Stephen K. Griffin, AICP Director of Planning February 9, Matthew Arcieri, Case Manager, Current Planning

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1 COUNTY OF PRINCE WILLIAM 5 County complex Court, Prince William, Virginia (703) , Metro , Ext. 6830, FAX PLANNING OFFICE Stephen K. Griffin, AICP Director of Planning February 9, 2007 TO: FROM: SUBJECT: Planning Commission Matthew Arcieri, Case Manager, Current Planning Sullins Property - Russell Road (REZ #PLN ), Occoquan Magisterial District On December 6, 2006, the Planning Commission deferred action on this case. The public hearing was left open. Subsequent to that meeting, the applicant has submitted the attached revisions to the GDP dated January 29, 2007 and proffers dated January 31, 2007 with the following changes: 1. The limits of clearing and grading have been revised and expanded to preserve additional vegetation on all three lots; 2. The locations of the driveways have been clarified; 3. Proffer #7 has been revised to clarify that the limits of clearing and grading are not a conservation area; and 4. Proffer #9 has been deleted. In addition, the applicant met with the Occoquan Land Use Committee on January 22, The right-of-way dedication shown on the GPD has not been revised after the applicant determined that dedication up to the existing centerline of Russell Road is necessary, as this did not occur when Russell Road was originally constructed. Staff does not object to the above referenced changes and continues to recommend approval. Attachments: A. Revised proffers dated January 31, 2007 B. Revised GDP dated June 14, 2006 and revised through January 29, 2007 C. Revised ECA dated June 21, 2006 and revised through January 29, 2007 D. Planning Commission resolution dated December 6, 2006 E. Staff report dated December 6, 2006 An Equal Opportunity Employer

2 PROFFER STATEMENT RE: REZ #PLN , Russell Road Property Applicant: Robert A. Guaglianone and Title Owner(s): Thurman and Jane Sullins: Guaglianone Family Investment Group LLC Property: G.P.I.N.: (the "Property") Occoquan Magisterial District A-1, Agricultural to R-2 (3+/- acres) Dated: June 16, 2006 Revised: September 20, 2006 Revised: November 15, 2006 Revised: December 5, 2006 Revised: January 31, 2007 The undersigned hereby proffers that the use and development of the subject Property 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, these proffers shall be withdrawn and are null and void. 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. Any improvements proffered herein below shall be provided at the time of development of the portion of the site served by the improvement, unless otherwise specified. The terms Applicant and Developer shall include all future owners and successors in interest. For purposes of reference in this Proffer Statement, the General Development Plan ("GDP") shall be that plan prepared by Burgess & Niple, entitled "General Development Plan and Zoning Plat, Sullins Property/Russell Road" and dated June 14, 2006, revised November 30, 2006.January 29, TRANSPORTATION 1. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $8, per single-family detached dwelling unit to be used for transportation purposes as determined by the Prince William County Board of County Supervisors. Said contribution shall be paid prior to, and as a condition of, final subdivision plan approval for the property. The proffered monetary contributions shall be applied to capital projects in the area of the subject rezoning or for projects that are identified in the CIP, 6-year road plan or other capital improvements projects adopted by the Board of County Supervisors. The Board may also budget and appropriate these contributions or portions thereof to other specific capital projects. 2. The Applicant shall dedicate to Prince William County ( County ), at no cost to the County, right-of-way along Russell Road up to 25 feet as measured to the centerline of Russell Road. Said dedication shall be shown on the final subdivision plan and shall meet Design and Construction Standards Manual (DCSM) standards.

