STAFF REPORT Rezoning #PLN , Hoadly Manor Estates (Neabsco Magisterial District)

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1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) Metro , Ext FAX (703) OFFICE Internet Christopher M. Price, AICP Director of Planning October 26, 2012 STAFF REPORT Rezoning #PLN , Hoadly Manor Estates (Neabsco Magisterial District) Planning Commission Public Hearing Date: November 7, 2012 Staff Recommendation: Approval I. Background is as follows: A. Request This is a request to rezone ±14.74 acres from A-1, Agricultural, to R-4, Suburban Residential, to develop up to 39 lots for single-family detached residential dwellings. The site to be rezoned consists of the eastern ±14.74-acre portion of the entire ±24.64 acre parcel, which is currently owned by the Church of Jesus Christ of Latter-Day Saints. On the western ±9.90 acres of the property, there is an existing church facility that was previously approved through a special use permit (SUP #PLN ) and will not be affected by this rezoning. The church currently owns the entire property and intends to sell the eastern portion to be rezoned to a contract purchaser/developer, HC Land Company, and to be developed as a residential subdivision known as Hoadly Manor Estates. REZ request: A-1 to R-4 (Single-Family Detached Residential with 39 lots) Required / Allowed Provided / Proposed with Development REZ area N/A ±14.74 acres Lots Standards R-4 zoning R-4 zoning Minimum Lot Size 10,000 square feet (SF) 10,004 SF to 13,042 SF (variable) Open Space / Lot Coverage Landscaping No specific open space requirement for R-4; up to 40% lot coverage. 30-foot buffer between residential and institutional (church); 20 ft. HCOD buffer along Hoadly Rd % of total area provided as open space; Average lot coverage = 31.79% (home + driveway area) A 35-foot buffer (variable) is provided along Hoadly Rd., including 20 ft. HCOD buffer; 30 ft. offsite buffer provided on western property boundary with church. An Equal Opportunity Employer

2 October 26, 2012 Page 2 REZ request: A-1 to R-4 (Single-Family Detached Residential with 39 lots) Required / Allowed Provided / Proposed with Development Density Up to 4 units per acre 2.65 units per acre provided Architectural Controls N/A Applicant has proffered a minimum house size of 2,000 SF and the house building materials, including entrance monument features. B. Site Location The site is located on the north side of Websters Way, approximately 1,200 feet east and south of its intersection with Hoadly Road and Reserve Lane. It is identified on County maps as GPIN (portion) and is within the Development Area. (see Attachment A for maps) C. Comprehensive Plan The subject site is currently designated as SRL, Suburban Residential Low, according to the Long-Range Land Use Plan. D. Zoning/Acreage The subject site to be rezoned is ±14.74 acres, which is the eastern portion of the entire parcel that encompasses ±24.64 acres. It is currently zoned A-1, Agricultural, and is located within the Suburban Arterial portion of the Hoadly Road Highway Corridor Overlay District (HCOD). E. Surrounding Land Uses Semi-rural, larger lot, single-family detached residential development (Reserve at Hunters Ridge) is located to the north and across Hoadly Road. To the south and across Websters Way is suburban single-family detached residential development (White Oaks Estates). An existing church facility (approved through SUP #PLN ) is located to the west of the subject site, and a vacant/undeveloped property is located to the east, which was previously rezoned as the LaRoche-German properties through REZ #PLN and is to be developed as suburban single-family detached residential. (see Attachment A for maps) II. Current Situation is as follows: A. Planning Office Recommendation The Planning Office recommends approval of, subject to the proffers dated October 18, 2012, for the following primary reasons: The proposed R-4, Suburban Residential, zoning district directly implements the SRL, Suburban Residential Use, land use designation. Suburban single-family detached residential development, as proffered, is consistent with the other existing residential development in the vicinity.

3 October 26, 2012 Page 3 See Attachment B for the staff analysis and Attachment C for the proposed REZ proffers. B. Planning Commission Public Hearing A public hearing before the Planning Commission has been advertised for November 7, 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 current SRL designation? 2. Level of Service (LOS) How does the proposal address the Policy Guide for Monetary Contributions in effect July 1, 2006? B. Community Input Have members of the community raised any issues? C. Other Jurisdictional Comments Have other jurisdictions raised any issues? D. Legal Uses of the Property What uses are allowed on the property? How are legal issues resulting from the Planning Commission action addressed? E. 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 October 18, 2012, as found in Attachment C. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use The SRL, Suburban Residential Low, long-range land use designation within the Comprehensive Plan is implemented through the requested R-4, Suburban Residential, zoning district. b) Level of Service (LOS) The level of service impacts related to the rezoning request would be mitigated by the proffers as follows on the next page:

4 October 26, 2012 Page 4 Transportation $17,926 per (Up to) 39 $699,114 dwelling unit dwelling units Parks & Recreation $3,972 per 39 dwelling $154,908 dwelling unit units Water Quality $75 per acre acres $1, Library Services $610 per 39 dwelling $23,790 dwelling unit units Fire & Rescue $749 per 39 dwelling $29,211 dwelling unit units Schools $14,462 per 39 dwelling $564,018 dwelling unit units Housing $250 per dwelling unit 39 dwelling units $9,750 TOTAL $1,481, Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this staff report, the Planning Office has not received any verbal or written comments on this proposal. 3. Other Jurisdiction Comments This project is not located near other jurisdictions. 4. Legal Uses of the Property The site could be developed with singlefamily detached suburban residential units through the R-4, Suburban Residential, zoning standards and subject to the approved proffers. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s Office. 5. Timing The Planning Commission has until February 5, 2013, which is 90 days from the first public hearing date to take action on a rezoning proposal. A recommendation to approve the rezoning request would meet the 90-day requirement.

