December 23, Rezoning #PLN , Hoadly Falls Phase II Occoquan Magisterial District

Transcription

1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) Metro , Ext FAX (703) OFFICE Internet Christopher M. Price, AICP Director of Planning December 23, 2014 TO: FROM: RE: Planning Commission Christopher M. Price, AICP Director of Planning Occoquan Magisterial District I. Background is as follows: A. Request - The subject request would rezone a +/ acre portion of a acre overall site from A-1, Agricultural, to SR-1, Semi-Rural Residential. The proposal includes 15 single-family dwellings at a gross density of one dwelling unit per 1.88 acres. The requested lot layout is a cluster subdivision that allows lots with a minimum size of 20,000 square feet. B. Site Location - The site is located on the north side of Prince William Parkway, just west of Davis Ford Road. C. Comprehensive Plan - This site is located within the Development Area of the County, and is currently classified SRR, Semi-Rural Residential and ER, Environmental Resource, on the Long Range Land Use Map. D. Zoning - The site is currently zoned A-1, Agricultural. E. Surrounding Land Uses - The subject site adjoins the previously approved but not yet built Hoadly Falls Phase I subdivision to the west which will contain single-family detached dwellings. The area to the north is vacant while the area to the northeast contains a religious institution. To the east is Davis Ford Road and to the south is Prince William Parkway and a landscaping business. II. Current Situation is as follows: A. Planning Office Recommendation - The Planning Office recommends approval of, subject to the proffers dated January 8, 2015, for the following reasons:

2 December 23, 2014 Page 2 1. The requested zoning district, SR-1, implements the land use designation SRR and the proposed cluster protects the areas planned for ER. 2. The proposed development is compatible with the SR-1 zoned property to the west and is a logical and consistent extension of this zoning designation. 3. The applicant has clustered the housing in a manner that minimizes the impact to the environmentally sensitive RPA, Resource Protection Area, areas of the site. Further, the applicant has proffered to preserve a substantial wooded buffer between the site and the Prince William Parkway. B. Planning Commission Public Hearing - A public hearing before the Planning Commission was held on November 5, The case was deferred at that time and a public hearing before the Planning Commission has been advertised for January 21, 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 SRR 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. Legal Uses of the Property - What uses are allowed on the property? How are legal issues resulting from the Planning Commission action addressed? D. Timing When must the Planning Commission take action on this application? IV. Alternatives beginning with the staff recommendation are as follows: A. Recommend approval of, subject to the proffers dated December 11, Comprehensive Plan a) Long-Range Land Use - The site is classified SRR and ER. This proposal will allow for the development of a low density residential use, as well as the provision of open space covering a significant percentage of the site. The requested SR-1 zoning district implements the SRR and ER land use designations. b) Level of Service - The level of service impacts related to the request would be mitigated by the proffered monetary contributions as follows.

3 December 23, 2014 Page 3 LOS per unit or acreage Proffered Recommended Housing ($250 x 15 dwelling units (d.u)) $3,750 $3,750 ($250 x 15 units) Libraries ($610 x 15 dwelling units) $9,150 $9,150 Parks & Open Space ($3,972 x 15 dwelling units) $59,580 $59,580 Schools ($14,462 X 15 dwelling units) $216,930 $216,930 Transportation ($17,926 x 15 dwelling units) $268,890 $268,890 Water Quality $75 per acre x acres $2,114 $2,114 Fire and Rescue ($749 x 15 attached units) $11,235 $11,235 Total $571,649 $571, Community Input - Notice of the rezoning request has been transmitted to property owners within 200 feet of the site. Staff has not received any comments as of the date of this report. 3. Legal Uses of the Property - The rezoning site could be developed with uses permitted in the SR-1 zoning district as proffered. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s office. 4. Timing - The Planning Commission has until February 3, 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. 1. Comprehensive Plan Consistency Analysis: a) Long-Range Land Use - If the rezoning application is denied, the zoning would remain A-1, which is inconsistent with the SRR and ER designations. 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. Staff has not received any comments as of the date of this report. 3. 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.