3 USE AND DEVELOPMENT 3. Residential development on the Property shall not exceed a maximum of three (3) lots for the development of single family detached dwelling units. Single family attached units shall not be developed on the Property. 4. Development of the Property shall be in substantial accordance with the GDP. PARKS AND RECREATION 5. Prior to, and as a condition of issuance of a building permit for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $3, to be used for parks and recreation services in the County. ENVIRONMENTAL 6. Prior to and as a condition of issuance of a site development permit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $75.00 per acre for water quality monitoring. 7. Prior to and as a condition of subdivision plan approval, the Applicant shall provide a 40 foot undisturbed buffer/conservation area along the northwestern boundary of the Property and a 15 foot wide conservation area along the northeastern and southwestern boundaries of the Property, as shown on the GDP. limits of clearing and grading in substantial conformance with those limits identified on the GDP. Said limits of clearing and grading shall also be shown on any lot grading plans for said lots. Said limits of clearing and grading shall be honored during clearing and construction on Lots 1, 2 and 3. No clearing or improvements shall be made within the conservation areasduring construction in the area outside of the clearing and grading limits with the exception of the following conditions: A. Removal of noxious vegetation, such as poison ivy, poison oak, etc., as well as damaged, dead, dying, or diseased trees or shrubbery, at the option of the land owners. B. The installation and maintenance of infrastructure improvements such as: water, sanitary sewer and other utility lines, site drainage improvements, and stormwater management controls only when said infrastructure improvements must cross the easementsarea outside the limits of clearing and grading to connect to existing infrastructure or drainage outfalls and provided the routing of said improvements is aligned to minimize land disturbance, and impacts to existing vegetation and adjoining properties. C. In areas where existing utility easements are currently located within areas which are proffered herein to remain undisturbedoutside the limits of clearing and grading, it is recognized that the area within those existing utility easements may be disturbed for utility line maintenance or replacement by the utility companies in the future. D. Said conservation areas shall overlay existing side yard requirements and shall be enforced by covenants, conditions and restrictions recorded with each lot. 8. Prior to and as a condition of subdivision plan approval, the Applicant shall satisfy the tree canopy coverage requirements outlined in the DCSM by saving existing trees on the Property. 9. Consistent with the character and pattern of existing development in the neighboring area, the Applicant shall site homes to permit the saving of some existing trees in the front and

4 side yards where feasible and to limit the clearing of trees in the rear yards to a maximum of 100 feet from the rear of the house giving consideration to the final house design considering features such as walkout basements, side load and detached garages, and swimming pool locations and site constraints such as lot widths, easement locations and site grading requirements, but in no event will said clearing encroach on the conservation areas. Said siting of homes shall be demonstrated as a condition of subdivision plan approval and shall be noted on the subdivision plan Prior to and as condition of final subdivision plan approval, the Applicant shall perform a geo-technical study and shall submit the report to Prince William County Environmental Services Division for review. LIBRARIES Prior to and as a condition of issuance of a building permit for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ to be used for library services and facilities in the County. FIRE & RESCUE Prior to and as a condition of issuance of a building permit for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ to be used for fire and rescue purposes. SCHOOLS Prior to and as a condition of issuance of a building permit for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $8, to be used for school purposes in the County. WATER AND SEWER The Property shall be served by public sanitary sewer and water. The Applicant shall be responsible for those improvements required in order to provide such service for the demand generated by the development of the Property. AFFORDABLE HOUSING Prior to and as a condition of issuance of a building permit for each unit, the Applicant shall make a monetary contribution to the County's Housing Development Fund equal to $ per residential unit.

5 EXISTING RESIDENCES Building permits issued for the remodeling or replacement of the existing residence constructed on Lot 2 will not require payment of the monetary contributions referenced in the foregoing proffers. MATERIALLY RELEVANT In the event the monetary contributions set forth in the Proffer Statement are paid to the Prince William County Board of County Supervisors ( 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 available CPI-U to the date the contributions are paid, subject to a cap of 6% per year, non- compounded The demolition and removal of any existing or proposed structure or building will be disposed of in accordance with all County, State and Federal Regulations. [Remainder of page intentionally left blank]

6 SIGNATURE PAGE Thurman Sullins by his Attorney- In-Fact, Robert A. Jane Sullins by her Attorney- In-Fact, Robert A. Guaglianone Guaglianone Family Investment Group LLC By: Name Robert A. Guaglianone, Managing Member

