STAFF REPORT. Rezoning #PLN , Woodland Farms (Coles 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 April 19, 2013 STAFF REPORT I. Background is as follows: Rezoning #PLN , Woodland Farms (Coles Magisterial District) Planning Commission Public Hearing Date: May 1, 2013 Staff Recommendation: Approval A. Request This is a request to rezone ±57.2 acres from A-1, Agricultural, to SR-1, Semi-Rural Residential, cluster. The site will be developed with up to 30 singlefamily detached homes and ±20 acres of open space to be known as Woodland Farms. The proposed residential development is located south of Signal Hill Road between Moore Drive and Ellis Road, and will have a minimum lot size of 1 acre for each home. REZ Proposal A-1 to SR-1 (cluster) Required / Allowed REZ area N/A ±57.2 acres Semi-Rural Cluster area 25 acres ±57.2 acres Provided / Proposed with Development Density 1 dwelling unit / 1 acre 1 dwelling unit / 1.9 acres (30 singlefamily (maximum) detached homes, cluster option) Height 35 feet 35 feet Open Space 35%; (872,071 SF or 35% provided; (873,500 SF or acres) acres) Minimum Lot Size 1 acre 1 acre Average Daily Trips N/A 100 Signal Hill Rd./public street #1 intersection; 100 Ellis Rd./public street #2 intersection An Equal Opportunity Employer

2 April 19, 2013 Page 2 B. Site Location The site is located to the south of Signal Hill Road between Moore Drive and Ellis Road, and approximately 1,100 feet north of Prince William Parkway. It is identified on County maps as GPIN and is currently addressed as 7409 Signal Hill Road. (see Attachment A for maps) C. Comprehensive Plan The subject property is currently designated as SRR, Semi- Rural Residential, in the Comprehensive Plan. D. Zoning/Acreage The subject site to be rezoned encompasses ±57.2 acres and is currently zoned as A-1, Agricultural. The proposed rezoning request will establish SR-1, Semi-Rural Residential, cluster zoning with proffers. E. Surrounding Land Uses Immediately north of the site and across Signal Hill Road is large-lot, semi-rural residential and the Generals Ridge development. To the south of the subject site is large-lot, semi-rural residential. To the west of Moore Drive is semi-rural residential. East of Ellis Road is large-lot, semi-rural residential development. (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 April 17, 2013, for the following primary reasons: The proposed semi-rural residential subdivision, with the cluster option, provides for a minimum lot size of one acre and 35% of open space, which makes the overall intensity compatible with the surrounding character of other existing residential development. Preservation of environmentally sensitive areas (intermittent streams, steep slopes, wetlands, and intact vegetated areas) is proposed through the cluster development. Areas of onsite trash and debris are being cleaned up and replanted as Reforestation Areas. See Attachment B for the staff analysis and Attachment C for the proposed proffers. B. Planning Commission Public Hearing A public hearing before the Planning Commission has been advertised for May 1, 2013.

3 April 19, 2013 Page 3 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 SRR 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 April 17, 2013, as found in Attachment C. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use If approved, the land use designation would remain SRR, and the zoning classification would change from A-1 to SR-1 (cluster) with proffers. The proposed SR-1 zoning district, as proffered, is consistent with the SRR use designation. The subject property can be developed as semi-rural residential cluster. b) Level of Service (LOS) The level of service impacts would be mitigated through monetary contributions by the proffers, as shown in the table on the following page.

4 April 19, 2013 Page 4 Water Quality $75 per acre ±57.24 acres $ 4,293 Housing $250 per single-family $250 x 30 SFD $ 7,500 detached (SFD) unit Fire & Rescue $749 per SFD $749 x 30 SFD $ 22,470 Parks & Recreation $3,972 per SFD $3,972 x 30 SFD $ 119,160 Libraries $610 per SFD $610 x 30 SFD $ 18,300 Schools $14,462 per SFD $14,462 x 30 SFD $ 433,860 Transportation $17,962 per SFD $17,962 x 30 SFD $ 538,860 TOTAL CONTRIBUTION $ 1,144, Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet. The Planning Office has received several general inquiries from citizens about the proposed development, but no noted opposition. A community meeting with the surrounding neighborhood was held on January 23, Based on citizen feedback, the following main issues came up: Need for traffic calming, due to cut-through traffic and speeding. Water well issues and the depth of new wells, in regard to other existing adjacent shallow wells. Concerns with septic drainfields and proximity to wells and other drainfields. Where the stormwater from SWM ponds would drain and potential for runoff into adjacent properties. Overall timeline anticipated for development project. 3. Other Jurisdiction Comments This project is not located near other jurisdictions. 4. Legal Uses of the Property The site could be developed with those standards permitted in the SR-1, Semi-Rural Residential, cluster zoning district for up to 30 residential lots and subject to the proffers, as found in Attachment C. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s Office. 5. Timing The Planning Commission has until July 30, 2013, 90 days from the first public hearing date, to take action on the rezoning proposal. A recommendation to approve the rezoning request would meet the 90-day requirement.

