PFR # PFR2016-00023, Western Transportation Facilityeservice.pwcgov.org/planning/documents/PFR2016-00023.pdf · PFR # PFR2016-00023, Western Transportation Facility September 23,

PFR # PFR2016-00023, Western Transportation Facility September 23, 2016 Page 2

Access N/A

One (1) two-way access onto University Boulevard; One (1)

right-in, right-out access to Wellington Road

Buffer

Type A – 15-foot peripheral landscape area (in

accordance with section 800 of the DCSM)

Type A – 15-foot peripheral landscape area (in accordance

with section 800 of the DCSM)

B. Location – The site of the proposed transportation facility is located off

Wellington Road to the immediate northwest of Jiffy Lube Live amphitheater and southeast of Progress Business Center commercial subdivision. The subject site is comprised of three parcels, identified on County Maps as GPINs 7497-10-6086, 7497-11-6921, and 7497-11-9149 and is addressed as 5728 Wellington Road. See Attachment A for the reference maps.

C. Comprehensive Plan – The subject site is designated EI, Industrial Employment,

in the Comprehensive Plan.

D. Zoning/Acreage – The approximately 16.7-acre site for the proposed transportation facility is zoned M-1, Heavy Industrial, with proffers per the 2011 rezoning case #PLN2010-00309, Hunter Property (see Attachment F). The site also falls within the Airport Safety Overlay District and Data Center Opportunity Zone Overlay District.

E. Surrounding Uses - The subject property for the proposed bus transportation

facility is adjacent to an existing outdoor entertainment venue, Jiffy Lube Live, and industrial warehousing to the east with planning of Flexible Use Employment Center (FEC) and Industrial Employment (EI) and zoning of M-1, M/T, and A-1. To the west of the site, the land is vacant and warehousing, which is planned FEC and EI with zoning of M-1 and M/T. To the south of the site is fully wooded vacant land, park, and Gainesville Middle School with EI and Public Land (PL) planning and M-1 zoning. To the north of the site, there exists industrial warehousing and Interstate 66 (I-66).

II. Current Situation:

A. Planning Office Recommendation – The Planning Office recommends a finding

of consistency of PFR2016-00023, Western Transportation Facility, with the Comprehensive Plan. See Attachment B for the Staff Analysis.


B. Planning Commission Public Hearing – A Planning Commission public hearing has been advertised for October 5, 2016.

III. Issues:

A. Comprehensive Plan– Is the proposed public facility consistent with the Comprehensive Plan?

B. Community Input – Have members of the community raised any issues? C. Other Jurisdictional Input – 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 Planning Commission action to be addressed? E. Timing – When must the Planning Commission take action on this application?

IV. Alternatives beginning with the staff recommendation are as follows:

A. Find the PFR consistent with the Comprehensive Plan.

1. Comprehensive Plan– The subject site is zoned M-1, Heavy Industrial, which is compatible with the EI, Industrial Employment land use designation of the site. As with all public facilities, schools are appropriate land uses in all zoning districts of the County, subject to the public facility review process. Similar uses are permitted by-right in the M-1, Heavy Industrial Zoning District and therefore the proposed transportation facility would be consistent with the Comprehensive Plan.

2. Community Input – Notice of the application has been transmitted to adjacent property owners within 200 feet of the proposed site for the new bus transportation facility. As of the date of this staff report, the Planning Office has not received any comments on this proposal.

3. Other Jurisdiction Comments – This project is not located near other

jurisdictions.

4. Legal Uses of the Property – The proposed transportation facility could be constructed on the site with an approved PFR. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney’s office.

5. Timing – A finding of consistency would meet the requirement that the

Planning Commission should decide upon this case within 60 days of dispatch of the application package to the Planning Commission. The


Planning Commission must take action on this case no later than November 22, 2015 to meet the 60-day deadline. Failure of the commission to act within that time frame will be deemed a finding of consistency.

B. Find the PFR inconsistent with the Comprehensive Plan.

1. Comprehensive Plan – The School Board would have to find another location suitable for the transportation facility.

2. Community Input – Notice of the application has been transmitted to adjacent property owners within 200 feet of the proposed site for the new bus transportation facility. As of the date of this staff report, the Planning Office has not received any comments on this proposal.

