March 14, Rezoning #PLN , Posey Canova Property Coles Magisterial District

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1 Craig S. Gerhart County Executive COUNTY OF PRINCE WILLIAM OFFICE OF EXECUTIVE MANAGEMENT 1 County Complex Court, Prince William, Virginia (703) Metro FAX: (703) March 14, 2005 BOARD OF COUNTY SUPERVISORS Sean T. Connaughton, Chairman Maureen S. Caddigan, Vice Chairman Hilda M. Barg W.S. Wally Covington, III John D. Jenkins Martin E. Nohe Corey A. Stewart John T. Stirrup TO: FROM: THRU: RE: Board of County Supervisors Stephen K. Griffin, AICP Director of Planning Craig S. Gerhart County Executive Rezoning #PLN , Posey Canova Property Coles Magisterial District I. Background is as follows: A. Request - This is a request to rezone +/ acres from Agricultural, A-1, to Semi-Rural Residential, SR-1, to allow a maximum of seven detached singlefamily dwelling units with an average net density of 2.12 acres per lot. B. Site Location - The site is located on the west side of Canova Drive, approximately 600 feet north of its intersection with Whitting Drive. C. Comprehensive Plan - The site is designated SRR, Semi-Rural Residential, and ER, Environmental Resource, in the Comprehensive Plan. D. Zoning/Acreage - The subject property is zoned A-1, Agricultural, and consists of one parcel with approximately acres, identified on County maps as GPIN # The site is located in the Dumfries Road (Rte 234) HCOD, created prior to February 20, E. Surrounding Land Use & Zoning - The site is bordered by detached single-family dwellings (A-1 zoning). Woodbine School is located to the east and across Canova Drive.

2 Staff Report Date: March 14, 2005 Page 2 II. Current Situation is as follows: A. Planning Commission Recommendation - The Planning Commission recommends approval of Rezoning #PLN , Posey Canova Property, subject to the proffers dated February 22, 2005 with requested revisions. Proffers dated March 10, 2005 include the requested revisions and are found in Attachment C. Planning staff concurs. See Attachment B for the staff analysis. B. Public Hearing - A public hearing before the Board of County Supervisors has been advertised for April 5, III. Issues in order of importance are as follows: A. Comprehensive Plan 1. Long-Range Land Use - Is the proposed land use consistent with the longrange land use classifications for this site? 2. Level of Service - How does the proposal address the Policy Guide for Monetary Contributions in effect January 1, 2002, which was the policy in effect upon acceptance of the proposal? 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 Board action addressed? D. Timing - When must the Board of County Supervisors take action on this application? IV. Alternatives beginning with the staff recommendation are as follows: A. Approve REZ #PLN , subject to the proffers dated March 10, 2005, found in Attachment C. 1. Comprehensive Plan: a) Long-Range Land Use Map - The site is classified SRR, Semi- Rural Residential, and ER, Environmental Resource, on the Long- Range Land Use Map. The purpose of the SRR classification is to provide for detached single-family residential development at a density of one dwelling per 1-5 gross acres. Where more than two dwellings are constructed as part of a residential project in the SRR classification, the average density within that project should be 1 dwelling unit per 2.5 acres on a project-by-project basis. The Comprehensive Plan also allows higher densities through negotiation. The proposed SR-1 zoning district is intended to implement the SRR classification of the Comprehensive Plan.

3 Staff Report Date: March 14, 2005 Page 3 The proposed average net density is 2.12 acres per lot, which is not consistent with the recommended average net density of 2.50 acres per lot in the SRR classification. However, through negotiation, the applicant has proffered to connect the development to public water and sewer, resulting in less land disturbance and protection of additional environmentally sensitive land. To prevent unauthorized encroachment and to protect the conservation areas during construction activities, the applicant has proffered to install protective fencing along the limits of clearing and grading. Furthermore, the property shall be developed in substantial accordance with the GDP which shows more than half of each lot to remain as conservation area. b) Level of Service - The proposed rezoning will have service delivery impacts for fire and rescue, libraries, parks and open space, schools, transportation services, and housing. The proffers will mitigate these impacts through monetary contributions, as follows: Services Number of Lots/ Acreage Contribution Per Lot/Acreage Total Fire & Rescue 7 $ $4, Libraries 7 $ $2, Parks & Open Space 7 $2, $19, Schools 7 $8, $58, Housing 7 $ $1, Transportation 7 $5, $36, Water Quality Monitoring $75.00 $1, Total $123, These amounts are consistent with the Policy Guide for Monetary Contributions in effect upon submission of the proposal (January 1, 2002). 2. Community Input - Notification of the application has been transmitted to adjacent property owners within 200 feet of the proposed use. The following concerns were expressed by a neighbor at the Planning Commission hearing: a) Minimizing land disturbance at the vicinity of proposed water and sewer easement through Lots 3 and 4. b) Impact of the development on the existing stream at the northwest portion of the site.

