STAFF REPORT. Rezoning #PLN , Knightsbridge (Woodbridge Magisterial District)

Transcription

1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) FAX (703) OFFICE Internet Christopher M. Price, AICP Director of Planning June 6, 2014 I. Background is as follows: STAFF REPORT Rezoning #PLN , Knightsbridge (Woodbridge Magisterial District) Planning Commission Public Hearing Date: June 18, 2014 Staff Recommendation: Approval A. Request - This is a request to rezone +/-2.07 acres from A-1, Agricultural to R-16, Suburban Residential. The site will contain up to 30 age-restricted multi-family dwellings in a mid-rise building at a gross density of up to +/ dwelling units per acre. Uses Existing Zoning A-1 Proposed Zoning R-16 Residential Up to 1 detached dwelling Up to 30 age-restricted multifamily dwellings Setbacks Buffers Front = 35 ft. Side = 15 ft. Rear = 25 ft. Type C along boundary with GPIN , where a Service Authority water tank is located Front = 35 ft. reqd. & provd. Side = 20 ft. reqd. & 70 ft. provd. Rear = 25 ft. reqd., & provd. Width = 150 ft. reqd. & 235 ft. provd. Type C along boundary with GPIN , where a Service Authority water tank is located B. Site Location - The +/ acre site is located on the south east side of Horner Rd at its southern terminus (see maps in Attachment A). The site is identified on County maps as GPIN An Equal Opportunity Employer

2 REZ # PLN , Knightsbridge June 6, 2014 Page 2 C. Comprehensive Plan - The site is designated SRH, Suburban Residential High and is part of the Potomac Communities Revitalization Plan. D. Zoning - The site is zoned A-1, Agricultural. E. Surrounding Land Uses - The subject site adjoins Horner Road to the northwest, the Prince William Parkway to the south and a Prince William County service authority water tank and vacant land to the northeast. The land across Horner Road contains single-family detached dwelling units but is planned to contain multi-family dwelling units and the land across Prince William Parkway is vacant but planned and zoned to contain multi-family dwelling units. This area to the south is being developed currently. II. Current Situation is as follows: A. Planning Office Recommendation - The Planning Office recommends approval of Rezoning #PLN , Knightsbridge, subject to the proffers dated June 5, 2014, for the following reasons. The requested zoning district, R-16, implements the proposed land use designation, SRH. The proposed development is compatible with existing and planned higher density residential in this area. B. Planning Commission Public Hearing - A public hearing before the Planning Commission has been advertised for June 18, III. Issues in order of importance are as follows: A. Comprehensive Plan 1. Long-Range Land Use - Are the proposed uses consistent with those uses intended by the SRH designation? 2. Level of Service (LOS) - How does the proposal address the Policy Guide for Monetary Contributions? 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?

3 REZ # PLN , Knightsbridge June 6, 2014 Page 3 IV. Alternatives beginning with the staff recommendation are as follows: A. Recommend approval of, subject to the proffers dated June 5, 2014, found in Attachment C. 1. Comprehensive Plan a) Long-Range Land Use - The site is classified SRH. This proposal will allow for the development of higher density residential uses consistent with the SRH land use designation. The Potomac Communities Revitalization Plan does not have specific guidance for this site or this area because it is not part of a designated study area. b) Level of Service - The level of service impacts related to the request would be mitigated by the proffered monetary contributions as follows. LOS per new unit or acreage Proffered Recommended Housing ($1,000 x 30 dwelling units) $30, $30, Libraries ($418 x 30 dwelling units) $12, $12, Parks and Open Space ($2,679 x 30 dwelling $80, $80, units) Transportation ($10,887 x 30 dwelling units) $326, $326, Water Quality $75 per acre x 2.07 acres Fire and Rescue ($509 x 30 dwelling units) $ $ $15, $15, Schools* $0 $0 Total $464, $464, *Because the proposal is age-restricted, no impact has been identified on the school system as a result of this request. 2. Community Input - Notice of the rezoning request has been transmitted to property owners within 200 feet of the site. No inquiries have been received regarding this request. 3. Other Jurisdictional Comments - The project area is outside the required notification area of nearby jurisdictions.