5 October 26, 2012 Page 5 B. Recommend denial of. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use If the rezoning was denied, the site would maintain its SRL land use designation, but could only be developed as per the existing A-1, Agricultural, zoning standards. The land use/zoning inconsistency and existing conditions, including church ownership, would remain unchanged. b) Level of Service (LOS) There would be no impact on LOS if denied. 2. Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this staff report, the Planning Office has not received any verbal or written comments on this proposal. 3. Other Jurisdictional Comments This project is not located near other jurisdictions. 4. Legal Uses of the Property If the rezoning is denied, the site could be developed under the by-right zoning for A-1, Agricultural. The land use/zoning inconsistency would remain unchanged. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s Office. 5. Timing The Planning Commission has until February 5, 2013, which is 90 days from the first public hearing date to take action on a rezoning proposal. A recommendation to deny the rezoning request would meet the 90-day requirement. V. Recommendation is that the Planning Commission concur with Alternative A and recommend approval of, subject to the proffers dated October 18, 2012, as found in Attachment C. Staff: Scott F. Meyer, x 6876

6 October 26, 2012 Page 6 Attachments A. Area Maps B. Staff Analysis C. Proposed REZ Proffers D. GDP Layout Plan E. ECA Plan Map F. Landscaping Ilustrative Exhibit G. Historical Commission Resolution

7 Attachment A Maps VICINITY MAP Page A-1

8 Attachment A Maps AERIAL MAP Page A-2

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

10 Attachment A Maps ZONING MAP Page A-4

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 this request to rezone ±14.74 acres from A-1, Agricultural, to R-4, Suburban Residential, to develop 39 lots as a residential subdivision. 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 Yes The rezoning is supported by the SRL, Suburban Residential Low, land use designation in the Comprehensive Plan. The R-4, Suburban Residential, zoning district directly implements the SRL designation. Proffers have been proposed to effectively mitigate the impacts of the 39-lot single-family detached residential subdivision. At a proposed development density of 2.65 units per acre, it is within the mid range of the permitted density guidelines and is appropriate in the context for this area. Community Design Yes In regards to landscaping, there is a 35-foot landscape buffer (meeting HCOD requirements) being proposed along the site s frontage along Hoadly Road as well as a 30-foot offsite buffer along the western property boundary between the existing church and proposed residential subdivision. An Illustrative Landscape Plan has been offered and will be used for the overall design concept. Central to the subdivision are two proposed stormwater treatment areas that can also be used as open space amenities. Although staff would have preferred that the lots were not directly oriented towards these features, they will offer open space and LID benefits for the site. Building façade material, orientation, layout size, and design theme details have been proffered for the residential units. In addition, there will be entry monument-style subdivision signage features. During final subdivision plan review, a courtesy review will be provided by the Lake Ridge Occoquan Coles Civic Association (LOCCA). Page B-1

12 Attachment B Staff Analysis Plan Consistency Reasons Cultural Resources Yes The project area exhibits a moderate potential for finding historic and prehistoric archaeology resources. In response to this, it was suggested that the site be assessed by a Phase I survey. As proffered, there is a commitment to provide at a minimum a Phase I Archaeological Survey and possibly Phase II level assessment and to curate artifacts, if needed. Environment Yes A monetary contribution in the amount of $75 per acre has been proffered for the ±14.74 acre site for water quality monitoring, stream restoration, and/or drainage improvements. Limits of clearing and grading are specified on the plan. Two of the three stormwater management facilities will incorporate Low Impact Development (LID) techniques that will be maintained and left as open space for the community. A delineated tree-save area is being provided along Hoadly Road. In addition, there is a commitment to utilize indigenous, native vegetation for all new landscaping throughout the proposed subdivision. Fire and Rescue Yes The nearest responding fire station would be Dale City- Princedale Fire & Rescue Station #18. The site is located within the 4.0-minute response area for fire suppression and basic life support, but the Dale City-Princedale station is not equipped with advanced life support services. According to the FY 2011 figures, this station work load capacity is at 149% with one tactical unit and 2,984 incidents. The nearest station equipped with advanced life support services is the Dale City-Hillendale Fire & Rescue Station #13, which has a work load of only 68%, and is within an 8.0- minute response time from the subject site. Housing Yes The applicant has proffered to provide $250 per unit for the Housing Preservation and Development Fund, which is consistent with such housing monetary contributions for other comparable rezonings. However, the Office of Housing and Community Development would have preferred to increase the contribution from $250 to $500 per unit. Library Yes The applicant is proffering a monetary contribution in the amount of $610 per residential unit, which is consistent with our library services policy guidelines. Page B-2

13 Attachment B Staff Analysis Plan Consistency Reasons Parks, Open Space & Trails Yes The applicant has proffered a monetary contribution of $3,972 per residential unit, which is consistent with our parks and recreation policy guidelines. Police Yes Crime Prevention through Environmental Design (CPTED), elements will be incorporated into the overall subdivision design, in regard to its layout and amenities. Through the establishment of a Homeowners Association (HOA), a neighborhood watch and crime prevention program can also be established. Potable Water Yes As proffered, the applicant shall be responsible for the costs of design and construction of all on-site and off-site public water facilities, as needed, to support the residential development. Sanitary Sewer Yes As proffered, the applicant shall be responsible for the costs of design and construction of all on-site and off-site public sewer facilities, as needed, to support the residential development. Schools Yes The applicant has proffered a monetary contribution of $14,462 per unit, which is in accordance with the policy guidelines for schools mitigation. There are current overcrowding issues with King elementary school and Hylton high school. However, with the anticipated inprogress school improvements and new facilities to be built in this area, overall school capacity relief should be achieved. Page B-3

14 Attachment B Staff Analysis Plan Consistency Reasons Transportation Yes As proffered with this rezoning request, up to 28 feet of right-of-way is being dedicated along the property s frontage from the centerline of Websters Way. In regard to connectivity and access, all residential lots in this subdivision will be accessed off of Websters Way and/or through the adjacent residential development to be developed to the east of this site. Also, the applicant has committed to provide a 5-foot wide sidewalk and related improvements westbound along the remainder of the church property frontage in a westbound direction on Websters Way up to the frontage on Hoadly Road. The applicant has committed to provide the standard monetary contribution of $17,926 per housing unit to be constructed, which is consistent with the policy guidelines. In regard to interior street circulation, no-parking signs are to be installed along internal subdivision streets to facilitate circulation and to not obstruct vehicular traffic, as requested by VDOT. Page B-4

15 Attachment B Staff Analysis Part II. Comprehensive Plan Consistency Analysis The following table summarizes the land use and zoning details (see maps in Attachment A): Direction Land Use Long-Range Land Use Map Designation North South East West Across Hoadly Road; Semi-rural, larger lot, single-family detached residential (Reserve at Hunters Ridge) Across Websters Way; suburban single-family detached residential (White Oaks Estates) Vacant; LaRoche-German property recently rezoned to develop as suburban single-family detached residential Institutional / church; Church of Jesus Christ of Latter-Day Saints facility / religious institution SRR Zoning SR-1 SRL R-4 SRL 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 concentrating population, jobs, and infrastructure within vibrant, walkable, mixed-use centers serviced by transit. In addition to delineating land uses on the Long Range Land Use Map, the plan includes smart growth principles that promote a countywide pattern of land use that encourages fiscally sound development and achieves a highquality living environment; promotes distinct centers of commerce and centers of community; complements and respects our cultural and natural resources, and preserves historic landscapes and site-specific cultural resources; provides adequate recreational, park, open space and trail amenities that contribute to a high quality of life for county residents; and revitalizes, protects, and preserves existing neighborhoods. The applicant is requesting to rezone ±14.74 acres from A-1, Agricultural, to R-4, Suburban Residential, for the development of a 39-lot single-family detached residential subdivision. Since the site is currently designated as SRL, Suburban Residential Low, the requested R-4 zoning directly implements the prescribed land use, with proffers to mitigate the impacts. Page B-5