5 April 19, 2013 Page 5 B. Recommend denial of. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use The current A-1, Agricultural, zoning district does not implement the SRR, Semi-Rural Residential, land use designation. If denied, the land use designation for the site on the property would remain SRR and the zoning would remain A-1, and this land use and zoning inconsistency would remain unchanged. The subject site could not be developed as semi-rural residential, but under the by-right uses in the A-1 zoning district. 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. The Planning Office has received several general inquiries from citizens about the proposed development, but no noted opposition. A community meeting with the surrounding neighborhood was held on January 23, Based on citizen feedback, the following main issues came up: Need for traffic calming, due to cut-through traffic and speeding. Water well issues and the depth of new wells, in regard to other existing adjacent shallow wells. Concerns with septic drainfields and proximity to water wells and other drainfields. Where the stormwater from SWM ponds would drain and potential for runoff into adjacent properties. Overall timeline anticipated for development project. 3. Other Jurisdictional Comments This project is not located near other jurisdictions. 4. Legal Uses of the Property If the rezoning is denied, the property would retain its A-1, Agricultural, zoning. All land uses would remain unchanged, but the property could still be developed with uses permitted in the A-1, Agricultural, zoning district. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s Office. 5. Timing The Planning Commission has until July 30, 2013, 90 days from the first public hearing date, to take action on the rezoning proposal. A recommendation to deny the rezoning request would meet the 90-day requirement.

6 April 19, 2013 Page 6 V. Recommendation is that the Planning Commission concur with Alternative A and recommend approval of, subject to the proffers dated April 17, Staff: Scott F. Meyer, x 6876 Attachments A. Area Maps B. Staff Analysis C. Proposed REZ Proffers D. GDP Plan E. ECA Plan Map F. 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 rezoning request to rezone, with proffers, ±57.2 acres from A-1, Agricultural, to SR-1, Semi-Rural Residential, cluster. 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 subject property is designated SRR, Semi-Rural Residential, according to the Long-Range Land Use Map of the Comprehensive Plan. The proposed SR-1, Semi-Rural Residential, cluster zoning district implements the SRR use designation. As proffered, the semi-rural residential cluster development is consistent with other surrounding land uses. Community Design Yes The applicant has proffered a Generalized Development Plan (GDP), which includes details of the subdivision layout using a cluster design option, access improvements, internal circulation, limits of clearing and grading, and open space. The applicant has proffered quality architecture for the front facades of the proposed homes. A proposed entry signage feature has been provided along Signal Hill Road with associated landscaping. A homeowners association (HOA) is being created and shall be responsible for the maintenance of the proposed common area in open space. Cultural Resources Yes Based on the Phase I Cultural Resources Survey report, no archaeology sites were found and there are no artifacts to curate. No resource is eligible for listing or listed on the National Register of Historic Places. As requested by the County Archaeologist and Historical Commission, the applicant submitted photographs of the building elevation and landscapes; and recorded the buildings and structures as historic sites with the Virginia Department of Historic Resources. Page B-5

12 Attachment B Staff Analysis Environment Yes The applicant is providing a monetary contribution of $75 per acre for water quality monitoring, stream restoration, and/or drainage improvements. The subject property contains a prominent intermittent stream feature with three branches, each of which are being preserved and surrounded by a 50-foot buffer. As indicated on the GDP and as proffered, there are two reforestation areas that will have debris/trash removed and then will be revegetated. Limits of clearing and grading have been shown on the GDP and are proffered. A proposed Low Impact Development (LID) area has been proffered to be utilized adjacent to lot 25. Through the cluster option for the semi-rural residential development, 35% open space will be provided. Although a considerable amount of trees will not be saved, a tree preservation plan will be submitted at the time of subdivision plan review, which may modify the extent of clearing and grading. Fire and Rescue Yes The applicant has agreed to pay a monetary contribution of $749 per single-family detached dwelling unit, which is consistent with the current policy. The nearest responding fire station is Buckhall Fire & Rescue Station #16, which is within the 4.0-minute response area for fire suppression and basic life support, but the Buckhall station is not equipped with advanced life support services. According to the FY 2011 figures, this station work load capacity is at 83% with one tactical unit. However, to provide advanced life support services, the closest station to serve this site is Lake Jackson Fire & Rescue Station #7, which is within an 8.0-minute response time and has a FY 2011 work load capacity of 52% and is located approximately 2.5 miles south southwest of the subject property. 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. Libraries Yes The applicant has proffered a monetary contribution of $610 per single-family residential unit constructed, which is consistent with the policy guidelines. Page B-6

13 Attachment B Staff Analysis Parks, Open Space & Trails Yes The applicant has proffered to provide $3,972 per singlefamily residential unit constructed, which is consistent with the current policy. 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), all common areas will be maintained as well. Potable Water Yes As proffered, the applicant shall design and construct all onsite private wells for each lot to be developed, in accordance with all health department requirements. Sanitary Sewer Yes As proffered, the applicant shall design and construct all onsite private septic systems with drainfields for each lot to be developed, in accordance with all health department requirements. Schools Yes The Applicant has proffered to make a contribution to the Board for school purposes in the amount of $14,462 per single-family detached unit, which consistent with the current policy. Transportation Yes As proffered, a monetary contribution in the amount of $17,962 per single-family detached unit shall be provided. Additional right-of-way will be provided and dedicated to the County, when needed, along Signal Hill Road and Ellis Drive. Two new public streets are being proposed to access the residential development and to connect Signal Hill Road and Ellis Road. Access improvements are to be made to lots 22 and 23 onto Ellis Road. Also, there is a commitment to install up to two speed tables along Signal Hill Road and Ellis Road or a four-way stop at the site entrance and Signal Hill Road as traffic calming measures. In addition, a four (4)-foot expanded gravel shoulder will be installed along Signal Hill Road along the site frontage to facilitate pedestrian movement in the area. Page B-7

