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COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING (703) 792-7615 FAX (703) 792-4401 OFFICE Internet www.pwcgov.org

Christopher M. Price, AICP Director of Planning February 20, 2015

TO: Planning Commission FROM: Jennifer Warren Planning Office RE: Rezoning #PLN2014-00194, Devlins Grove

Brentsville Magisterial District

I. Background is as follows:

A. Request - This is a request to rezone +/- 1.1736 acres from A-1, Agricultural to R-4, Suburban Residential, to allow for the development of a maximum of four single-family detached dwelling units.

REZ Proposal: A-1 to R-4

Required/Allowed Provided/Proposed with Development

Rezoning Area N/A

±1.1736 acres

Density 1 dwelling unit No more than 4 dwelling units; 1 dwelling unit per lot - 4 lots

Setbacks Front = 30 feet Side = 10 feet Rear = 25 feet

Front = 30 feet Side = 10 feet Rear = 25 feet

Buffers None required None required

Minimum Lot Size 10,000 SF 10,000 SF to 14,000 SF (variable)

B. Site Location - The site is located at 9308 Devlins Grove Place, approx. 650 feet northwest of the intersection of Devlins Grove Place and Maple Branch Lane. The site is identified on County maps as GPIN 7495-69-3101 (see maps in Attachment A).

C. Comprehensive Plan - The site is designated SRL, Suburban Residential Low, in the Comprehensive Plan. The site is located in the Development Area of the County.

http://www.pwcgov.org/

REZ #PLN2014-00194, Devlins Grove February 20, 2015

D. Zoning –The site is zoned A-1, Agricultural, without proffers.

E. Surrounding Land Uses – To the north of the property there is low density residential development comprised of single-family detached dwellings. The Foxborough subdivision, which contains low to moderate density residential development, is located directly to the south and west of the property. On the east side of the property, there are primarily single-family detached dwellings, zoned A-1, as well as an undeveloped lot, zoned A-1. To the southeast of the property, there is a commercial day care (Little Rocketeers Child Care). The Linton Hall Fire Station is located further southeast from the property, near the intersection of Maple Branch Lane and Devlins Grove Place.

II. Current Situation is as follows:

A. Planning Office Recommendation - Staff recommends approval for the following reasons:

• The R-4 zoning district is intended to implement the Suburban Residential Low land use classification of the Comprehensive Plan.

• The proposed density is within the targeted density range for the SRL designation of 1-4 units per gross acre.

• The Comprehensive Plan’s Land Use Policy 15 aims to encourage infill development in undeveloped portions of established stable neighborhoods within the Development Area of the County. This rezoning proposal will provide infill development. The proposed development will be consistent with the surrounding housing types and density ranges within the area.

B. Planning Commission Public Hearing - A public hearing before the Planning Commission has been advertised for March 4, 2015.

III. Issues in order of importance are as follows:

A. Comprehensive Plan

1. Long-Range Land Use - Is the proposed use consistent with those uses intended by the SRL designation?

2. Level of Service (LOS) - How does the proposal address the Policy Guide for

Monetary Contributions in effect 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 Rezoning #PLN2014-00194, Devlins Grove, subject to the proffers dated February 18, 2015, found in Attachment C.

1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use - The site is classified SRL, and this proposal

will allow for the development of four single-family detached dwelling units on a total of 1.1736 acres, which is within the targeted SRL density range of 1 to 4 dwelling units per acre. This request to rezone to the R-4 zoning district is feasible, in that the R-4 zoning district is compatible with the SRL designation.

b) Level of Service (LOS) – The level of service monetary contributions

that are proffered with this proposal are consistent with the County’s 2006 Policy Guidelines for Monetary Contributions. The level of service impacts related to the request would be mitigated by the proffered monetary contributions as follows:

2. Community Input - The application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, the Planning Office has not received any input from surrounding property owners.

3. Other Jurisdictional Comments – The subject site is located outside the required notification area, therefore, no other jurisdictions reviewed the application.

