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CPPC 09-13-04 Meeting AgendaCOUNTY of FREDERICK of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM TO: Comprehensive Plans and Programs Subcommittee (CPPS) FROM: Susan K. Eddy, AICP, Senior Planner SK E RE: September Meeting and Agenda DATE: September 7, 2004 The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be meeting on Monday, September 13th 2004 at 7:00 p.m. in the first floor conference room of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The CPPS will discuss the following agenda items: AGENDA 1) Request for expansion of the Sewer and Water Service Area (SWSA) to include 35 acres of land west of Front Royal Pike (Route 522), east of the Eastgate Industrial Park. The request has been submitted by Charles E. Maddox, Jr., P.E. of Patton, Harris, Rust & Associates on behalf of the owners of the subject properties. 2) Request for expansion of the Urban Development Area (UDA) to include 262.53 acres of land known as the Solenberger/Bridgeforth property in the quadrant bound by Route 37, Cedar Creek Grade (Route 622), Merriman's Lane (Route 621) and the City of Winchester. The request has been submitted by Evan Wyatt of Greenway Engineering on behalf of the owners of the subject properties. 3) Rural Areas Study. Further discussion of the Rural Areas Study 4) Other. Please contact the department if you are unable to attend this meeting. Thank you. Please note the earlier start time for this meeting. 1 107 North Kent Street • Winchester, Virginia 22601-5000 Access to the County Administration Building for night meetings that do not occur in the Board Room will be limited to the back door of the four-story wing. I would encourage committee members to park in the county parking lot located behind the new addition or in the Joint Judicial Center parking lot and follow the sidewalks to the back door of the four- story wing. The door will be locked; therefore, please wait for staff to open the door. SKF,/bad Attachments ITEM #1 Request for Expansion of the Sewer and Water Service Area (SWSA) Tasker Woods (Eastgate Commerce Center Area) At a July 12, 2004 joint work session of the Board of Supervisors, Planning Commission and Comprehensive Plans and Programs Subcommittee (CPPS), eleven Comprehensive Policy Plan Amendment (CPPA) applications were reviewed. Of these eleven requests, two, including the Tasker Woods property, were considered by the Board of Supervisors to merit further study and formal action through the public hearing process. Please note with this application that the Board of Supervisors has directed staff to study only the request for the extension of the SWSA on the south side of Tasker Road. Included with this agenda item is a request that a portion of the Tasker Woods site be included within the Sewer and Water Service Areas (SWSA) (CPPA application #04-04). A copy of the Comprehensive Policy Plan Amendment (CPPA) application, prepared by Charles E. Maddox Jr., P.E. of Patton, Harris and Rust Associates on behalf of the owners of the subject properties, is included with this agenda. Mr. Maddox is requesting the expansion of the Sewer and Water Service Area (SWSA) to incorporate approximately 35 acres. The 35 acres include four parcels. Two maps prepared by staff depicting the area of the SWSA expansion request, the existing SWSA and Urban Development Area (UDA), and current zoning relative to the proposed expansion area are attached. An additional map depicting a more contiguous SWSA expansion map is also attached. Note on Maps The applicant has identified a different SWSA boundary than staff. Staff was not able to find any record of the SWSA boundary having been expanded to include the Home Depot Distribution Center and the entire Eastgate Commerce Center. Ultimately, adoption of the SWSA request would clarify the SWSA location. Comprehensive Plan The Comprehensive Policy Plan (CPP) in general encourages new business in the vicinity of limited access interchanges, existing business and industrial areas, and the airport (CPP 6-11, 6- 12 & 6-71). The proposed expansion area is not subject to any small area land use plans in the Comprehensive Policy Plan. The site is within the general circle identifying the Armel rural community center. The Comprehensive Policy Plan says to treat the Armel rural community center similarly to the surrounding areas (CPP 6-45 & 6-75). The site is surrounded by land zoned M1 (Light Industrial District) and RA (Rural Areas District) and near to land