14 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 Semi-Rural residential (Generals Ridge); undeveloped SRR Zoning A-1; SR-1 South Semi-Rural residential; undeveloped SRR A-1 East West Semi-Rural residential; single-family homes Semi-Rural residential / Agricultural; undeveloped SRR A-1; SR-1 SRR A-1 Long-Range Land Use Plan Analysis Through wise land use planning, the County ensures that landowners are provided a reasonable use of their land while the County is able to judiciously use its resources to provide the services 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 proposal is to rezone ±57.2 acres from A-1, Agricultural, to SR-1, Semi-Rural Residential, cluster with up to 30 single-family detached homes. This subject property is located within the Semi-Rural Area of the County and is classified as SRR, Semi-Rural Residential, on the Long- Range Land Use Map. The following table on the next page summarizes the uses and densities intended within the SRR land use designation. Page B-8

15 Attachment B Staff Analysis Long-Range Land Use Map Designation Semi-Rural Residential (SRR) Intended Uses and Densities 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 singlefamily 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 should be proposed with a rezoning application. Higher densities shall be achieved through negotiation at the rezoning stage, not to exceed average densities established in this category. Proposal s Strengths Land Use Compatibility Through this proposed rezoning and as proffered, the requested SR-1 cluster zoning district is compatible within the SRR, Semi-Rural Residential, land use designation. The SRR use is directly implemented by SR-1 zoning. A semi-rural residential subdivision using the cluster option, as proffered, is consistent with the surrounding land uses. Zoning Consistency The requested SR-1, Semi-Rural Residential, cluster zoning district implements the SRR land use designation. The current zoning of A-1, Agricultural, is inconsistent with the SRR land use designation. Proposal s Weaknesses The gross density of 1 dwelling unit per 1.9 acres for the development exceeds the average density of 1 dwelling unit per 2.5 acres, as is recommended in the definition of SRR. However, with the cluster option, a minimum lot size of 1 acre along with ±20 acres of intact, contiguous open space is being proposed. On balance, this application is found to be consistent with the relevant components of the Long- Range Land Use Plan. Page B-9

16 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. Proposal s Strengths Cluster Design Option The proposed residential development will be developed as 30 lots in a semi-rural cluster subdivision under the SR-1 zoning standards. Open Space A minimum of 35% of the site (±20.1 acres) will be left in open space. Entry Feature As proffered and shown on the GDP, a freestanding monument-type entry sign feature (not to exceed 64 square feet) is to be installed at the main entrance to the development, to the south of the intersection of Colbert Lane and Signal Hill Road. Facade Materials As proffered, a minimum of one-third of all front façades for new homes will need to consist of brick, masonry, or cultured stone. 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 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 Page B-10

17 Attachment B Staff Analysis 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. Findings The Phase I Cultural Resources Survey report identified no archaeology sites and one farm complex with the farm house dating to No resource is eligible for listing or listed on the National Register of Historic Places. No archaeology sites were found and there are no artifacts to curate. Staff and the Historical Commission requested that the farm complex be recorded as an architectural site with Virginia Department of Historic Resources and digital photographs of the farm house complex be submitted to the County Archaeologist. As of the March 12, 2013 Historical Commission meeting, it was confirmed that the applicant submitted photographs of the building elevation and landscapes; and recorded the buildings and structures as historic sites with the Virginia Department of Historic Resources. All cultural resource issues are resolved and no additional work is requested. Proposal s Strengths None identified. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Environment Plan Analysis Prince William County has a diverse natural environment extending from sea level to mountain crest. Sound environmental protection strategies will allow the natural environment to co-exist with a vibrant, growing economy. The Environment Plan sets out policies and action strategies that further the County s goal of preserving, protecting and enhancing significant environmental resources and features. The plan includes recommendations relating to the incorporation of environmentally sensitive development techniques, improvement of air quality, identification of problematic soil issues, preservation of native vegetation, enhancement of surface and groundwater quality, limitations on impervious surfaces, and the protection of significant viewsheds. Page B-11