LOS Category Proffered Amount Calculation (per acre or SFD unit) Total Water Quality $75 per acre $75 x 1.1736 acres= $88.02

*Proffered Amount= $100.00 $100

Fire and Rescue $749 per SFD unit $749 x 4 SFD $2,996 Libraries $610 per SFD unit $610 x 4 SFD $2,440

Housing $1,000 per SFD unit $1,000 x 4 SFD $4,000 Parks and Recreation

$3,972 per SFD unit $3,972 x 4 SFD $15,888

Schools $14,462 per SFD unit $14,462 x 4 SFD $57,848 Total $83,272


4. Legal Uses of the Property – If the rezoning is approved, the site could be developed per the R-4 zoning district standards for a maximum of four single-family detached dwelling units and the development of the site would be 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 June 2, 2015, 90 days from the first public hearing date, to take action on this proposal. Approval of the rezoning would meet the 90-day requirement.

B. Recommend denial of Rezoning #PLN2014-00194, Devlins Grove.

1. Comprehensive Plan

a) Long-Range Land Use - If the application is denied, the land use designation of the site would remain SRL and the zoning district would remain A-1, which is inconsistent with the SRL designation.

b) Level of Service - Denial would not have any impact on the existing level of service.

2. Community Input - The application has been transmitted to adjacent property owners within 200 feet. As of the date of this report, the Planning Office has not received any input from surrounding property owners.

3. Other Jurisdictional Comments – The subject site is located outside the required notification area, therefore, no other jurisdictions reviewed the application.

4. Legal Uses of the Property – If the rezoning is denied, the site could be developed with any of the by-right uses permitted in the A-1 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 June 2, 2015, 90 days from the first public hearing date, to take action on this proposal. Denial of the rezoning would meet the 90-day requirement.

REZ #PLN2014-00194, Devlins Grove February 20, 2015 V. Recommendation is that the Planning Commission accepts Alternative A and recommends

approval of the rezoning.

Staff: Jennifer Warren, X5952 Attachments

A. Area Maps B. Staff Analysis C. Proffer Statement D. Generalized Development Plan E. Environmental Constraints Analysis F. Historical Commission Resolutions

Attachment A – Maps VICINITY MAP

REZ #PLN2014-00194, Devlins Grove Page A-1

Attachment A – Maps AERIAL MAP


Devlin Grove REZ #PLN2014-00194

Attachment A – Maps EXISTING ZONING MAP


Attachment A – Maps LONG-RANGE LAND USE MAP


Attachment B - Staff Analysis

Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval 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.

Comprehensive Plan Sections Plan Consistency

Long-Range Land Use Yes Community Design Yes Cultural Resources Yes

Environment Yes Fire and Rescue Yes

Housing Yes Libraries Yes

Parks, Open Space and Trails Yes Police Yes

Potable Water Yes Sanitary Sewer Yes

Schools Yes Transportation Yes

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

North Single-family detached dwellings SRL A-1 & R-4 South Single-family detached dwellings (part of the

Foxborough subdivision) SRL A-1 & R-6

East Across Devlins Grove Place, there are single-family detached dwellings, and a vacant lot. To the southeast there is a commercial day care, and the Linton Hall Fire Station.

SRL A-1

West Single-family detached dwellings (also part of the Foxborough subdivision)

SRL R-4 & R-6

REZ #PLN2014-00194, Devlins Grove Page B-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 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 request is to rezone 1.1736 acres from A-1, Agricultural, to the R-4, Suburban Residential zoning district to allow for the development of no more than four single-family detached dwelling units. The site is located within the Development Area of the County and is designated as SRL, Suburban Residential Low, on the Long Range Land Use Map. The following table summarizes the uses, characteristics, and densities that are intended for the SRL land use designation:

Long-Range Land Use Plan Classification

Land Uses Intended

Suburban Residential Low (SRL)

The purpose of the Suburban Residential Low classification is to provide for housing opportunities at a low suburban density. The housing type in this classification is single-family detached, but up to 25 percent of the total land area may be single-family attached. The density range in SRL projects is 1-4 units per gross acre, less the ER designated portion of a property. Cluster housing and the use of the planned unit development concept may occur, provided that such clustering and planned district development furthers valuable environmental objectives as stated in EN-Policy 1 and EN-Policy 4 of the Environment Plan, the intent stated in the Cultural Resources Plan and preserves valuable cultural resources throughout the County.