16 Attachment B Staff Analysis This site is located within the Development Area of the County, and is classified as Suburban Residential Low (SRL) on the Long-Range Land Use Map. The following table summarizes the uses and densities intended within the SRL designation. In this case, by rezoning to R-4 with proffers to mitigate the impacts, the proposed zoning can be consistent with the Comprehensive Plan. Long-Range Land Use Map Designation Suburban Residential Low (SRL) Intended Uses and Densities 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 intent stated in the Cultural Resources Plan and preserves valuable cultural resources throughout the county. Proposal s Strengths Land Use Compatibility The proposed rezoning of the subject property from A-1, Agricultural, to R-4, Suburban Residential, directly implements the SRL, Suburban Residential Low, long-range land use designation within the Comprehensive Plan. Proffers have been proposed to effectively mitigate the impacts of the 39-lot single-family detached residential subdivision. Zoning Consistency As stated in the Zoning Ordinance, the R-4, Suburban Residential, zoning district allows for low-density suburban residential development at a density of 1 to 4 dwelling units per acre. At a proposed development density of 2.65 units per acre, it is within the mid range of the permitted density guidelines, but is context-sensitive and appropriate in scale for this area. 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-6

17 Community Design Plan Analysis Attachment B Staff 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. Through this rezoning, there are commitments for building façade materials for the houses to be built, along with entry monument-style subdivision signs, open space, and landscaping areas, including Low Impact Development (LID) and passive recreation areas. A 35-foot landscaping buffer area is provided along Hoadly Road, which includes tree-save areas and a 20-foot buffer for the Hoadly Road Highway Corridor Overlay District (HCOD). In addition, there is a 30-foot landscape buffer area on the western property line that is located offsite, which satisfies the intent of the buffer requirements. The proposed two central stormwater management facilities will function as potential Low Impact Development (LID) areas and provide an open space amenity for the residential development. The subdivision will also have an average proposed density of 2.65 dwelling units per acre. Proposal s Strengths Landscaping Improvements As shown on the GDP, there is a 35-foot landscape buffer being proposed along the site s frontage along Hoadly Road as well as a 30-foot offsite buffer along the western property boundary between the church use and the residential subdivision. An Illustrative Landscape Plan has been offered and will be used for the overall design concept. Design Commitments Building façade material, orientation, layout size, and design theme details have been proffered for the residential units. In addition, designs have been proffered for monument-style subdivision signage features. LOCCA Courtesy Review During final subdivision plan review, copies will be provided to the Lake Ridge Occoquan Coles Civic Association (LOCCA) for feedback. Page B-7

18 Attachment B Staff Analysis Proposal s Weaknesses A 31 chestnut oak has been identified along the eastern property line in the area of proposed Lot 29. Despite previous staff requests that this be saved, it will not be preserved with this proposal. Orientation of Lots With the layout as currently proposed, many of the lots are oriented with the stormwater management ponds in the rear/interior of the development. Although the applicant was encouraged to re-orient the overall layout, it has not substantially changed. On balance, this application is found to be consistent with the relevant components of the Community Design Plan. Cultural Resources Plan Analysis Prince William County promotes the identification, evaluation, and protection of cultural resource sites throughout the County, as well as the tourism opportunities these sites present. The Cultural Resources Plan recommends identifying, preserving, and protecting Prince William County s significant historical, archaeological, architectural, and other cultural resources including those significant to the County s minority communities for the benefit of all of the County s citizens and visitors. To facilitate the identification and protection of known significant properties that have cultural resource values worthy of preservation, the land use classification County Registered Historic Site (CRHS) is used in the Comprehensive Plan. The plan includes areas of potentially significant known but ill-defined or suspected pre-historic sites, Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic sites, and encourages the identification, preservation, protection, and maintenance of all cemeteries and/or gravesites located within the County. Historic map research shows a structure on the parcel in 1901 and possibly in A number of prehistoric sites have been found on similar landforms in this area of the County. The project area exhibits a medium to high potential for finding historic and prehistoric archaeology sites. It was recommended that the applicant commit to retaining a qualified professional to conduct a Phase I Archaeological survey of the project area, including temporary staging areas, proposed utility easements, off-site wetland mitigation areas, etc. In the event a Phase II evaluation is needed, the Applicant will need to either initiate mitigation of the archaeology site through Section 106 of the National Historic Preservation Act (NHPA); or, if Section 106 review is not required, the Applicant will prepare a mitigation plan for approval by the Planning Director or his designee. Curation may also be required of any significant resources. Through the proposed proffers, the applicant has committed to providing a Phase I Archaeological Survey, and then a Phase II archaeological evaluation, and curation of any artifact resources, if needed. Page B-8

19 Attachment B Staff Analysis This proposal was reviewed by the Historical Commission meeting on April 10, 2012, it was determined that at a minimum a Phase I survey analysis be done, followed by a Phase II and III, if warranted. (see Attachment G for resolution) Proposal s Strengths As proffered, there is a commitment to provide at a minimum a Phase I Archaeological Survey and to curate artifacts, if needed. 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 following site conditions are noted: None of the acre area is mapped as Resource Protection Area (RPA) or 100-year floodplain. About 5% of the site is considered to be Environmental Resource (ER), consisting of steeply sloped areas with sensitive soils and wetlands. Less than 1% of the site area contains slopes of 15% to 25%. Less than 3% of this site contains slopes of 25% or greater. For both of the predominant soils on the subject property (41B, Neabsco loam and 24C, Glenelg Buckhall complex), stability limitations will need to be overcome by strengthening the base material to support building and vehicular traffic. The northern half of this site drains into the Crooked Creek tributary of the Occoquan River watershed, and the southern half of this site drains into an unnamed tributary of Neabsco Creek. Page B-9