3. Other Jurisdiction Comments – This project is not located near other

jurisdictions.

4. Legal Uses of the Property – The proposed transportation facility could not be built as presently proposed. Legal issues are appropriately addressed by the County Attorney’s office.

6. Timing – A finding of consistency would meet the requirement that the

Planning Commission should decide upon this case within 60 days of dispatch of the application package to the Planning Commission. The Planning Commission must take action on this case no later than November 22, 2015 to meet the 60-day deadline. Failure of the commission to act within that time frame will be deemed a finding of consistency.

V. Recommendation is that the Planning Commission accepts Alternative A and determines

that the location, character, and extent of the proposed bus transportation facility is substantially consistent with the Comprehensive Plan.

Staff: Jasmin Kim, x8132 Attachments: A. Area Maps

B. Staff Analysis C. PFR Plan D. ECA Plan Map E. Letter of Commitment F. Proffer Statement and GDP (General Development Plan)

Attachment A – Maps VICINITY MAP

PFR #PFR2016-00023, Western Transportation Facility Page A-1

Attachment A – Maps LONG-RANGE LAND USE MAP


Attachment A – Maps LONG-RANGE LAND USE MAP


Attachment A – Maps ZONING MAP


Attachment B – Staff Analysis

PFR #PFR2016-00023, Western Transportation Facility Page B-1

I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval The application is a proposal by Prince William County Public Schools for a public facility review (PFR) to determine consistency with the Comprehensive Plan for a new bus transportation facility to be constructed on approximately 16.7 acres, which is located to the northwest of Jiffy Lube Live. The bus transportation facility will include a construction of a bus maintenance building with 6 bus service bays, supporting office space, a bus washing facility, a refueling facility, and paved parking for 180 buses and 226 cars. 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 Transportation Yes

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 Industrial warehousing and Interstate 66

EI & ER M-1

South Vacant land, park, and Gainesville Middle School

EI & PL M-1

East Industrial warehousing, Jiffy Lube Live, and vacant land

EI & FEC M-1, A-1 & M/T

West Vacant land and warehousing EI & FEC M-1 & M/T



Long-Range Land Use Plan Analysis

Through wise land use planning, the County ensures that landowners are provided a reasonable use of their land while the County is able to judiciously use its resources to provide the services for residents and employers’ needs. The Long Range Land Use Plan sets out policies and action strategies that further the County’s goal of concentrating population, jobs, and infrastructure within vibrant, walkable, mixed-use centers serviced by transit. In addition to delineating land uses on the Long Range Land Use Map, the plan includes smart growth principles that promote a countywide pattern of land use that encourages fiscally sound development and achieves a high-quality living environment; promotes distinct centers of commerce and centers of community; complements and respects our cultural and natural resources, and preserves historic landscapes and site-specific cultural resources; provides adequate recreational, park, open space and trail amenities that contribute to a high quality of life for county residents; and revitalizes, protects, and preserves existing neighborhoods. This site is located within the Development Area of the County and is classified as Industrial employment (EI). The following table summarizes the uses and densities intended within the EI designations:

Long-Range Land Use Plan Classification

Land Uses Intended

Industrial Employment (EI)

Industrial Employment (EI). The purpose of the Industrial Employment classification is to provide for areas of economic base industries that must be screened and buffered from major transportation corridors and adjacent land uses. These screening and buffering requirements shall be as contained in the Zoning Ordinance and Design and Construction Standards Manual. Primary uses in the EI are manufacturing, industrial parks, truck and auto repair, wholesale/distribution facilities, warehouses, certain public facilities and utilities, and other industrial uses. Retail and/or retail service uses shall be considered secondary uses and shall represent no greater than 10 percent of the total EI project area. These retail/retail service uses shall be so located on a site that their primary purpose is to support the needs of those employed within that EI project. Within an EI-designated area, the more intense uses shall be located in the core of the area and the less intense uses at the periphery, to act as a transition between the EI and adjacent areas designated or developed for different uses. Performance standards for off-site impacts—such as dust, particulates, and emissions—are to be applied. Stand-alone office and office-like facilities that are primary uses within an EI-designated area should be discouraged in any EI area.