4 Staff Report Date: March 14, 2005 Page 4 3. Legal Uses of the Property - The property would be available for uses allowed in the SR-1 district with a maximum of 7 detached single-family dwellings. Legal issues arising from Board action are appropriately addressed by the County Attorney s Office. 4. Timing - The Board of County Supervisors has until April 26, 2005 to fulfill the Zoning Ordinance requirement that the case receive final action within one year of receipt by the County. Approval of the rezoning application would meet the one year requirement. B. Deny. 1. Comprehensive Plan: a) Long-Range Land Use - The site would remain designated SRR & ER. The zoning of the property will remain as A-1, which is not intended to implement the SRR classification in the Comprehensive Plan. b) Level of Service - There would be no impact on the level of service. 2. Community Input - Notification of the application has been transmitted to adjacent property owners within 200 feet of the proposed use. The following concerns were expressed by a neighbor at the Planning Commission hearing: a) Minimizing land disturbance at the vicinity of proposed water and sewer easement through Lots 3 and 4. b) Impact of the development on the existing stream at the northwest portion of the site. If denied, these issues are not relevant. 3. Legal Uses of the Property - The lot could be developed with one detached single-family dwelling unit and also be used for other uses permitted in the A-1, Agricultural, zoning district. Legal issues resulting from Board action are appropriately addressed by the County Attorney s Office. 4. Timing - The Board of County Supervisors has until April 26, 2005 to fulfill the Zoning Ordinance requirement that the case receive final action within one year of receipt by the County. Denial of the rezoning application would meet the one year requirement.

5 Staff Report Date: March 14, 2005 Page 5 V. Recommendation is that the Board of County Supervisors accept Alternative A and approve the attached Ordinance. Staff: Sid Rahnavard X6856 Attachment: A. Area Maps B. Staff Analysis C. Proposed Proffer Statement D. Planning Commission Resolution

6 MOTION: April 5, 2005 Regular Meeting SECOND: Ord. No. 05- RE: REZONING #PLN , POSEY CANOVA PROPERTY COLES MAGISTERIAL DISTRICT ACTION: WHEREAS, this is a request to rezone +/ acres from A-1, Agricultural, to SR-1, Semi-Rural Residential. The site is located on the west side of Canova Drive, approximately 600 feet north of its intersection with Whitting Drive, and is identified as GPIN # The site is designated Semi-Rural Residential in the Comprehensive Plan: and WHEREAS, staff has reviewed the subject application and recommends approval, as stated in the staff report; and WHEREAS, the Planning Commission duly ordered, advertised, and held a public hearing on this item on February 19, 2005, at which time public testimony was received and the merits of the above-referenced rezoning were considered. The public hearing was closed, and the Planning Commission recommended the case be deferred to March 2, 2005, to allow staff and the Applicant to prepare additional information as requested by the Planning Commission; and WHEREAS, the Planning Commission duly ordered, advertised and held a public hearing on March 2, 2005, at which time the Planning Commission recommended approval, as stated in Res. #05-029; and WHEREAS, a public hearing, duly advertised in a local newspaper for a period of two weeks, was held on April 5, 2005, and interested citizens were heard; and WHEREAS, general welfare and good zoning practice are served by the approval of the application; NOW, THEREFORE, BE IT ORDAINED that the Prince William Board of County Supervisors does hereby approve Rezoning #PLN , Posey Canova Property, subject to the proffers dated March 10, 2005; and BE IT FURTHER ORDAINED that the Board of County Supervisors approval and adoption of any conditions does not relieve the applicant and/or subsequent owners from compliance with the provisions of any applicable ordinances, regulations, or adopted standards.