20 Attachment B Staff Analysis An Environmental Constraints Analysis (ECA) was submitted with this proposal and shows soils types and topography for the area. A minimal amount of sloping area is located on the site mainly along the property border with Hoadly Road and appears man-made and in the northwestern corner of site. No streams or drainage way are noted on the ECA, however no Perennial Flow Determination (PFD) information has been received to document that field verification has been done. A small wetland area (0.11-acre) is located in the southwestern portion of site, low point of southern drainage. The site is currently fully forested with mature hardwoods located in the eastern portion of site. Proposal s Strengths Limits of Disturbance Specific limits of clearing and grading have been shown on the GDP. Level of Service The standard monetary contribution of $75 per acre (±14.74 acres) for stream restoration, drainage improvements, and/or water quality monitoring has been proffered. Stormwater Management The applicant has been conditioned to provide three SWM/BMP treatment facilities for runoff onsite, with two potential LID areas being proffered. Low Impact Development (LID) LID techniques (rain gardens, grassed swales, rain water cisterns, etc.) have been proffered to be proposed at final site plan and incorporated into the site layout to provide for sustainable development techniques. Proposal s Weaknesses This development proposes nearly complete clearing of this site with minimal preservation, except for the required 35-foot buffer at the northern property line. The site layout prioritizes the number of lots with minimal preservation of natural resources mainly the existing forested cover. Staff would have preferred additional conservation of forest areas, primarily in the eastern portion of the site with the hardwood forest. On balance, this application is found to be consistent with the relevant components of the Environment Plan. Page B-10

21 Fire and Rescue Plan Analysis Attachment B Staff Analysis Quality fire and rescue services provide a measure of security and safety that both residents and businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and action strategies that further the County s goal of protecting lives, property, and the environment through timely, professional, humanitarian services essential to the health, safety, and well-being of the community. The plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility for fire and rescue facilities. The plan also includes recommendations to supplement response time and reduce risk of injury or death to County residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR) training, automatic external defibrillators (AED), and encourage installation of additional fire protection systems such as sprinklers, smoke detectors, and other architectural modifications. The nearest responding fire station would be Dale City-Princedale Fire & Rescue Station #18. The site is located within the 4.0-minute response area for fire suppression and basic life support, but the Dale City-Princedale station is not equipped with advanced life support services. According to the FY 2011 figures, this station work load capacity is at 149% with one tactical unit and 2,984 incidents. The nearest station equipped with advanced life support services is the Dale City-Hillendale Fire & Rescue Station #13, which has a work load of only 68%, and is within an 8.0-minute response time from the subject site. Proposal s Strengths Response Times The site is located within the recommended 4.0-minute response time for fire suppression and basic life support, and can be served within an 8.0-minute response time for advanced life support services. Monetary Contribution In accordance with the current monetary contribution policy, the applicant is proffering $749 per residential unit to be constructed on the property. Proposal s Weaknesses Station Work Load Based on the FY 2011 figures, the first responding station, Dale City-Princedale Fire & Rescue Station #18, has a station work load capacity of 149%. On balance, this application is found to be consistent with the relevant components of the Fire and Rescue Plan. Page B-11

22 Housing Plan Analysis Attachment B Staff 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. This plan encourages provision of affordable housing units or the support of the housing trust fund by rezoning applicants. However, the Office of Housing and Community Development has recommended the applicant increase the contribution to the County Affordable Housing Trust Fund from $250 per unit to $500 per unit in lieu of development of actual affordable units. The applicant has not addressed this latter request. Proposal s Strengths Level of Service The applicant has proffered to provide $250 per unit for the Housing Preservation and Development Fund, which is still considered favorable. Proposal s Weaknesses Monetary Contribution Despite the request from the Office of Housing and Community Development for the applicant to increase the contribution to the County Affordable Housing Trust Fund from $250 per unit to $500 per unit in lieu of development of actual affordable units, the applicant s contribution has remained at $250 per unit. On balance, this application is found to be consistent with the relevant components of the Housing Plan. Library Plan Analysis Access to a variety of information is a valuable service provided by the County. The Library Plan sets out policies and action strategies that further the County s goal of providing adequate library facilities and information resources to our residents. The plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility. The library nearest the proposed project area is Chinn Park Regional Library. 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. Page B-12

23 Attachment B Staff Analysis The applicant has proposed a monetary contribution to the Prince William Board of County Supervisors in the amount of $610 per residential dwelling constructed, to be used for library services and facilities in the County. Said contribution shall be paid only after completion of the final inspection and prior to the time of the issuance of any certificate of occupancy for the development. As a result of applying the established LOS standards for library services, this application meets the current LOS standards. Proposal s Strengths Level of Service The applicant has proffered a monetary contribution of $610 per residential unit, which is consistent 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, Open Space and Trails Plan Analysis The quality of life for residents of Prince William County is linked closely to the development and management of a well-maintained system of parks, trails, and open space. Prince William County contains a diversity of park, open space, and trail resources. These parklands, open spaces, and recreational facilities play a key role in shaping both the landscape and the quality of life of Prince William County residents through the conservation of natural and cultural resources, protection of environmental quality, and provision of recreational facilities. The Parks, Open Space and Trails Plan sets out policies and action strategies that further the County s goal of providing park lands and recreational facilities of a quantity, variety, and quality appropriate to meet the needs of the current and future residents of Prince William County. The plan includes recommendations to preserve existing protected open space, maintain high quality open space, expand the amount of protected open space within the County, and to plan and implement a comprehensive countywide network of trails. PARKS AND RECREATION FACILITIES NEAR THE PROJECT AREA Park Type Neighborhood Community Regional Linear/Resource Trails Park Name Earl M. Cunard PWC Stadium Complex Andrew Leitch Regional Park None at Andrew Leitch Regional Park Page B-13

24 Attachment B Staff Analysis The Comprehensive Plan contains levels of service (LOS) standards for parks and recreation areas. Application of these LOS standards has determined that Countywide, 4,182 acres of additional County-owned parkland will be needed by the year 2030 to provide an adequate inventory of parks, playgrounds, and recreational facilities for existing and anticipated future populations. Furthermore, approximately 10,000 acres of parkland accessible to the general public will be needed by 2030 to meet the County s larger parkland standard of 70 acres per 1,000 in population. The site and characteristic standards for various types of parks are contained in the Comprehensive Plan. Based on the person/unit average developed by the County, the proposed development would generate a maximum of 124 residents ([39{single family} x 3.19 = 124.4]). Development of the site as proposed will generate a need for an additional 8.89 acres of parks accessible to the general public (70 acres/1,000 population), including 1.9 acres of County-owned parkland (15 acres/1,000 population), and capital cost expenditures of approximately $154,908. The applicant has proffered to provide $3,972 per single-family residential unit constructed on site, which is in accordance with the County s LOS guidelines. If all of the units are built, the applicant will contribute a total of $154,908 towards parks and recreation. While the suggested contribution amount is being provided, the proposal does not address the overall acreage need in accordance with the LOS standards in the Comprehensive Plan. Pedestrian connections to the adjacent properties including the church and the future residential development to the east of the site have been proposed. Proposal s Strengths Level of Service The applicant has proffered a monetary contribution of $3,972 per residential unit to be used for parks and recreational improvements, which is consistent with the established policy guidelines. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Parks, Open Space and Trails Plan. Page B-14

