STAFF REPORT. Rezoning (REZ) #PLN , Woodborne Estates (Brentsville Magisterial District)

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1 COUNTY OF PRINCE WILLIAM 1 County Complex Court, Prince William, Virginia PLANNING (703) Metro , Ext FAX (703) OFFICE Internet Stephen K. Griffin, AICP Director of Planning October 7, 2005 STAFF REPORT Rezoning (REZ) #PLN , Woodborne Estates (Brentsville Magisterial District) Planning Commission Public Hearing Date: Staff Recommendation: Denial I. Background is as follows: A. Request - This is a request to rezone acres from A-1, Agricultural to SR-1, Suburban Residential, to develop a maximum of 37 single-family detached dwellings as a clustered subdivision. The proposed density yield would be one dwelling per 2.2 gross acres. The net density is one dwelling per 1.9 acres in view of the ER on the site. B. Location - The subject site is located on the south side of Thoroughfare Road, west of Old Carolina Road and east of Route 15 (see maps in Attachment A). The site is identified on County maps as GPINs , , and C. Comprehensive Plan - The subject site is classified Semi-Rural Residential (SRR) and Environmental Resource (ER) in the Comprehensive Plan and is located in the I-66/Rt. 29 Sector Plan Area. D. Zoning/Acreage - The acre site is zoned A-1, Agricultural. E. Adjacent Land Uses - The nearby land uses are primarily detached dwellings on large lots. (See maps in Attachment A). II. Current Situation is as follows: A. Planning Office Recommendation - The Planning Office recommends denial of Rezoning #PLN , Woodborne Estates. See Attachment B for the staff analysis and Attachment C for the proposed proffers. B. Public Hearing - A public hearing has been advertised for October 19, 2005, before the Planning Commission.

2 Planning Commission October 7, 2005 Page 2 III. Issues in order of importance are: A. Comprehensive Plan 1. Long-Range Land Use - Is the proposed rezoning consistent with the intent of the Semi-Rural Residential long range land use classification? 2. Level of Service - How does the proposal address the Policy Guide for Monetary Contributions in place June 1, 2004? B. Community Input - Have any issues been raised by members of the community? C. Legal Uses of Property - What uses are allowed on the property? How are legal issues resulting from Planning Commission action addressed? D. Timing - When must the Planning Commission take final action on this application? IV. Alternatives beginning with the staff recommendation are as follows: A. Recommend denial of Rezoning #PLN , Woodborne Estates. 1. Comprehensive Plan a) Long-Range Land Use - The proposed zoning is not consistent with the range of development densities intended by the SRR classification. The property would continue to be designated SRR. The A-1 zoning district does not implement the SRR designation. b) Level of Service Denial will have no impact on existing levels of service. 2. Community Input - The application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, the Planning Office has received a citizen call about the overcrowding at local schools. 3. Legal Uses of the Property - The property would remain zoned A-1 and subject to the ordinance requirements for that district. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s office. 4. Timing - The Planning Commission has 90 days from the date of the initial public hearing to take action on a rezoning request. Final action by October 19, 2005 will meet that requirement.

3 Planning Commission October 7, 2005 Page 3 B. Recommend Approval of Rezoning #PN , Woodborne Estates, subject to the proffers dated September 13, Comprehensive Plan a) Long-Range Land Use Approval would result in the acre site being zoned SR-1 at a density inconsistent with the SRR classification of the Long Range Land Use Plan. b) Level of Service - Approval would result in acceptance of proffers that address level of service impacts through monetary contributions. Agency Rate Total Environment 81.4 acres $75.00 $6, Fire and Rescue 36 units $ $27, Affordable Housing 36 units $ $9, Libraries 36 units $ $19, Parks and Open Space 36 units $3, $142, Schools 36 units $8, $321, Transportation 36 units $8, $315, TOTAL $842, The amounts are based on the Prince William County Policy Guide for Monetary Contributions effective June 1, Monetary contributions are not calculated for the existing unit on the site. 2. Community Input - The application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, the Planning Office has received a citizen call about the overcrowding at local schools. 3. Legal Uses of the Property Approval would result in the site being developed pursuant to the proffers and Generalized Development Plan at a density higher than recommended by the Long Range Land Use Plan, and without dedication of right-of-way for the Route 29 Parallel Road. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s office. 4. Timing - The Planning Commission has 90 days from the date of the initial public hearing to take action on a rezoning request. Final action by October 19, 2005 will meet that requirement