7 Votes: Ayes: Nays: Absent from Vote: Absent from Meeting: For information: Planning Director Mr. H. Kendrick Sanders 3905 Railroad Ave., #200 North Fairfax, Va CERTIFIED COPY Clerk to the Board

8 Attachment A - Maps VICINITY MAP Page A-1

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

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

11 Attachment B - Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval The following is a summary of staff s analysis of the applicant/owner s 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 site is classified SRR, Semi-Rural Residential, and ER, Environmental Resource, on the Long-Range Land Use Map. SR-1 zoning district is intended to implement the SRR classification of the Comprehensive Plan. The proposed average net density is 2.12 acres per lot, which is not consistent with the recommend average net density of 2.50 acres per lot in the SRR classification. However, through negotiation, the applicant has proffered to connect the development to public water and sewer, resulting in less land disturbance and protection of additional valuable environmentally sensitive land. To prevent unauthorized encroachment and to protect the conservation areas during construction activities, the applicant has proffered to install protective fencing along the limits of clearing and grading. Furthermore, the property shall be developed in substantial accordance with the GDP, which shows more than half of each lot to remain as conservation area. Community Design Yes The applicant s proffers address tree save/conservation areas, and streetscapes along both sides of the internal street. Cultural Resources Yes No areas in or related to this site are of historic interest. No gravesites or historic sites were identified in the cultural resource assessment. Page B-1

12 Attachment B - Staff Analysis Environment Yes The applicant has proffered to preserve natural vegetation on each lot. To the extent possible, homes will be sited to complement the topography of the property and allow cut and fill to be minimized. In addition, the applicant has proffered a $75.00 per acre monetary contribution for monitoring water quality. Stormwater management and best management practices facilities will be provided either on-site or off-site. The final subdivision plan and/or lot grading plan shall include a detailed geotechnical report with mitigation necessary to address soil limitations for building sites and streets. If the geotechnical report determines soils to be unbuildable, the applicant shall have the option to mitigate, and if mitigation is not possible, then such areas shall not be disturbed. Fire and Rescue Yes The proposed new development is 2.4 minutes from the Coles Fire and Rescue Station #6. It is within the travel time LOS standard for fire and rescue facilities. A monetary contribution of $ per new unit is proffered. This proffer is consistent with the County s Policy Guide for Monetary Contribution. Housing Yes A monetary contribution of $ per new unit to the Housing Preservation and Development Fund is proffered. This proffer is consistent with the guidelines established by the Department of Housing and Community Development. Library Yes A monetary contribution of $ per new unit is proffered. This proffer is consistent with the County s Policy Guide for Monetary Contributions. Parks and Open Space Yes A monetary contribution of $2, per new unit is proffered. This proffer is consistent with the County s Policy Guide for Monetary Contributions. Potable Water Yes The site is located within the Development Area. The applicant has proffered to extend public water service to the development. Page B-2

13 Attachment B - Staff Analysis Schools Yes A monetary contribution of $8, per new unit is proffered. This proffer is consistent with the County s Policy Guide for Monetary Contributions. Sewer Yes The site is located within the Development Area. Public sewer is available to the site. The applicant has proffered to extend public sewer to the site. Transportation Yes The applicant has proffered to construct a public road to serve the development. A monetary contribution of $5, per new dwelling unit has also been proffered, which is consistent with the County s Policy Guide for Monetary Contributions. The monetary contribution trigger time is at the time of final subdivision plan approval. A TIA was waived because the trips from the proposed development do not exceed the thresholds established by Prince William County (DCSM, Section A). Page B-3

14 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 Detached single-family dwelling units Detached single-family dwelling units. Detached single-family dwelling units. Detached single-family dwelling, Canova Drive, Woodbine School SRR A-1 SRR A-1 SRR & ER A-1 SRR A-1 Zoning 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 its 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. This site is located within the Development Area of the County, and is classified SRR, Semi- Rural Residential, and ER, Environmental Resource. The following table summarizes the uses and densities intended within the SRR designation and ER designations: Page B-4

