Board of Supervisors Jack R. Cavalier, Chairman Gary F. Snellings, Vice Chairman Meg Bohmke Paul V. Milde, III Laura A. Sellers Cord A. Sterling Robert Bob Thomas, Jr. 8 October 22, 2014 Anthony J. Romanello, ICMA CM County Administrator MEMORANDUM TO: FROM: Stafford County Planning Commission J SUBJECT: SUB1400090; Rappahannock Landing Sections 2, 3, and 4, Preliminary Subdivision Plan ATTACHMENTS: 1. Location map 2. Copy of proposed preliminary subdivision plan 4. Waiver for connection points 5. VDOT approval letter 3. Application ISSUE: The Planning Commission is to consider an application for a preliminary subdivision plan for Rappahannock Landing, Sections 2, 3, and 4. BACKGROUND: Applicant/Owner: Stafford Rappahannock LLC P.O. Box 666 Merrifield, VA 22116 Date of Application: February 24, 2014 Time Limit: January 14, 2015 Assessor's Parcel: 53K-22A, 23, and 24 Location: West side of Old Forge Drive, approximately 2,100 feet south of Warrenton Road 1300 Courthouse Road, P. O. Box 339, Stafford, VA 22555 0339 Phone: (540) 658.8600 Fax: (540) 658.7643 www.staffordcountyva.gov
Memorandum to: Stafford County Planning Commission October 22, 2014 Page 2 of 3 Size of Parcel: Zoning: Number of Lots: Utilities: Staff Project Manager: Election District: 84.22 acres R-2, Urban Residential 561 townhouse units Public Water and Sewer Andrea K. Hornung, AICP George Washington COMMENTS: An application for the Rappahannock Landing Sections 2, 3, and 4 preliminary subdivision plan was submitted February 24, 2014. It was reviewed at the March 26, 2014 Technical Review Committee (TRC) meeting with the applicant, engineer, county representatives and the Virginia Department of Transportation (VDOT). Comments were discussed with the applicant and engineer during the meeting. There have been several past applications for this area for single-family residential lots, apartments, and townhouses. Those applications have since expired. This preliminary subdivision plan proposes connection to the existing Section 1, Rappahannock Landing. The preliminary subdivision plan proposes 561 residential townhouse lots served by public water and sewer on 84.22 acres with private roads. The site is zoned R-2, Urban Residential and vested to the 1989 Zoning Ordinance. These sections will connect to Section 1 via the existing private Middle Run Drive and Streamview Drive. Streamview Drive connects to Musselman Road, which is a public right-of-way maintained by VDOT. All streets in the subdivision will be private, owned and maintained by the Homeowners Association of Rappahannock Landing, similar to ownership and maintenance in Section 1. A waiver for street connections was approved October 3, 2014. Per Section 22-190 of the Subdivision Ordinance, the number of access connections required is dependent upon the number of proposed lots. Since this subdivision proposes 561 lots, seven access connections are typically required. Because of the layout of the subdivision adjacent to I-95, the Rappahannock River and environment constraints, two connections were approved. The two connection points into this subdivision are with the Old Forge Drive and Musselman Road with an emergency 20-foot fire access road to Krieger Lane, which is a private road owned by Stafford Rappahannock, LLC. Public utilities will serve this subdivision via connection with Section 1 utilities and a proposed pump station designed by others. The pump station is proposed to be constructed with Section 4 construction plans by a separate application. Upon final construction design and plat recordation, the parcel shall be granted to Stafford County. A turning radius will be constructed that will accommodate a tractor trailer from River Crest Way into the pump station parcel to the satisfaction of the owner as stated on sheet 16 of 21 in the plans.
Memorandum to: Stafford County Planning Commission October 22, 2014 Page 3 of 3 A Phase 1 study prepared by URS was completed and dated October 2005. A cultural resources plan for the three Virginia Department of Historic Resources archeological sites will be submitted to the County for review and acceptance prior to final plat approval. These sites will be preserved in the open space parcel west and south of the pump station parcel. The 1.92 acres of open space adjacent to Landing Drive and Streamview Drive will be preserved for future recreation. The type(s) of recreation have not yet been specified by the applicant. County regulations for Stormwater Management limit the amount of the peak discharge of stormwater runoff. Discharge of phosphorous for quantity and quality control from a developed property s water runoff shall be equal to or less than what was generated prior to any grading or development of the property. Water quantity and quality will be achieved by utilizing the existing stormwater management facilities utilized by Section 1, and will be owned and maintained by the Homeowners Association. Stormwater runoff will be directed into a reinforced concrete pipe network. Most of the drainage will be directed to the existing stormwater management retention pond located in Section 1. Remaining drainage will be directed into potential bio-retention facilities for treatment and filtration. Any drainage not captured will flow directly into 1 of 4 channels. In the event that insufficient phosphorus removal from the site occurs, bio-filters, bio-retention facilities and infiltration trenches will be implemented and designed with final construction plans. Potential bio-retention locations have been shown on the plan. Staff believes this plan is in compliance with all requirements of the Stafford County Code. RECOMMENDATION: Staff recommends approval of this preliminary subdivision plan. JAH:akh Attachments (5)
Property & Location Attachment 1 Page 1 of 1 I-95S I-95N ANVIL RD BLAISDELL LN LENDALL LN 1400090 PRELIMINARY PLAN RAPPAHANNOCK LANDING SEC 2, 3 & 4 RIVER SIDE PKWY I-95N I-95N COLLECTOR LN KRIEGER LN MUSSELMAN RD MUSSELMAN RD BANCROFT DR ALBA RD ANVIL RD MIDDLE RUN DR SPRING PARK LN MANOR LN BRENTON RD ALBA RD MANOR LN ANVIL RD BELLOWS AVE SLEDGE HAMMER DR BELLOWS AVE OLDE FORGE DR MIDDLE RUN DR 53K-23-A 53K-22-A I-95S I-95N SITE 53K-24-A BLAISDELL LN 10/22/14 Stafford County Department of Planning & Zoning P.O. Box 339, Stafford, VA 22555 (540) 658-8668
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