18 Attachment B Staff Analysis This 57.2 acre parcel is located in the Semi-Rural Area of the County on the southern side of Signal Hill Road and between Moore Drive and Ellis Road. The area is mostly forested and farmland. There is an intermittent stream system with four (4) reaches that drain into an unnamed tributary to Buckhall Branch, which is part of the Middle Potomac-Anacostia- Occoquan Watershed. The intermittent stream in the central portion of the site received a high score and protection is proposed through buffer preservation. Moving upstream, the stream divides into three (3) reaches, which are the headwaters and ultimately lead to Bull Run. The applicant has proposed a 50-foot undisturbed buffer on each side of all three (3) intermittent reaches. A bioretention area is proposed adjacent to Lot 25, which may be required to provide stormwater management quantity control for the proposed development of Lots Approximately 45%, or 24 acres, of the site is forested. Most of the forest cover is good quality mixture of white oak/black oak/northern red oak mature forest. There are some areas of tulip poplar forest and a grove of mature American holly. Numerous specimen trees were located by County staff during an on-site walk and are located on the ECA. However, most of these trees are proposed for clearing. A proffer to provide a tree preservation plan has been provided. The following top five (5) trees were noted as priorities for preservation and will be assessed as a part of the tree preservation plan: 38 red maple; 33 black oak; 37 southern red oak; 29 sweet cherry; and 35 white oak. About 11.6 acres of forested area, or 20% of the gross site area, is proposed for preservation. With regard to semi-rural clusters, the Zoning Ordinance calls for a minimum of 35% of the gross acreage to be designated open space. This amounts to 20 acres of open space required. In this case, the proposed open space is 20.1 acres. Of the proposed open space, 64% (12.85 acres) is proposed to be preserved as forest cover, approximately 10% (2 acres) is proposed for reforestation, and the remaining 28% is proposed to be cleared or retained as grass cover. In addition, the GDP includes street trees spaced evenly apart and indicates the use of two different species to help define the character of each of the two public streets. In addition, an area of dumped and buried debris was noted in the western portion of the site. The applicant has proffered to remove this debris and reforest this area. Proposal s Strengths Water Quality A $75 per acre monetary contribution for water quality monitoring, stream restoration, and/or drainage improvements has been proffered. Low Impact Development (LID) The applicant s proffer statement commits to the use of LID techniques, possibly in the form of bioretention, adjacent to lot 25 to be explored during the subdivision plan review process. Limits of Clearing & Grading The GDP indicates limits of clearing and grading for the site. The applicant appears to meet this intent through a proffer to abide by the limits of clearing and grading shown on the GDP. Page B-12

19 Attachment B Staff Analysis Open Space As per the semi-rural cluster requirement, 35% open space will be preserved and maintained on the site. Tree Preservation Plan As proffered, with the first submission of the final subdivision plan, the Applicant shall provide such a plan in accordance with all DCSM and Zoning Ordinance requirements. Revegetation Plan The Applicant shall, as a condition of bond release approval, remove and dispose of the debris, trash, and asphalt (collectively "the debris") located within the reforestation area shown on Sheet 2A of the GDP entitled the "Revegetation Plan" in accordance with applicable state, local, and federal regulations. The reforestation area shall be replanted/restored with indigenous, non-invasive, and drought resistant species. Proposal s Weaknesses Specimen Trees Of the 17 specimen trees identified on the subject property, only 5 will be preserved. In reality, less than 5 trees are likely to survive. Greater efforts should be made to more actively preserve the specimen trees. Staff would have preferred if the subdivision layout was further modified to avoid loss of so many trees. American Holly Grove As shown on the ECA map, there is an intact grove of mature holly trees on the area of site proposed to become lots 8 and 9. Although these have been identified to be a rather unique resource, they are not being saved. 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 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 is Buckhall Fire & Rescue Station #16, which is located approximately one mile to the southeast of the subject site and to the north of Yates Ford Road. As such, the subject site is within the 4.0-minute response area for fire suppression and basic life support, however the Buckhall station is not equipped with advanced life support services. According to the FY 2011 figures, this station work load capacity is at 83% with one tactical Page B-13

20 Attachment B Staff Analysis unit. To provide advanced life support services, the closest station to serve this site is Lake Jackson Fire & Rescue Station #7, which is within an 8.0-minute response time and has a FY 2011 work load capacity of 52% and is located approximately 2.5 miles south southwest of the subject property. In addition, a City of Manassas Fire & Rescue station is located about two miles west of the site, and could also offer additional support if needed. 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 is within an 8.0-minute response time for advanced life support services. Monetary Contribution The applicant will make a monetary contribution of $749 per single-family residential constructed, which is consistent with our current policy. 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. The Housing plan encourages provision of affordable housing units or the support of the housing trust fund by rezoning applicants. 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. Page B-14

21 Attachment B Staff Analysis 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 2008 Comprehensive Plan contains levels of service (LOS) standards for libraries. 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 library nearest the proposed project area is Central Community Library located at 8601 Mathis Avenue. As a condition of building permit issuance for each single-family unit, the Applicant shall make a monetary contribution to the Board of County Supervisors in the amount of $610 per single family unit constructed on the Property to be used for library purposes. Proposal s Strengths Level of Service The applicant has proffered a monetary contribution of $610 per single-family detached residential unit constructed, 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. Page B-15

22 Parks, Open Space and Trails Plan Analysis Attachment B Staff 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 Other Park Name none none none none none Generals Ridge Golf Course LEVEL OF SERVICE ANALYSIS Level of service (LOS) standards for parks, open space, and recreation facilities are measured by applying per capita standards for park facilities based on the characteristics of the development for which a rezoning is sought. Based on the person/unit average developed by the County Office of Technology in February of 2003, the proposed development would generate a minimum of 88 residents (30{single family} x 2.94 = 88). Development of the site as proposed will generate a minimum need for an additional 6.16 acres of parks accessible to the general public (70 acres/1,000 population), including 1.32 acres of County-owned parkland (15 acres/1,000 population), and capital cost expenditures of approximately $119,160. Proposal Strengths Level of Service The applicant has proffered to provide a monetary contribution of $3,972 per single-family detached unit in accordance with the County s LOS standards. Proposal Weaknesses None identified. Page B-16