15 Attachment B - Staff Analysis Long-Range Land Use Plan Classification SRR, Semi-Rural Residential ER, Environmental Resource Land Uses Intended The purpose of the Semi-Rural Residential classification is to provide for areas where 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 single-family dwellings at a density of one dwelling per 1-5 gross acres. Where more than two dwellings are constructed as part of a residential project in the SRR classification, the average density within that project should be 1 dwelling unit per 2.5 acres on a project-by-project basis. Cluster housing and the use of the planned unit development concept may occur, so long as the resulting residential density is no greater than that possible under conventional development standards, and provided that such clustering furthers valuable environmental objectives such as stated in the Environment Plan and is consistent with fire and rescue service objectives. The lower end of the density range for the SRR classification shall be permitted by right. Higher densities shall be achieved through negotiation. 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 all 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. Allowable density precludes the development of habitable structures within 100-year floodplains. The allowable dwelling unit density for a property shall be calculated based on the area outside the floodplain and the Chesapeake Bay RPAs. The allowable dwelling unit density areas of the property encumbered by 100-year floodplain and Chesapeake Bay RPAs shall be based upon the maximum density permitted by the existing zoning of the property at the time of adoption of the comprehensive plan. Other relevant Comprehensive Plan components such as the capacity of the transportation network, environmental constraints, and zoning requirements must be addressed as well in determining the appropriate number of dwelling units on a property. Page B-5

16 Attachment B - Staff Analysis This is a request to rezone /- acres from Agricultural, A-1, to Semi-Rural Residential, SR-1, to allow a maximum of seven detached single-family dwelling units with an average net density of 2.12 acres per lot. The site is classified SRR and ER on the Long-Range Land Use Map. Approximately 3 acres of the site contain ER. Based on the recommended average net density of 2.5 acres per lot, the maximum recommended number of lots would be 5.94 lots. Proposal s Strengths Consistency with the Long-Range Land Use Plan and Zoning District - The site is classified SRR, Semi-Rural Residential, and ER, Environmental Resource, on the Long-Range Land Use Plan Map. The proposed SR-1 zoning district is intended to implement the SRR classification of the Comprehensive Plan. General Development Plan (GDP) - Development of the property is proffered to be in substantial conformance with the GDP. Protection of Environmentally Sensitive Land - The applicant has proffered to connect the development to public water and sewer. In addition, approximately 50% of the entire site shall not be disturbed as proffered, resulting in less land disturbance, which in return will promote/preserve water quality in the area. Proposal s Weaknesses Density - The proposed net density would be 2.12 acres per lot which is not consistent with the recommend average net density of 2.50 acres per lot in the SRR classification. On balance, this application, as proffered, 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. Page B-6

17 Attachment B - Staff Analysis Proposal s Strengths Streetscape - The applicant has proffered a streetscape along both sides of the internal street, which reinforces the hierarchy of streets. Tree Save/Conservation Area - The applicant has proffered tree save/conservation areas on each lot. The restriction against clearing of the existing vegetation shall be enforced by restrictions placed within the deed of subdivision and within the covenants, conditions and restrictions recorded against all lots in the subdivision. 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. The site is not designated as a high sensitive historic or prehistoric area or as a cultural resource site. Therefore, a Phase I archeological investigation is not required. Proposal s Strengths Cultural Resource Assessment - The cultural resource assessment and record check indicates no historical sites or gravesites on the property. 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-7

18 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. A perennial flow determination (PFD # ) and preservation area site assessment (PASA # ) were recently approved for this property. A ECA was also submitted. The results of these stream and wetland studies found that the RPA is now increased on the property along the western half of the northernmost stream, which is perennial after the confluence of a wetland area in the central portion of the site. The RPA has also increased slightly in the southwestern corner of the site where an offsite perennial stream has RPA, which extends onto this property. Approximately 2.89 acres (0.16%) of the site contains resource protection area (RPA). The site does not contain any 100-year floodplain. Less than 1% of this site (about 0.14 acres) contains slopes 15% to 25%. Approximately 8 % of this site (about 1.4 acres) contains slopes greater than 25%, which will not be disturbed. This site is located in Subwatershed # 424 which drains into a tributary of the Occoquan River. A SWM/BMP facility is proposed in the southern portion of this site. This location appears well suited from a topography standpoint. Proposal s Strengths Tree Save/Conservation Area - The applicant has proffered to preserve natural vegetation on each lot as shown on the GDP. To ensure adequate protection of such vegetation during construction, a protective fence is proffered to be installed at the time of development. Water Quality Monitoring - The applicant has proffered to contribute $75.00 per acre for water quality monitoring. Limiting Land Disturbance - As per the proffered GDP, the area designated as a SWM/BMP facility will not be disturbed in the event such facility is provided off-site. Page B-8