Proposal’s Strengths • Land Use Compatibility – The R-4, Suburban Residential, zoning district is considered to be

compatible with the SRL, Suburban Residential Low, long range land use designation in the Comprehensive Plan. The proposed development is for a maximum of four single-family detached dwelling units, which is similar to the surrounding residential character of the area.

• Zoning Consistency – The R-4 zoning district is designed to provide for and to encourage the development of low density residential, which is approximately four dwelling units per acre or less. This rezoning request falls within the recommended density range for the R-4 zoning district, since the applicant is proposing to develop no more than four single-family detached residential units on the subject site. The proposed residential development for this rezoning request is consistent with the surrounding housing unit types and is similar to the low to moderate density range of the nearby residential dwellings throughout the area.

• Comprehensive Plan – The Long Range Land Use Chapter of the Comprehensive Plan

encourages infill development in the Development Area of the County. Specifically, Land Use Policy 15 aims to encourage development that infills undeveloped portions of established stable neighborhoods in the Development Area, at a density, mass, height, and intensity that conforms with those neighborhoods – so long as the general Long-Range Land Use Plan designation of that neighborhood is upheld. Currently, the subject site is undeveloped, and is mainly surrounded by residential development. The proposed residential development will provide infill development within the currently established neighborhood, and this residential development will be consistent with the existing density in the current neighborhood.

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.



Proposal’s Strengths • Site Layout - As proffered, the site will be developed in substantial conformance with the

Generalized Development Plan (GDP).

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. Phase I archaeological studies are generally required at submission of rezoning and special use permit applications where significant prehistoric or historic sites and cemeteries are known or suspected. Phase II evaluations and treatment plans studies may also be required. Records research is required of all applicants for rezoning, special use permit, comprehensive plan amendment, and public facility review applications. The Historical Commission reviewed this rezoning request at their meeting on January 14, 2014 and recommended for a Phase I study to be conducted. The latest submission of this rezoning proposal was reviewed by the Historical Commission at their October 14, 2014 meeting, where they recommended for a Phase II and Phase III study to be conducted, if warranted by the results of the Phase I study. The County Archeologist and the Historical Commission have recommended for a Phase I archaeological survey to be conducted on the site, prior to final site plan approval. If the results of the Phase I study indicate that a Phase II evaluation is warranted, then it is recommended for the applicant to conduct a Phase II archaeological survey, prior to final site plan approval. As proffered, the applicant will curate with the County, any artifacts and records recovered from any of the warranted archaeological evaluations that have been conducted on the subject site.



Proposal’s Strengths • Phase I Archaeological Study - As proffered, the applicant will curate with the County, artifacts

and records recovered during the Phase I archaeological survey. If the results of the Phase I archaeological survey indicate that a Phase II archaeological evaluation is warranted, then the Applicant has proffered to conduct a Phase II archeological survey on the subject site.

• Phase II Archeological Study – If a Phase II survey is warranted based on the results of the Phase I survey, then the applicant has proffered to conduct a Phase II archeological survey. As proffered, the applicant will curate with the County, artifacts and records recovered during the Phase II archeological study.


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. This property is comprised of 1.1736 acres, and approximately 75% of the site is covered with existing woodland vegetation, while the remainder of the site is mostly covered with typical field grasses. Most of the existing woodland vegetation on the site is tall Virginia pine, which is subject to wind throw, so some of these pines may need to be selectively removed prior to the start of construction if they are not suitable for preservation. As proffered, the applicant shall meet with the County Arborist prior to the start of site construction to determine which (if any) trees that are proposed to be preserved should be removed selectively prior to construction. The site does not have any Resource Protection Areas (RPA), perennial streams, or 100 Year Flood Hazard Areas. The property has gentle slopes, so there are no steep slope areas located on the site that are greater than 15% in slope. The majority of the site is located in Subwatershed #258 and a small portion of the site is located in Subwatershed #268, both of which are in the Broad Run watershed. A water quality monitoring contribution has also been proffered.