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9 PLANNING COMMISSION RESOLUTION MOTION: HOSEN December 6, 2006 Regular Meeting SECOND: HENDLEY Res. No RE: REZONING #PLN , SULLINS PROPERTY RUSSELL ROAD, OCCOQUAN MAGISTERIAL DISTRICT ACTION: PUBLIC HEARING CONTINUED TO DATE CERTAIN FEBRUARY 21, 2007 WHEREAS, the Prince William County Planning Commission duly ordered, advertised, and held a public hearing on December 6, 2006, at which time public testimony was received and the merits of the above-referenced rezoning were considered; and WHEREAS, during the public hearing additional issues were identified which needed to be addressed; NOW, THEREFORE, BE IT RESOLVED, that the Prince William County Planning Commission does hereby continue the public hearing for Rezoning #PLN , Sullins Property Russell Road to February 21, NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Prince William County Planning Commission requests the following issues be addressed prior to the 2/21/07 public hearing date: Applicant meet with the Occoquan Land Use Committee Limits of Clearing and Grading concerned about what is cleared during the development process. Conservation proffers need to be re-worked Show correct right-of-way dedication Clear up issues of shared driveway Votes: Ayes: Hendley, Holley, Hosen, May, Burgess Nays: Bryant, Fry, Gonzales Absent from Vote: None Absent from Meeting: None MOTION CARRIED

10 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) Metro , Ext FAX (703) OFFICE Internet Stephen K. Griffin, AICP Director of Planning November 22, 2006 STAFF REPORT Rezoning #PLN , Sullins Property Russell Road (Occoquan Magisterial District) Planning Commission Public Hearing Date: December 6, 2006 Staff Recommendation: Approval I. Background is as follows: A. Request - This is a request to rezone 3 acres from A-1, Agricultural, to R-2, Suburban Residential, for a maximum of three single-family detached dwellings (including one existing single family dwelling to remain). The proposed density is one dwelling unit per gross acre (du/ac). B. Site Location - The site is located on the north side of Russell Road, approximately 3,000 feet north of its intersection with Pennington Lane (see maps in Attachment A). The site is identified on County maps as GPIN C. Comprehensive Plan - The site is designated SRL, Suburban Residential Low. D. Zoning The site is zoned A-1, Agricultural. E. Surrounding Land Uses - The site is entirely surrounded by single-family detached residential lots and, to the west, Chinn Park. II. Current Situation is as follows: A. Office of Planning Recommendation - The Office of Planning recommends approval of Rezoning #PLN , Sullins Property Russell Road, subject to the proffers dated November 15, 2006, found in Attachment C. B. Planning Commission Public Hearing - A public hearing before the Planning Commission has been advertised for December 6, 2006.

11 III. Issues in order of importance are as follows: A. Comprehensive Plan 1. Long-Range Land Use - Is the proposed use consistent with those uses intended by the SRL designation? 2. Level of Service (LOS) - How does the proposal address the Policy Guide for Monetary Contributions in effect June 1, 2004, the policy guide in effect upon acceptance of the application? B. Community Input - Have members of the community raised any issues? C. Legal Uses of the Property - What uses are allowed on the property? How are legal issues resulting from the Planning Commission action addressed? D. Timing When must the Planning Commission take action on this application? IV. Alternatives beginning with the staff recommendation are as follows: A. Recommend approval of, subject to the proffers dated November 15, 2006, found in Attachment C. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use - The site is classified SRL, Suburban Residential Low. This proposal is for three single-family detached dwelling units at a gross density of 1du/ac, which is within the recommended residential density range of 1-4 du/ac. The requested zoning district, R-2, Suburban Residential is consistent with the SRL land use designation. b) Level of Service (LOS) - The level of service impacts related to the request would be mitigated by the proffered monetary contributions as follows: Water Quality $75 per acre 3 acres $ Monitoring Fire and Rescue $ per unit 2 units $1, Libraries $ per unit 2 units $1, Housing $ per unit 2 units $ Parks and Recreation $3, per unit 2 units $7, Schools $8, per unit 2 units $17, Transportation $8, per unit 2 units $17, Total $46, Note: Proposal contains one existing dwelling not subject to LOS monetary contributions. An Equal Opportunity Employer