4 December 23, 2014 Page 4 4. Timing - The Planning Commission has until February 3, 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. V. Recommendation is that the Planning Commission concur with Alternative A and recommend approval of, subject to the proffers dated January 8, Staff: Rebecca Horner, AICP, CZA x6854 Attachments A. Area Maps B. Staff Analysis C. Proffers dated December 11, 2014 D. GDP E. Historical Commission Resolution

5 Attachment A Maps VICINITY MAP Rezoning #PLN , Hoadly Falls Phase II 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 Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval Attachment B Staff Analysis The following is a summary of staff s analysis of this request to rezone +/ acres from A-1 to SR-1 Cluster. This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report. Plan Consistency Reasons Long-Range Land Use Yes The site is classified SRR and ER. This proposal will allow for the development of a low density residential use, as well as the provision of open space covering a significant percentage of the site. The requested SR-1 zoning district implements the SRR and ER land use designations. Community Design Yes The proposed layout of the development as a cluster subdivision results in smaller lot sizes, which lessens the impact to the environmentally sensitive areas on the site. Cultural Resources Yes The County Archeologist and Historical Commission have reviewed the application and have found no issue. Environment Yes The applicant is showing a notable amount of open space between the RPAs. More than half the site is shown as open space which exceeds the required minimum of 35% for cluster development in the SR zoning districts. Fire and Rescue Yes The site is within the recommended 8 minute response time. Housing Yes A monetary contribution of $250 per dwelling to the Housing Preservation and Development Fund is proffered to help address the need for affordable housing in the County. 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. Police Yes No significant impact to police services is anticipated. Page B-1

10 Attachment B Staff Analysis Plan Consistency Reasons Potable Water Yes As proffered, the applicant shall construct all on-site public water facilities. Sanitary Sewer Yes As proffered, the applicant shall construct all on-site public sewer facilities. Schools Yes The applicant has proffered a monetary contribution to mitigate LOS impacts on Schools according to the policy guidelines. Transportation Yes The proposed development will connect to the previously approved Hoadly Falls Phase One development, as well as provide a stub connection for future development on the property to the east. The applicant has proffered a monetary contribution to mitigate LOS impacts on Transportation according to the policy guidelines. Page B-2

11 Part II. Comprehensive Plan Consistency Analysis The following table summarizes the area characteristics (see maps in Attachment A): Direction Land Use Long Range Future Land Use Map Designation North East South Vacant land and a religious institution Davis Ford Road and Religious Institution Landscaping Business and Prince William Parkway Attachment B Staff Analysis Zoning SRR & ER A-1 SRR A-1 SRR, CEC & ER A-1 & M-2 West Future single-family detached dwellings (Hoadly Fall Phase I) SRR & ER SR-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. Page B-3

12 Attachment B Staff Analysis This site is located within the Development Area of the County, and is currently classified SRR, Semi-Rural Residential; and ER, Environmental Resource, on the Long Range Land Use Map. The following table summarizes the uses and densities intended within the SRR and ER designations: Long Range Land Use Map Designation Semi-Rural Residential (SRR) Environmental Resource (ER) Intended Uses and Densities The purpose of the Semi-Rural Residential classification is to provide for areas where a wide range of larger-lot residential development can occur, as a transition between the largest-lot residential development in the Rural Area and the more dense residential development found in the Development Area. Residential development in the SRR areas shall occur as single-family dwellings at a density of one dwelling per 1-5 gross acres. Where more than two dwellings are constructed as part of a residential project in the SRR classification the average density within that project should be 1 dwelling unit per 2.5 acres on a projectby-project basis. Cluster housing and the use of the planned unit development concept may occur, so long as the resulting residential density is no greater than that possible under conventional development standards and provided that such clustering furthers valuable environmental objectives such as stated in the Environment Plan and is consistent with fire and rescue service objectives. The lower end of the density range for the SRR classification should be proposed with a rezoning application. Higher densities shall be achieved through negotiation at the rezoning stage, not to exceed average densities established in this category. This classification is explained in detail within the Environment Plan. Therein are located goals, policies, action strategies, and other Plan components designed to protect the sensitive nature of the identified resources. Environmental Resources include all 100-year floodplains as determined by the Federal Emergency Management Act (FEMA), Flood Hazard Use Maps or natural 100-year floodplains as defined in the Design and Construction Standards Manual, and Resource Protection Areas (RPAs) as defined by the Chesapeake Bay Preservation Act. In addition, areas shown in an environmental constraints analysis submitted with a rezoning or special use permit application with wetlands; 25 percent or greater slopes; areas with 15 percent or greater slopes in conjunction with soils that have severe limitations; soils with a predominance of marine clays; public water supply sources; and critically erodible shorelines and stream banks are considered part of the Environmental Resource Designation. Page B-4