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 Preservation –The County’s Watershed Management comments noted that the tree save areas that are shown on the GDP do not seem to be accurately depicted, however the applicant has proffered to strive to achieve the 20% tree cover requirement. As proffered, the applicant will meet with the County Arborist prior to final site plan approval, in order to determine the extent to which the trees within the Tree Save Areas, as shown on the GDP, exist on-site and are suitable for credit toward meeting the 20% tree cover requirement.

• Stormwater/Best Management Practices Areas - As proffered, the stormwater management (SWM) and/or Best Management Practices (BMP) areas shall be provided on each lot as shown on the GDP, and the proposed on-lot BMP areas shall be privately maintained.

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. Proposal’s Strengths • Level of Service – Prior to building permit issuance, the applicant has proffered to provide a

monetary contribution of $749 per each single-family detached dwelling unit that is constructed, which shall be used for fire and rescue purposes.



• 4.0 Minute Response Time – The site is within the recommended 4.0-minute response time for fire suppression, and basic life support.

• 8.0 Minute Response Time – The site is within the recommended 8.0-minute response time for advanced life support.

• Linton Hall Fire & Rescue Station Workload – The responding fire and rescue station is

currently operating at a level slightly above the recommended standard for capacity.

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. As recommended in the Comprehensive Plan, to assist in the need for affordable housing in Prince William County, the applicant has proffered a monetary contribution of $1,000 per residential unit to the Housing Preservation and Development Fund. The fund assists in developing housing options for those in the County who cannot afford to reside in the community. Proposal’s Strengths • Monetary Contribution - The applicant has proffered to provide a monetary contribution in the

amount of $1,000 per each single-family detached dwelling unit that is constructed, which is very favorable, in that it is greater than the typical amount that is proffered for housing purposes. This monetary contribution will be provided to the Housing Preservation and Development Fund.




On balance, this application is found to be consistent with the relevant components of the Housing Plan.

Library Plan Analysis Access to a variety of information is a valuable service provided by the County. The Library Plan sets out policies and action strategies that further the County’s goal of providing adequate library facilities and information resources to our residents. The Plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility. The library nearest to the proposed project is the Nokesville Neighborhood Library, which is located at 12993 Fitzwater Drive in Nokesville, Virginia. The applicant has proffered a monetary contribution to be used for library services and facilities, which meets the County’s Level of Service standard for libraries. Proposal’s Strengths • Level of Service - The applicant has proffered to provide $610 per single-family detached

dwelling unit, which is to be used for funding future library services and facilities. Proposal’s Weaknesses • None identified.

On balance, this application is found to be consistent with the relevant components of the Library Plan.

Parks and Open Space Plan Analysis 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 Name Neighborhood None

Community Bridlewood – Rocky Branch Park (site)

Regional Prince William Golf Course

Linear and Resource-Based

Broad Run Park

Trails Broad Run Trail Development of the site as proposed will generate a minimum need for an additional 0.12 acres of parks accessible to the general public (70 acres/1,000 population), including 0.03 acres of County-owned parkland (15 acres/1,000 population), or capital cost expenditures of approximately $2,917.77. Proposal’s Strengths • Level of Service - The applicant has proffered to provide a monetary contribution of $3,972 per

each single-family detached unit that is constructed, which will be used for parks and recreation purposes. The monetary contribution for parks and recreation is in accordance with the County’s LOS 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.

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. The property is within the Prince William County Service Authority service area. Public water is available to the subject site, but construction of off-site facilities may be required. Public water is available as a 24 inch main along Devlins Grove Place, and a 12 inch main which is located between the proposed lots 3 and 4, as shown on the GDP. Proposal’s Strengths • Water Connection - The applicant is required to comply with Zoning Ordinance Section 32-

250.74, which mandates connection of the site to public water service. The proffers require the applicant to design and construct all on-site and off-site water utility improvements necessary to develop the subject use.