12 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 not received any input from the community. 3. Legal Uses of the Property Those uses allowed in the R-2 zoning district would be permitted subject to the approved proffers. 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 December 6, 2006, the first public hearing date, to take action on this proposal. Approval of the rezoning would meet the 90-day requirement. B. Recommend denial of. 1. Comprehensive Plan a) Long-Range Land Use - If the application is denied, the land use designation of the site would remain SRL, Suburban Residential Low, and the zoning classification would remain A-1, Agricultural. b) Level of Service - Denial would not have any impact on the existing level of service. 2. Community Input - Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, the Planning Office has not received any input from the community. 3. Legal Uses of the Property The rezoning site could be developed with uses permitted in the A-1 zoning 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 December 6, 2006, the first public hearing date, to take action on this proposal. Denial of the rezoning would meet the 90-day requirement. V. Recommendation is that the Planning Commission accept Alternative A and recommend approval of Rezoning #PLN , Sullins Property Russell Road, subject to the proffers dated November 15, Staff: Matthew D. Arcieri, X4279 Attachments A. Area Maps B. Staff Analysis C. Proffer Statement and GDP D. Environmental Constraints Analysis

13 Attachment A Maps VICINITY MAP Page A-1

14 Attachment A Maps AERIAL MAP Page A-2

15 Attachment A Maps EXISTING LAND USE AND ZONING MAP Page A-3

16 Attachment A Maps LONG-RANGE LAND USE MAP Page A-4

17 Attachment B - Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval 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 Community Design Cultural Resources Yes Yes Yes The site is classified SRL, Suburban Residential Low on the Long-Range Land Use Map. The applicant has proposed a maximum of 3 single-family detached dwellings at a gross density of 1 du/ac. The request is within the recommended residential density range of 1-4 du/ac. The applicant has proffered to develop the site in substantial conformance with the GDP. The site has no known cultural resources. Environment Yes A water quality monitoring contribution and geotechnical study has been proffered. Fire and Rescue Yes The applicant has proffered a monetary contribution to mitigate LOS impacts on Fire and Rescue according to the policy guidelines. The site is within the recommended response time but the station exceeds capacity. Housing Yes The applicant has proffered a monetary contribution to the Housing Preservation and Development Trust Fund according to the Department of Housing and Community Development guidelines. Libraries Yes The applicant has proffered LOS mitigation for impacts on library services according to the policy guidelines. Parks and Open Space Yes The applicant has proffered a monetary contribution to mitigate LOS impacts on Parks and Open Space according to the policy guidelines. Public Water Yes As proffered, the applicant shall design and construct all onsite and off-site public water facilities. Page B-1

18 Attachment B - Staff Analysis Public Schools Yes The applicant has proffered to make a monetary contribution according to the policy guidelines. Public Sewer Yes As proffered, the applicant will design and construct all onsite and off-site public sewer facilities. Transportation Yes The applicant has proffered to make a monetary contribution according to the policy guidelines. Right-of-way dedication for Russell Road has been proffered. Page B-2

19 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 Map Designation North South West East Single-family detached residential Single-family detached residential Single-family detached residential and Chinn Park Single-family detached residential Zoning SRL A-1 SRL A-1 SRL and P&OS A-1 and R-4 SRL 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 for residents and employers needs. 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. Page B-3

20 Attachment B - Staff Analysis This site is located within the development area of the County and is classified SRL, Suburban Residential Low. The following table summarizes the uses and densities intended within the SRL designation: Long-Range Land Use Plan Classification SRL Land Uses Intended Suburban Residential Low (SRL). The purpose of the Suburban Residential Low classification is to provide for housing opportunities at a low suburban density. The housing type in this classification is single-family detached, but up to 25 percent of the total land area may be single-family attached. The density range in SRL projects is 1-4 units per gross acre, less the ER-, Environmental Resource-designated portion of a property. Cluster housing and the use of the planned unit development concept may occur, provided that such clustering and planned district development furthers valuable environmental objectives as stated in EN-Policy 1 and EN-Policy 4 of the Environment Plan. The site is located on the north side of Russell Road, approximately 3,000 feet north of its intersection with Pennington Lane. The property is zoned A-1, Agricultural. This is a request to rezone 3 acres from A-1, Agricultural, to R-2, Suburban Residential, for a maximum of three single-family detached dwellings (including one existing single family dwelling to remain). The proposed density is one dwelling unit per gross acre (du/ac). Proposal s Strengths Long-Range Land Use Plan - The rezoning site is designated SRL on the Long-Range Land Use Map. The recommended density in the SRL is 1-4 dwelling units per acre (du/ac). The proposed density is one du/ac. The proposal is within the recommended residential density range. Zoning Consistency The requested zoning district, R-2, is consistent with the SRL land use designation. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Long- Range Land Use Plan. Page B-4