zoned B2 (Business General District) and B3 (Industrial Transition District). Surrounding uses include a distribution center, farms and residences. A more logical extension of the SWSA would be to include the sites that are already zoned M1 (Light Industrial District), B2 (Business General District) and B3 (Industrial Transition District) 3 sites and are adjacent to the SWSA (see map depicting Tasker Woods SWSA Expansion Alternative). These areas are planned for industrial and business uses in the Eastern Frederick County Long Range Land Use Plan of the Comprehensive Policy Plan. The applicant states in his application that he would be seeking a rezoning to business use for these properties. Expansion of the SWSA would effectively plan the area for business uses. It would not be a commitment to provide sewer and water lines to suburban residential uses. The Comprehensive Policy Plan (6-5) states that new suburban residential development served by sewer and water will be located in the UDA. A recommendation regarding this request is appropriate. Staff is available to respond to your inquiries. 4 COMPREHENSIVE POLICY PLAN AMENDMENT APPLICATION PACKAGE TASKER WOODS FREDERICK COUNTY, VIRGINIA Department of Planning and Development 107 North Kent Street Winchester, Virginia 22601 PHONE: (540) 665-565 _FAX: (540) 665-6395 Website: www.co.frederick.va.us/PIanningAndDevelopment/PlanningAndDev htm (REVISED 02/25/04) COMPREHENSIVE POLICY PLAN AMENDMENTS February 25, 2004 Dear Applicant: Each year, the Frederick County Board of Supervisors reviews requests for amendments to the Comprehensive Plan and initiates those proposed amendments that they feel merit consideration. Applications for Comprehensive Plan amendment consideration in 2004 must be received in the Planning Department no later than close of business on June 1, 2004. A copy of the application form is attached. Please read the entire application, including the Attachment, and respond in full to those questions that pertain to the particular map or text amendment you are requesting. Incomplete applications shall not be considered. CPPA applications will not be accepted after this date. If you have any questions, please contact the Planning Department at (540) 665-5651. COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM (Please type all information. The application will not be deemed complete unless all items listed below have been submitted.) A. Owner or Authorized Agent Information: 1. Name: PHR+A c/o Chuck Maddox 2. Project Name: Tasker Woods Mailing Address: 117 E. Piccadilly Street Winchester VA 22601 4. Telephone Number: 540-667-2139 B. Legal interest in the property affected or reason for the request: I The UDA adiacent to this site is built out and established uses surrounding this site are primarily_residential C. Proposed Comprehensive Policy Plan amendment — please provide the following information. 1. For a map amendment: Note: this application is for the Tasker Woods parcels only, however, the applicant suggests the consideration of UDA changes include properties with boundaries to Route 522 as shown on attached exhibits. a. GPIN(s): 76-A-49, 76 -A -48A 87-A-31 34 34A 34B 65 36 37 b. Parcel size (approximate acres): 133 c. Plat of area proposed for CPPA amendment, including metes and bounds description. d. Existing Comprehensive Plan land use classification(s): rural areas e. Proposed Comprehensive Plan land use classification(s): Urban Development & SWSA Area 165 acres SWSA areas 45 acres f. Existing zoning and land use of the subject parcel: See attached g. What use/zoning will be requested it amendment is approved? Mixed uses — single family detached, single family attached and commercial h. Describe (using text, photos, and maps as necessary) the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of are within: • 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size; • % mile is 21-100 acres in size; or • 1 mile if more than 100 acres in size. i. The name, mailing address, and parcel number of all property owners within 200 ft. of the subject parcel(s). see attached 2. For a text amendment: Not applicable a. Purpose and intent of amendment. b. Cite Plan chapter, goal, policy and/or action text that is proposed to be amended. c. Proposed new or revised text. (Note: Please attach and specify text changes with additions underlined and deletions crossed through.) d. Demonstrate how the proposal furthers the goals, policies/objectives, and action strategies set forth in the Comprehensive Policy Plan chapter(s) relative to the amendment request and why proposed revisions to said goals, policies, and action strategies are appropriate. e. Demonstrate how the proposal is internally consistent with other Comprehensive Policy Plan components that are not the subject of the amendment. f. What level of service impacts, if any, are associated with the request? 