Proposal’s Weaknesses • None identified. On balance, this application is found to be consistent with the relevant components of the Potable Water Plan.



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 and stormwater sewer system. The plan includes recommendations relating to system expansion, required connections to public sewer in the development area, and the use of either private or public sewer systems in locations classified as Semi-Rural Residential (SRR), as well as the rural area. The property is within the Prince William County Service Authority area. Public sewer is available as a force main on Devlins Grove Place or as a gravity main on Glen Meadow Lane, which is in the adjacent subdivision. The Service Authority noted in their January 22, 2014 comments for this proposal that the existing sewer main shown on the GDP between existing lots 26 and 27 does not exist. The Service Authority also stated in their comments that there is only an existing sewer easement located on these two lots. However, the applicant has proffered that they will be responsible for the planning, designing, and constructing of the improvements required to connect the sewer system of the proposed lots to the public sanitary sewer. Proposal’s Strengths • Sewer Connection - The applicant is required to comply with Zoning Ordinance Section 32-

250.75, which mandates connection of the site to public sewer service. The applicant has proffered that they will be responsible for the planning, designing, and constructing of the required improvements needed to connect the sewer system of the proposed lots to the public sanitary sewer.

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, siting criteria, compatible uses, and community use of school facilities. The Schools Plan establishes level of service (LOS) standards for schools Countywide, based on available or project program capabilities. The Schools Plan recommends that proposed developments offset impacts on County schools by providing land for future schools and/or monetary contributions for construction of schools.



As indicated in the October 1, 2014 dated comments that were received from Prince William County Public Schools, based on annually updated county-wide student generation factors, the proposed development of four residential units is projected to generate the following numbers of students:

SF Total

Elementary School, grades K-5 1 1 Middle School, grades 6-8 1 1 High School, grades 9-12 1 1 TOTAL 3 3

Students in the proposed development will likely be assigned to the following schools:

Type Name Current Enrollment Elementary School Bristow Run 706 (90.5% Capacity) Middle School Gainesville 1,329 (107.8% Capacity) High School Patriot 2,614 (127.3% Capacity)

Proposal’s Strengths • SFD Level of Service – The applicant has proffered a monetary contribution of $14,462 per

each single-family detached dwelling that is constructed, which is based off the County’s Policy Guidelines.

Proposal’s Weaknesses • Current Middle School Capacity- Gainesville Middle School is currently over capacity, and is

operating at 107.8% capacity.

• High School Capacity –Patriot High School is currently operating over capacity, and is operating at 127.3% capacity.

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. As proffered, the applicant shall construct the curb, gutter, and sidewalk improvements across the subject site property’s frontage, and across GPINs 7495-69-1614 and 7495-69-1420. The construction of the off-site improvements will be in lieu of the entire monetary level of service contribution based on the Policy Guidelines. The applicant has proffered that if these transportation improvements are not constructed prior to the approval of the final site plan for the proposed lots 3 and 4, whichever is later, then the Applicant will owe the entire Monetary Level of Service contribution for four single-family detached dwelling units. A traffic impact analysis (TIA) was not required for this application, because the projected daily and peak hour trips for this proposed development are minimal and do not meet the DCSM threshold that requires a TIA to be conducted. Proposal’s Strengths • Curb and Gutter Improvements - The applicant has proffered to construct the curb, gutter, and

sidewalk improvements across the subject property’s frontage, and across GPINs 7495-69-1614 and 7495-69-1420. The construction of these off-site improvements will be in lieu of the entire monetary level of service contribution based on the Policy Guidelines. The applicant has proffered that if these transportation improvements are not constructed prior to the approval of the final site plan for the proposed lots 3 and 4, whichever is later, then the Applicant will owe the entire Monetary Level of Service contribution for four single-family detached dwelling units.


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.

Minimum Design Criteria

Staff and other agencies that have reviewed the proposal noted the following minimum design criteria. The development proposal will be reviewed for compliance with all minimum standards at the time that the applicant submits detailed site development information prior to the issuance of construction permits. The listing of these issues is provided to ensure that these concerns are a part of the development record. Such issues are more appropriately addressed during the site plan review. • None identified.