4 Planning Commission October 7, 2005 Page 4 V. Recommendation is that the Planning Commission accept Alternative A and recommend denial of, to the Board of County Supervisors. Staff: Fran Burnszynski, X6962 Attachments A. Area Maps B. Staff Analysis C. Proposed Proffer Statement D. Environmental Constraints Analysis Plan

5 Attachment A - Maps VICINITY MAP Page A-1

6 Attachment A - Maps EXISTING LAND USE AND ZONING MAP Page A-2

7 Attachment A - Maps LONG-RANGE LAND USE MAP Page A-3

8 Attachment B - Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Denial The following is a summary of staff s analysis of this rezoning request. This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report. Plan Consistency Reasons Long-Range Land Use No The proposed SR-1 district is intended to implement the SRR classification of the site. The proffers and GDP indicate this is a rezoning to SR-1 (Cluster). The applicant is proposing 36 dwellings which would result in an overall density of 1 dwelling per 2.26 gross acres. This density exceeds the average density of 1 dwelling per 2.5 acres recommended for the SRR classification. Community Design Yes The proposed site design includes open space exceeding the minimum required for a SR-1 Cluster and includes appropriate buffers. The design is sensitive to the environmental features of the site. 47% of the site is left as open space. Cultural Resources Yes An existing house on the site is shown on County Cultural Resource Maps and will be preserved on a 6-acre parcel. A phase I Archaeological Survey and any necessary subsequent surveys are proffered to be conducted. Environment Yes The applicant has proffered a cluster development with open space areas protecting environmental features. A $75 per gross acre monetary contribution for water quality monitoring is also proffered. Fire and Rescue Yes The site is located within the first response travel time from the nearest fire station. The proffers include a contribution of $753 per dwelling unit for mitigation of impacts on fire and rescue services. Page B-1

9 Attachment B - Staff Analysis Housing Yes The applicant has proffered a monetary contribution in the amount of $ per dwelling unit to the Housing Development Trust Fund. Libraries Yes The applicant has mitigated impacts on library services with a proffered monetary contribution of $551 per dwelling unit. Parks and Open Space Yes The applicant has mitigated impacts on park and open space services with a proffered monetary contribution of $3,972 per dwelling unit. Potable Water Yes The applicant shall use public water and shall be responsible for all costs to provide such service. Schools Yes The applicant has mitigated impacts on public schools with a proffered monetary contribution of $8,939 per dwelling unit. Sewer Yes The applicant is proffering a cluster, which requires public sewer and will be responsible for all costs to provide such service. Transportation Yes A monetary contribution of $8,770 per new dwelling unit is proffered to mitigate impacts on transportation. The applicant has proffered an access connection to Thoroughfare Road, and dedication of right-of-way along that frontage for planned improvements. Right-of-way dedication for the Route 29 Parallel Road, a Thoroughfare Plan road, is not proffered. Page B-2

10 Attachment B - Staff Analysis Part II. Comprehensive Plan Consistency Analysis The following table summarizes the area characteristics (see maps in Attachment A): Direction Land Use Long-Range Future Land Use Plan Map Designation North South Large lot detached residential and pending rezoning for SR-1 Large lot detached and low density suburban residential Zoning SRR & ER A-1 SRR & ER SR-1 & R-4 East Large lot detached residential SRR A-1 & R-2 West Large lot detached residential SRR A-1 Long-Range Land Use Plan Analysis Through wise land use planning, the County ensures that landowners are provided a reasonable use of their land while the County is able to judiciously use its resources to provide the services is residents and employers need. The Long Range Land Use Plan sets out policies and action strategies that further the County s goal of providing a land use pattern that encourages fiscally sound development and achieves a high quality living environment. In addition to delineating land use designations on the Long Range Land Use Map, the plan includes recommendations relating to ensuring adequate land for economic development opportunities, providing for a diverse housing market, protecting against the encroachment of incompatible land uses, encouraging infill development within the Development Area, protecting environmentally sensitive lands, promoting mixed use development where appropriate, encouraging the provision of adequate public facilities for existing and planned development, preserving valuable open space and environmental resources, encouraging higher density development near existing and future transit facilities, and utilizing the sector planning process to provide more detailed recommendations where appropriate. The site is located in the Development Area of the County, and is classified Semi-Rural Residential (SRR) and Environmental Resource (ER) on the Long Range Land Use Map. The following table summarizes the uses and densities intended within the SRR and ER classifications: Page B-3