3. For all amendments: a. Justification of proposed Comprehensive Policy Plan amendment (provide attachments if necessary). Describe why the change to the Comprehensive policy Plan if being proposed. The UDA in adjacent portions southeast development area is fully developed. This is a logical comprehensive plan expansion which increases housing stock in UDA and provides needed expansion of business zoning for economic development in Frederick b. How would the resultant changes impact or benefit Frederick County relative to: (See attached) 1. Community Design 2. Cultural Resources Economic Development 4. Environment 5. Fire and Rescue 6. Housing 7. Land Use 8. Libraries 9. Parks and open Space 10. Potable Water 11. Schools 12. Sewer 13. Telecommunications 14. Transportation A. Other information as may be required by the Director of Planning, the Planning Commission, or Board of County Supervisors during the review of the initiation request. The applicant will be notified, in writing if additional information is required. All applications must also contain the following items: 1. Special Power of Attorney Affidavit 2. Application Review Fee of $2,000 (payable to the Frederick County Treasurer) Applicants should consult the Comprehensive policy Plan to identify goals, policies or action strategies which are applicable to individual Comprehensive Policy Plan amendment requests, Attachments Tasker Woods Property Owner Designation (within % mile radius of property) Tax ID # Name Address Zoning Use 76 -A -31A Macedonia Cemetery Assoc. 1941 Macedonia Church Road, White Post, VA 22663 RA Religious 76-A-32 Macedonia Cemetery Assoc. 1941 Macedonia Church Road, White Post, VA 22663 RA Religious 76-A-86 George E. Bagley 2000 Macedonia Church Road, White Post, VA 22663 RA Residential 76-A-85 Lane M. Reed 2456 Front Royal Pike, Winchester, VA 22602 RA Residential 76 -A -49D Isabelle Kastak 2490 Front Royal Pike, Winchester, VA 22602 RA Residential 76-A-84 Harry E & Phyliss J. Saville 2492 Front Royal Pike, Winchester, VA 22602 -RA Residential 76 -A -49B Minnie Mae Butler 2584 Front Royal Pike, Winchester, VA 22602 RA Residential 76 -A -49C Roger L. & Joan F. Strosnider 2606 Front Royal Pike, Winchester, VA 22602 RA Residential 76 -A -49A David S. & Pamela B. Lehr 2678 Front Royal Pike, -Winchester, VA 22602 RA Residential 76-A-51 C_ Clifton R. Strosnider 173 Armel Road, Winchester, VA 22602 RA Residential 76-A-48 Betty J. Tinsman 1804 Macedonia Church Road, White Post, VA 22663 RA Residential 76 -A -47B William & Loretta Heflin 113 Tadpole Lane, White Post, VA 22663 RA Residential 76-A-36 Richard & Catherine Palmer 1789 Macedonia Church Road, White Post, VA 22663 RA Residential 76-A-35 Wayne E. Wilkins 1847 Macedonia Church Road, White post, VA 22663 RA Residential 76-A-34 Gary E. Whitacre 1861 Macedonia Church Road, White Post, VA 22663 RA Residential 76-5-55 Glen M. & Hattie P. Borrer 1873 Macedonia Church Road, White Post, VA 22663 RA Residential 76-5-59 Elizabeth Properties, LC P.O. Box 480, Stephens City, VA 22655 RA Residential 76-5-61 Elizabeth Properties, LC P.O. Box 480, Stephens City, VA 22655 RA Residential 76-5-62 Elizabeth Properties, LC P.O. Box 480, Stephens City, VA 22655 RA Residential Comprehensive Plan Amendment Tasker Woods Addendum Page 1 of 2 Addendum 3b. How would the resultant changes impactor benefit Frederick County relative to: 1. Community Design — The community desip_n as shown on the attached exhibit is an extension of existing urban development area which has "built out to the north and east of this site. Canter Estates is near complete and the residential portion of the Tasker Woods project is adjacent to and connected with the Canter Estates project. The project will offer improvement of the roadway systems, open space and neighborhood recreational facilities. The sewer and water service area change to the south is a logical extension to the business and industrial zoning district. The new roadway constructed as a part of the Home Depot distribution project has provided access to this property. 