19 Attachment B - Staff Analysis Proposal s Weaknesses Poor Soil Types - Soil type 6A, Baile silt loam is mapped in the northern portion and southwestern portions of this site, which is considered very poorly suited to building development due to the seasonal high water table and a low strength limit. However, most of the area with this soil type will not be disturbed in connection with the proffered conservation area. In addition, the applicant has proffered to include a detailed geotechnical report at the time of final subdivision plan and/or lot grading plan, with mitigation necessary to address soil limitations for building sites and streets. If the geotechnical report determines soils to be unbuildable, the applicant shall have the option to mitigate, and if mitigation is not possible, then such areas shall not be disturbed. 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 State Wide Building Code. The proposed new development is 2.4 minutes from the Coles Fire and Rescue Station #6. It is within the travel time LOS standard for fire and rescue facilities. The Fire and Rescue Plan establishes level of service (LOS) standards for fire and rescue services Countywide. This LOS is based on travel (response) time and workload capacity. The Fire and Rescue Plan encourages maintaining an acceptable LOS for emergency response vehicles. These standards are not to be considered as actual requirements to be met by all proposals, or the County, on all occasions. These standards represent desired level of service and should not be interpreted as being one hundred percent attainable with every particular incident. This plan also recommends that proposed developments offset impacts on fire and rescue work loads by providing one or more of the following: fire suppression systems (sprinklers); land for future fire stations; road connections to improve emergency vehicle travel time and/or monetary contributions for the construction and/or maintenance of existing fire stations. Proposal s Strengths Level of Service - A monetary contribution of $ per new dwelling unit for fire and rescue services has been proffered by the applicant. Page B-9

20 Attachment B - Staff Analysis Emergency Response Time - It is estimated that the response time would be 2.4 minutes, which meets the recommended four minutes response time. 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. Proposal s Strengths Housing Trust Fund - A proffer of $ per new dwelling unit is proposed by the applicant, as a contribution to the Housing Preservation and Development Fund. This amount is consistent with the guidelines established by the Office of Housing & Community Development. 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-10

21 Attachment B - Staff Analysis The library nearest the proposed project area is Independent Hill Neighborhood Library located at George Hellwig Memorial Park, Bristow Road. There are plans to build a new, fullservice library in this service area. This project is in the county s CIP, with completion planned for sometime after FY Level of service (LOS) standards for library services are measured by the per capita facility, site, and volume standards, applied to the number of new residences to be developed at a particular site for which a rezoning is sought. Application of these LOS standards has determined that, countywide, six new libraries will be needed by the year 2020 to provide adequate public library facilities for current and anticipated future populations. The level of service standards are contained in the Comprehensive Plan. Proposal s Strengths Level of Service - A monetary contribution of $ per new dwelling unit for library services has been proffered by the applicant. This amount is consistent with the County s 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 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 park facilities: Page B-11

22 Attachment B - Staff Analysis Park Type Neighborhood Community Regional Special Use Greenway Park Name None Independent Hill Ball Fields (leased), Shenandoah Park (undeveloped) George Hellwig Memorial Park & Andrew Leitch Waterworks Park Howison Homestead Soccer Fields, PWC Ice Rink (Skate Quest) None Application of these LOS standards has determined that Countywide, 2,280 acres of additional neighborhood, community, regional and special use parks will be needed by the year 2020 to provide an adequate inventory of parks, playgrounds, and recreational facilities for existing and anticipated future populations. The site and characteristic standards for various types of parks are contained in the Comprehensive Plan. Development of the site as proposed will generate a need for additional 0.31 acres of public parkland. Comparing the established LOS standards for parks, open space, and recreation with the proffer statement included with this application, the application adequately addresses the current LOS standards for public parks and recreation. The applicant has proposed to provide a monetary contribution that is in accordance with these standards. Proposal s Strengths Level of Service - The applicant has proffered a monetary contribution of $2, per new dwelling unit to meet the parks and recreation needs that will be created by the development. This amount is consistent with the County s 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. Page B-12