11 Attachment B - Staff Analysis Long-Range Land Use Plan Classification Semi-Rural Residential (SRR) Environmental Resource (ER) Land Uses Intended The purpose of the SRR classification is to provide for areas within the County for a wide range of larger lot residential development can occur, as a transition between the largest lot residential development in the Rural Area and the more dense residential development found in the Development Area. Residential development in the SRR areas shall occur as singlefamily dwellings, at a density of 1dwelling per 1-5 gross acres, with an average density of 1 dwelling per 2.5 acres. This classification is explained and defined in detail within the Environment Plan. Therein are located goals, policies, action strategies, and other Plan components designed to protect the sensitive nature of the identified resources. Environmental Resources include 100-year floodplains as determined by the Federal Emergency Management Act (FEMA) Flood Hazard Use Maps or natural 100-year floodplains as defined in the Design and Construction Standards Manual and Resource Protection Areas (RPAs) as defined by the Chesapeake Bay Preservation Act. In Addition, areas with 25 percent or greater slopes; areas with 15 percent or greater slopes in conjunction with soils that have severe limitations; soils with a predominance of marine clays; public water supply sources; and critically erodible shorelines and stream banks are considered environmental resources. While the Long-Range Land Use Plan Map ER designation does not currently depict all of these sensitive environmental resource areas, resource areas shall be added to the Long-Range Land Use Plan Map where studies have shown such addition to be appropriate. The subject site is approximately 81.4 acres. The applicant is proposing a map amendment to SR-1 cluster to create a residential subdivision of up to 37 dwellings. There is an existing dwelling on the site that will be retained and 36 new units are proposed. The GDP shows lot sizing of 20,000 sf, perimeter buffers and + 47% open space. This parcel is adjacent to detached residential units on large lots to the west; a mix of R-4 and R- 2 lots to the east and south; a mix of large A-1 lots with residences to the north. Also to the north is a property for which there currently is a rezoning application under review. All surrounding properties are planned SRR. Proposal s Strengths Generalized Development Plan (GDP) - The GDP is proffered. Page B-4

12 Attachment B - Staff Analysis Zoning Consistency - The SR-1 zoning district implements the SRR classification. Proposal s Weaknesses RPA As 10 acres of the site are 100-year floodplain and RPA, the density should be calculated at the low end of the density range which is one dwelling per five acres. Density - The density yield of 2.2 units per gross acre is inconsistent with the SRR classification. The net density would be 1.9 dwellings per acre in view of the ER on the site. The density should, accordingly, not exceed 16 dwelling units per acre. On balance, this application is found to be inconsistent with the relevant components of the Long-Range Land Use Plan. Community Design Plan Analysis An attractive, well-designed County will attract quality development, instill civic pride, improve the visual character of the community, and create a strong, positive image of Prince William County. The Community Design Plan sets out policies and action strategies that further the County s goals of providing quality development and a quality living environment for residents, businesses and visitors, and creating livable and attractive communities. The plan includes recommendations relating to building design, site layout, circulation, signage, access to transit, landscaping and streetscaping, community open spaces, natural and cultural amenities, stormwater management, and the preservation of environmental features. The Plan also includes the Prince William County Illustrative Design Guidelines for Office Development, outlining the various elements of quality office design and providing examples of high quality building and site design. The plan also includes Illustrative Gateway/Corridor Design Guidelines that recommend streetscaping elements (architecture, landscaping, signage, lighting, street furnishings, and pedestrian connections) to be incorporated into projects within the five gateways and corridors. The applicant has proffered site layout and overall design for the property using the cluster concept, but has proposed density higher than recommended in the Long Range Land Use Plan. The site design provides for open space exceeding the amount required, and incorporates the most sensitive environmental features of the site. Proposal s Strengths Site Design - The proffered site design provides a cluster layout with open space protecting sensitive environmental features. Buffers and Landscaping - Buffers are appropriate to preserve the character of the area. Page B-5