23 Attachment B Staff Analysis On balance, this application is found to be consistent with the relevant components of the Parks, Open Space and Trails Plan. Police Plan 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. At this time, the Police Department does not believe this application will create a significant impact on Police calls for service. The developer/applicant is encouraged to pay particular attention to the Crime Prevention Through Environmental Design (CPTED) manual and apply CPTED design principles. 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. Potable Water Plan Analysis A safe, dependable drinking water source is a reasonable expectation of County residents and businesses. The Potable Water Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound drinking water system. The plan includes recommendations relating to system expansion, required connections to public water in the development area, and the use of private wells or public water in the rural area. Page B-17

24 Attachment B Staff Analysis The subject property is within the Development Area (Semi-Rural Area) of the County and proposes to develop as SR-1 cluster. The property is not required to utilize public water to develop. Although the Applicant has stated that the site will be served by private wells, the Service Authority has no objections for the Applicant to connect to the public water that is available to the subject site approximately 3,500 feet north on Signal Hill Road. According to the Section of the Zoning Ordinance, public water is deemed to be available if it is located within 2,500 of the subject site. Therefore, in this case, public water infrastructure is not available. The proposed development will be served by private water wells. The final location of the wells will be determined upon completion of field testing and subject to approval by the Prince William County Health District. Private wells in this area typically come in at reasonable depths and have acceptable yields and water quality. The Applicant reserves the right to adjust lot lines to accommodate the well locations, provided there is no increase in the number of lots and no decrease in open space. Any existing wells to be decommissioned will need to be properly abandoned pursuant to specifications from the Health District. 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 Potable Water Plan. Sanitary Sewer Plan 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 (Semi-Rural Area) of the County and proposes to develop as SR-1 cluster. The property is not required to utilize public sewer to develop. Although the Applicant has stated that the site will be served by private septic fields, the Service Authority has no objections for the Applicant to connect to the public sewer that are available to the subject site approximate 3,500 feet north on Signal Hill Road. According to the Section of the Zoning Ordinance, public sewer is deemed to be available if it is located within 1,000 of the subject site. Therefore, in this case, public sewer infrastructure is not available. Page B-18

25 Attachment B Staff Analysis The proposed development will be served by private onsite septic systems. The final location of the septic drainfields will be determined upon completion of field testing and subject to approval by the Prince William County Health District. The Applicant reserves the right to adjust lot lines to accommodate the drainfield locations, provided there is no increase in the number of lots and no decrease in open space. Soils in this area are generally suitable for onsite sewage systems. Topography within several of the proposed lots (i.e., lots 9, 12, 14, 26 and 27) appears to be challenging for the installation of onsite sewage disposal systems. It is recommended that the developer consults with an Onsite Soil Evaluator (OSE) to confirm and establish viable lot configurations that include functional disposal sites and development limits of the project. 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 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. Based on annually updated county-wide student generation factors, the proposed change for the dwelling units, shown on the plan, is projected to generate 20 additional students. School-byschool student generation rates can vary by plus or minus 50% in a specific development. SCHOOL TYPE SF TOTAL Elementary School, grades K Middle School, grades High School, grades TOTAL: 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: Page B-19

26 Attachment B Staff Analysis Available Space School Portable Capacity Classrooms Students +/- % Util Students +/- % Util Students +/- % Util Signal Hill % % 794 ES % Parkside MS 1, , % 1, % 1, % Osbourn Park HS 2, , % 3, % 3, % Additionally, the following schools may be affected by this development: School Loch Lomond ES Available Space Capacity Portable % Students +/- Classrooms Util Students +/- % Util Students +/- % Util % % % % 1, % Yorkshire ES % 1,025 School Staff Comments: 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 Proffer Statement indicates a Level of Service contribution in the amount of $14,462 per single-family unit. A 4-classroom addition is under construction at Loch Lomond Elementary School is scheduled to open in September A 16-classroom addition is scheduled at Parkside Middle School, for completion September The 12 th high school is scheduled to open September Proposal s Strengths Monetary Contribution The Applicant is proffering to make a contribution to the Board for school purposes in the amount of $14,462 per single-family unit, which is in-line with Schools Policy Guide for Monetary Contributions. Page B-20

27 Attachment B Staff Analysis Proposal s Weaknesses School Capacity Currently, the school capacities for Parkside Middle School and Osbourn Park High School are over capacity. However, with the pending addition to Parkside Middle School, other schools to be built in the area, and redistricting, capacity relief could 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. SUMMARY OF PROPOSAL The applicant proposes to access lots (except lot #24) from Signal Hill Road and lots #1-19 and 24 to be served by the proposed access roads at the fourth leg at the intersection of Signal Hill Road and Colbert Lane and on Ellis Road. A Traffic Impact Analysis (TIA) was not required for this rezoning submission since the volume of traffic generated by this development does not exceed the traffic thresholds shown in the DCSM to warrant a TIA. However, a review of the proposal and area roadway network shows that a traffic safety analysis, including the latest traffic counts for the access roads (Signal Hill Road, Moore Drive, and Ellis Road) and the two intersections; Signal Hill Road /Moore Drive and Signal Hill Road/Ellis Road, need to be provided to understand the full traffic impacts. 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 (average weekday daily traffic) and levels of services of roadways important to this development: Page B-21