The current proposal is to determine, via the Public Facility Review (PFR) process, consistency with the Comprehensive Plan to construct a new bus transportation facility that may serve up to 180 buses. Public facility reviews have a different standard of review than applications for rezonings or special use permits. Virginia Code Section 15.2-2232 requires that the Planning Commission review the general location, character, and extent of all public facilities, including school sites, when the proposed facility is not already clearly shown on the Comprehensive Plan map. The purpose of the Planning Commission review is to determine whether the proposed bus transportation facility is substantially consistent with the adopted Comprehensive Plan. Proposal’s Strengths

Comprehensive Plan Consistency – Public facilities, and in this case bus transportation facility, are consistent and permissible in all parts of the County, subject to the Public Facility Review (PFR) process.

Land Use Designation – The proposed bus transportation facility will serve schools in the

western end of the County by expanding the capacity to operate more school buses. This use is compatible with the EI, Industrial Employment designation in the Comprehensive Plan.

Proposal’s Weaknesses

None identified. On balance, for the purposes of evaluating this proposal as a PFR, 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

Buffering – A 15-foot landscape buffer is being provided along the perimeter of the site and a 50-foot landscape buffer is being provided along the edge of the site abutting John A. Lucas Estate (A-1) to mitigate the impacts of the new facility.

Security Lighting – Security lighting on site will be directed downward.




Pedestrian Connections – No pedestrian or bicycles would be accessing this fenced, secured transportation facility, which severely limits the ability of employees to bike or walk to the facility. However, a peripheral shared-use path will be extended at site plan stage along Progress Court (University Boulevard).

On balance, for the purposes of evaluating this proposal as a PFR, this application is found to be consistent with the relevant components of the Community Design Plan.

Cultural Resources Plan Analysis Residents of and visitors to Prince William County are aware of the important links of the County today with the rich heritage of the past because of the preservation and enhancement of our cultural resources. The Cultural Resources Plan sets out policies and action strategies that further the County’s goal of identifying and protecting our historical, archaeological, architectural and cultural resources, including those significant to our minority community, for the benefit of citizens and visitors. The plan includes recommendations relating to the identification of assets, preservation through the use of federal, state, local and private initiatives, mitigation of negative impacts, and public education/awareness programs. Land use applications should include appropriate records review for prehistoric and historic resources, as well as Phase I, II, and III level archaeological studies, as appropriate. This project area was subject to a Phase I cultural resources survey in 2006 during the Brentswood rezoning. A report entitled A Phase I Cultural Resources Survey of the Hunter Tract (Zawacki et al.

2006) identified three archeology sites and one possible cemetery on the proposed transportation facility site. The proposal went before the Historical Commission at their 7/12/16 meeting. Based on the meeting discussions, the Commission recommended to conduct a cemetery delineation on site 44PW1596 and, if warranted, Phase II evaluation and Phase III data recovery study. The Commission also recommended a Phase II evaluation on site 44PW1595 and, if warranted, Phase III data recovery study. The recommendation further stated that all artifacts from both sites be donated to and curated with the County. Proposal’s Strengths

Cemetery Delineation – The applicant has committed to conduct a cemetery delineation on archeology site 44PW1596 and amend parking as needed at the site plan review.

Curation – The applicant has committed to curate, with the County, all artifacts, field records, laboratory records, photographic records, computerized and other records recovered as a result of the Phase II Archeological study and cemetery delineation study.



Mitigation Plan and Phase II Evaluation – A Phase II Archeological Investigation will be conducted to confirm the location of site 44PW1595 and, if warranted, provide mitigation.


None identified. On balance, for the purposes of evaluating this proposal as a PFR, 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 that 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. Approximately 1.5 acres of the proposed site is designated Environmental Resource (ER) per the Chesapeake Bay overlay and Long Range Land Use Plan. The site is heavily wooded and contains an intermittent stream. Per the General Development Plan (GDP) and the proffers of the original rezoning, a portion of the stream will be preserved and buffered. The applicant has also committed to preserve several specimen trees on-site within set parameters. The applicant submitted a Perennial Flow Determination (PFD) along with Waters of the U.S. Delineation and Resource Protection Area Evaluation. Based on these evaluations, no Resource Protection area is located on or within 100-feet of the Western Bus Transportation Facility site. However, the evaluations have indicated the existence of several jurisdictional wetlands and other waters of the U.S. (i.e., streams). These jurisdictional waters of the U.S. include one unnamed intermittent stream on and within 100 feet of the site tributary to Rocky Branch, which flows generally southeastward through the center of the site and drains palustrine forested (PFO) and palustrine emergent (PEM) wetlands. A PFO and PEM wetland system is located in the northern portion of the site and an additional PFO wetland is located along the southwestern site boundary. Stormwater management will be addressed at site plan review. Proposal’s Strengths