21 Attachment B - Staff Analysis 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 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. Proposal s Strengths Site Layout - As proffered, the site will be developed in substantial conformance with the General Development Plan. Limits of Clearing and Grading/Tree Preservation Limits of clearing and grading are shown on the plan. A 30-foot undisturbed buffer is shown along the site s western property line. 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 The term cultural resources refers to the important architectural and/or archaeological features that may be on a site, either from the period of recorded history (historic period) or prior to that time (prehistoric period). The Cultural Resources Plan recommends that professional architectural historians and/or professional archaeologists study properties containing cultural resources or highly suspected of containing such resources. These professionals conduct Phase I, Phase II, and Phase III levels of research/investigation, depending on the significance of the architectural or archaeological features, and provide recommendations on how important resources should be managed. Page B-5

22 Attachment B - Staff Analysis 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. No archaeological, historical sites or gravesites were recorded or found on the project area and no archaeological work was required. Proposal s Strengths None identified. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Environment Plan Analysis Prince William County has a diverse natural environment, extending from sea level to mountain crest. Sound environmental protection strategies will allow the 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 applicant submitted an environmental constraint analysis. A site visit and Engineers Letter of Certification was submitted in lieu of a Perennial Flow Determination for this 3.0-acre site. No streams or wetlands were identified on this site. 1% of the site (0.04 ac.) has 15% to 25% slopes, and less than 1% of the site has greater than 25% slopes. The soil types mapped on the site are mainly 6A, 10C and 21B, of which Baile loam (6A) is considered a category III, problem soils and will require a detailed geotechnical study. This site is located in Subwatershed #442, which flows into Hooes Run tributary to the Occoquan River. Page B-6

23 Attachment B - Staff Analysis Proposal s Strengths Limits of Clearing and Grading/Tree Preservation Limits of clearing and grading are shown on the plan. A 30-foot undisturbed buffer is shown along the site s western property line. Geotechnical Study - The applicant has proffered to submit a geotechnical study to address the mitigation of problem soils during development. Water Quality Monitoring The applicant has proffered to make a monetary contribution in the sum of $75.00 per acre to the Board of County Supervisors for the purpose of monitoring water quality. Proposal s Weaknesses Steep Slopes - Sloped areas greater than 15% exist in the central portion of the site and are not shown as preserved on the GDP. Soils - The soil types mapped on the site include a category III, problem soils. A geotechnical study has been proffered to mitigate this weakness. On balance, this application is found to be consistent with the relevant components of the Environment Plan. Fire and Rescue Plan 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 Statewide Building Code. The site is closest to the Dale City Prince William Commons Fire and Rescue Station #20. It is estimated that the response time is within the recommended 4.0-minute response time; however, that station is not within capacity. Proposal s Strengths Page B-7

24 Attachment B - Staff Analysis Level of Service - The applicant has proffered to provide monetary contributions for the residential units in accordance with the policy guidelines. Response Time The site is within the recommended 4.0-minute fire and rescue response time. Proposal s Weaknesses Station Capacity The closest station is not within capacity. 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 to provide a monetary contribution to the Housing Preservation and Development Trust Fund. 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. Page B-8

25 Attachment B - Staff Analysis The library nearest the proposed project is the Chinn Park Regional Library. There are no plans to build a new, full-service library in this service area. It is estimated that the proposed development will generate a need for additional library space and volumes of books and periodicals. Development as proposed will generate a need for capital expenditures of $1,102 ($551 per detached dwelling x 2 units). The applicant has proffered this amount. Proposal s Strengths Level of Service - The applicant has proffered to provide monetary contributions for the residential units in accordance with the policy guidelines. 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. The proposed residential development is near the following area parks: Park Type Neighborhood Community Regional Special Use Greenway Park Name None PWC Stadium Complex (Community ballfields and BMX) American Legion Ballfield (leased) Andrew Leitch Park/Waterworks Park Chinn Aquatics and Fitness Center PWC Stadium Complex (Pfitzner Stadium) Lake Ridge Marina & Golf Course None Page B-9