13 Attachment B - Staff Analysis Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Community Design Plan. Cultural Resources Plan Analysis Residents of and visitors to Prince William County are aware of the important links of the County today with the rich heritage of the past because of the preservation and enhancement of our cultural resources. The Cultural Resources Plan sets out policies and action strategies that further the County s goal of identifying and protecting our historical, archaeological, architectural and cultural resources, including those significant to our minority community, for the benefit of citizens and visitors. The plan includes recommendations relating to the identification of assets, preservation through the use of federal, state, local, and private initiatives, mitigation of negative impacts, and public education/awareness programs. Land use applications should include appropriate records review for prehistoric and historical resources, as well as Phase I, II, and III level archaeological studies as appropriate. Phase I studies are generally required at submission of rezoning and special use permit applications for significant prehistoric/historic sites and cemeteries and for sites within historic resource management overlays. Phase II and III studies may also be required. Records research is required of all applicants for rezoning, special use permit, Comprehensive Plan amendment, and public facilities review applications. An existing early 20 th century house on the site is shown on County Cultural Resource Maps and will be preserved on a 6-acre parcel. The findings of a record check indicate there are no other known cultural resources on this site; however, the findings of the Historical Commission request that a Phase I be conducted. Proposal s Strengths Preservation of Cultural Resource - An existing early 20 th century house on the site is shown on County Cultural Resource Maps and will be preserved on a 6-acre parcel. Archaeology A Phase I investigation is proffered with Phase II and III surveys to be proffered if deemed necessary. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Page B-6

14 Environment Plan Analysis Attachment B - Staff Analysis Prince William County has a diverse natural environment, extending from sea level to mountain crest. Sound environmental protection strategies will allow that natural environment to co-exist with a vibrant, growing economy. The Environment Plan sets out policies and action strategies that further the County s goal of preserving, protecting and enhancing significant environmental resources and features. The plan includes recommendations relating to the incorporation of environmentally sensitive development techniques, improvement of air quality, identification of problematic soil issues, preservation of native vegetation, enhancement of surface and groundwater quality, limitations on impervious surfaces, and the protection of significant viewsheds. The site is located in Subwatershed #220 which drains into Lake Manassas in the Broad Run watershed. This ±81.4 acre site does contain Resource Protection Area (RPA) or 100 -year floodplain. An ECA, PASA and Perennial Flow Determination (PFD# ) were submitted for this property. The site includes approximately 10 acres of 100-Year Floodplain and RPA. There are also intermittent streams with jurisdictional wetlands feeding into the perennial stream along the west side of the site and another intermittent stream with jurisdictional wetlands along the eastern portion of the site. Approximately 6% of the site (5.25 acres) has slopes between 15% and 25% grade. Approximately 1% (0.33 acres) of the site has slopes in excess of 25% grade. Existing vegetation on the site consists mainly of secondary Upland Hardwood Forest separated by open areas or fields; the site design includes delineation of limits of disturbance that protects virtually all of the environmentally sensitive features of the site. On-site stormwater management is identified on the GDP. + 47% of the site is shown to be open space. Proposal s Strengths Monetary Contribution - The applicant has proffered to contribute $75 per acre for water quality monitoring. Limits of Disturbance - The applicant has proffered a GDP with delineation of the limits of disturbance that protects the environmental resources of the site. Open Space - The applicant has proffered open space areas in excess of the minimum requirements. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Environment Plan. Page B-7

15 Fire and Rescue Plan Analysis Attachment B - Staff Analysis Quality fire and rescue services provide a measure of security and safety that both residents and businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and action strategies that further the County s goal of providing timely response to fire, medical, hazardous material and natural disaster emergencies. The Plan includes recommendations relating to equipment and facility needs to meet desired levels of service and encouraging the use of fire and safety features beyond the minimum required by the Virginia Uniform State Building Code. The subject site is located in the semi-rural portion of the Development Area, as indicated by the SRR classification. Such areas are expected to have a maximum response time for fire and rescue services of 4.5 minutes. This site is closest to Station #4, Gainesville Fire and Rescue with an estimated response time of 4.5 minutes. This station has not exceeded capacity. Proposal s Strengths Level of Service - The level of service impact is mitigated with the proffered monetary contribution of $753 per dwelling unit. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Fire and Rescue Plan. Housing Plan Analysis Prince William County is committed to clean, safe and attractive neighborhoods for all its residents, and the elimination of neighborhood blight and substandard housing. The Housing Plan sets out policies and action strategies that further the County s goal of identifying locations and criteria for the provision of diverse housing opportunities for all segments of our population and to promote economic development. The plan includes recommendations relating to neighborhood preservation and improvement, affordable housing, special needs housing, and public/private partnerships to address housing needs. To assist in the need for affordable housing in Prince William County, the applicant has proffered a monetary contribution of $250 per residential unit to the Housing Preservation and Development Trust Fund. Proposal s Strengths Monetary Contribution - The applicant has proffered a monetary contribution of $250 per residential unit to the Housing Preservation and Development Trust Fund. Page B-8