Specimen Trees – The applicant has identified two of the four specimen trees that were proffered to be preserved as shown on the GDP. The applicant commits to preserve, to the greatest extent feasible, the two specimen trees located on the site.



Buffers – A 15-foot landscape buffer is being provided along the perimeter of the site and a 50-foot landscape buffer is being provided along the perimeter of the site abutting John A. Lucas Estate (A-1) to mitigate the impacts of the new facility. A 25-foot buffer will also be maintained around the delineated cemetery. All buffers will be outside any and all proposed or existing utilities and easements.

Wetlands – The existing jurisdictional wetlands and the approximate acreage of the wetlands have been identified on the PFR plan. The applicant also commits to design the site to minimize impacts of wetlands and to apply mitigation measures as needed.

Resource Protection Area – There are no Resource Protection Area (RPA), floodplains, or steep slopes being impacted by this development.

Water Quality – The applicant commits to make a monetary contribution to the Board of County Supervisors in the amount of $75.00 per acre for water quality monitoring and/or drainage improvements and/or stream restoration projects.


Potential Disturbance of the Resource Area – Due to the fact that the subject site is now completely forested, this intact resource area may be disturbed and fragmented in the development of the proposed bus transportation facility. However, the site is currently zoned M-1, Heavy Industrial, and could be developed with a by-right industrial use in accordance with the proffers.

Intermittent Stream and Wetlands - There is one (1) intermittent stream on or within 100-feet

of the Western Bus Transportation Facility site and several wetland areas. However, as noted above, the applicant has committed to minimize impacts to these areas.

On balance, for the purposes of evaluating this proposal as a PFR, this application is found to be consistent with the relevant components of the Environment Plan.

Fire and Rescue Plan Analysis

Quality fire and rescue services provide a measure of security and safety that both residents and businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and action strategies that further the County’s goal of protecting lives, property, and the environment through timely, professional, humanitarian services essential to the health, safety, and well-being of the community. The plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility for fire and rescue facilities. The plan also includes recommendations to supplement response time and reduce risk of injury or death to County residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR) training, automatic external defibrillators (AED), and encourage installation of additional fire protection systems such as sprinklers, smoke detectors, and other architectural modifications.



The closest responding station would be Linton Hall Fire and Rescue Station #4. According to the available FY 2014 data, it is estimated that there were 3,101 incidents, on average, for each tactical unit at this station, which is over the recommended standard of 2,000 incidents per unit, at a workload capacity of 101%. While the site is not within the preferred 4.0-minute response time for fire suppression and basic life support, it is within the 8.0-minute response for advanced life support services. Proposal’s Strengths

Level of Service – The applicant commits to make a monetary contribution to the Board of County Supervisors in the amount of $0.61 per square foot of building floor area constructed on site.

Response Times – The site falls within the 8.0-minute response time for advanced life support services.

Emergency Plan – The applicant commits to submit an emergency plan to the Fire Marshal’s Office for review.

Emergency Access – The applicant commits to provide emergency access throughout the site.

Traffic – Timing of the buses entering and leaving the facility is not in conflict with the Jiffy

Lube Live adjacent to the site. The buses would operate Monday through Friday leaving early morning and returning by late afternoon.


Response Times – The site does not fall within the 4.0-minute response time for basic life support services. The area has a significant amount of traffic associated with the amphitheater use adjacent to the site.

On balance, for the purposes of evaluating this proposal as a PFR, this application is found to be consistent with the relevant components of the Fire and Rescue 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. In order to maintain low response times and minimize the amount of crime, this chapter 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 chapter 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 and effective. The chapter also encourages reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center and ultimately to the public. 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.