26 Attachment B - Staff Analysis Development of the site, as proposed, will generate a need for an additional 0.13 acres of public parkland and capital cost expenditures of approximately $7,944. The applicant has proffered a monetary contribution in this amount. Proposal s Strengths Level of Service - The applicant has proffered to provide monetary contributions for the residential units in accordance with the policy guidelines. 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 property is within the Prince William County Service Authority service area. Public water is available from an existing 8-inch water main across the frontage of the property. Proposal s Strengths Water Connection - The applicant is required to comply with Zoning Ordinance Section , which mandates connection of the site to public water service. The proffers require the applicant to design and construct all on-site and off-site water utility improvements necessary to develop the subject use. 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 Page B-10

27 Attachment B - Staff 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 Schools Plan establishes level of service (LOS) standards for schools Countywide, based on available or project program capabilities. The Schools Plan recommends that proposed developments offset impacts on County schools by providing land for future schools and/or monetary contributions for construction of schools. The proposed 16 single-family dwelling units shown on the plan are projected to generate the following numbers of students: Elementary School, grades K-5 1 Middle School, grades High School, grades TOTAL 3 Students in the proposed development will likely be assigned to the following schools: Type Elementary School Middle School High School Name Vaughan Elementary Woodbridge Middle Gar-Field High Proposal s Strengths Level of Service - The applicant has proffered to provide monetary contributions for the residential units in accordance with the policy guidelines. 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 Page B-11

28 Attachment B - Staff Analysis 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 Semi-Rural Residential (SRR), as well as the rural area. The property is within the Prince William County Service Authority area. Public sewer is available along the northern property line. A 2-inch force main will be extended along Russell Road to serve this site and future extensions to other properties. Page B-12

29 Attachment B - Staff Analysis Proposal s Strengths Sewer Connection - The applicant is required to comply with Zoning Ordinance Section , which mandates connection of the site to public sewer service. The proffers require the applicant to design and construct all on-site and off-site sewer utility improvements necessary to develop the subject use. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Sewer Plan. Transportation Plan 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 site fronts on the north side of Russell Road and proposes direct access to Russell Road from each of the proposed new lots. Data from the County traffic model indicates current average daily traffic of 4,000 vehicles on Russell Road, and a level of service of (LOS) C. The model projects a daily volume of 3,400 vehicles and LOS C in the year A traffic impact analysis (TIA) was not required for this application. Proposal s Strengths Level of Service - The applicant has proffered to provide monetary contributions for the residential units in accordance with the policy guidelines. Right-of Way Right-of-way dedication along Russell Road has been proffered. Page B-13

30 Attachment B - Staff Analysis Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Transportation Plan. Materially Relevant Issues 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 the safety and security measures that should be incorporated into the design of the site. These measures are available in the Planning Office for the applicant s reference. Minimum Design Criteria Staff and other agencies that have reviewed the proposal noted the following minimum design criteria. 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 are more appropriately addressed during the site plan review. Landscaping - Landscaping/buffering/screening/tree canopy coverage shall meet minimum requirements of the DCSM as well as the proposed GDP and proffers. Sight Distance - The horizontal and vertical sight distance verification and review of geometric design will be provided at the time of submission of final plan. Geotechnical Study - A geotechnical report will be required prior to final subdivision approval. Page B-14

31 Attachment B - Staff Analysis Agency Comments The following agencies have reviewed the proposal and their comments have been summarized in relevant Comprehensive Plan chapters of this report. Individual comments are in the case file in the Office of Planning: County Archaeologist DPW- Environmental Housing and Community Development Library Parks Authority Planning Office, Case Manager Police Department PWC Historical Commission PWC Service Authority PWC Transportation Schools VDOT Page B-15

