The work session of the Stafford County Planning Commission of Wednesday, January 17, 2007, was called to order at 5:30 p.m. by Chairman William Cook in the Board of Supervisors Chambers of the County Administrative Center.

Members Present: Cook, Kirby, Pitzel, Mitchell, Carlone, Rhodes and Di Peppe.

Members Absent: None

Staff Present: Harvey, Judy, Stepowany, Baker, Zuraf and Gregori

Declarations of Disqualification

None

OLD BUSINESS:

1. RC2501249; Reclassification – Onville Estates - A proposed reclassification from A-2,
Rural Residential Zoning District to R-1, Suburban Residential Zoning District, on Assessor's Parcel 20-49J consisting of 59.13 acres, located on the west side of Onville Road approximately 300 feet north of Ebenezer Church Road within the Griffis-Widewater Election District. The Comprehensive Plan recommends the property for Rural Residential use. The Rural Residential designation would allow residential development at a maximum density of one dwelling unit per three acres. This request would allow single family detached or duplex dwellings at a maximum density of three dwelling units per acre. See Section 28-35 of the Zoning Ordinance for a full listing of permitted uses in the R-1 zoning district. (Time Limit: January 31, 2007)(Deferred to the January 17, 2007 Work Session)

Mrs. Baker stated the applicant had provided a revised Cultural Survey which stated there was not a cemetery on the site. She stated Keith Dayton, Assistant Director of Utilities Department, was available to answer questions concerning the pump station.

Mr. Cook stated he had received newspaper clippings from Tom Vitale regarding the silt problem in Aquia Harbor and the Rappahannock River, as well as an article about Loudon County stopping development.

Mrs. Kirby asked what the timeline was for upgrading the pump station.

Mr. Dayton stated the pump station had been on the “to do” list for five years. He stated the pump station was built in the 1970’s for Camp Barrett at Quantico but since then a new pump station had been built to service Camp Barrett. He stated the pump station was hazardous for the Utilities staff to work on and the proposed location works well for the rehabilitation of the pump station.

Mrs. Kirby stated the Planning Commission gave the applicant a chance to be on public water and sewer. She asked how long the pump station would last.

Mr. Dayton stated the current pump station was falling apart and the design was out of date. He stated the Utilities Department monitors it regularly.

Mrs. Kirby stated, in her opinion, a builder should not be allowed to build on a failing pump station.

Mr. Dayton stated no matter what the decision was on the proposed reclassification, the pump station needed to be upgraded.

Mr. Pitzel asked if the pumping duties were temporarily routed to a different pump station.

Mr. Dayton stated there was a new pump station inside the Quantico Marine Base to serve Camp Barrett. He stated essentially the pumps were way over capacity for what was required and so much of the pump station does not meet the current standards.

Mr. Pitzel stated the pumps were oversized but the infrastructure was not suitable for what they were designed to do.

Mr. Dayton stated yes.

Mrs. Carlone asked what the timeline was for repairing the pump station.

Mr. Dayton stated in the last two years they have been very serious about fixing the pump station but things have been tabled until some of the issues surrounding the proposed development were decided. He stated as soon as they know something action would be immediate.

Mr. Di Peppe asked when the upgrade would be completed if work was started tomorrow.

Mr. Dayton stated the project would take two years at the minimum. He stated if property needed to be acquisitioned then the project could take three or four years.

Mr. Di Peppe asked if there was funding for the project.

Mr. Dayton stated the Utilities Department was funded for the project.

Marne Sherman, Garrett Development, stated the applicant would dedicate a site to build the pump station. She stated the applicant would agree to a cluster subdivision and address the 50% open space. She stated anything which was agreed to tonight would have to be presented to the property owner.

Mrs. Kirby asked about the cash proffers.

Mrs. Sherman stated considering the value of the pump station and the impact of the proposal being 20 lots, the applicant was exceeding the current cash proffer guidelines. She stated the applicant does value the open space that is being preserved on site.