4 REZ # PLN , Knightsbridge June 6, 2014 Page 4 4. Legal Uses of the Property - The rezoning site could be developed with uses permitted in the R-16 zoning district as proffered. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s office. 5. Timing - The Planning Commission has until September 16, 2014, 90 days from the first public hearing date, to take action on this proposal. A recommendation of approval of the rezoning would meet the 90-day requirement. B. Recommend denial of. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use - If the rezoning application is denied, the land use designation of the site would remain SRH. The zoning would remain A-1, which is inconsistent with the SRH designation. b) Level of Service (LOS) - Denial would not have any impact on the existing level of service 2. Community Input - Notice of the rezoning request has been transmitted to property owners within 200 feet of the site. No inquiries have been received regarding this request. 3. Other Jurisdictional Comments - The project area is outside the required notification area of nearby jurisdictions. 4. Legal Uses of the Property - Those uses allowed in the A-1 zoning district would be permitted. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s office. 5. Timing - The Planning Commission has until September 16, 2014, 90 days from the first public hearing date, to take action on this proposal. A recommendation of denial of the rezoning would meet the 90-day requirement. V. Recommendation is that the Planning Commission concurs with Alternative A and recommends approval of Rezoning #PLN , Knightsbridge, subject to the proffers dated June 5, Staff: Fran Burnszynski, AICP, X6962 Attachments A. Area Maps B. Staff Analysis C. Proffer Statement D. GDP E. Building Elevations F. Historical Commission Resolution G. Environmental Constraints Analysis

5 Attachment A Maps VICINITY MAP Page A-1

6 Attachment A Maps AERIAL MAP Page A-2

7 Attachment A Maps EXISTING ZONING MAP Page A-3

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

9 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 +/ acres from A-1 to R-16 zoning district. 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 site is designated SRH. The proposed zoning district, R-16, implements the SRH planning designation. The proposal is compatible with nearby planned and zoned uses. The proposed residential density of dwelling units per acre is within the recommended range of dwelling units per acre in the SRH. Community Design Yes The applicant has proffered to develop the site in substantial conformance with the GDP. The applicant has proffered to building elevations which incorporate quality materials and architectural elements. Details about landscaping are provided. Cultural Resources Yes The subject site contains no known cultural resources. Environment Yes The site is mostly wooded and gently sloping with steeper slopes adjacent to the Prince William Parkway. There is no RPA or other streams on-site. The limits of clearing will maintain tree save on the northeastern boundary of the site. The use of low impact development techniques has been proffered to the extent possible. Fire and Rescue Yes The applicant has proffered a monetary contribution to mitigate LOS impacts on Fire and Rescue according to the policy guidelines. The site is within the recommended response times, but the nearest station is over capacity. Housing Yes A monetary contribution of $1,000 per dwelling is proffered to help address the need for affordable housing in the County. A proffer of $1,000 per dwelling or the provision of workforce housing was recommended. Library Yes The applicant has proffered a monetary contribution to mitigate LOS impacts on Libraries according to the policy guidelines. Parks, Open Spaces and Trails Yes The applicant has proffered a monetary contribution to mitigate LOS impacts on Parks, Open Space and Trails according to the policy guidelines. Page B-1

10 Attachment B - Staff Analysis Police Yes No significant impact to police services is anticipated. Potable Water Yes As proffered, the applicant shall construct all on-site and off-site public water facilities. Sanitary Sewer Yes As proffered, the applicant shall construct all on-site and off-site public sewer facilities. Transportation Yes The applicant has proffered a monetary contribution to mitigate LOS impacts on Transportation according to the policy guidelines. Additionally, the applicant has proffered to improve the cul-de-sac at the southern terminus of Horner Road. Page B-2