32 Attachment C Proposed Proffers dated November 15, 2006 PROFFER STATEMENT RE: REZ #PLN , Russell Road Property Applicant: Robert A. Guaglianone Title Owner(s): Thurman and Jane Sullins Property: G.P.I.N.: (the "Property") Occoquan Magisterial District A-1, Agricultural to R-2 (3+/- acres) Dated: June 16, 2006 Revised: September 20, 2006 Revised: November 15, 2006 The undersigned hereby proffers that the use and development of the subject Property 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, these proffers shall be withdrawn and are null and void. 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. Any improvements proffered herein below shall be provided at the time of development of the portion of the site served by the improvement, unless otherwise specified. The terms Applicant and Developer shall include all future owners and successors in interest. For purposes of reference in this Proffer Statement, the General Development Plan ("GDP") shall be that plan prepared by Burgess & Niple, entitled "General Development Plan and Zoning Plat, Sullins Property/Russell Road" and dated June 14, 2006, revised November 15, TRANSPORTATION 1. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $8, per single-family detached dwelling unit to be used for transportation purposes as determined by the Prince William County Board of County Supervisors. Said contribution shall be paid prior to, and as a condition of, final subdivision plan approval for the property. The proffered monetary contributions shall be applied to capital projects in the area of the subject rezoning or for projects that are identified in the CIP, 6-year road plan or other capital improvements projects adopted by the Board of County Supervisors. The Board may also budget and appropriate these contributions or portions thereof to other specific capital projects. 2. The Applicant shall dedicate to Prince William County ( County ), at no cost to the County, right-of-way along Russell Road up to 25 feet as measured to the centerline of Russell Road. Page C-1

33 Attachment C Proposed Proffers dated November 15, 2006 Said dedication shall be shown on the final subdivision plan and shall meet Design and Construction Standards Manual (DCSM) standards. USE AND DEVELOPMENT 3. Residential development on the Property shall not exceed a maximum of three (3) lots for the development of single family detached dwelling units. Single family attached units shall not be developed on the Property. 4. Development of the Property shall be in substantial accordance with the GDP. PARKS AND RECREATION 5. Prior to, and as a condition of issuance of a building permit for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $3, to be used for parks and recreation services in the County. ENVIRONMENTAL 6. Prior to and as a condition of issuance of a site development permit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $75.00 per acre for water quality monitoring. 7. The area identified outside the limits of clearing and grading, as shown on the GDP, shall remain undisturbed, except for minimal required utility crossings. 8. Prior to and as condition of final subdivision plan approval, the Applicant shall perform a geo-technical study and shall submit the report to Prince William County Environmental Services Division for review. 9. A 30 foot undisturbed buffer shall be provided along the northwest boundary of the Property as shown on the GDP abutting Chinn Park, said buffer shall remain undisturbed except for minimal required utility crossings. LIBRARIES 10. Prior to and as a condition of issuance of a building permit for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ to be used for library services and facilities in the County. FIRE & RESCUE Page C-2

34 Attachment C Proposed Proffers dated November 15, Prior to and as a condition of issuance of a building permit for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ to be used for fire and rescue purposes. SCHOOLS 12. Prior to and as a condition of issuance of a building permit for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $8, to be used for school purposes in the County. WATER AND SEWER 13. The Property shall be served by public sanitary sewer and water. The Applicant shall be responsible for those improvements required in order to provide such service for the demand generated by the development of the Property. AFFORDABLE HOUSING 14. Prior to and as a condition of issuance of a building permit for each unit, the Applicant shall make a monetary contribution to the County's Housing Development Fund equal to $ per residential unit. EXISTING RESIDENCES 15. Building permits issued for the remodeling or replacement of the existing residence constructed on Lot 2 will not require payment of the monetary contributions referenced in the foregoing proffers. MATERIALLY RELEVANT 16. In the event the monetary contributions set forth in the Proffer Statement are paid to the Prince William County Board of County Supervisors ( 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 available CPI-U to the date the contributions are paid, subject to a cap of 6% per year, non- compounded. 17. The demolition and removal of any existing or proposed structure or building will be disposed of in accordance with all County, State and Federal Regulations. Page C-3

35 Attachment C Proposed Proffers dated November 15, 2006 [Remainder of page intentionally left blank] Page C-4

36 Attachment C Proposed Proffers dated November 15, 2006 SIGNATURE PAGE Thurman Sullins by his Attorney- In-Fact, Robert A. Guaglianone Jane Sullins by her Attorney- In-Fact, Robert A. Guaglianone Page C-5

37 Attachment C Generalized Development Plan dated June 14, 2006, revised November 15, 2006 Page C-6

38 Attachment C Generalized Development Plan dated June 14, 2006, revised November 15, 2006 Page C-7