Mr. Di Peppe stated proffer guidelines were set up to offset the cost to the community for schools, parks and recreation, all the services required by a residential community. He stated the pump station would serve Onville Estates. He stated Stafford County was not subsidizing the development.

Mrs. Sherman stated if the applicant did not build the pump station, then Stafford County would have to pay for the pump station at a cost to the taxpayers.

Mr. Di Peppe stated the proffers were 20,000 dollars per unit as opposed to the current proffer guidelines of 38,000 dollars.

Mrs. Sherman stated the proffers to be given would amount to 20,399 for each of the twenty lots. She stated there was value well above the cash proffers in building the pump station, preserving 35 acres of open space adjacent to Aquia Creek, and reserving the area along Onville Road.

Mrs. Kirby asked if only the 20 lots would be served by the pump station.

Mrs. Sherman stated no.

Mrs. Kirby stated she would prefer Mrs. Sherman use the correct number of lots. She stated all sixty lots would benefit from the pump station.

Mrs. Sherman stated there would be no sense in building the pump station to serve forty lots.

Mr. Cook stated the pump station would cost $700,000.

Mr. Dayton stated the pump station would cost $600,000 plus the gravity sewer which would cost $150,000 and the force main back up to the existing pump station would cost $90,000.

Mr. Cook asked how much land would be needed for a pump station.

Mr. Dayton stated they would need a ¼ acre or a little more for a construction easement which could be given back once the project was complete.

Mr. Cook asked how much a ¼ acre of land would cost.

Mrs. Sherman stated one acre would cost $33,500.

Mr. Dayton stated the site of the pumping station would remove the need for a low pressure sewer system.

Mr. Di Peppe asked if Garrett Development was proffering the lines.

Mrs. Sherman stated they were proffering the pump station.

Bob Burner, Garrett Development, stated they would proffer the pump station and the force main.

Mr. Di Peppe asked if it was out of the question to proffer the lines.

Mr. Burner stated no.

Mr. Pitzel stated the cash proffers were $20,400 on twenty lots and no cash proffers on the other 40 lots.

Mr. Burner stated the impact of the project was 20 lots.

Mr. Cook stated they were still $4,000 dollars short on the cash proffers per lot.

Mrs. Sherman asked if that included the acquisition of property.

Mr. Cook stated no.

Mr. Di Peppe stated on page 36 of the Archeological Study Report, there was a possible Native American site. He asked if the applicant had proffered to avoid the site or to do a Phase II.

Mrs. Sherman stated they proffered to avoid the site.

Mrs. Kirby stated not one person spoke in favor of the development at the public hearing.

Mrs. Sherman stated Rafe Deckard stated “the pump station would be beneficial.”

Mr. Cook stated the time limit for the project would expire before the next Planning Commission meeting. He asked Mrs. Sherman to extend the time limit until the end of February.

Mrs. Sherman stated she would extend the time limit.

Mr. Cook stated he would appoint a committee of Mr. Di Peppe and Mrs. Carlone to meet with Garrett Development.

Mr. Harvey stated the next available Work Session was on February 21, 2007.

Mr. Di Peppe made a motion to retain Item 1 in committee. Mr. Mitchell seconded. The motion passed 7-0.

2. CUP2501638; Conditional Use Permit; Sydney Hastings Commons 7-11 – A request for a Conditional Use Permit to allow a convenience store with vehicle fuel sales in the Highway Corridor Overlay Zoning District on Assessor’s Parcel 45-92C consisting of 2.42 acres, located on the northwest corner of Warrenton Road and Melchers Drive within the Falmouth Election District. (Time Limit; February 13, 2007) (Deferred to January 17, 2007 Work Session)

Mr. Cook stated Item 2 was deferred at the applicant’s request.