13 Attachment B Staff Analysis The site is located on the north side of the Prince William Parkway and the west side of Davis Ford Road where the Prince William Parkway frontage is approximately 1,500 feet west of Davis Ford Road and the Davis Ford Road frontage is approximately 750 feet north of Prince William Parkway. The site is planned Semi-Rural Residential, SRR and Environmental Resource, ER. The subject request would rezone a +/ acre portion of a acre overall site from A-1, Agricultural to SR-1, Semi-Rural Residential. The proposal includes 15 single-family dwellings at a gross density of one dwelling unit per 1.88 acres. The requested lot layout is a cluster subdivision which allows lots with a minimum size of 20,000 square feet. Proposal s Strengths Zoning Classification The requested SR-1 zoning district implements the SRR planning designation. Consistency with Adjacent Develop The proposed residential development provides a consistent and compatible development transition between the subject site and property to the west. Planning Consistency The proposal requests one dwelling unit per 1.88 acres. This is higher than the recommended average of one unit per 2.5 acres, but is consistent with the anticipated density range within the Comprehensive Plan. The applicant has proffered a substantial amount of open space (over 50%) above the required amount (35%). In addition, the site abuts the Prince William Parkway, a commercial use with outdoor storage and a church use. Forty percent of the lots are abutting these non-residential uses and provides justification for the slight increase in density above the suggested amount in the Plan. 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 Page B-5

14 Attachment B Staff Analysis streetscaping, community open spaces, natural and cultural amenities, stormwater management, and the preservation of environmental features Proposal s Strengths Site Layout The GDP shows the layout of the site. The road alignment, lot layout and location of possible stormwater management facilities are shown. A proffer committing to substantial conformance has been provided. Cluster The applicant is proposing to create a cluster layout which allows minimum lot size of 20,000 square feet. This option is preferable where significant environmental features are being preserved which would not otherwise be preserved. Prince William Parkway Buffer The applicant is showing an enhanced buffer along Prince William Parkway. The DCSM requires a buffer for residential lots which are not directly facing the main road way of at least 50-feet in width. The proposal proffers a minimum 150 foot wide buffer width. Proposal s Weaknesses Connection to the Hoadly Falls Phase One portion of the development will require a road to cross through the RPA twice. 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. Proposal s Strengths A Phase I Archaeological Surveys has been submitted with this request. The Historical Page B-6

15 Attachment B Staff Analysis Commission reviewed this application at their May 13, 2014 meeting and requested no further action. 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. Proposal s Strengths Conservation The applicant is showing a notable amount of open space between the RPAs. Open Space More than half the site is shown as open space which exceeds the required minimum of 35% for cluster development in the SR zoning districts. The applicant is proffering a 150 buffer as undisturbed forest. The forest in this area is of good quality and the proposal will be a significant asset to the property and will do much to preserve the scenic quality of Prince William Parkway. The applicant has proposed a design that minimizes clearing and grading and protects steep slopes adjacent to the RPAs. In general, the areas proposed for development are the less mature forested areas and areas that are already highly disturbed. The more environmentally sensitive areas are being preserved and a proffer is provided to this effect. Proposal s Weaknesses The proposed road crosses two RPA areas. However, this impact is offset by the preservation of over 50% of the property as open space and the roadway connection the RPA crossing will facilitate. This will allow for the connection of the Phase II to the Phase I portion of the property adjoining the site and allow for the elimination of an access point onto the Prince William Parkway in Phase One. Page B-7

16 Attachment B Staff Analysis On balance, this application is found to be consistent with the relevant components of the Fire and Rescue 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 Response Times The proposed site is within the recommended 8-minute response time for advanced life support. Capacity Several of the nearest stations are operating within capacity. Monetary Contribution The applicant has drafted a proffer for a fire and rescue monetary contribution in accordance with the LOS guidelines. Proposal s Weaknesses Response Times The proposed site is outside the recommended 4-minute response time for basic life support and fire suppression. It should be noted that another station is planned to be built at the County Government Center. It would be within the 4-minute response time. 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 Page B-8

17 Attachment B Staff Analysis and improvement, affordable housing, special needs housing, and public/private partnerships to address housing needs. Proposal s Strengths Level of Service - The applicant has proffered to provide $250 per unit for the Housing Preservation and Development Fund. 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. Proposal s Strengths Level of Service - The applicant has proffered a monetary contribution consistent with the LOS 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 Page B-9