16 Attachment B - Staff Analysis Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Housing Plan. Library Plan Analysis Access to a variety of information is a valuable service provided by the County. The Library Plan sets out policies and action strategies that further the County s goal of providing adequate library facilities and information resources to our residents. The plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility. The library nearest the site is Gainesville Neighborhood Library located at James S. Long Park, 4603 James Madison Highway. Development as proposed will generate a need for capital expenditures of $19, ($ per unit x 36 single-family units). There are plans to build a new, full-service library in this service area. Proposal s Strengths Level of Service - The applicant has proffered an appropriate monetary contribution to mitigate the level of service impacts generated by the proposed development on library services. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Library Plan. Parks and Open Space Plan Analysis Parks provide needed recreational outlets for County residents and visitors and preserve trees and green space, making the County more attractive to those who live, work and play here. The Parks and Open Space Plan sets out policies and action strategies that further the County s goal of providing a recreation system with sufficient quantity, quality and variety for our citizens, and maintaining the facilities within that system to the degree required for its effectiveness. The Plan includes recommendations relating to the size, type and number of parks, trails and greenways, and siting criteria. Page B-9

17 Attachment B - Staff Analysis The proposed development is near the following park facilities: Type Neighborhood Park Community Park Regional Park Special Use Facility Greenway/Trail Name None None James S. Long Regional Park Prince William Golf Course None Development of the site as proposed will generate a need for an additional 1.6 acres of public parkland and capital cost expenditures of approximately $142,992. Proposal s Strengths Level of Service - The applicant has proposed a monetary contribution that is in accordance with the applicable Policy Guide for Monetary Contributions. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Parks and Open Space Plan. Potable Water Plan Analysis A safe, dependable drinking water source is a reasonable expectation of County residents and businesses. The Potable Water Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound drinking water system. The plan includes recommendations relating to system expansion, required connections to public water in the Development Area, and the use of private wells or public water in the Rural area. The site is classified Semi-Rural Residential and is within the Development Area. As such, the applicant will be required to connect to public water, bearing all associated expenses. Public water is available to the subject site as an 8-inch main along Thoroughfare Road near Melton Court. A future 18-inch main along Thoroughfare Road across the frontage of the subject property is proposed by the South Market development project. The owner/developer shall stub out water mains with appropriate easements to provide adjacent properties access to the public water system. Page B-10

18 Attachment B - Staff Analysis Proposal s Strengths Potable Water - The site will be developed using public water with the applicant responsible for all associated costs. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. Schools Plan Analysis A high-quality education system serves not only the students and their families, but the entire community by attracting employers who value educational opportunities for their employees. The Schools Plan sets out policies and action strategies that further the County s goal of providing quality public education to our school-aged population. The plan includes recommendations relating to facility size and location, siting criteria, compatible uses, and community use of school facilities. The proposed 36 new single-family detached dwelling units shown on the plan are projected to generate the following numbers of students: Elementary School, grades K-5 10 Middle School, grades High School, grades TOTAL 24 Students in the proposed development will likely be assigned to the following schools: Type Elementary School Middle School High School Name Alvey Elementary Bull Run Middle Battlefield High Proposal s Strengths Level of Service - The applicant has proffered a monetary contribution to mitigate the impacts on level of service for schools consistent with the applicable Policy Guide for Monetary Contributions. Page B-11