25 Police Plan Analysis Attachment B Staff Analysis Residents and businesses expect a high level of police service for their community. This service increases the sense of safety and protects community investments. The Police Plan is designed to promote Prince William County s public safety strategic goal to continue to be a safe community, reduce criminal activity, and prevent personal injury and loss of life and property, as well as to ensure effective and timely responses throughout the County. This chapter encourages funding and locating future police facilities to maximize public accessibility and police visibility as well as to permit effective, timely response to citizen needs and concerns. The chapter recommends educational initiatives, such as Neighborhood and Business Watch, and Crime Prevention through Environmental Design (CPTED), which encourages new development to be designed in a way that enhances crime prevention. The chapter also encourages effective and reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center. The developer is encouraged to incorporate the above CPTED principles into their site design and layout. The developer/applicant should pay particular attention to the following sections of the CPTED manual: "CPTED Strategies" on page 3 "Single Family Homes" on page 4 "Landscaping and Lighting" on page 24 "Watch Programs" on page 25 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 Police Plan. Page B-15

26 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 property is within the Development Area of the County and is thereby required to utilize public water to develop. The applicant shall plan, design, and construct all on-site and off-site water utility improvements necessary to develop the subject property in accordance with applicable Service Authority, County and State requirements, standards and regulations. A County approved, adequately sized and appropriately designed cross-connection back-flow prevention device shall be installed on the water service line. Public water is available to the subject site, but requires construction of off-site facilities. A water main has been stubbed out from the Habitat for Humanity development to the east to provide service to this site. Additional water main construction may be required in order to provide required fire protection hydrant coverage and fire flows. The subject parcel is within the service area of the Prince William County Service Authority (PWCSA). However, the PWCSA provides water by means of an agreement with the Virginia American Water Company and Dale Service Corporation. The owner/developer of this site must become a party to that agreement. The scope of this development may require that a master meter vault be constructed on the 12- inch water main coming across Websters Way that provides water to the site, which shall be the responsibility of the owner/developer. Proposal s Strengths Public Water The applicant has proffered to plan, design and construct all on-site and off-site water utility improvements necessary to develop the subject property as residential in accordance with all applicable Service Authority, County and State requirements, standards and regulations. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. Page B-16

27 Sanitary Sewer Plan Analysis Attachment B Staff Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The Sanitary Sewer Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound sanitary 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 property is within the Development Area of the County and is thereby required to utilize public sewer to develop. The applicant shall proffer to plan, design and construct all onsite and off-site sanitary sewer utility improvements necessary to develop the subject property and the above listed requirements in accordance with applicable Service Authority, County and State requirements, standards and regulations. Public sewer is available to the subject site, but requires construction of off-site facilities. No oils, fuels, anti-freeze, solvents or other pollutants or flammable substances shall be discharged into the public sewer system. Proposal s Strengths Public Sewer The applicant has proffered to plan, design and construct all on-site and off-site sanitary sewer utility improvements necessary to develop the subject property as residential in accordance with all applicable Service Authority, County and State requirements, standards and regulations. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Sanitary Sewer 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, sitting criteria, compatible uses, and community use of school facilities. Page B-17

28 Attachment B Staff Analysis The applicant is requesting to rezone ±14.74 acres from A-1 to R-4 and to construct 39 singlefamily detached dwelling units. Based on annually updated county-wide student generation factors, the proposed new residential dwelling units are projected to generate additional students. School-by-school student generation rates can vary by plus or minus 50% in a specific development. It is anticipated that this proposed residential development will yield 26 students for which public school services will need to be provided. Total Students Elementary School, grades K-5 12 Middle School, grades High School, grades TOTAL: 26 In view of the residential development currently taking place within the county and the resulting overcrowding of a number of schools, school assignments and boundaries are subject to change. However, under the School Division s districting, students living in this general area will attend the following schools: School Available Space Capacity Portable Classrooms Students +/- % Util Students +/- % Util Students +/- % Util King ES % % % Beville MS 1,191 1, % 1, % 1, % Hylton HS 2, , % 2, % 2, % Additionally, the following schools may be affected by this proposed development: School Available Space Capacity Portable Classrooms Students +/- % Util Students +/- % Util Students +/- % Util Ashland ,149 1,215 ES % 249 % 315 % Coles ES % % % Enterpris e ES % % % McAuliff e ES % % % Montclair ES % % % Parks ES % % % Page B-18

29 Attachment B Staff Analysis The School Division is not in support of any rezoning that increases student capacity at schools already at or in excess of 100% capacity or a rezoning that causes student capacity at any school to exceed 100% capacity, unless proffers sufficient to mitigate the impact to the School Division are received. The applicant s proffers indicate an LOS contribution of $14,462 per single-family unit, which is consistent with the Schools Policy Guide for Monetary Contributions. The following proposed school improvements that will impact this area are as follows: An 11-classroom addition is under construction at Benton Middle School and is scheduled for completion in September An elementary school is planned in the East (Ferlazzo area) to open September The 12 th high school is planned to open September Proposal s Strengths Monetary Contribution The applicant has proffered a monetary contribution of $14,462 per unit, which is in accordance with the policy guidelines. Proposal s Weaknesses School Capacity Currently, the school capacities for King elementary school and Hylton high school are currently over capacity. However, with the addition to Benton Middle School along with both the new elementary school and high school to be built in this area, school capacity relief should be achieved. On balance, this application is found to be consistent with the relevant components of the Schools 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 creating and sustaining an environmentally friendly, multi-modal transportation system that meets the demands for intra- and inter-county trips, is integrated with existing and planned development, and provides a network of safe, efficient, and accessible modes of travel. The plan includes recommendations addressing safety, minimizing conflicts with environmental and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel modes, minimizing projected trip demand, and providing sufficient network capacity. Projects should include strategies that result in a level of service (LOS) of D or better on all roadway corridors and intersections, reduce traffic demand through transportation demand management strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian and bicycle pathways, and improved and coordinated access to transit facilities. Page B-19