11 Attachment B - Staff Analysis Part II. Comprehensive Plan Consistency Analysis The following table summarizes the area characteristics (see maps in Attachment A): Direction Land Use Long Range Future Land Use Map Designation Zoning Northwest Across Horner Road single family attached dwelling units SRH A-1 Northeast Water tank and vacant land SRH A-1 South Across Prince William Parkway Vacant land planned and zoned for residential development (Kennsington Place) SRH & URH A-1 & R-30 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 high-quality 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. This site is located within the development area of the County, is classified SRH and is part of the Potomac Communities Revitalization Plan albeit outside any of the study areas. The following table summarizes the uses and densities intended within the SRH designation: Page B-3

12 Attachment B - Staff Analysis Long-Range Land Use Plan Classification Suburban Residential High (SRH) Land Uses Intended The purpose of the Suburban Residential High classification is to provide for areas of a variety of housing opportunities at the highest suburban density. The preferred housing type in this classification is multifamily (apartments and condominiums). The density range in SRH projects is dwellings per acre, less the ER-, Environmental Resource-designated portion of a property. The site is located on the south east side of Horner Rd at its southern terminus and is zoned A-1, Agricultural. This request would rezone +/-2.07 acres to R-16, Suburban Residential District. The site will contain up to 30 age-restricted multi-family dwelling units in a mid-rise building at a density of dwelling units per gross acre. The site does not currently contain any development. Proposal s Strengths Zoning Consistency The requested zoning district, R-16, is consistent with the SRH land use designation. Compatibility The proposed development will be compatible with the higher density residential planning and zoning in the surrounding area. Density The proposed density, dwelling units per acre, is within the recommended density range of dwelling units per acre. 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. Community Design Plan Analysis An attractive, well-designed County will attract quality development, instill civic pride, improve the visual character of the community and create a strong, positive image of Prince William County. The Community Design Plan sets out policies and action strategies that further the County s goals of providing quality development and a quality living environment for residents, businesses and visitors, and creating livable and attractive communities. The plan includes recommendations relating to building design, site layout, circulation, signage, access to transit, landscaping and streetscaping, community open spaces, natural and cultural amenities, stormwater management, and the preservation of environmental features. Page B-4

13 Attachment B - Staff Analysis The applicant has provided a Generalized Development Plan and has proffered to develop the site in substantial conformance with the layout. The proposal includes a 50-foot wide Type C buffer along the northeastern boundary adjoining the Service Authority parcel which contains a water storage tank. Proposal s Strengths Site Layout As proffered, the site shall be laid out in substantial conformance with the layout shown on the GDP. Building Elevations The applicant has proffered to construct the mid-rise building in substantial conformance with the building elevations attached. The building facades facing Prince William Parkway and Horner Road will contain a minimum of 50 % brick or stone. Landscaping and Tree Save The applicant has proffered to provide a Type C buffer along the northeastern boundary of the site. Within the buffer, the applicant has indicated that a minimum 30-foot wide tree preservation area will be maintained and will be supplemented to meet the Type C buffer standard. The landscaping areas along Prince William Parkway and Horner Road will be enhanced with an increased width from 10 feet to 15 feet and an increased number of plant units from 80 to 140 per 100 linear feet. 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 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. Page B-5

14 Attachment B - Staff Analysis The property does not appear on the High Sensitivity Areas - Historic Sites Map or other cultural resource inventories. No further study has been requested. Proposal s Strengths Cultural Resources The site contains no known cultural resources. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Environment Plan Analysis Prince William County has a diverse natural environment, extending from sea level to mountain crest. Sound environmental protection strategies will allow the natural environment to co-exist with a vibrant, growing economy. The Environment Plan sets out policies and action strategies that further the County s goal of preserving, protecting and enhancing significant environmental resources and features. The plan includes recommendations relating to the incorporation of environmentally sensitive development techniques, improvement of air quality, identification of problematic soil issues, preservation of native vegetation, enhancement of surface and groundwater quality, limitations on impervious surfaces, and the protection of significant viewsheds. The applicant submitted an environmental constraint analysis. The site contains no Resource Protection Area (RPA) or floodplain. The site contains steeper slopes along the Prince William Parkway right-of-way. The majority of the site is wooded with mature deciduous trees. The site is located in Subwatershed #910 which drains into the Marumsco Creek watershed. Proposal s Strengths Water Quality The applicant has proffered to make a monetary contribution in the sum of $75.00 per acre to the Board of County Supervisors for the purpose of monitoring water quality, stream restoration projects, and/or drainage improvements. Tree Save Area The applicant has depicted tightened limits of clearing and grading along the northeastern boundary which will save existing tree cover on the site. Low Impact Development (LID) Techniques The applicant has proffered to work with Environmental Services staff to use LID techniques to the extent possible. Page B-6