18 Attachment B Staff Analysis 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. Proposal s Strengths Strengths Monetary Contribution The applicant has drafted a proffer for a parks, open space and trails monetary contribution in accordance with the LOS guidelines. Prince William Parkway Trail Connection The proposed development will contain an 8 foot shared use path along the south side of street A with an 8 foot asphalt shared use path connection to the trail along Prince William Parkway in easements maintained by the HOA. 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 None identified. Page B-10

19 Proposal s Weaknesses Attachment B Staff Analysis 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. Proposal s Strengths The applicant has proffered to provide public water to the site. 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. Public sewer is available to the subject site. The property will be within the Prince William County Service Authority service area for sewer service. Sanitary sewer easements necessary to serve the proposed development shall be provided through the overall site. These easements shall be addressed as part of the request and the rezoning shall constitute the Public Facility Review for that sewer main. Proposal s Strengths Sewer Connection The applicant has proffered to provide sanitary sewer to the site. Page B-11

20 Proposal s Weaknesses Attachment B Staff Analysis None identified. On balance, this application is found to be consistent with the relevant components of the Sanitary Sewer Plan. Schools Plan Analysis A high-quality education system serves not only the students and their families, but the entire community by attracting employers who value educational opportunities for their employees. The Schools Plan sets out policies and action strategies that further the County s goal of providing quality public education to our school-aged population. The plan includes recommendations relating to facility size and location, sitting criteria, compatible uses, and community use of school facilities. The Schools Plan establishes level of service (LOS) standards for schools countywide, based on available or projected 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. The proposed residential development is near the following schools*: School Capacity Enrollment Penn Elementary School 780 (104.4%) 814 Benton Middle School 1,464 (91.0%) 1,332 Osbourne Park High School 2,430 (110.5%) 2,684 Kerrydale Elementary School 496 (99.8%) 495 Marshall Elementary School 698 (86.4%) 603 *Based on Schools memo dated January 9, 2015 Student generation is 4 for elementary school, 2 for middle school, and 3 for high school for a total of 9 additional students. The resultant capital cost expenditure needed to meet current LOS for schools is $216,930 ($14,462 per attached dwelling x 15 units). The applicant has proffered a monetary contribution in accordance with the Policy Guidelines. The following projects will likely provide relief for school capacity in this part of the County. An 11 classroom addition at Benton Middle School opened September A 7 classroom addition at Penn Elementary and an 11 classroom addition at Benton Middle School opened in September of Page B-12

21 The 12 th high school is under construction and scheduled to open September Proposal s Strengths Attachment B Staff Analysis Monetary Contribution - The applicant has proffered a monetary contribution in accordance with the policy guidelines. County-Wide School Capacity - County-wide, the various categories of schools are operating within overall enrollment capacities. Individual School Capacity - The elementary and middle schools for this area still maintain available capacity. Proposal s Weaknesses Individual School Capacity - The high school capacity for this area is currently over-enrolled. However, new schools and expanded schools, which are being built in this area, will provide relief. 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. Proposal s Strengths Monetary Contribution The applicant has proffered a transportation monetary contribution in accordance with the LOS guidelines. Connectivity The applicant has provided a connection to Davis Ford Road and has provided a shared access to the religious institution on the adjoining property. In addition, the development Page B-13

22 will connect to the future Phase One portion of the property and also allows for future connection to the property to the north. Proposal s Weaknesses Attachment B Staff Analysis None identified. On balance, this application is found to be consistent with the relevant components of the Transportation Plan. 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 County Archeologist/Historical Commission Housing Library Service Authority VDOT Department of Transportation Watershed Management Parks & Recreation Police Department Proffer Administrator Schools Zoning Administrator Page B-14

23 Attachment C Proffers dated January 8, 2015 Page C-1

24 Attachment C Proffers dated January 8, 2015 Page C-2

25 Attachment C Proffers dated January 8, 2015 Page C-3

26 Attachment C Proffers dated January 8, 2015 Page C-4

27 Attachment C Proffers dated January 8, 2015 Page C-5

28 Attachment C Proffers dated January 8, 2015 Page C-6

29 Attachment C Proffers dated January 8, 2015 Page C-7

30 Attachment C Proffers dated January 8, 2015 Page C-8

31 Attachment D GDP Dated August 21, 2014 Page D-1

32 Attachment D GDP Dated August 21, 2014 Page D-2

33 Attachment D GDP Dated August 21, 2014 Page D-3

34 Attachment E Historical Commission Resolution Page E-1

35 Attachment E Historical Commission Resolution Page E-2

36 Attachment E Historical Commission Resolution Page E-3