19 Attachment B - Staff Analysis Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Schools Plan. Sewer Plan Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The Sewer Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound sanitary and stormwater sewer system. The plan includes recommendations relating to system expansion, required connections to public sewer in the Development Area, and the use of either private or public sewer systems in locations classified as Suburban Residential Rural (SRR), as well as the Rural Area. The subject site shall be connected to the sewage pump station being constructed by the Madison Crescent development project. The owner/developer shall construct a gravity sewer system to connect to downstream sewage facilities. Appropriate easements shall be provided to provide adjacent properties access to the public sewer system and to provide for extension of the gravity sewer northward to other properties. Proposal s Strengths Public Sewer - The site will be developed using the public sewer system, with the applicant responsible for all associated costs. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Sewer Plan. Page B-12

20 Transportation Plan Analysis Attachment B - Staff Analysis By providing a multi-modal approach to traffic circulation, Prince William County promotes the safe and efficient movement of goods and people throughout the County and surrounding jurisdictions. The Transportation Plan sets out policies and action strategies that further the County s goal of providing a complete, safe and efficient multi-modal circulation system that includes sufficient capacity to meet the demands placed upon it. The plan includes recommendations relating to improving existing service levels, increasing capacity of the existing system, minimizing negative impacts to environmental and cultural resources, supporting targeted industries and major activity centers, exploring innovative funding mechanisms, promoting regional approaches to transportation issues, and promoting transit opportunities. At a minimum, projects should include strategies that result in a Level of Service (LOS) of D or better on all roadways, the dedication of planned rights-of-way, the provision of pedestrian pathways, and access to mass transit and other commuter facilities, as appropriate. The applicant is proposing access to the site from a public street connection to Thoroughfare Road, and has proffered dedication of right-of-way along the Thoroughfare Road frontage for planned improvements and necessary turn lanes to provide safe access. The applicant has proffered appropriate level of service mitigation in the form of monetary contributions. The Route 29 Parallel Road is planned to traverse this property along its southern boundary from east to west. The applicant has chosen not to proffer dedication of right-of-way for this Thoroughfare Plan road. The County regularly receives right-of-way dedications of Thoroughfare Plan roads as part of proffered Rezonings where they traverse the subject properties. A TIA was not required for this rezoning. Proposal s Strengths Level of Service - The applicant has proffered a monetary contribution to mitigate level of service impacts on transportation services consistent with the applicable Policy Guide for Monetary contributions. Right-of-Way - The applicant has proffered dedication of right of way along Thoroughfare Road to accommodate planned improvements and turn lanes to serve the proposed development. Proposal s Weaknesses Right-of-Way Dedication The applicant has declined to dedicate right-of-way for the Route 29 Parallel Road, a Thoroughfare Plan road that traverses the subject site. On balance, this application is found to be consistent with the relevant components of the Transportation Plan. Page B-13

21 Materially Relevant Issues Attachment B - Staff Analysis This section of the report is intended to identify issues raised during the review of the proposal which are not directly related to the policies, goals, or action strategies of the Comprehensive Plan, but which are materially relevant to the County s responsibilities in considering land use issues. The materially relevant issues in this case are as follows: Safety and Security Measures - The Police Department has recommended safety and security measures that should be incorporated into the design of the site (refer to memorandum in case file). Geotechnical Study - Some soils mapped on this site are considered poorly suited for building development; the applicant may be required to submit a geotechnical study during site plan review. Minimum Design Criteria - The following minimum design criteria were noted by staff and other agencies that have reviewed the proposal. The development proposal will be reviewed for compliance with all minimum standards at the time that the applicant submits detailed site development information prior to the issuance of construction permits. The listing of these issues is provided to ensure that these concerns are a part of the development record. Such issues, however, are more appropriately addressed during the site plan review: - Street Lighting - The applicant shall provide downward facing street lighting at the principal access point to the site, if deemed necessary by the Department of Public Works, Transportation Division, at the time of final site plan review. Agency Comments The following agencies have reviewed the proposal and their comments have been summarized in relevant chapters of the Comprehensive Plan in this report. Individual comments are in the case file in the Office of Planning. Fire and Rescue Historical Commission Housing and Community Development Library Park Authority Police Public Works, Environmental Services Public Works, Transportation School Board Service Authority Long-Range Planning, Urban Design VDOT Page B-14