15 Attachment B - Staff Analysis Proposal s Weaknesses None identified. 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 site is closest to the OWL-Botts Fire and Rescue Station (#2). It is estimated that there are approximately 3,231 responses per tactical unit at this station, which is over the recommended standard of 2,000 responses per unit. It is estimated that the response time for the site would be within the recommended 4.0-minute response time for fire suppression and basic life support and within the recommended 8.0-minute response time for advanced life support. Proposal s Strengths Level of Service The applicant has proffered a monetary contribution consistent with the policy guidelines. Response Times The site is within the recommended 4.0-minute response time for fire suppression and basic life support and within the 8.0 minute response time for advanced life support. Proposal s Weaknesses Station Workload The responses per tactical unit from the closest station are over the recommended standard. On balance, this application is found to be consistent with the relevant components of the Fire and Rescue Plan. Page B-7

16 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 REZ applicants. A monetary contribution of $30,000 ($1,000 per dwelling x 30 units) is recommended toward the Housing Preservation and Development Fund. Proposal s Strengths Level of Service The applicant has proffered to provide $1,000 per unit for the Housing Preservation and Development Fund to address the need for affordable housing in the County. This is consistent with the recommended contribution amount. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Housing Plan. Library Plan Analysis Access to a variety of information is a valuable service provided by the County. The Library Plan sets out policies and action strategies that further the County s goal of providing adequate library facilities and information resources to our residents. The plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility. The nearest library to the proposed project area is Potomac Community Library located at 2201 Opitz Boulevard, Woodbridge Virginia. It is estimated that the proposed development will generate a need for additional library space and volumes of books and periodicals. The resultant capital cost expenditure needed to meet LOS for libraries currently is approximately $12,540 ($418 per attached dwelling x 30 multi-family dwelling units). The applicant has proffered $12,540 which is consistent with the policy guidelines. Page B-8

17 Attachment B - Staff Analysis Proposal s Strengths Level of Service The applicant has proffered a monetary contribution 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. The proposed residential development is near the following area parks and trails: Type Neighborhood Community Regional Linear/Resource Trails None Name Lancaster Park and Hylbrook Park Veterans Memorial Park Andrew Leitch Park Washington Rochambeau Heritage Corridor and East Side Recreational Corridor Development of the site as proposed will generate a need for an additional 0.16 acres of parks accessible to the general public (70 acres/1,000 population), including 0.03 acres of county parkland (15 acres/1,000 population). Page B-9

18 Attachment B - Staff Analysis Proposal s Strengths Level of Service The applicant has proffered to provide a monetary contribution for the proposed development in accordance with the policy guidelines. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Parks, 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 plan 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 plan 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 plan also encourages effective and reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center. Proposal s Strengths Safety and Security Measures The Police Department has recommended the safety and security measures that should be incorporated into the design of the site. No significant impact to police services is anticipated. Point of Contact The applicant has proffered to provide point of contact information with the Police Department to help improve communications during the construction process. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Police Plan. Page B-10