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 Planning Office: County Archaeologist DPW- Environmental Services Fire and Rescue Housing and Community Development Library Parks and Recreation Department Planning Office, Case Manager and Zoning Administration Police Department Proffer Administrator PWC Historical Commission PWC Service Authority PWC Transportation Schools VDOT


Attachment C Proposed Proffers dated February 18, 2015

PROFFER STATEMENT RE: Case Number: REZ PLN2014-00194 Case Name: Devlins Grove Record Owners: Husain, Sheikh, Malik & Siddiqui Property: GPIN 7495-69-3101 (Detached Parcels) Acreage: 1.1736 acres / 51,121 SF Current Zoning: A-1, Agricultural Proposed Zoning: R-4 Residential Date: Feb, 2014 Updated Feb 18, 2015 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 Development” 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 Schools and Townsend, entitled “Devlins Grove” dated Feb, 2014 and revised Oct 27, 2014.

USES AND DEVELOPMENT

1. Uses: Approximately 1.17 acres of land, as identified on the GDP, shall be developed with no more than four (4) single-family detached residential units (SFD). The site shall be developed according to the single-family detached residential building standards set forth in Sec. 32-303.14 and 32-303-15 of the Zoning Ordinance.

2. Development of the property shall be in substantial conformance with the GDP. However,

the sidewalk changes and stormwater management improvements may undergo minor alterations in accordance with final alterations in accordance with final engineering considerations at the time of site plan review.

REZ #PLN2014-00194, Devlins Grove Page C-1


ENVIRONMENTAL

3. TREE PRESERVATION: The Applicant shall strive to achieve 20% tree cover requirement through a combination of preservation and landscaping. Prior to approval of the final site/subdivision plan (or to the lot grading plan, if a site/subdivision plan is not submitted), the Applicant shall meet on-site with the County’s Arborist to determine the extent to which trees within the Tree Save Areas shown on the GDP exist on-site and are suitable for credit toward meeting the 20% tree cover requirement. The conclusions of that on-site meeting shall be reflected on the site/subdivision plan (or lot grading plan if a site/subdivision plan is not submitted) as a condition of approval. The applicant shall meet with the County Arborist prior to the start of site construction to determine which (if any) trees that are proposed to be preserved should be removed selectively prior to construction.

4. STORMWATER MANAGEMENT: Stormwater Management (SWM) and/or Best Management Practices (BMP) shall be provided as detailed in the attached Generalized Development Plan prepared by Schools and Townsend titled “Devlins Grove” dated Feb, 2014 and revised Oct 27, 2014, unless provided off-site or modified at time of site plan or waived. The proposed on-lot SWM facility shall be privately maintained.

5. WATER QUALITY: The Applicant shall make a monetary contribution to the

Prince William Board of County Supervisors in the amount of $100 based on $75.00 per acre for water quality monitoring, drainage improvements and/or stream restoration projects. Such payment shall be made prior to, and as a condition of site plan approval.

6. ENERGY EFFICIENT DESIGNATION: The Applicant shall investigate, where appropriate, installation of solar equipment and / or Energy Star Qualified Homes on the subject site.

FIRE AND RESCUE

7. 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 based on the Policy Guidelines of $749 per SFD constructed on the Property. Said contribution to be used for fire and rescue purposes.



HOUSING

8. 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 based on $1,000 per SFD constructed on the Property. Said contribution to be used for housing purposes.

LIBRARIES

9. 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 based on the Policy Guidelines of $610 per SFD constructed. Said contribution to be used for library purposes.

PARKS & RECREATION, TRAILS, AND OPEN SPACES

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 based on the Policy Guidelines of $3,972 per SFD constructed. Said contribution to be used for Parks & Recreation, Trails, and Open Spaces purposes.