30 Attachment B Staff Analysis Access to the site is generally proposed via an access road that runs from Websters Way to the interparcel connection with the LaRoche/German property in the east, and four individual lots are proposed to have direct access from Websters Way. Based on the volumes generated by this development, a traffic impact analysis (TIA) was not required with this application per the Design and Construction Standards Manual. DAILY LEVEL OF SERVICE ANALYSIS The daily level of service represents the relationship of the daily volume on a roadway to the capacity of that roadway. It also relates to the actual flow (speed) of traffic versus the expected flow (speed) of traffic over the course of a normal weekday. The following table provides information concerning the most current AAWDT (weekday daily volumes) and levels of services of roadways important to this development: Roadway Name Number of 2010 VDOT Count 2005 Daily LOS Lanes Hoadly Road 4 23,000 vpd B Websters Way vpd* N/A *Average daily volume given for Websters Way is dated, 12/11/2008 per VDOT traffic data sheet; however, the volumes and LOS for Webster s Way are not included in the transportation model. There is no recent traffic data and LOS information available for Websters Way. However, in general, the proposed development is not expected to deteriorate the daily LOS of the roadways below LOS D. In regard to mass transit services, there are Potomac and Rappahannock Transportation Commission (PRTC) bus stops at the western intersection of Hoadly Road and Websters Way along both eastbound and westbound Hoadly Road, and PRTC's Dale City OmniLink route serves these stops. This is the only route that serves this area, but connections to multiple routes can be made. There are also bus stops a block east of the eastern intersection of Hoadly Road and Websters Way, providing access to the same bus service from PRTC as previously mentioned. Since there are bus stops along both ends of Websters Way along Hoadly Road, there is sufficient access to PRTC bus service for this community. Proposal s Strengths Right-of-Way Dedication As proffered, up to 28 feet of right-of-way is being dedicated along the property s frontage from the centerline of Websters Way. Acccess & Interparcel Connectivity Access to the subdivision is to be granted off of Websters Way, and not off of Hoadly Road. As proffered, a street connection is to be escrowed through funding or constructed to the other pending residential development to the east of this subject property, which is known as the German-LaRoche property. Page B-20

31 Attachment B Staff Analysis Sidewalk Connection The applicant has proffered to provide a 5-foot wide sidewalk and related improvements westbound along the remainder of the church property frontage in a westbound direction on Websters Way and up to the property frontage on Hoadly Road, including along Hoadly Road to the vicinity of existing bus stops. Monetary Contribution In accordance with the proffer policy, the applicant has committed to provide the standard $17,926 per housing unit to be constructed. Parking Limitation As requested by VDOT, no parking signs are to be installed along internal subdivision streets to facilitate circulation and to no obstruct vehicular traffic. Improvements Along Websters Way The applicant has also proffered to provide curb, gutter, and sidewalks along the property frontage of Websters Way. 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: 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. All Zoning Ordinance and Design and Construction Standards Manual (DCSM) requirements, including subdivision standards, must be satisfied. This proposed Hoadly Manor Estates residential subdivision is to be developed as another phase of the previously approved residential-rezoned property to the east. Access will be coordinated through a phased development and the proposed streets will align with the property to the east. Page B-21

32 Agency Comments Attachment B Staff Analysis 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 PWC Historical Commission PWC Libraries PWC Parks and Recreation PWC Planning Office / Proffer Administration / Zoning PWC Police / Crime Prevention PWC Public Works Watershed / Environmental / Arborist PWC Service Authority PWC Schools PWC Transportation Potomac and Rappahannock Transportation Commission (PRTC) Virginia Department of Transportation Page B-22

33 Attachment C Proposed REZ Proffers Dated October 18, 2012 PROFFFER STATEMENT Rezoning: Hoadly Manor Estates (REZ #PLN ) Owner/Applicant: Corporation of the Presiding Bishop of the Church of Jesus Christ of Latter-Day Saints Contract Purchaser: HC Land Company, LC Subject Property: GPIN No pt. ( acre portion) Date: January 27, 2012 June 8, 2012 August 29, 2012 October 18, 2012 Pursuant to Section of the Code of Virginia, as amended, the undersigned hereby proffers that the use and development of the Subject Property (hereinafter the Property ) shall be in strict conformance with the following conditions, which shall supersede all other previous proffers made. Unless otherwise specified, any improvements proffered herein shall be provided at the time of development of the portion of the site adjacent to the improvement. The term "Applicant," as referenced herein, shall include within its meaning all current and future owners, successors in interest and assigns of the Property. These proffers are contingent on the rezoning of the Property from A-1, Agricultural to R-4, Suburban Residential. In the event the referenced rezoning is not granted as applied for by the Applicant, these proffers shall be deemed 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. The following document is hereby incorporated and proffered as part of this rezoning application: the Generalized Development Plan prepared by SMITH Engineering, titled Hoadly Manor Estates, Section 1 and dated January 16, 2012, as last revised August 7, 2012 ("the GDP"). 1. DEVELOPMENT & USE 1.1 The Property shall be developed and used for no more than thirty-nine (39) singlefamily detached homes, in substantial conformance with the GDP. 1.2 Development of the Property shall be in substantial conformance with the GDP; provided, however, that minor modifications to the lot layout and the location of open space, utilities, stormwater facilities, etc. may be made, due to final engineering considerations at the time of final subdivision plan submission. Page C-1

34 Attachment C Proposed REZ Proffers Dated October TRANSPORTATION 2.1 Access & Street Configuration a. The Applicant shall utilize Websters Way as the primary means of ingress and egress for the Property. The access points to individual lots shall be as generally shown on the GDP. b. All lots shall have direct access to an internal public street or to Websters Way. No lots shall have direct access to Hoadly Road. Changes from the GDP will be allowed in order to meet DCSM, VDOT, and other applicable regulations and standards necessary to gain final subdivision plan approval for this development and/or to coordinate with the development of adjacent properties to the east. "No Parking" or other signage limiting subdivision street parking shall be installed, as may be requested by VDOT at the time of final subdivision plan review. c. Right-Of-Way Dedication The Applicant shall dedicate right-of-way along the Property s frontage up to twenty-eight feet (28 ) from the centerline of Websters Way as shown on the GDP. Such dedication shall be made at the time of recordation of the final subdivision plat. All on-site internal public streets shall be designed; right-of-way dedicated, and constructed according to County and VDOT standards. d. The Applicant, at its sole cost and expense, shall construct curb and gutter, sidewalk, and widen the existing pavement of Websters Way, along the Property s frontage as shown on the GDP, in accordance with a RM-2, Category IV half-section per DCSM and VDOT standards. 2.2 At the time of final site construction permit issuance, the Applicant shall either escrow sufficient funds (as determined by the County using bond unit prices) to provide for the future connection of Street A to the abutting property to the east (REZ #PLN ) or, if feasible, construct such connection. All right-ofway and ancillary easements necessary for such interim and/or permanent public street connection shall be provided. Page C-2