28 Attachment B Staff Analysis Roadway Name Number of Lanes 2010 VDOT 2010 Daily LOS Count Signal Hill Road 2 2,300 vpd 1 C Moore Drive 2 5,000 vpd 1 C Ellis Road vpd D 2 1 VDOT traffic data for 2011 records are dated, 08/31/2004 for Signal Hill Road and Ellis Road and dated 1998 for Moore Drive. However, the traffic data for 2010 records are dated, December 2009, for all three access roads. Considering the discrepancy in traffic data and in order to understand the worst case scenario, higher traffic volumes from both records were considered. 2 County transportation model shows that Ellis Road can carry approximately more than 2,000 vpd, which is more than double of what is given in the VDOT record. The expected LOS for the existing situation is based on the maximum traffic amounts available. Based on the available information, the proposed development s traffic should not bring the existing LOS on the three frontage roads below an acceptable level. However, the applicant needs to ensure that the required improvements to the access roads and the intersections, Signal Hill Road/Moore Drive and Signal Hill Road/Ellis Road, are adequately provided to meet the total traffic needs, safe ingress/egress requirement, and address existing safety concerns. The applicant needs to make sure that the current design, grading, and surfacing of the access roads are sufficient to meet the demand for the total projected traffic volume per County and VDOT requirements. A shared access via pipestem driveway designed according to the DCSM is recommended to serve lots The applicant will need to ensure that all sight distance and intersection control requirements are fulfilled during site plan review. Overall, the above-listed issues have been adequately addressed through the proposed proffers and as shown on the GDP. Proposal s Strengths Site Access Access to the subject site is being provided partially off of Signal Hill Road and Ellis Road, and two proposed 42-foot wide public streets that will create a needed connection. Monetary Contribution As proffered, the Applicant shall monetary contribution in the amount of $17,962 per single-family unit constructed on the Property. Said contribution shall be paid prior to, and as a condition of, final subdivision plan approval. Combined Entrances To minimize curb cuts from sequential driveways, the Applicant has combined entrances and configured internal access to lots, wherever possible. ROW Dedication As a condition of subdivision plan approval, the Applicant has proffered to dedicate at no cost to the County, additional right-of-way along the Signal Hill Road and Ellis Road frontage, with the exception of lots 22 and 23. Page B-22

29 Attachment B Staff Analysis Traffic Calming Measures To address previously expressed concerns over neighborhood speeding and cut-through traffic, the Applicant has committed to install up to two (2) speed tables on Signal Hill Road and Ellis Road, as determined by the County and VDOT. If not approved, the Applicant is to install a four-way stop sign located at the site entrance and Signal Hill Road. Gravel Shoulder As proffered, the Applicant shall provide a four (4') foot wide expanded gravel shoulder along the property's Signal Hill Road frontage within the dedicated right-of-way and existing right-of-way of Lots 22 and 23 to facilitate pedestrian movement in the area. 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, Subdivision Ordinance, and Design and Construction Standards Manual (DCSM) requirements must be satisfied. Cluster Option for SR-1 Under the cluster development option for the SR-1, Semi- Rural Residential, the proposed lot size needs to be a minimum of one acre and the minimum open space requirement for the entire property needs to be at least 35%, which is 20 acres. Under the cluster option, 30 new lots are being proposed for 57 acres. Page B-23

30 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 Fire Marshal PWC Health Department PWC Historical Commission PWC Planning Office / Proffer Administration / Zoning PWC Police / Crime Prevention PWC Public Works Watershed / Environmental / Arborist PWC Service Authority PWC Transportation Virginia Department of Transportation Page B-24

31 Attachment C Proposed REZ Proffers Dated April 17, 2013 PROFFER STATEMENT RE: Record Owners: The Estate of Aileen Jones Landes Applicant: Neighborhoods V, LLC Property: G.P.I.Ns.: (the Property ) Acreage: acres, Coles Magisterial District Current Zoning: A-1, Agricultural Proposed Zoning: SR-1, Semi-Rural Residential (Cluster) Date: April 17, 2013 The undersigned hereby proffers that the use and development of the subject Property shall be in substantial conformance with the following conditions. In the event the above-referenced rezoning is not granted as applied for by the Applicant, these proffers shall be withdrawn and are null and void. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. Any improvements proffered herein below shall be provided at the time of development of the portion of the site served by the improvement, unless otherwise specified. The terms Applicant and Developer shall include all future owners and successors in interest. For purposes of reference in this Proffer Statement, the General Development Plan (the "GDP") shall be the plan prepared by Land Design Consultants., entitled "Woodland Farms" dated August, 2012, revised March 7, USES AND DEVELOPMENT 1. Uses: SR-1 Zoning District (Semi-Rural Residential Cluster): approximately acres of land, as identified on the GDP, shall be developed with no more than thirty (30) single family detached homes, which includes the two existing single-family homes on the Property, as a semi-rural residential cluster development. 2. Development of the Property shall be in substantial accordance with the GDP, however, the internal road alignment and stormwater management improvements may undergo alterations in accordance with final engineering considerations at the time of subdivision plan review. Page C-1