19 Attachment B - Staff Analysis 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. Public water is available to the subject site but requires the construction of off-site facilities. The property is within the Prince William County Service Authority service area for water. Public water is available along Horner Road and to the southwest of the subject parcel. Off-site easements may be required. Additional water main construction may be required in order to provide required fire protection hydrant coverage and fire flows. Proposal s Strengths Water Connection The applicant is required to comply with Zoning Ordinance Section , which mandates connection of the site to public water service. The proffers require the applicant to plan, design and construct all on-site and off-site water utility improvements necessary to develop the subject use. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan. 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. Page B-11

20 Attachment B - Staff Analysis Public sewer is available to the subject site but requires the construction of off-site facilities. The property is within the Prince William County Service Authority service area for sewer service. Public sewer is available on Horner Road and on Gardenview Loop in the Summerhouse Condominium Association. These locations feature gravity sewers where the applicant will need to tie-in. Some manhole rehabilitation may be needed to make these tie-ins. Off-site easements will be required. Proposal s Strengths Sewer Connection The applicant is required to comply with Zoning Ordinance Section , which mandates connection of the site to public sewer service. The proffers require the applicant to plan, design and construct all on-site and off-site sewer utility improvements necessary to develop the subject use. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Sanitary Sewer Plan. Transportation Plan Analysis By providing a multi-modal approach to traffic circulation Prince William County promotes the safe and efficient movement of goods and people throughout the County and surrounding jurisdictions. The Transportation Plan sets out policies and action strategies that further the County s goal of 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. The subject site has frontage on Horner Road and Prince William Parkway but will only take access on Horner Road. Utilizing the average trips rates for a high rise (three or more floors) condominium unit type from the Trip Generation Manual 9 th Edition (Code 232), the proposed 30 units would generate 10 AM peak hour, 12 PM peak hour and 126 weekday vehicles per day would be generated by the proposed use. Therefore, a traffic impact analysis (TIA) was not required for the use per the Design and Construction Standards Manual (DCSM). Page B-12

21 Attachment B - Staff Analysis Horner Road (VA Route 821) Is an existing paved rural road approximately feet wide along the property frontage. Horner Road terminates with a cul-de-sac approximately 200 west of the proposed site entrance. There are no pedestrian trails/sidewalks along the site frontage or in the vicinity. The nearest sidewalk facility is at Summerland Drive approximately 1,600 feet to the east. Based on the latest available (2012) VDOT traffic counts, the segment of Horner Road between Betts Avenue (.43 mile to the east) and the cul-de-sac in the vicinity of the site carries 2,800 weekday daily vehicle trips. This volume is believed to be significantly lower (less than 50 weekday daily vehicle trips) in the vicinity of the site near the cul-de-sac. This segment of Horner Road is not included for improvement in the Transportation element of the Comprehensive Plan. Proposal s Strengths Level of Service The applicant has proffered a monetary contribution in accordance with the policy guidelines. Horner Road The applicant has proffered to provide frontage improvements along Horner Road. The sidewalk will run north of the site access on Horner Road to the eastern boundary in the direction of Summerland Drive. The applicant has also proffered to construct curb and gutter around the cul-de-sac at the southern terminus of Horner Road. Pedestrian Connections The applicant has shown and proffered to a provide sidewalk along the southwest side of the building and also has proffered to connect this sidewalk to the sidewalk to be constructed along the frontage of Horner Road. 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: None identified. Page B-13

22 Minimum Design Criteria Attachment B - Staff Analysis Staff and other agencies that have reviewed the proposal noted the following minimum design criteria. The development proposal will be reviewed for compliance with all minimum standards at the time that the applicant submits detailed site development information prior to the issuance of construction permits. The listing of these issues is provided to ensure that these concerns are a part of the development record. Such issues are more appropriately addressed during the site plan review. Landscaping Landscaping/buffering/screening/tree canopy coverage shall meet minimum requirements of the DCSM as well as the proposed GDP and proffers. Agency Comments The following agencies have reviewed the proposal and their comments have been summarized in relevant Comprehensive Plan chapters of this report. Individual comments are in the case file in the Office of Planning: Planning Office, Case Manager Historical Commission Library County Archaeology Housing Police Department Service Authority VDOT Zoning Department of Transportation Department of Parks and Recreation Public Works, Watershed Management Page B-14