35 Attachment C Proposed REZ Proffers Dated October The Applicant shall make a level of service monetary contribution to the Prince William Board of County Supervisors in the amount of $17,926 per single family residential dwelling constructed on the Property, to be used for transportation improvements in the County. Pursuant to Section :1, Va. Code Ann., said contribution shall be made prior to and as a condition of the issuance of a certificate of occupancy for each unit; however, if a final subdivision plan approval has not been obtained before the expiration of Section :1, then said contribution shall thereafter be paid as a condition of final subdivision plan approval. The proffered monetary contributions shall be applied to capital projects that are identified in the CIP, 6-year road plan, or other capital improvement projects approved by the Board. 2.4 Provided that adequate right-of-way and ancillary easements are available at the time of subdivision plan submission, and any design waivers or modifications necessary are approved, the Applicant shall construct off-site a five (5) foot wide concrete sidewalk with handicap ramps, and provide signage and pedestrian crosswalk striping, as may be required by the County and VDOT, within the northern portion of the Websters Road public right-of-way, in a manner which connects sidewalks constructed on the Property to the PRTC bus stop located at the intersection of Websters Way and Hoadly Road, located to the west of the Property. The construction cost of said off-site pedestrian sidewalk connection shall be credited toward the level of service monetary contribution required by proffer 2.3 herein. 2.5 If requested by the County at the time of final subdivision plan review, the Applicant shall perform a traffic signal warrant analysis, on behalf of the County; for the following two intersections: (1) Websters Way/Lost Creek Court/Hoadly Road, and (2) Websters Way/Reserve Lane/Hoadly Road. Such analysis shall be submitted prior to and as a condition of final subdivision plan approval. This proffer does not require the Applicant to provide or contribute to the provision of a traffic signal at either intersection. 3. PARKS AND RECREATION The Applicant shall make a level of service monetary contribution to the Prince William Board of County Supervisors in the amount of $3, per residential dwelling constructed on the Property, to be used for parks and recreation improvements as determined by the Board of County Supervisors. Said contribution shall be made prior to and as a condition of the issuance of the building permit for each unit. Page C-3

36 Attachment C Proposed REZ Proffers Dated October ENVIRONMENT 4.1 The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $75.00 per acre of the Property to be used for water quality monitoring, stream restoration projects and/or drainage improvements. Said contribution shall be paid prior to, and as a condition of, the final subdivision plan approval. 4.2 The limits of clearing and grading shall be in substantial conformance with the limits shown on the Generalized Development Plan. "Possible SWM/BMP Facility #3," as labeled on the GDP, shall not encroach into any HCOD or DCSM required buffer, except for grading and materials which are necessary for positive drainage and to adequately outfall said facility. 4.3 A thirty-five foot (35 ) minimum treed buffer shall be provided along the Property s Hoadly Road frontage, as shown on the GDP. All new landscaping shall include only indigenous, native vegetation and other species, as may be approved at final subdivision plan. 4.4 The Applicant shall record covenants, conditions and restrictions to enforce the protection of proffered buffer areas, including the Hoadly Road buffer area and the adjacent off-site buffer to the west, as shown on the GDP. Said covenants, conditions and restrictions shall provide the following: (i) that except for perpendicular crossings and within pre-existing easements, no proposed or existing utilities will be located in the proffered buffer areas; (ii) that the landscaped buffer along the Property s Hoadly Road frontage shall be preserved predominantly in its natural vegetation condition, and no construction or other use shall occur in any buffer, except for the disturbance and/or construction related to perpendicular utility crossings, proposed SWM/BMP outfall facilities and the existing VDOT road drainage facilities; and, (iii) under the direction of the County, the Applicant may remove any trees and/or vegetation within the proposed buffer areas that would be deemed a safety hazard and/or cause property damage. The Applicant shall install plants per DCSM requirements in the nonforest areas within the two 30 foot wide Type "B" off-site buffer areas abutting the Property to the west, as shown on the attached Illustrative Landscape Plan. 4.5 The Applicant shall employ a qualified geotechnical engineer to prepare a detailed geotechnical report recommending proper construction techniques and designs for the area of the Property containing soil Type 6A, which shall be submitted in connection with the final subdivision plan. The proposed construction techniques and designs shall be consistent with Prince William County standards, and commonly accepted standards for such certification. Page C-4

37 Attachment C Proposed REZ Proffers Dated October Stormwater Management detention shall be provided on-site and/or off-site, in accordance with DCSM standards. If provided on-site, facilities shall be provided in the locations shown on the GDP, subject to modifications as may be approved by the County in connection with subdivision plan review. The Applicant shall provide one hundred percent (100%) of the stormwater quality control (BMP) measures on-site, subject to final engineering constraints. The Applicant shall propose alternative low impact design techniques ("LID") or other innovative systems for all SWM/BMP facilities (except facility #3) shown on the GDP, at the time of final subdivision plan submission, to meet a portion of stormwater quality and quantity requirements. LID techniques may include, but shall not be limited to: on-site infiltration, bio-retention facilities (rain gardens), open space conservation, grass swales or trenches, rain water cisterns with controlled outfall via French drains, or similar measures. The locations and specific techniques to be utilized (including whether LID is feasible) shall be determined at the time of plan review. The initial home buyers shall be informed of any LID techniques used on the Property. 5. LIBRARIES The Applicant shall make a level of service monetary contribution to the Prince William Board of County Supervisors in the amount of $ per residential dwelling constructed on the Property, to be used for library services and facilities in the County. Said contribution shall be made prior to and as a condition of the issuance of the building permit for each unit. 6. FIRE AND RESCUE 7. SCHOOLS The Applicant shall make a level of service monetary contribution to the Prince William Board of County Supervisors in the amount of $ per residential unit constructed on the Property, to be used for fire and rescue services and facilities in the County. Said contribution shall be made prior to and as a condition of the issuance of the building permit for each unit. The Applicant shall make a level of service monetary contribution to the Prince William Board of County Supervisors in the amount of $14, per residential unit constructed on the Property, to be used for school purposes in the County. Said contribution shall be made prior to and as a condition of the issuance of the building permit for each unit. Page C-5