None identified. On balance, for the purposes of evaluating this proposal as a PFR, 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 subject property is within the Development Area of the County and is thereby required to utilize public water to develop. Public water is available to the property but requires the construction of off-site facilities. Specifically, a 30 to 36-inch water main is planned across the subject property using the planned alignment of University Boulevard. Additional water main construction may be required in order to provide required fire protection hydrant coverage and fire flows. The Service Authority has no objection to the requested PFR. The applicant shall plan, design and construct all on-site and off-site water utility improvements necessary to develop the subject property and the above listed requirements in accordance with applicable Service Authority, County and State requirements, standards and regulations. Proposal’s Strengths

Water Connection – The proposed facility will be serviced with public water available on the adjacent property (Jiffy Lube Live) for connection. The School Board commits to plan, design and construct all on-site and off-site water utility improvements necessary to develop the subject property in accordance with applicable County and State requirements, standards, and regulations.




None identified. On balance, for the purposes of evaluating this proposal as a PFR, 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. The property is within the Prince William County Service Authority area. Public sewer is available to the site but requires additional construction of off-site facilities. Proposal’s Strengths

Sewer Connection – The proposed facility will be serviced with public sewer available on the adjacent property (Jiffy Lube Live) for connection. The School Board commits to plan, design and construct all on-site and off-site sanitary sewer utility improvements necessary to develop the subject property in accordance with applicable County and State requirements, standards, and regulations.


None identified. On balance, for the purposes of evaluating this proposal as a PFR, this application is found to be consistent with the relevant components of the Sanitary Sewer Plan.

Transportation Plan Analysis By providing a multi-modal approach to traffic circulation Prince William County promotes the safe and efficient movement of goods and people throughout the County and surrounding jurisdictions. The Transportation Plan sets out policies and action strategies that further the County’s goal of creating and sustaining an environmentally friendly, multi-modal transportation system that meets the demands for intra- and inter-county trips, is integrated with existing and planned development, and provides a network of safe, efficient, and accessible modes of travel. The plan includes



recommendations addressing safety, minimizing conflicts with environmental and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel modes, minimizing projected trip demand, and providing sufficient network capacity. Projects should include strategies that result in a level of service (LOS) of “D” or better on all roadway corridors and intersections, reduce traffic demand through transportation demand management strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian and bicycle pathways, and improved and coordinated access to transit facilities. The transportation facility is accessed by full-access entrance off Wellington Road at Progress Court (University Boulevard). The location of the transportation facility will improve efficiency of school bus transportation and bus services to students in western Prince William County without compounding existing traffic issues. University Boulevard provides easy access north of I-66. The site will be traversed by University Boulevard which is an extension of Progress Court. The site will have direct access to this roadway and also have a direct access to Wellington Road. As proffered, the Applicant shall dedicate right-of-way throughout the site for University Boulevard and will design and construct a 4-lane section of the road from the southern access into Parcel 2 to the southern boundary of Parcel 3 (see Attachment F). Right-of-way has also been proffered as part of the original rezoning along Wellington Road in accordance to the Comprehensive Plan. The applicant shall also provide a 10-foot wide shared use trail along University Boulevard. A traffic impact analysis (TIA) was required for this application. The following table provides information concerning the daily volumes and levels of services of roadways important to this development:

Roadway Name Number of Lanes

Current VDOT Count

Existing Daily LOS

Wellington Road 2 (extends to 4)

15,000 vpd E (B)*

Progress Court 4 2,400 vpd A *Based on the 2-lane vs the 4-lane sections on Wellington.

PEAK HOUR LEVEL OF SERVICE (TIA) ANALYSIS The results of a traffic impact analysis (TIA) provide an evaluation of the peak hour conditions of traffic under existing and future scenarios. The applicant’s traffic impact analysis evaluated the following intersection and entrances:

1. Wellington Road/Progress Court (existing, signalized) 2. Site entrance on Wellington Road (existing, unsignalized)

Existing intersection analyses show the signalized Wellington Rd./ Progress Ct. (University Blvd.) Intersection currently operates at “very good” (LOS=B) Levels Of Service during the AM & MIDDAY weekday peak hours, with a “good” (LOS=C) during the PM peak hour. With normal ambient background traffic growth and the addition of one (1) “other” area development (Cabela’s) expected by Year 2019, “Background” (without site traffic) intersection



capacity analyses indicate degraded LOS’s (from LOS=B to C) for the AM & MIDDAY peak hours, but maintaining the same (as existing) LOS=C for the PM peak hour. The new bus transportation facility site will connect to two (2) existing roadway facilities: 1) Wellington Rd. (with a “Right-In/Right-Out” Site Entrance) and 2) at the current terminus of Progress Ct. (future University Blvd. extended). The proposed 180 bus parking facility (with a 226-car parking lot and maintenance building) comprises the “site” project, which is expected to generate about 1,542 one-way vehicle-trips per day with up to 210 peak hour vehicle-trips (cars and buses). The future Year 2019 “Total” (with site traffic) intersection analyses reveal that the addition of “site” traffic will have no impact at the signalized Wellington Rd./University Blvd./Progress Ct. intersection and the unsignalized Site Entrance will operate at an “excellent” LOS’s during all analyzed peak hours. Based upon the given parameters, the analytical evaluations and comparisons within the TIA have shown that traffic associated with the proposed development of the bus transportation facility will have no significant traffic impact and can be accommodated within the current and future road network. No mitigation measures are warranted except for a recommendation to provide a turn-lane taper. Proposal’s Strengths

Right-of-Way Dedication – Pursuant to the letter of commitment, the applicant will reserve and dedicate right-of-way to a maximum of 64 feet from centerline, along the Wellington Road frontage in accordance with the Comprehensive Plan. The applicant will also reserve and dedicate right-of-way to a maximum of 128 feet in width for the extension of University Boulevard. The applicant commits to address adequate right-of-way dedication at site plan.

Road Improvements – University Boulevard will be extended to the proposed bus transportation facility. Pursuant to the letter of commitment, the applicant commits reasonable efforts to facilitate the dedication of right-of-way for the extension of University Boulevard, up to a maximum of 128 feet in width, as has been proffered as part of the original rezoning.

Shared-Use Path – Pursuant to the letter of commitment, the applicant commits to provide a 10-foot wide shared use path along University Boulevard and to escrow funds for the shared use path along the Wellington Road frontage.

Right-In/Right-Out Access – The applicant has conducted and submitted a right-turn lane warrant analysis on August 3, 2016, for the right-in/right-out access on Wellington Road. Right-in/right-out access to Wellington Road will be restricted to car traffic.




Pedestrian / Bicycle Access – As mentioned under Community Design, no pedestrians or bicycles would be accessing the proposed site as it will be fenced and secured. However, a peripheral shared-use path will be extended at site plan stage along Progress Court (University Boulevard).

On balance, for the purposes of evaluating this proposal as a PFR, 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:

As previously stated, since this is a Public Facility Review, the analysis is limited based on location, character, and extent. Therefore, staff’s review and analysis is limited to the relevant parameters of this PFR request and many of the design and site layout matters remain unresolved.

To mitigate some of the layout, design, and outstanding issues, Prince William County Public

Schools is offering a Letter of Commitment, dated August 30, 2016, which is provided at the end of this report. This is serving as the Schools voluntary documentation to acknowledge and provide assurances of their intentions to address and mitigate concerns during the planning, site plan review, and building processes.

The proposal could involve disturbance of several wetlands. The applicant will need to

obtain all necessary state and federal permits.

The transportation facility is also located within the western side of the outermost approach zone area in the Airport Safety Overlay District (ASOD). Since the PFR site is within eight miles from the Manassas Regional Airport, the applicant will need to coordinate with the Zoning Administrator and/or the Virginia Department of Aviation or appropriate Manassas Regional Airport entity during site plan review and prior to all permits.

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 review record. Such issues are more appropriately addressed during site plan review. DCSM and Zoning Ordinance requirements will pertain and must be satisfied. As previously

mentioned, many of the transportation comments relate to DCSM standards, site plan layout, and design issues, which are not relevant to the this particular PFR process.

All site plan requirements will pertain, where engineering/design details are to be addressed.