23 Attachment C Proffers dated January 24, 2014 and revised through June 5, 2014 PROFFER STATEMENT RE: Case Number: PLN Case Name: KNIGHTSBRIDGE CONDOMINIUMS Record Owners: FAITH MINISTRIES CHURCH, INC. Property: G.P.I.Ns.: Acreage: 2.07 Acres, Woodbridge Magisterial District Current Zoning: A-1 Proposed Zoning: R-16 Date: JANUARY 24, REVISED: MARCH 7, 2014, June 5, 2014 The undersigned hereby proffers that the use and development of the subject Property shall be in general 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 Generalized Development Plan (the GDP ) shall be the plan prepared by Ervin Engineering, entitled Knightsbridge dated December 16, 2013 and revised through stamp date May 9, USES AND DEVELOPMENT 1. Uses: R-16 Zoning District: approximately 2.07 acres of land, as identified on the GDP, shall be developed with no more than thirty (30) multi-family units for-sale units. The site shall be developed according to the mid-rise residential building standards set Forth in Sec (6H) of the Zoning Ordinance. 2. Development of the Property shall be in substantial conformance with the GDP, However, the internal road alignment, building, parking and stormwater management Improvements and road improvements may undergo minor alterations in accordance With final alterations in accordance with final engineering considerations at the time of site plan review. Page C-1

24 Attachment C Proffers dated January 24, 2014 and revised through June 5, 2014 PROFFER STATEMENT Case Number: PLN , Case Name: KNIGHTSBRIDGE CONDOMINIUMS Record Owners: FAITH MINISTRIES CHURCH, INC. Date: MARCH 7, 2014 REVISED JUNE 5, 2014 COMMUNITY DESIGN 3-a. The site landscaping and landscape buffers shall be provided using drought tolerant, indigenous species where supplemental planting area is required, subject to final engineering considerations at the time of site plan review and subject to minimal, necessary utility crossings and fencing. A mix of evergreen and deciduous trees shall be utilized to provide some screening effect year round. Where existing vegetation is undisturbed within said landscaping and landscape buffers, said existing vegetation shall be credited against the plant unit requirements identified in the Design and Construction Standards Manual ( DCSM ) and where the existing vegetation is sufficient may satisfy said requirements. b. The Applicant proffers to relocate the overhead utility lines underground, providing the electric transmission lines do not exceed the high voltage requirement. He utility easements shall be modified from the existing easements serving the overhead lines, to a uniform easement crossing the frontage to serve the new underground locations of the utilities. c. The landscape strip along Prince William Parkway and Horner Road shall not be located within the GTE easement and will be as wide as is practical, with a 15 foot average width as a minimum. If a 20 foot width is possible at site plan stage, then that will be provided. The minimum number of plant units proffered for this landscape strip is 140 units per 100 LF of landscaping. Page C-2