32 Attachment C Proposed REZ Proffers Dated April 17, 2013 PROFFER STATEMENT Applicant: Neighborhoods V, LLC Date: April 17, 2013 COMMUNITY DESIGN 3. The Applicant shall provide that all front facades shall contain a minimum of 1/3 brick, masonry or cultured stone (excluding doors, windows and garage doors). Compliance with this proffer shall be evidenced with the submission of building elevations for review and approval during the final subdivision plan process at least two weeks prior to the issuance of the building permit release letter. Any substantive changes to the design and/or percentage of materials shall be submitted to the Planning Director for review. Such approval shall be based on a determination that the changes result in a building of similar or greater quality. 4. The site landscaping shall be provided substantially as shown on the GDP, using drought tolerant, non-invasive, indigenous species. 5. If an entry sign is provided in the location shown on the GDP, the sign shall be monument style and in accordance with the sign regulations as found in the Prince William County Zoning Ordinance and shall not exceed six (6') in height and shall not exceed a total area of sixty-four (64) square feet per sign face. Any lighting for the sign shall be low intensity and shall be shielded so that it does not shine upward beyond the height of the entry sign. Such sign shall require sign permit approval. A landscape plan for the monument sign shall be provided at final subdivision plan and landscaping shall include a mix of perennials, shrubs, ornamental grasses and/or annuals. ENVIRONMENTAL 6. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $75.00 per acre for water quality monitoring, drainage improvements and/or stream restoration projects. Said contribution shall be made prior to and as a condition of final subdivision plan approval with the amount to be based on the acreage reflected on the subdivision plan. 7. Stormwater Management and/or Best Management Practices shall be provided on-site in accordance with the DCSM. The on-site facilities shall be provided in the location(s) shown on the GDP, subject to minor changes as may be approved by Prince William County (the "County") in connection with subdivision plan review and in accordance with the DCSM. Page C-2

33 Attachment C Proposed REZ Proffers Dated April 17, 2013 PROFFER STATEMENT Applicant: Neighborhoods V, LLC Date: April 17, The Applicant shall limit clearing and grading to within those areas depicted on the GDP, subject to minor revisions in accordance with final engineering considerations at the time of plan review and approval. No clearing or improvements shall be made outside of the limits of clearing and grading without County approval, with the exception of: (a) the removal of noxious vegetation, such as poison ivy, poison oak, etc., as well as dead, dying or hazardous trees and (b) implementation of the revegetation plan as shown on Sheet 2A of the GDP. 9. The Open Space identified as Parcel A on the GDP shall remain undisturbed with the exception of: (a) the removal of noxious vegetation, such as poison ivy, poison oak, etc., as well as dead, dying or hazardous trees and (b) the implementation of the revegetation plan as shown on Sheet 2A of the GDP. 10. The Applicant shall, as a condition of bond release approval, remove and dispose of the debris, trash and asphalt (collectively "the debris") located within the reforestation area shown on Sheet 2A of the GDP entitled the "Revegetation Plan". Disposal of the debris shall be in accordance with applicable state, local and Federal regulations. The Applicant shall replant/restore said reforestation area with indigenous, non-invasive and drought resistant species and in general conformance with the Revegetation Plan. Said reforestation may be subject to modifications at final engineering and subdivision plan or as may be necessary to obtain permit approvals should permits be required from the Army Corp of Engineers and/or the Department of Environmental Quality. 11. The Applicant shall provide a low impact development feature located adjacent to lot 25 as generally shown on the GDP. Final location of said low impact development feature will be determined at final site plan and the Applicant may utilize one or more of the techniques identified in the DCSM Section 700, Appendix B. 12. In accordance with the DCSM, the Applicant shall provide, for review, a tree preservation plan with the first submission of the final subdivision plan. The limits of clearing, as shown on the GDP, may be modified based upon the approved tree preservation plan. FIRE & RESCUE 13. As a condition of building permit issuance for each single-family, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ per each single-family unit constructed on the Property to be used for fire and rescue purposes. Page C-3

34 Attachment C Proposed REZ Proffers Dated April 17, 2013 PROFFER STATEMENT Applicant: Neighborhoods V, LLC Date: April 17, 2013 HOUSING 14. As a condition of building permit issuance for each single-family unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ per each single-family unit constructed on the Property. Said contribution is to be utilized by the County's Housing Trust Fund. HOMEOWNERS ASSOCIATION 15. The Applicant shall create a homeowners association ( HOA ) which shall be responsible for the maintenance of any common open space. LIBRARIES 16. As a condition of building permit issuance for each single-family unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ per single-family unit constructed on the Property to be used for library purposes. PARKS AND RECREATION 17. As a condition of building permit issuance for each single-family unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $3, per single-family unit constructed on the Property to be used for parks and recreation purposes. SCHOOLS 18. As a condition of building permit issuance for each single-family unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $14, per single-family unit constructed on the Property to be used for school purposes. Page C-4