23 Potable Water Plan Analysis Attachment B - Staff 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 subject site is located within the Development Area and according to the Comprehensive Plan it is recommended to be connected to public water. The PWC Service Authority has indicated that public water is available to the site in Canova Drive at the frontage of the property. Proposal s Strengths Connection to Public Water - The applicant has proffered to connect the property to public water and be responsible for the design and construction of all required on-site and off-site improvements. Waterline Easement - The applicant has proffered to provide an easement for future water by others through Lots 3 and 4 to the western property line as shown on the GDP to serve the adjacent development known as Woodbine Woods. 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 residential development is near the following schools: Page B-13

24 Attachment B - Staff Analysis Type Elementary School Middle School High School Coles Elementary School Benton School Osbourn Park High School Name School officials have determined that the proposed development will generate 4 new school students, as follows: Elementary school, Grades K-5 2 Middle school, Grades High school, Grades Proposal s Strengths Level of Service - A monetary contribution of $8, per new dwelling unit for schools has been proffered by the applicant. This amount is consistent with the County s 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 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 Semi-Rural Residential (SRR), as well as the Rural area. The subject site is located within the Development Area and is classified as SRR, therefore the Sewer Plan does not require the development to be connected to public sewer. The PWC Service Authority has indicated that public sewer is available to the site at Route 234 at the vicinity of Tayloe Drive, approximately 850 feet from the subject site, but requires construction of off-site and on-site facilities. Page B-14

25 Attachment B - Staff Analysis Proposal s Strength Connection to Public Sewer - The applicant has proffered to connect the property to public sewer and be responsible for the design and construction of all required on-site and off-site improvements. Sewer Line Easement - The applicant has proffered to provide an easement for future sewer by others through Lots 3 and 4 to the western property line as shown on the GDP to serve the adjacent development known as Woodbine Woods. 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 project plans to access the property in one location from Canova Drive and construct a public road to serve the development. A traffic impact analysis (TIA) was not required for this rezoning submission because the volume of traffic generated by this development does not exceed the thresholds shown in the DCSM to warrant a TIA. Page B-15

26 Attachment B - Staff Analysis Proposal s Strengths Level of Service Monetary Contribution - The applicant has proffered a monetary contribution in the amount of $5, per new single family detached unit constructed on the property to be used for transportation services. This amount is consistent with the County s Policy Guide for Monetary Contributions. Internal Street - The applicant has proffered construction of the internal street system as shown on the GDP as public right-of-ways. 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. 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. Safety and Security Measures - The Police Department traditionally recommends 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. Page B-16

27 Agency Comments Attachment B - Staff Analysis The following agencies have reviewed the proposal and their comments have been summarized in relevant chapters of the 1998 Comprehensive Plan in this report. Individual comments are in the case file in the Office of Planning: Planning Office, Urban Designer Public Works, Environmental Services Division Public Works, Transportation Division Public Library System VDOT Public Schools PWC Service Authority Historical Commission Park Authority Police Department Page B-17

28 Attachment C Proposed Proffer statement dated March 10, 2005 PROFFER STATEMENT REZ #PLN Applicant: John Batal Owner: James D. Posey Project Name: Posey Canova Property Property: PWC GPIN Coles Magisterial District ( Property ) Proposed Zoning: A-1, Agricultural, to SR-1 (17.85+/- acres) Date: March 10, 2005 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 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 shall be provided at the time of development of that portion of the Property adjacent to the improvement, unless otherwise specified herein. The terms Applicant and Developer shall include all future owners and successors in interest. When used in these proffers, the Plan shall refer to the General Development Plan prepared by BC Consultants, dated October, 2003, and certified on February 21, 2005, comprising 2 sheets. 1. LAND USE. The Property shall be developed to the SR-1 Zoning District. The maximum number of single family dwelling units shall be seven (7); development of the Property shall be in substantial accordance with the Plan, subject to minor modifications due to final engineering and stormwater management at the final subdivision plan/plat and lot grading plan stage, and subject to the terms and conditions of the following statements. 2. TRANSPORTATION. a. TRANSPORTATION CONTRIBUTION. The Applicant shall provide to the Prince William Board of County Supervisors ( Board ), on a per unit basis, $5, per new single family detached unit to be used for transportation purposes as determined by the Board. 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 rezoning (REZ #PLN ) 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. Page C-1