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: County Archaeologist Fire and Rescue Historical Commission Public Works – Watershed/Environmental Services Planning Office, Case Manager Police, Crime Prevention PWC Service Authority PWC Transportation VDOT

Attachment C – PFR Plan

PFR #PFR2016-00023, Western Transportation Facility Page C-1

Attachment D – ECA Plan Map

PFR #PFR2016-00023, Western Transportation Facility Page D-1

Attachment E – Letter of Commitment

PFR #PFR2016-00023, Western Transportation Facility Page E-1



Page 2 - Western Transportation Facility PFR The following summarizes the commitments being made by the Prince William County School division in response to Prince William County agency comments. 15 copies of the revised PFR Layout Plan are included. Long Range Land Use - The proposed bus transportation facility is consistent with the Long-Range Land Use Plan. Public facilities, including support facilities for public schools, are consistent and permissible in all parts of the County, subject to an approved Public Facility Review application. The property will be used for a bus transportation facility in general conformance with the Public Facility Review Plan entitled “Western Bus Facility” (Edith H. Ramika, Trustee Properties), prepared by Ross, France & Ratliff, dated May 31, 2016. The site is zoned M-1, Heavy Industrial, and is designated EI, Industrial Employment.

Public Notice - A community meeting was held April 14, 2016 to share plans with the local community. The Schools website also publicized the transportation facility plans.

Community Design - A 15’ landscape buffer is provided between the transportation facility and adjacent M-1 zoned properties and a 50’ buffer between the A-1 parcel. A 10’ wide landscape strip is provided along the frontage of Wellington Road. No pedestrians or bicycles would be accessing this fenced, secured site. Security lighting on site will be directed downward. Cultural Resources - The School Division commits to the following: Cemetery Delineation-To conduct a cemetery delineation on archeology site 44PW1596. The parking will be amended as needed. Curation-To curate with the County all artifacts, filed records, laboratory records, photographic records, computerized and other records recovered as a result of Phase II Archeological study and cemetery delineation study. Mitigation Plan and Phase II Evaluation-To conduct a Phase II Archeological Investigation to confirm location of site 44PW1595 and if warranted provide mitigation.



Page 3 - Western Transportation Facility PFR Environment/Watershed - Revisions to PFR plan include: 2.01(1.01) Identifying the location of existing jurisdictional wetlands and acreage of proposed impacts are not applicable to the PFR plan and will be included with the site plan. The revised PFR plan identifies approximate area.

2.02 (1.02) Preliminary studies note two of the identified specimen trees located on the bus transportation site. The School Division commits to preserve these two specimen trees. The revised PFR plan reflects preliminary preservation methods (subject to change). 1.03 The 50’ buffer has been labeled along the western side of the John A. Lucas Estate. 2.03 (1.04) The acreage of ER designated land will be included with the site plan. Approximate acreage identified on revised PFR plan as 1.5 acres. 1.05 The Endangered and Threatened Species, dated June 17, 2016, is included. 1.06 The Perennial Flow Determination (PFD) was submitted to the County for review on June 21, 2016. 1.07 The 10’ wide landscape strip has been added along the frontage of Wellington Road, outside the existing overhead utility easement. 1.08 The potential swm/lid area is outside the 15’ buffer. All buffers will be outside any/all proposed and existing utilities and easement. 1.09 Two of the specimen trees located on the bus transportation site are identified. The School Division commits to preserve, to the greatest extent feasible, the two specimen trees located on the site. 2.04 (1.10) A 25’ wide buffer will be maintained around the delineated cemetery. The revised PFR plan reflects preliminary preservation methods (subject to change). The site plan layout will be modified if necessary to reflect the delineated cemetery.

The Waters of US Delineation and Resource Protection Area Evaluation, dated June 9, 2016, was submitted with the application June 10, 2016. It has been submitted to the U.S. Army Corps of Engineers with request for site review. The site is designed to minimize impacts of wetlands, and mitigation measures will be applied as needed. Limits of clearing and grading will be identified prior to final plan submission.



Page 4 - Western Transportation Facility PFR The School Division commits to make a monetary contribution to the Prince William Board of County Supervisors in the amount of $75.00 per acre for water quality monitoring and/or drainage improvements and/or stream restoration projects.

Water and Sanitary Sewer - The proposed facility will be serviced with public water and sanitary sewer, available on adjacent property for connection. Public water is available to the site from an existing 24-inch stub-out located at the western property boundary and from an existing 16-inch east of the site on the Jiffy Lube property. Public sewer is available to the site from an existing 8-inch gravity sewer main located east on the site on the Jiffy Lube property.