35 Attachment C Proposed REZ Proffers Dated April 17, 2013 PROFFER STATEMENT Applicant: Neighborhoods V, LLC Date: April 17, 2013 TRANSPORTATION 19. The Applicant shall make a monetary contribution to the Prince William Board of County Supervisors on a per unit basis in the amount of $17,962 per single-family unit constructed on the Property to be used for transportation improvements. Said contribution shall be paid prior to, and as a condition of, final subdivision plan approval for the Property based on the number of units reflected on the subdivision plan. The proffered monetary contributions shall be applied to capital improvement projects in the area that are identified in the CIP, 6-year road plan or any other capital improvement projects. 20. Access to the Lots 1-19 and 24 shall be provided from Signal Hill Road and Ellis Road as generally shown on the GDP, the final location and design of which shall be shown on the final subdivision plan. Lots shall be accessed via shared driveway connections from Signal Hill Road. Lots 22 and 23 will continue to be access from the existing driveways on Signal Hill Road, however, when Lots 22 and 23 are redeveloped in the future, said lots shall be accessed from Ellis Road. 21. As a condition of subdivision plan approval, the Applicant shall dedicate to the Prince William Board of County Supervisors, at no cost to the County, additional right of way as shown on the GDP on the Property's Signal Hill Road and Ellis Road frontage, except for lots 22 and 23, as shown on the GDP. 22. With respect to the Lots 22 and 23, where the existing homes are located, the Applicant shall reserve right of way on Signal Hill Road and Ellis Drive until such time as the lots are redeveloped. When Lots 22 and 23 are redeveloped the reserved right of way will be dedicated to Prince William Board of County Supervisors, at no cost to the County. Page C-5

36 Attachment C Proposed REZ Proffers Dated April 17, 2013 PROFFER STATEMENT Applicant: Neighborhoods V, LLC Date: April 17, As a condition of final subdivision plan approval, the Applicant shall request, in accordance with County and or VDOT standards, permission to construct up to two (2) speed tables on Signal Hill Road and up to two (2) speed tables on Ellis Road. In the event the speed tables are not approved the Applicant shall request, in accordance with County and or VDOT standards, permission to install a four-way stop sign located at the site entrance and Signal Hill Road. In the event the four-way stop sign is not approved, the Applicant shall be relieved of this proffer to provide either the speed tables or stop sign as described above. The Applicant shall receive a credit against the transportation level of service contribution identified above for the value of the design and construction costs of the speed tables or stop sign. The Applicant shall provide evidence of these amounts to the County's Department of Transportation to evidence the value of such credit. 24. Subject to County and VDOT approval, the Applicant shall provide a four (4') foot wide gravel shoulder along the Property's Signal Hill Road Frontage within the dedicated right of way and, to the extent possible, within the existing right of way along the frontage of Lots 22 and 23 and GPIN Final design of said gravel shoulder shall be determined at final subdivision plan. 25. If requested by the County, the Applicant shall provide "No Parking" signs on Signal Hill Road and Ellis Road. The location(s) of said signs shall be determined at final subdivision plan and shall be subject to County and VDOT approval. WATER AND SEWER 26. The Property will be served by septic fields and wells. The final location of the septic fields and wells will be determined upon completion of field testing and will be subject to approval by the Prince William County Health Department. The Applicant reserves the right to adjust lot lines to accommodate the septic field and well locations, provided there is no increase in the number of lots and no decrease in open space. Any existing septic fields and wells will be abandoned in accordance with County and State requirements. Page C-6

37 Attachment C Proposed REZ Proffers Dated April 17, 2013 PROFFER STATEMENT Applicant: Neighborhoods V, LLC Date: April 17, 2013 MISCELLANEOUS 27. The per unit monetary contributions shall not be required for the existing two singlefamily detached homes located on proposed Lots 22 and 23 on the GDP, regardless of whether the homes remain or are redeveloped in the future. 28. In the event the monetary contributions set forth in the Proffer Statement are paid to the Prince William Board of County Supervisors within 18 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 18 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ( CPI-U ) published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 18 months after the approval of this rezoning to the most recently available CPI-U to the date the contributions are paid, subject to a cap of 6% per year, non-compounded. [Signatures to follow on next page(s)] Page C-7

38 Attachment C Proposed REZ Proffers Dated April 17, 2013 PROFFER STATEMENT Applicant: Neighborhoods V, LLC Date: April 17, 2013 SIGNATURE PAGE ESTATE OF AILEEN JONES LANDES By: Ellen Diane Burke, Co-Executor [Signatures to follow on next page.] Page C-8

39 Attachment C Proposed REZ Proffers Dated April 17, 2013 PROFFER STATEMENT Applicant: Neighborhoods V, LLC Date: April 17, 2013 SIGNATURE PAGE ESTATE OF AILEEN JONES LANDES By: Sherwood Vance, Co-Executor Page C-9

40 Attachment D GDP Layout Plan Page D-1

41 Attachment D GDP Layout Plan Page D-2

42 Attachment E ECA Plan Map Page E-1