall be overlain with the lot layout
and all infrastructure.
Parks
and Recreation Department
The
Parks and Recreation Department submits its comments on the
aforementioned proposal as follows:
1.
Park land dedication – Using state standards of 10
acres of local parkland per 1,000 population, and a
projection of 20 units X 2.89 persons per unit, this equates
to a need of approximately .6 acres of parkland.
2.
Under the county’s proffer statement of $730 per
dwelling to offset cost associated with new recreational
facility construction this development would owe $14,600.
Money could be used across the street at Ritchie School.
VDOT
The Warrenton Residency staff reviewed the Special Exception
and has the following comments:
1.
Provide sight distance profiles for both entrances to
demonstrate they meet the minimum required sight distance in
accordance with the Minimum Standards of Entrances to
State Highways.
2.
Sidewalk has been shown adjacent to Riley Road, but
the plan does not indicate the type or who will be
responsible for the maintenance. VDOT does not generally
maintain sidewalk on ditchline roadways. In order for VDOT
to assume maintenance responsibility, the sidewalk will need
to be constructed in accordance with the Subdivision
Street Requirements Manual. Any proposed sidewalk
should be located in a manner that does not conflict with
the ultimate design of the road.
5.
There appears to be an interparcel connection shown
to the residential property, but it is not clear if this is
consistent with the proposed plan for the residential
streets. The connection between the proposed state
maintained road and the private street needs to be
reviewed. Is the road shown on shown on the north side of
the commercial property proposed to be public or private?
6. VDOT does not have any comments regarding the apartment
units over the retail center, but we will need to review the
site plan.
Summary and Recommendations:
After
working out project refinements and conditions with the
applicant, staff asks the Board of Supervisors to consider
concurring with the Planning Commission’s finding and
recommend approval of this item, subject to a series of
development conditions for the Bishops Run mixed-use
residential buildings.
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