Block · one region of the page, as the scanner read it. It may hold a whole story, part of one, several, or an advertisement; stitching blocks into articles is the next step. Text is supplied OCR.
Page 2 · column 6 of 7 · from the scan, no model involved
otal subdivision in the Clevenger’s Corner Village Center Plan: the residential, commercial, and light industrial development at the southeast intersection of US 211 and Route 229, and running two miles down Route 229 toward the town of Culpeper.
Culpeper County’s Village Center Plan for this southeast area calls for 750 homes and 60 acres of commercial/office development. In contrast, a revised concept plan, submitted on Aug. 6, 2002, by Centex Homes, New Wales LC, and Kenneth M. Thompson properties, requests a rezoning for 1,095 homes along with the 60 acres of commercial space. The acreage runs beyond the boundary of the Village Center Plan to a transitional area. Culpeper County will be working on the application this fall-winter.
The future
How will vegetation and soil fare once development begins here? The 35 acres of retail shops, services, restaurants, conference center, health club, and other similar uses, covering 350,000 square feet, will probably be mostly clear-cut and the soil leveled. The same with the 25 acres for 250,000 square feet of professional office, flex-industrial, and high tech manufacturing use.
Parking lots for these facilities will be handled in a similar manner. It is likely the 50 condominium units, 78 townhouses, and related parking will entail clear-cutting.
Single-family homes and villas will undoubtedly retain much vegetation as upscale clients expect trees, etc. Whether parking areas will make use of new, pervious surfaces is unknown. The width of the asphalt on interior streets, a major source of runoff, is determined by daily traffic counts.
VDOT’s rule of thumb is ten trips per day per home. Traffic generated by 1,095 homes would thus amount to 10,950 trips per day and may require asphalt 24-feet wide and turn lanes in certain areas, with a minimum of 18feet in low traffic sections. Soil will also be covered by governmental facilities: schools, library, health care center, satellite sheriff’s office, fire and rescue, county services office, etc., all of which will have their own parking lot requirements.
Much will be learned as Rappahannock County observes a three-square mile village of 4,000 people coming into being over the next 10-to-15 years. It is only three miles away from our county border. By way of comparison, Little Washington, also a village, covers three-tenths of a square mile, has 200 people, and took 250 years to arrive at its present state.
This is one of a series about Clevenger’s Corner and its potential impact on Rappahannock County.
95.9%