25 Attachment C Proffers dated January 24, 2014 and revised through June 5, 2014 PROFFER STATEMENT Case Number: PLN , Case Name: KNIGHTSBRIDGE CONDOMINIUMS Record Owners: FAITH MINISTRIES CHURCH, INC. Date: MARCH 7, 2014 REVISED JUNE 5, 2014 COMMUNITY DESIGN (CONTINUED) d. Tree preservation will be provided in the required 50 foot buffer along the north property line. Minimal incursion into the 50 foot buffer will occur to allow grading for the 20 foot wide emergency access around the building. Any such incursion will not exceed 20 feet, thereby insuring a minimum of 30 feet of undisturbed trees. The area of incursion shall be replanted and landscape such that the entire 50 foot buffer will contain an equivalent of 320 plant units per 100 feet and will be replanted with similar forest trees as presently exist. 4. A monument style subdivision sign identifying the project shall be permitted in a location along Horner Road. The design and materials used for this sign shall be compatible with that used for the buildings constructed on the site and shall be in accordance with the sign regulations as found in the Prince William County Zoning Ordinance. Such signage shall require sign permit approval. If the sign is lit, it shall be down lit or internally lit and the base of the sign shall be landscaped with a minimum of 4 evergreen shrubs at the base of each face measuring no taller than 24 inches. 5. The Architecture of the building will be in substantial conformance with Sheets A-1-1 And A-1-2 entitled knightsbridge drawn by Mod-U-Kraf Homes, LLC and dated January 3, Architectural treatments, dormers, shutters, and pediments shall be In earth-tone colors. Additional minor changes to the architecture and materials may be made, provided that any such changes be approved by the Planning Office prior to issuance of building permit release letter. Such approval shall be based on a determination that the changes result in a building unit that is of equal or better quality than those shown of the elevations. The Applicant shall submit building elevations no less than two weeks prior to requesting a building permit release letter to ensure compatibility by the Planning Office. 6. Any building elevation fronting directly onto Horner Road or Prince William Parkway Shall contain a minimum of 50% brick (or stone) on that portion of the multifamily Building façade that excludes doors, windows or areas above the eave. Page C-3

26 Attachment C Proffers dated January 24, 2014 and revised through June 5, 2014 PROFFER STATEMENT Case Number: PLN , Case Name: KNIGHTSBRIDGE CONDOMINIUMS Record Owners: FAITH MINISTRIES CHURCH, INC. Date: MARCH 7, 2014 REVISED JUNE 5, 2014 COMMUNITY DESIGN (CONTINUED) 7. Passive recreation area shall be provided for the residents as generally shown on the GDP. Such area will provide at least one gazebo and one or more of the following, Bench, fountain, and/or picnic table. ENVIRONMENTAL 8-a. 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 site plan approval with the amount to be based on the acreage reflected on the site plan. b. The Applicant shall provide BMP/LID techniques as feasible at site plan as determined by Prince William County Environment Services. 9. Stormwater Management (SWM) and/or Best Management Practices (BMP) shall be provided in an underground facility, unless provided off-site or modified at time of site plan or waived. Page C-4

27 Attachment C Proffers dated January 24, 2014 and revised through June 5, 2014 PROFFER STATEMENT Case Number: Pln , Case Name: KNIGHTSBRIDGE CONDOMINIUMS Record Owners: FAITH MINISTRIES CHURCH, INC. DATE: MARCH 7, 2014 REVISED JUNE5, 2014 FIRE AND RESCUE 10. As a condition of building permit issuance for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ per multifamily unit constructed on the Property. Said contribution to be used for fire and rescue purposes. HOMEOWNERS ASSOCIATION 11. The Applicant shall create a condominium owners association ( COA ), which shall be subject to an agreement that allocates responsibility and costs for the maintenance of roadways, parking, sidewalks, any common open space, buffers, entrance feature signs, and other common area amenities. 12. The Applicant shall incorporate into the COA documents a provision which shall require plowing of snow on emergency vehicle access area, in addition to all drive aisles and parking. 13. The Applicant shall incorporate into the COA documents and budget, reserve funding budget items supported by a reserve study for the long term viability of all HOA and COA maintained infrastructure. The COA documents and budget shall be provided to each purchaser in the project. HOUSING 14. As a condition of building permit issuance for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $1, per unit constructed on the Property. Said contribution shall be utilized in County s Housing Preservation and Development Fund. Page C-5