22 PROFFER STATEMENT Attachment C Proffers dated September 13, 2005 REZONING: PROPERTY: RECORD OWNERS: PROJECT NAME: REZ #PLN A-1 to SR acres; Geographic Parcel Identification Number (G.P.I.N.) , , and , Brentsville Magisterial District, Prince William County, Virginia ("the Property") Mark Joseph Robinson, Et Al and Katherine M. Goode Woodborne Estates ORIGINAL DATE OF PROFFERS: May 27, 2004 REVISION DATA: September 13, 2005 The undersigned hereby proffers that the use and development of the subject property ( Property ), as described above, shall be in strict conformance with the following conditions,. In the event the above referenced rezoning is not granted as applied for by the applicant ( Applicant ), these proffers shall be withdrawn and shall be null and void. If this application is denied by the Board, or set aside by court of competent jurisdiction, then these proffers shall be deemed withdrawn unless the Applicant shall affirmatively readopt all or any portion hereof, in a writing specifically for that purpose. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term Applicant as referenced herein shall include within its meaning all future owners and successors in interest. When used in these proffers, the General Development Plan and GDP shall refer to the plan entitled General Development Plan, Woodborne Estates, and shall include the following: 1. General Development Plan, dated April 5, 2004, as revised through September 13, 2005, and 2. Landscape Plan, dated April 5, 2004, as revised through September 13, Page C-1

23 Attachment C Proffers dated September 13, LAND USE: 1.1. Density. Residential development on the Property shall not exceed 37 dwelling Layout. The layout of lots shall be in substantial accordance with the GDP, but shall be subject to minor adjustments at final engineering and subdivision. Single family detached lot sizes shall be no less than the minimum required for the SR-1 Cluster classification 1.3. RPA. No lots shall be platted in the Resource Protection Area ( RPA ) Site. The site shall be developed in substantial accordance with the GDP, but shall be subject to minor adjustments at final engineering and subdivision. 2. ARCHITECTURE AND LANDSCAPING: 2.1. Lighting. Any freestanding street lighting provided on the Property, as may be allowed by the County and VDOT at the time of final subdivision, shall be a fixture design that provides a cap or lid to minimize the upward glare of light from the fixture. Any lighting used in connection the project identification signage (subdivision sign) shall be located, directed and/or shielded in a manner to minimize the glare from such lights beyond the sign area Street Trees. As a condition of final subdivision plan approval a hierarchy of street trees shall be provided as generally shown on the Landscape Plan Buffer Area Plantings. The Applicant shall preserve existing high quality vegetation within the buffer areas as identified by a certified arborist. Supplemental plantings within buffer areas shall be only of native and indigenous species appropriate to the location and climate of the area Signage. Prior to approval of the first final site plan of the development of the Property, the Applicant shall develop a sign plan for the monument signage to be located at the entrance of the project, in a form acceptable to the Director of Planning. Upon approval of the sign plan, the Applicant shall obtain a sign permit for said signage. Page C-2

24 Attachment C Proffers dated September 13, FIRE & RESCUE: 3.1. Monetary Contribution. The Applicant shall contribute to the Board the sum of $ per new residential single-family detached dwelling unit for fire and rescue purposes. Said contribution shall be payable upon the issuance of a building permit for each such unit. 4. SCHOOLS: 4.1. Monetary Contribution. The Applicant shall contribute to the Board the sum of $8, per new residential single-family detached dwelling unit, for school purposes. Said contribution shall be payable upon the issuance of a building permit for each such unit. 5. PARKS & OPEN SPACE: 5.1. Monetary Contribution. The Applicant shall contribute to the Board the sum of $3, per new residential single-family detached unit, for recreational purposes. Said contribution shall be payable upon the issuance of a building permit for each such unit. 6. LIBRARIES: 6.1. Monetary Contribution. The Applicant shall contribute to the Board the sum of $ per new residential single-family detached unit, for library purposes. Said contribution shall be payable upon the issuance of a building permit for each such unit. 7. WATER AND SEWER 7.1. Connection. The Property shall be connected to public water and sewer, at the Applicant s expense. 8. CREATION OF HOMEOWNERS' ASSOCIATION: 8.1. HOA Creation. A homeowners association ( HOA ) shall be created and shall be made responsible for the maintenance and repair of all common areas, including any common open space which may be established in accordance herewith. The HOA shall be granted such other responsibilities, duties, and powers as are customary for such associations, or as may be required to effect the purposes for which such HOA is created. Such HOA shall also be granted sufficient powers as may be necessary, by regular or special dues or assessment, to raise revenues sufficient to perform the duties assigned hereby, or by the Page C-3