38 Attachment C Proposed REZ Proffers Dated October COMMUNITY DESIGN 8.1 At the time of submission of a final subdivision plan to Prince William County, the Applicant shall provide the Lake Ridge Occoquan Coles Civic Association, Planning, Environment, Land Use and Transportation Committee (LOCCA- PELT) and the Dale City Civic Association (DCCA) with copies of the initial submission of the final subdivision plans for the purposes of a courtesy review. 8.2 If the development of the Property includes an entry monument-style subdivision sign, it shall require sign permit approval, meet zoning regulations, and shall be landscaped in a manner similar to that shown on the attached Illustrative Landscape Plan, dated July 31, Each single family dwelling built on the Property shall have a finished (heated) floor area of at least two thousand (2,000) square feet, not including basement or garage areas. The Applicant shall provide a certification statement with each building permit application, which confirms that this condition has been met. The architectural style of the houses will be compatible with and similar to homes in the nearby Websters Way neighborhoods. All houses on the lots adjacent to and facing Websters Way shall have the facing facades incorporate one or more of the following materials or elements: brick, stone (natural or manufactured), and/or a covered porch. Further, brick, stone (natural or manufactured) or beaded siding shall be utilized on any house's side elevation visible to Websters Way. The Applicant shall submit building elevations no less than two weeks prior to requesting a building permit release letter to ensure compatibility with this design theme. 8.4 The open space, subdivision sign, LID stormwater and front yard areas shall be landscaped in a manner similar in design concept, and overall planting density, to that shown on the attached Illustrative Landscape Plan, dated July 31, 2012, subject to changes due to final subdivision plan review and approval by the County. 9. HOUSING The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ per residential unit to be used by the County's Affordable Housing Trust Fund. Said contribution shall be made prior to and as a condition of the issuance of the building permit for each unit. Page C-6

39 Attachment C Proposed REZ Proffers Dated October WATER & SEWER This site shall be served with public water and sewer, with all on-site and off-site improvements necessary for the demand generated by the development on the Property to be provided at the Applicant s expense. These services will be provided in conformance with Prince William County Service Authority, Virginia-American Water Company and/or Dale Service Corporation standards and specifications, as applicable. 11. CULTURAL RESOURCES The Applicant shall provide to the County a Phase I Archeological Survey of the Property, with the scope of work approved by the County Archeologist, prior to the submission of any subdivision plan. Three copies of the draft Survey shall be submitted to the Planning Office for review, comment and approval, prior to submission of any subdivision plan. In the event the findings of the Phase I Archeological Survey indicate that a Phase II evaluation is warranted, the Applicant shall conduct a Phase II Archeological evaluation on specific sites or resources warranted. The Applicant shall develop any Phase II scopes of work in consultation with the Planning Director or his designee. Three copies of any such draft Phase II report shall be submitted to the Planning Office for review, comment and approval prior to submission of any subdivision plan. The qualified professional preparing the survey, the archeological testing and the reports, shall meet the standards set forth in the current version of the Virginia Department of Historic Resources Guidelines for Conducting Cultural Resource Survey in Virginia. Final Phase I and II (if required) Surveys shall be submitted in quantities, formats and media as determined by the County Archeologist. If the Phase II evaluation determines that a significant cultural resource or site will be disturbed by construction, the Applicant shall submit a mitigation, data recovery and/or artifact donation plan to the County, and the plan's stipulations shall be completed prior to the beginning of any grading or construction activities. Within two months of the acceptance of the Phase II evaluation, the Applicant shall curate with the County any and all artifacts, field records, laboratory records, photographic records and other historical records recovered. All artifacts and records submitted for curation shall meet current professional standards, as well as, the Secretary of the Interior's Standards and Guidelines for Archeology and Historic Preservation. A curation fee identical to VDHR's curation fee shall be paid to the County by the Applicant at the time of delivery of any artifacts to the County. Ownership of all artifacts, reports, etc. submitted for curation shall be transferred to Prince William County by Letter of Gift. All expenses and costs associated with this proffer shall be the sole responsibility of the Applicant. Page C-7

40 Attachment C Proposed REZ Proffers Dated October ESCALATOR CLAUSE In the event that the monetary contributions set forth in this Proffer Statement are paid to the Board of County Supervisors within eighteen (18) months of final unappealable approval of this Rezoning, as applied for, said contributions shall be in the amounts stated herein. Any monetary contributions required hereby which are paid to the Board after eighteen (18) months following approval of this Rezoning shall be adjusted in accordance with the Urban Consumer 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 approval hereof, to the most recently available CPI-U to the date the contributions are actually paid, subject to a cap of six percent (6%) per year, non-compounded. CORPORATION OF THE PRESIDING BISHOP OF THE CHURCH OF JESUS CHRIST OF LATTER-DAY SAINTS By: Title: Date: Page C-8

41 Attachment D GDP Layout Plan Page D-1

42 Attachment E ECA Plan Map Page E-1

43 Attachment F Landscaping Ilustrative Exhibit Page F-1

44 Attachment G Historical Commission Resolution HISTORICAL COMMISSION RESOLUTION MOTION: CUNARD April 10, 2012 Regular Meeting SECOND: SWAVELY Res. No RE: ACTION: LAND DEVELOPMENT RECOMMENDATIONS APPROVED WHEREAS, the Prince William County Historical Commission seeks to identify, preserve and protect historic sites and structures in Prince William County; and WHEREAS, the Prince William County Historical Commission s review of pending land development applications assists in determining the necessity for cultural resource surveys and other research and evaluations; and WHEREAS, the Prince William County Historical Commission believes that the identification, preservation and protection of historic sites and structures throughout Prince William County is well served by this action; NOW, THEREFORE, BE IT RESOLVED, that the Prince William County Historical Commission does hereby recommend to the Prince William County Planning Commission the action(s) noted for the following properties: Case Number Name Recommendation SUP PLN Sunoco Manassas Terminal No further work PRA PLN Kensington Place No further work REZ PLN Hoadly Manor Estates Phase I Phase II, if warranted Phase III, if warranted PRA PLN Walker s Station No further work SUP PLN Madera Farm No further work PFR PLN Route 15 Bus Parking Facility See below Phase I cultural resources survey for historic and prehistoric sites including - subsurface testing of the prison and remainder of the parcel - recording of the prison as an architectural site - site plan of prison buildings, walkways, guard towers, etc, and - historical research into the prison camp, and prison camp system If recommended by the Phase I; Phase II and Phase III/Data Recovery Request access to the property by PWC Historical Commission members and County Archaeologist to conduct cultural research studies (archaeology and architectural studies) prior to construction activity Page G-1

45 Attachment G Historical Commission Resolution Votes: Ayes: by acclamation Nays: None Absent from Vote: None Absent from Meeting: Duley, Knock, MacDonald, Yankey MOTION CARRIED CERTIFIED COPY Secretary to the Commission Page G-2