29 Attachment C Proposed Proffer statement dated March 10, 2005 b. PUBLIC STREET. A public street as shown on the plan will be constructed. 3. ENVIRONMENT. a. If a stormwater management pond and/or Best Management Practices facilities are not waived, they will be provided on site, at the approximate location as shown on the GDP. Such pond or facilities shall be located in an easement to the County, including an access easement from the public street. The facility, if required, shall be shown on the final subdivision plan/plat and shall be constructed in accordance with Design and Construction Standards Manual (DCSM) requirements, prior to or concurrent with the development of the site, subject to changes approved by the County in connection with subdivision plan review and final engineering. Any alternative for SWM/BMP facilities must be approved by the County, with or prior to the first final subdivisions plan for the property. Maintenance of the SWM/BMP facilities shall be as required by the DCSM. b. In the event a stormwater management pond and/or Best Management Practices facilities are waived or provided off-site, the area of such facilities shall not be disturbed and will be designate as conservation area on the sketch/preliminary and final subdivision plan and plat. c. As closely as practicable and as applicable code and regulation requirements may allow, homes shall be sited so as to complement the topography of the Property and allow cut and fill to be minimized, recognizing that grading may be required to facilitate walkout basements where feasible. d. The Applicant shall contribute the sum of $75.00 per acre, i.e., $ for the acres subject to this rezoning to the Prince William Board of County Supervisors for monitoring water quality. Said lump sum contribution shall be paid prior to, and as a condition of, the approval of the first final subdivision plan for the Property. e. The final subdivision plan and/or lot grading plan shall include a detailed geotechnical report with mitigation necessary to address soil limitations for building sites and streets. If the geotechnical report determines soils to be unbuildable, the Applicant shall have the option to mitigate, and if mitigation is not possible, to permit the intended use within the poor soil areas, then such areas shall not be disturbed. f. The Applicant shall provide proffered conservation areas in the locations shown on the Generalized Development Plan. These areas are identified on the GDP outside the limits of clearing and grading. The general intent of the proffered conservation areas is to promote/preserve water quality via woodland conservation along natural drainage ways which contain natural slopes of 25% or greater and are adjacent to a perennial or an intermittent stream. The Applicant shall show the proffered conservation areas on the subdivision plat. Page C-2

30 Attachment C Proposed Proffer statement dated March 10, 2005 The proffered conservation areas shall be enforced by restrictions placed within the deed of subdivision and enforced by restrictions placed within the covenants, conditions and restrictions recorded against all of the lots in the subdivision. Any proposed conditional clearing and/or improvements within the proffered conservation areas shall be reviewed and approved on the final subdivision plan and/or on the final lot grading plan(s). No clearing or improvements shall be made within the proffered conservation areas with the exception of the following circumstances and conditions: i. The removal of noxious vegetation, such as poison ivy, poison oak, etc., as well as diseased or hazardous trees or diseased shrubbery and the trimming or pruning of trees as necessary to provide sight lines and vistas or pedestrian trails. ii. The installation and maintenance of water service lines and sanitary sewer lines through Lots 3 and 4 to the western property line as shown on the GDP to serve the adjacent development known as Woodbine Woods, provided the routing of said improvements is aligned to minimize land disturbance and impacts to existing vegetation, the existing contours are not changed and any area disturbed is permanently stabilized within seventy-two (72) hours of initial disturbance. At the time of development, the Applicant shall install a 4 foot high clearly visible protective fence along the limits of the conservation areas to prevent unauthorized encroachment, and to protect the areas during construction activities. The fence shall remain in place until occupancy permits are issued. In addition, the Applicant shall post signs along the fence stating "Limits of Clearing and Grading, Keep Out." The fence and signs shall be shown on the final subdivision plan and on the individual lot grading plans. 4. COMMUNITY DESIGN: a. STREETSCAPE. The Applicant shall plant indigenous, drought tolerant-type street trees along the proposed subdivision street as generally shown on the GDP. The type and size of trees, and planting area shall be reviewed by the County, in accordance with the DCSM at such time as may be required with the submission of the sketch/preliminary plan and/or final subdivision plan review. Such trees may be located within a setback and on a lot. b. PRIVACY FENCE. The installation of fences on each lot shall be allowed, provided such fences are installed outside the limits of clearing and grading/conservation areas as shown on the GDP. c. LOCCA-PELT COURTESY REVIEW. Prior to submission of a sketch/preliminary and final subdivision plan for the Property, the applicant shall notify LOCCA-PELT in writing and make itself or a representative available to consult with LOCCA-PELT for a courtesy review of its project. Compliance with this proffer shall be demonstrated by including a letter of acknowledgement from LOCCA-PELT in the submission package for a sketch/preliminary and final subdivision plan. Page C-3