The School Division commits to plan, design and construct any necessary on-site and off-site water and sanitary sewer utility improvements necessary to develop the subject property in accordance with the Service Authority’s USM and applicable County and State requirements, standards and regulations. The sizing and configuration of on-site and off-site utility system improvements will be determined during the preliminary and final development plan review. Stormwater Management and Best Management Practices will be accommodated with the necessary onsite facilities, as required at site plan stage.

Fire and Rescue 1.01 The School Division commits to submit an emergency plan to the Fire Marshal’s office for review. 1.02 Timing of the buses entering and leaving the facility is not in conflict with the amphitheater use adjacent to the site. The buses would operate Mon.-Fri. leaving early morning and returning by late afternoon. Emergency access is provided throughout the site. The School Division commits to make a monetary contribution to the Prince William Board of County Supervisors in the amount of $0.61 per square foot of building area constructed on site.

Transportation - The transportation facility is accessed by full-access entrance off Wellington Road at Progress Court. The location of the transportation facility will improve efficiency of school bus transportation and bus services to students in western Prince William County without compounding existing traffic issues. University Boulevard provides easy access north of I-66.



Page 5 - Western Transportation Facility PFR

University Boulevard (currently Progress Court south of Wellington Road): Proffer 10a

University will be extended to the site. The extension of University Boulevard from the cul-de-sac will be designed as a four-lane divided roadway and constructed as a half section to match existing. Proffer 10b

The right-of-way for the extension of University Boulevard, up to a maximum of 128 feet in width, has been proffered as part of the original rezoning. The School Division commits reasonable efforts to facilitate the dedication of right-of-way. Proffer 10f:

The School Board will extend and construct the 10 foot shared use path with the construction of the half section of University Boulevard. Wellington Road: Right-in/Right-out access to Wellington Road will be restricted to car traffic. Proffer 11a:

The School Division commits to reserve and dedicate right-of-way to a maximum of 64’ from centerline, along Wellington Road frontage. The revised PFR plan shows the right-of-way and 10 foot shared use path. Proffer 11b:

The necessary right turn taper is shown on the revised PFR plan. Proffer 11c:

The School Division commits to escrow funds for the shared use path along the Wellington Road frontage. The Traffic Impact Analysis (TIA), dated May 23, 2016, was submitted for review by PWC Transportation and VDOT. Per the TIA, the proposed Western Transportation Facility will not have any significant traffic impacts. The following responses pertain to PWC Transportation Department’s comments: 1.01 Weekday Daily Traffic Volumes have been added to PFR plan. 1.02 The distance to the nearest intersection in both directions has been added to the PFR plan.



Page 6 - Western Transportation Facility PFR

1.03 The parking tabulation is identified on the PFR plan. 1.04 The School Division committed to a right turn lane warrant analysis for the right-in/right-out access on Wellington Road. It was conducted and submitted August 3, 2016. 1.05 As mentioned under Community Design, no pedestrians or bicycles would be accessing this fenced, secured site, therefore no sidewalks will be constructed. The following responses pertain to VDOT’s resubmission comments: 2.01 (1.01) The School Division will address adequate right of way dedication at site plan. The right turn taper shown on revised PFR plan. 2.02 (1.02) The School Division will describe and show roadway characteristics at site plan. 2.04 (1.09) Figure 2 show intersection turn movements and volumes only. Intersection land geometrics are shown with LOS’s separately on Figures 3, 8 and 13. 2.05 (1.10) It was confirmed at the scoping meeting on that the 2% growth rate would apply to all road, which is what was done in the TIA. 2.06 (1.12) Revised Table 4, provided with revised TIA and 1st commitment letter submission Aug. 3, 2016, shows simplified recalculated effective rates. Please accept the above important items in response to agency comments. We look forward to the Public Facilities Review public hearing before the Planning Commission on October 5, 2016. Sincerely,

Maureen Hannan Supervisor, Land Acquisition & CIP Planning

Attachment F – Proffer Statement & GDP

PFR #PFR2016-00023, Western Transportation Facility Page F-1



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Documents

PFR # PFR2016-00023, Western Transportation Facilityeservice.pwcgov.org/planning/documents/PFR2016-00023.pdf · PFR # PFR2016-00023, Western Transportation Facility September 23,