TRANSPORTATION

11. As a condition of site/subdivision plan approval, the Applicant shall construct the curb, gutter, and sidewalk improvements across its frontage and across GPINs 7495-69-1614 and 7495-69-1420, as shown on the GDP dated October 27, 2014. Construction of the off-site improvements shall be in lieu of the entire monetary level of service contribution based on the Policy Guidelines. If the Applicant does not construct this improvement prior to the approval of the final site plan for the Lot 3 or 4, whichever is later, the Applicant will owe the entire Monetary Level of Service contribution for four single-family detached dwelling units. Said contribution shall be paid prior to and as a condition of the approval of the final site plan and shall be paid on a per unit basis. As a condition of subdivision plan approval, the Applicant shall dedicate to the Prince William County Board of Supervisors, at no cost to the County, additional right of way on Devlins Grove Place, as generally shown on the GDP.



WATER AND SEWER

12. a. The lots shall be served by public sanitary sewer and water, and the Applicant shall be

responsible for the planning, designing, and constructing of the improvements required to connect the plumbing and sewer system of the lots to the public sanitary sewer and water systems.

b. No oils, fuels, antifreeze, solvents or other pollutants or flammable substances shall be

discharged into the public sewer system. c. Grinder pumps will be provided if required.

CULTURAL RESOURCES

13. Phase I: Pursuant to the recommendation of the Historical Commission and County Archaeologist, the Applicant shall order and pay for a Phase I Archaeological Study to be conducted on the subject site for the approval by the County Archaeologist prior to the final site plan approval. Phase II: In the event the findings of the Phase I archaeological survey indicate that a Phase II archaeological evaluation is warranted, the Applicant shall conduct such Phase II archaeological evaluation on sites and resources. All Phase II scopes of work shall be approved by the Planning Director or his designee. The Phase II report documenting the results and recommendations shall be submitted to the Planning Office for review, comment, and approval prior to site plan approval. The qualified professional, the archaeological testing, and the reports, both for Phase I and Phase II archaeological survey shall meet the standards set forth in the current version of the Virginia Department of Historic Resources (VDHR) Guidelines for Conducting Cultural Resource Survey in Virginia. Mitigation Plan: In the event the Phase II evaluations find an archaeology site significant and the site will be disturbed by construction, the applicant will either initiate mitigation of the archaeology site through Section 106 of the National Historic Preservation Act (NHPA), with the County as a consulting party; or, if Section 106 review is not required, the Applicant will prepare a mitigation plan for approval by the Planning Director or his designee. If a County mitigation plan is required, its stipulations shall be completed prior to final site plan approval. The mitigation plan shall meet the standards set forth in the current version of VDHR Guidelines for Conducting Cultural Resource Survey in Virginia and also the Advisory Council on Historic Preservation’s (AHCP) Recommended Approach



for Consultation on Recovery of Significant Information from Archeological Sites (http://www.ahcp.gov/archguide.html#supp). Final reports shall be submitted in quantities, formats, and media as requested by the County Archaeologist after the report(s) have been approved by the County. Curation: Within two (2) months of acceptance of the final report, the Applicant shall curate with the County all artifacts, field records, laboratory records, photographic records, computerized data and other historical records recovered as a result of the above excavations. All artifacts and records submitted for curation shall meet current professional standards and The Secretary of the Interior’s Standards and Guidelines for Archaelogy and Historic Preservation. A curation fee identical to VDHR’s curation fee will be paid by the Applicant at the time of delivery to the County. Ownership of all records submitted for curation shall be transferred to the County with a letter of gift.

SCHOOLS

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 based on the Policy Guidelines of $14,462 per SFD constructed. Said contribution to be used for school purposes.