31 Attachment C Proposed Proffer statement dated March 10, WATER AND SEWER. The development shall be connected to public water and sewer. The Applicant shall be responsible for the design and construction of any on-site and off-site improvements necessary to provide water and sewer services to the Property for the demand generated by the development of the Property. The applicant shall provide an easement for future water and sewer by others through Lots 3 and 4 to the western property line as shown on the GDP to serve the adjacent development known as Woodbine Woods. A fence with removable section or gate will be allowed within the sanitary sewer and water line easement through Lot 3 and 4. Compliance with this proffer shall be demonstrated on the final subdivision plan. 6. FIRE AND RESCUE CONTRIBUTION. The Applicant shall provide to the Prince William Board of County Supervisors, on a per unit basis, $ per new single family detached unit for fire and rescue purposes. The per unit contribution shall be made prior to, and as a condition of, issuance of the building permit for each new unit. 7. LIBRARY CONTRIBUTION. The Applicant shall provide to the Prince William Board of County Supervisors, on a per unit basis, $ per new single family detached unit for library purposes. The per unit contribution shall be made prior to, and as a condition of, issuance of the building permit for each new unit. 8. PARKS AND RECREATION CONTRIBUTION. The Applicant shall provide to the Prince William Board of County Supervisors, on a per unit basis, $2, per new single family detached unit for parks and recreation purposes. The per unit contribution shall be made prior to, and as a condition of, issuance of the building permit for each new unit. 9. SCHOOLS CONTRIBUTION. The Applicant shall provide to the Prince William Board of County Supervisors, on a per unit basis, $8, per new single family detached unit for school purposes. The per unit contribution shall be made prior to, and as a condition of, issuance of the building permit for each new unit. 10. HOUSING CONTRIBUTION. The Applicant shall contribute to the Prince William Board of County Supervisors the sum of $ per new single-family detached unit to be utilized by the County s Housing Trust Fund. Said contribution shall be paid on a per unit basis prior to, and as a condition of, the issuance of the building permit for each new residential dwelling unit to be constructed on the Property. Page C-4

32 Attachment C Proposed Proffer statement dated March 10, COVENANTS, CONDITIONS AND RESTRICTIONS. The Applicant shall record covenants, conditions and restrictions against each lot to enforce the restriction against clearing of conservation areas as outlined in Proffer 3.f, and providing for maintenance of the SWM/BMP Facilities if provided, including the street plants, and prohibiting removal of such plants except for replacement of a dead, dying or diseased tree. Prior to recordation of such instrument, the Applicant shall submit to the Planning Office a copy of such instrument for review and approval by the County Attorney in connection with the final subdivision plat approval on the Property. A copy of such recorded instrument shall be provided to the owner of each lot prior to or at the time of final settlement. In addition, the Applicant shall submit a copy of the recorded instrument to the Planning Office prior to and as a condition of issuance of the first occupancy permit on the property. 12. ESCALATOR CLAUSE. In the event the monetary contributions set forth in this Proffer Statement are paid to the Prince William County Board of County Supervisors ( Board ) within eighteen (18) months after final 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 this Proffer Statement which are paid to the Board after eighteen (18) months following final 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 eighteen (18) months after final approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of six percent (6%) per year, noncompounded. SIGNATURE PAGES FOLLOW Page C-5

33 Attachment C Proposed Proffer statement dated March 10, 2005 OWNER: JAMES D. POSEY APPLICANT: JOHN BATAL Page C-6

34 Attachment C General Development Plan dated October, 2003, revised through February 21, 2005 Page C-7

35 Planning Commission Resolution Attachment D Page D-1