Prince William County Amends Zoning Ordinance

The Board of Supervisors for Prince William County voted on December 21, 2004 to amend the text of its Zoning Ordinance.

Details of the amendments can be found by accessing the below link:

Prince William County Zoning Ordinance Update

Additionally, the Board took action to initiate amendments to its Design and Construction Manual (DCSM) and the Subdivision Ordinance.  Details of the proposed changes may be found in the below document. 

Proposed Amendments to DCSM

______________________________________________________________

Highlights of New Subdivision Street Requirements

1.  A separate Design Guide has been prepared which is an Appendix to the Road Design Manual.

2.  Section 24 VAC 30-91-20. Applicability

The effective date for these changes is January 1, 2005.  Between now and July 1, 2005, “the Department will allow the design of streets in accordance with either the former requirements (1996) or these requirements.”  Any street design “initially submitted” for consideration after July 1, 2005, “shall be in accordance with the 2005 requirements.  For tracking purposes, the date of submission to the county will be utilized.

LDS would prefer that this transition be made as early as possible.  “Initial Submission” will be defined as the first submission of the detailed Subdivision Plan, not Preliminary Plans or Rezoning plans.  Therefore, if you are currently working on such plans, please use the latest standards if you cannot make a first submission of the Subdivision Plan prior to July 1, 2005.  Should this become a problem, Design Exception Requests may be submitted for each element that is not in conformance with the new requirements. 

3.  Section 24 VAC 30-91-69 Service Requirements

The modifications to this section may allow acceptance of roadways by the Department for maintenance, at an earlier date than previously provided.  The changes in the definition of “public service” may also impact which roadways are accepted.

4.  Section 24 VAC 30-91-70 Phased Development

Certain subdivision streets having 4-lanes or more to accommodate traffic may be accepted for maintenance in phases at the request of the governing body, without the need for a formal agreement.

5. Section 24 VAC 30-91-110, D., 3. Pavement Additions to Existing Streets

When widening an existing roadway or adding turn lanes, this section provides for the overlay of the entire street (both old and new section) unless otherwise approved.

6.  Section 24 VAC 30-91-110, I.  Pedestrian, Bicycle, and Shared Use Path Facilities

All sidewalks and shared use paths constructed with subdivisions will be maintained by the Department if they are located entirely in the ROW and constructed to Department standards.

7.  Section 24 VAC 30-91-110, J. Bridge, Drainage and other Grade Separated Structures

Provides for Department maintenance of pedestrian tunnels under certain circumstances.

8.  Section 24 VAC 30-91-110, K. Dams

This section has been rewritten in order to more clearly specify Department requirements should a roadway cross over, or be located nearby, a dam embankment.

9.  Section 24 VAC 30-91-130 Neotraditional Developments

This section indicates that the Department is receptive to innovative subdivision design, such as neotraditional developments.

10. Section 24 VAC 30-91-140, C. Maintenance Fee

The maintenance fee will no longer provide for monthly proration. A maintenance fee will be required for a full year.  This requirement will become effective immediately.

11. Section 24-VAC 30-91-140, D. Administration Cost Recovery Fee

This section allows the Department to charge a fee for the review, inspection, and processing of subdivisions.  This requirement is expected to become effective in July 2005.

 

Highlights of New Subdivision Street Design Guide

 

1.  Section B-1-Introduction

The Design Guide replaces much of the detailed construction information formerly contained in the Subdivision Street Requirements.  The Design Guide will become Appendix B to the Road Design Manual.

2. Section B-2-Design Criteria, Terrain

Terrain is no longer a primary factor in street design.

3. Section B-3-Roadway Geometric Design Criteria, Table 1 and Table 2

Sight distance requirements have been changed to more closely follow ASSHTO’s requirements.

Pavement widths have been revised (up and down) to more closely follow the Road Design Manual and ASSHTO recommendations.

Clear Zones are more clearly defined.

4. Section B-3-Roadway Geometric Design Criteria, Table 3

Design criteria for One-Way Streets are provided.

5. Section B-3-Roadway Geometric Design Criteria, D., Sight Distance

Definitions and requirements for Stopping Sight Distance, Intersection Sight Distance, and Sight Distance Triangles are more clearly defined and revised to more closely follow ASSHTO recommendations.

6.  Section B-4-Elements of Typical Section, C., Parking Lane Widths

Widths of parking lanes on curb and gutter streets are specified.

7. Section B-4-Elements of Typical Section, D., 3., Minimum Radii

Corner radii clearly are specified for various conditions.

8. Section B-4-Elements of Typical Section, F., Cul-de-sacs and Turnarounds

Alternative treatments for cul-de-sacs and turnarounds are provided.  However, these may not be acceptable to local jurisdictions or VDOT personnel under certain circumstances, so preapproval is recommended prior to their application.

9. Section B-4-Elements of Typical Section, G., 6., Treatment Behind Curbs

A minimum utility strip of three feet is now required between the back of curb and the sidewalk.

If a utility strip of six feet is provided, a street tree may be placed three feet from the back of curb.  Note that this provision is only for subdivision streets with an ADT < 4000 VPD.

10. Section B-4-Elements of Typical Section, I., 1., Sidewalk Standards

Sidewalks should be five feet in width.  Sidewalks less than five feet in width are to be provided with an appropriate passing area in accordance with ADA requirements.  In no case shall a sidewalk be less than three feet.

11. Section B-4-Elements of Typical Section, I., 2., Shared Use Paths

Updated design standards are provided, including a six-foot separation from the back of curb, a ten-foot width, two-foot shoulders, and a minimum three-foot clear zone.

12. Section B-4-Elements of Typical Section, I., 3., Pedestrian Tunnels

Criteria are presented for Department maintenance of pedestrian tunnels.

13. Section B-4-Elements of Typical Section, L., 1., ROW Width

This section reads in part: “ROW is to be provided for a distance of three feet beyond any facility to be maintained by VDOT”; but also states that: “In no case shall the ROW extend less that one foot beyond any feature to be maintained by the Department.”  In the NOVA District this requirement will be interpreted to require that the ROW should extend one foot beyond the sidewalk as is currently required. For other structures, i.e. bridges, culverts, headwalls, etc., that do not run continually along the roadway, or for which replacement would require additional excavation, the ROW should extend three feet beyond the facility in most circumstances.

 

14. Section B-5-Other Design Considerations, A., Clear Zones

Criteria for clear zones are more clearly established, including the need for a three-foot clear zone for shared use paths that is free of all obstructions (even if breakaway features are provided).

15. Section B-5-Other Design Considerations, F., Traffic Calming

Tangent lengths in subdivision streets should ideally be less than five hundred feet.  If subdivisions streets cannot be designed to meet target speeds, traffic calming measures may be appropriate.  Specific treatments are identified for various traffic volumes.  However, these may not be acceptable to local jurisdictions or VDOT personnel under certain circumstances, so preapproval is recommended prior to their application.

16. Section B-6-Neotraditional Neighborhoods

Neotraditional neighborhoods are provided in this section.

_______________________________________________________________
L DC offers most competitive employee benefit package in industry