MISCELLANEOUS

15. In the event the monetary contributions set forth the in 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 (“CIP-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 ON FOLLOWING PAGE]


http://www.ahcp.gov/archguide.html%23supp


SIGNATURE PAGE

Exi Homes LLC Owner: Exi Homes LLC Vice President: Uzair Siddiqui Date


Attachment D Generalized Development Plan

REZ #PLN2014-00194, Devlins Grove Page D-1

Attachment E Environmental Constraints Analysis

REZ #PLN2014-00194, Devlins Grove Page E-1

Attachment F Historical Commission Resolutions

REZ #PLN2014-00194, Devlins Grove Page F-1

HISTORICAL COMMISSION RESOLtiTION

MOTION: SMITH

SECOND: VANDERLASKE

January 14, 2014 Regular Meeting Res. No.14-002

RE: LAND DEVELOPMENT RECOMMENDATIONS

ACTION: APPROVED

WHEREAS, the Prince William County Historical Commission seeks to identify, preserve and protect historic sites and structures in Prince William County; and

WHEREAS, the Prince William County Historical Commission's review of pending land development applications assists in determining the necessity for cultural resource surveys and other research and evaluations; and

WHEREAS, the Prince William County Historical Commission believes that the identification, preservation and protection of historic sites and structures throughout Prince William County is well served by this action;

NOW, THEREFORE, BE IT RESOLVED, that the Prince William County Historical Commission does hereby recommend to the Prince William County Planning Commission the action(s) noted for the following properties:

Case Number REZ PLN2014-00041 Revised

REZ PLN2014-00187

REZ PLN2014-00190

REZ PLN2014-00194 SUP PLN2014-00197

Name The Reserve at Long Forest

Grant Avenue Assemblage

Midwood

Devlin Grove Milestone Communications -AT&T at Rollins Ford Park

Recommendation Request a Phase I study and, if

warranted a Phase II and Phase III study. Artifacts to be

donated to and curated with the County.

Request a Phase II and if warranted a Phase III study on site 44PW1953. Artifacts to be

donated to and curated with the County

Table - Additional review to be performed by a Historical

Commission member representing the Brentsville

Magisterial District. Phase I

No Further Work



HISTORICAL COMMISSION RESOLUfiON

MOTION: VAN DERLASKE

SECOND: BURGESS

October 14, 2014 Regular Meeting Res. No. 14-046

RE: LAND DEVELOPMENT RECOMMENDATIONS

ACI'ION: APPROVED

WHEREAS, the Prince William County Historical Commission seeks to identify, preserve and protect historic sites and structures in Prince William County; and

WHEREAS, the Prince William County Historical Commission's review of pending land development applications assists in determining the necessity for cultural resource surveys and other research and evaluations; and

WHEREAS, the Prince William County Historical Commission believes that the identification, preservation and protection of historic sites and structures throughout Prince William County is well served by this action;

NOW, THEREFORE, BE IT RESOLVED, that the Prince William County Historical Commission does hereby recommend to the Prince William County Planning Commission the action(s) noted for the following properties:

~as~N:umb~[ JS:am~ R~~mm~ns!a1i2n Request a Phase I study and, if

warranted, Phase II and Phase III REZ PLN2013-00384 Pioneer Assemblage data recovery studies. Artifacts to

be donated to and cur a ted with theCountv.

If warranted by the results of the

Devlin Grove, 2nd Phase I study, request Phase II REZ PLN2014-00194 Submission

and Phase III data recovery studies. Artifacts to be donated to

and curated with the County. REZ PLN 2015-00097 Dominion Hunt Table

Catharpin Transportation PFR PLN2015-ooogg Center (Western Bus No Further Work

Parking Facility)

PFR PLN2015-00114 Railroad Electric No Further Work Distribution Substation Milestone Comm -

SUP PLN2015-00117 Verizon Wireless@ No Further Work Chinn Park



October 14, 2014 Regular Meeting Res. No. 14-046 Page2

(;as~ Nymh~t SUP PLN2015-00124

PRA PLN2015-00128

Votes: Ayes: by acclamation Nays: None

Ham~ Kellenberger Kennels Minnieville Terrace Shopping Center

Absent from Vote: None Absent from Meeting: Karnbach, MacDonald, Yankey MOTION CARRIED

Recornm~ndo:tiQn No Further Work

No Further Work

CERTIFIED COPY_~~::........:..~_,;.;ii!$.:.._;..:....:::.:....::~:..::...._.::...· _..:~:::....:_z:....:::..£.:.._..::....l....._· ______ _ Secretary to the Commission

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