28 Attachment C Proffers dated January 24, 2014 and revised through June 5, 2014 PROFFER STATEMENT Case Number: PLN , Case Name: KNIGHTSBRIDGE CONDOMINIUMS Record Owners: FAITH MINISTRIES CHURCH, INC. Date: MARCH 7, 2014 REVISED JUNE5, 2014 AGE-RESTRICTED HOUSING 15. The Property shall be developed as an age-restricted adult community and shall be subject to the following conditions: A. In accordance with the Housing for Older Persons Act of 1995 and the Fair Housing Act, as amended, (collectively the Fair Housing Act ), the lots shall be occupied by at least one person 55 years of age or older and within such lots, the following conditions shall apply: i) All other residents must reside with a person who is 55 years of age or older, and be a spouse, a cohabitant, an occupant s child 18 years of age or older or provide primary physical or economic support to the person who is 55 years of age or older. ii) iii) Guests under the age of 55 years are permitted for periods of time not to exceed 90 days total for each such guest in any calendar year. If title to a lot shall become vested in any person under the age of 55 years by reason of descent, distribution, foreclosure or operation of law, the age restriction covenant shall not work a forfeiture or reversion of title, but, rather such person thus taking title shall not be permitted to reside on such lot until he has attained the age of 55 years or otherwise satisfies the requirements as set forth herein. Notwithstanding, a surviving spouse shall be allowed to continue to occupy a dwelling on a lot without regard to age in accordance with the Fair Housing Act regulations and requirements. B. The above described use restrictions may be amended from time to time in accordance with applicable local and state regulations governing age restricted housing and the Federal Fair Housing Act so long as the substantive intent as set forth herein is maintained. Page C-6

29 Attachment C Proffers dated January 24, 2014 and revised through June 5, 2014 PROFFER STATEMENT Case Number: PLN , Case Name: KNIGHTSBRIDGE CONDOMINIUMS Record Owners: FAITH MINISTRIES CHURCH, INC. Date: MARCH 7, 2014 REVISED JUNE 5, 2014 LIBRARIES 16. As a condition of building permit issuance for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $ per multifamily unit constructed on the Property. Said contribution to be used for library purposes. PARKS AND RECREATION 17. As a condition of building permit issuance for each unit, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $2, per multifamily unit constructed on the Property. Said contribution to be used for parks and recreation purposes. TRANSPORTATION 18. As a condition of site/subdivision plan approval, the Applicant shall make a monetary contribution to the Prince William Board of County Supervisors in the amount of $10, per multifamily unit constructed on the Property. Said contribution to be used for transportation improvements. 19. The Applicant agrees to construct curb and gutter around the cul de sac at the southern terminus of Horner Road and meet VDOT and Prince William County standards for curb and gutter. Should any other improvements to State Route 639 (Horner Road be required for the cul de sac over and above VDOT and Prince William County construction standards, any funds required for those improvements shall be credited against the Proffered monetary contribution identified in proffered condition #18. Such credit amount must be approved by the Prince William County Department of Transportation prior to site plan approval. 20. In addition, the Applicant shall dedicate right of way 28 feet from the Horner Road centerline and construction 19 feet from the road centerline to face of curb along the site frontage. Page C-7

30 Attachment C Proffers dated January 24, 2014 and revised through June 5, 2014 PROFFER STATEMENT Case Number: PLN , Case Name: KNIGHTSBRIDGE CONDOMINIUMS Record Owners: FAITH MINISTRIES CHURCH, INC. Date: MARCH 7, 2014 REVISED JUNE 5, The Applicant also agrees to provide a 5 foot wide sidewalk from the proposed Vehicular entrance to the eastern property boundary and from the sidewalk shown on the southwest side of the building to the proposed sidewalk along Horner Road. 22. Improvements to Horner Road, including site access shall be generally as shown On the GDP and shall be included on the first subdivision plan filed for the development of the Property. Said improvements shall include dedication of the right-of-way and sidewalk as shown on the GDP and other transportation improvements approved by County or VDOT. The applicant s obligation to provide improvements including sidewalk is subject to County and VDOT approval. WATER AND SEWER 23-a. The Property shall be served by public sanitary sewer and water, and the Applicant shall be responsible for the planning, designing and constructing of those on-site and off-site improvements required in order to provide such service for the demand generated by the development of the Property. b. No oils, fuels, antifreeze, solvents or other pollutants or flammable substances shall be discharged into the public sewer system. c. An appropriately sized and designed grease trap shall be installed on-site and properly maintained to prevent grease buildup in the force main or gravity sewer. d. Grinder pumps will be provided if required. Page C-8