3. RC2600561; Reclassification – Stafford Town Station - A proposed reclassification from A-1, Agricultural Zoning District and B-1, Convenience Commercial Zoning Districts to PD-2, Planned Development-2 Zoning District on Assessor's Parcels 38-29, 38-29A, 38-121, 38-121A, 38-122, 38-122A and 38-124 consisting of 543.98 acres, located on the east side of Jefferson Davis Highway approximately 300 feet south of American Legion Road and along Eskimo Hill Road within the Aquia Election District. The Comprehensive Plan recommends the property for Light Industrial, Rural Residential and Urban Commercial uses. The Light Industrial designation would allow light industrial, light manufacturing and office uses. The Rural Residential designation would allow single family residential development at a density of one (1) dwelling unit per three (3) acres. The Urban Commercial designation would allow development of commercial retail and office uses. The PD-2 designation would allow development for a planned, neotraditional mixed-use development with a variety of housing types and commercial uses intended to serve the immediate community. See Section 28-35 of the Zoning Ordinance for a full listing of permitted uses in the PD-2 Zoning District.

Mr. Zuraf presented the staff report. He stated the proposed use would be Urban Commercial and Residential. He stated there were currently three homes on the site, as well as steep slopes and Virginia Dominion power lines. He stated there would be 1,645 residential units, 144 assisted care units, and 75 affordable dwelling units. He stated there would be 625,000 feet of commercial development and the applicant was proposing to realign Eskimo Hill Road. He stated there would be transportation improvements, monetary proffers, recreation amenities and 41% open space.

Rob Gollahon, applicant, stated they would improve 4,000 feet of Jefferson Davis Highway including the addition of dual left turn lanes and timing the lights with existing traffic lights at Eskimo Hill Road. He stated there would be internal bus stops in the community.

Pat Malhurn, The Engineering Group, stated the proposed development would incorporate office, commercial, residential, and recreation facilities. He stated the Property Owners Association (POA) would fund the internal buses. He stated the development would be pedestrian friendly and there would be round-a-bouts to focus and calm traffic. He stated the proposed development contained most of the Traditional Neighborhood Development (TND) transect zones. He stated there would be live/work buildings within the development.

Craig Johnson, Ridgewood Homes, stated there would be 75 carriage homes and the builder would sell the condominiums for less than 100,000 dollars to provide affordable housing for teachers and law enforcement officers.

Mr. Malhurn stated there would be 41% open space, an Aquatic Center, a thirty-six acre sports complex, and a community recreation center.

Mr. Di Peppe stated he liked workforce housing and he would like workforce housing spread throughout the County. He stated the median income of Stafford County was $79,000. He asked if it would be possible to provide more workforce housing.

Mr. Johnson stated if the Planning Commission liked the approach the applicant was taking they could possibly provide more workforce housing.

Mr. Di Peppe asked if it would be possible to have two bedrooms apartments or condominiums.

Mr. Gollahon stated that would be acceptable.

Mr. Di Peppe asked if the garage would serve two units.

Mr. Gollahon stated yes.

Mr. Di Peppe asked what the total proffers to the County would be.

Mr. Gollahon stated there would be 50 million dollars in proffers.

Mr. Johnson stated there would be 36 acres dedicated for county use.

Mr. Mitchell asked if the ball fields would be turned over to Parks and Recreation.

Mr. Gollahon stated yes.

Mr. Rhodes asked if people would drive to park in locations within the community.

Mr. Gollahon stated hopefully people would not have to drive within the community.

Mrs. Kirby asked if five lots could be dedicated to B.O.O.T.S?

Mr. Gollahon stated yes.

Mrs. Kirby asked who would pay for the three pools.

Mr. Gollahon stated the two internal pools would be for the community and the Aquatic Center would be for the County.

Mrs. Kirby stated some clubs in the County were not being used for swimming.

Mr. Gollahon stated the Aquatic Center would be indoors.

Mr. Pitzel asked how close the text amendment was to the TND Ordinance.

Mr. Zuraf stated he was not sure.

Mr. Pitzel asked if trails could be added to provide a short cut for pedestrians in the development.

Mr. Johnson stated that would be okay.

Mr. Cook appointed Mr. Pitzel and Mr. Mitchell to the sub-committee to discuss the project.

ADJOURNMENT

With no further business to discuss the meeting was adjourned at 7:00 p.m.