25 documents creating the Association. Attachment C Proffers dated September 13, HOA Duties. In addition to any other duties and responsibilities as may be assigned to it, the HOA shall have title to and responsibility for (i) all common open space areas not dedicated to public use in accordance with these proffers and (ii) common buffer areas located outside of residential lots. It shall also have (iii) responsibility for the perpetual maintenance of any entrance feature (subdivision) signs, street, and perimeter or road buffers located within any easements for those purposes to be granted to the HOA. 9. ENVIRONMENT/CULTURAL RESOURCES: 9.1. Water Quality Monitoring. The Applicant shall contribute to the Board the sum of $75.00 per gross acre for water quality monitoring purposes, such sum to be paid prior to final site or subdivision plan approval for each phase or section of the Project, for the acreage which is the subject of such plan. Erosion and Sediment System. The Applicant shall provide a two-layer erosion and sediment system (i.e., berm and silt fencing, super-silt fencing, etc.) in areas adjacent to the wetlands shown on the GDP during any land disturbance as required by the Design and Construction Standards Manual or the Soil Erosion and Sedimentation Control Ordinance 9.2. Resource Protection Area. The Resource Protection Area ( RPA ) shall remain undisturbed as it is shown on the GDP except for the utility crossings as may be required Open Space Areas. To mitigate any disturbance of the intermittent streams and wetlands within the designated open space areas as shown on the GDP, these areas shall remain undisturbed except for the construction of sanitary sewer, water lines, and other public utilities and any enhancements of wetland areas; the locations of which shall be determined as a condition of final subdivision plan approval Archaeological Study. The Applicant shall conduct or cause to be conducted a Phase I Archaeological Investigation of the Property, prior to the approval of the first final site or subdivision plan for the Property, and shall cause Phase II and III investigations thereof as may be demonstrated to be necessary by the Phase I study 10. TRANSPORTATION: Monetary Contribution. The Applicant shall contribute to the Board Page C-4

26 Attachment C Proffers dated September 13, 2005 the sum of $8, per new single-family detached residential unit for general transportation purposes. Payment of such contribution shall be made prior to, and as a condition of, final plan approval for the first residential site or subdivision plan for the development of the Property. The said contribution shall be applied to capital projects in the area of this rezoning that are identified in the CIP, 6-year road plan or other capital improvements projects adopted by the Board. The Board may also budget and appropriate these contributions or portions thereof to other specific capital improvements projects ROW dedication. Subject to review and approval by the Prince William County Department of Public Works ("Public Works") and the Virginia Department of Transportation ("VDOT"), the Applicant shall dedicate, at no cost to Prince William County, right-of-way sufficient to provide a 46 foot-wide right-of-way of Thoroughfare Road, measured from the existing center line of the road, as generally shown on the GDP, and additional right-of-way needed for turn lanes and easements Access. Access to Lots 1-36 of the development shall be from a single entrance road on Thoroughfare Road, in the location generally shown on the GDP, and subject to final engineering thereof. Access to Lot 37 shall be from the existing ingress/egress on Thoroughfare Road. 11. AFFORDABLE HOUSING: Monetary Contribution. The Applicant shall contribute to the County's Housing Trust Fund a sum of $ per new residential unit to be constructed on the Property. Said contribution shall be payable upon the issuance of building permits for each such unit MISCELLANEOUS 12.1 Adjustment. In the event the monetary contributions set forth in the Proffer Statement are paid to the Board within 18 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 18 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ( CPI-U ) published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 18 months after the approval of this rezoning to the most recently Page C-5

27 Attachment C Proffers dated September 13, 2005 available CPI-U to the date the contributions are paid, subject to a cap of 6% per year, non-compounded. SIGNATURES TO FOLLOW Page C-6

28 Attachment C Proffers dated September 13, 2005 OWNER: Mark Joseph Robinson Date: Page C-7

29 Attachment C Proffers dated September 13, 2005 OWNER: Katherine M. Goode Date: Page C-8

30 Attachment C GDP dated September 13, 2005 Page C-9

31 Attachment C Landscape Plan dated September 13, 2005 Page C-10

32 Attachment D ECA dated September 13, 2005 Page D-1