2. Cultural Resources — There are no known impacts on cultural resources as a result of this project. The residential contingent next to business office and business retail uses at Eastgate will provide for good neighborhood design with an interconnectivity by pedestrian systems. 3. Economic Development — The 43.01 acres of proposed rezoning to business use will provide economic development advantages to Frederick County. 4. Environment — The environmental impacts created by this project are primarily along the stream channel which passes through the residential portion of the site. This channel will be disturbed in very minor ways having to do principally with utilities and pathways. There are no other significant environmental impacts identified as a result of this project. 5. Fire and Rescue — There will be impacts on fire and rescue services and a proposed mitigation of these impacts will be by proffer in accordance with the Frederick County Impact Model. 6. Housing — This project expands the housing stock and inventory in Frederick County within the urban development area which helps implement the comprehensive plan. The proximity of housing to business, churches and schools provides excellent quality of life conditions for this expansion. 7. Land Use — The geologic and topographic conditions are ideal for the proposed uses and do not result in the elimination of bona fide agricultural uses in exchange. The business and residential mix provides a balance which is considered to be in keeping with the comprehensive plan. 8. Libraries — A proffer will be extended to help fund libraries in accordance with the Frederick County Impact Model. 9. Parks and Open Space — Open space will be provided within the development as well as active recreational uses i.e. soccer fields. In addition, proffers will be extended to help fund County parks and recreation development. Comprehensive Plan Amendment Tasker Woods Addendum Page 2 of 2 10. Potable Water — Potable water lines owned and operated by the Frederick County Sanitation Authority extend through the site at this time. Site pressures and water availability are considered adequate for the proposed uses. 11. Schools — The location of this site is proximate to schools provided by the Frederick County School Board. Armel Elementary and the new middle school are to the north on Route 522 and Sherando High School is located with easy access from Tasker and Warrior Drives. Additionally a school proffer will be extended as a part of the rezoning in accordance with the County's fiscal impact model. 12. Sewer — Sewer services exists in the Eastgate Industrial Park (a new sewage lift station will be provided which will service all the residential contingent for this project). Individual B-3 uses will have sewer pumps that will pump to the existing Eastgate sewer collection system. Sewer access is considered acceptable and manageable for the proposed UDA and SWSA extensions. 13. Telecommunications — Telecommunication systems are available in the Eastgate Industrial Park and in Canter Estates adjacent to the site. There are no known adverse impacts as a result of this project on telecommunications. 14. Transportation — The proposed expanded UDA and SWSA areas have excellent road transportation capacity with principle access to an improved Macedonia Church Road, U.S. route 522 and Tasker Road. The proposed business uses will have very satisfactory access to U.S. Route 522 by the new roadway constructed as a result of the Home Depot warehouse construction. Transportation systems created by these expanded uses will be acceptable and manageable for Frederick County. `'rte,. •�, ��, �..,� �• +''- . ♦- �• �-',�,,�`__ 0. $ _ . +r ,d '4 Tx!'. 4w�- -a. d- Y, CW yk p .. PR Y n.. r ! x 7N.� 'T• ti t'i, k �A f.;� �P�E ��;�� i�. ��a:. � .M f' ��.-.iY ""� SYI; '� �. mac•.. }� �� ,F ;;s= �.. � yy' T �r��T.� �•, w,. � �p. ��, ...� . a . �L.1 �,Wy- Y."ldr�.F. ! Wti','. •iRc �:'�Ae.>•:=' �l "; r� r_S r✓�s' ''1" Fv1�`' - ti_:. �: A. VIV poll 71 P ,ur - q.. , r . f � f" Mme' � �\q � ��,} �"u � _ •• K ,•r - :3, #r 3:4 .} ,a,:''.rT \ k•�-23700. i ,r•"• .. fig' ,.� •- ♦ � - � i e`1�y ' � "� � `! �r • 1�C �K e r ,.r,.. �ka'" y.a •'..��a. '+ h* {* '•q� r �' fi �y,Xry3._,_ ►�C.., �..• _ i i,r� .j.- ,y -; - a A t .':.,ry :� S c •'.if '' �l , s4 • % '� - "ham^' � '{ ! "nv a k ;tw � I 'i� 1 � as''.k F f f s �•`'. '..�-`TM,rF* a.. ra s w} ��.. � �yp�r'";,Sa ..�` ., ,��*, � at'41r�� f s �� #a �ak;.A� >:,.;�v'�•%.'. V oYt "•r 1tl ems. �S �'{,s��' ♦ w4 1 ��r 1� .0 s, Kc 3S •yr '1w Ikl- _ ��t�4t �idj.'� lay,;... fi��•,• �a .c ,t.� ...gip t -» � c :.�:,rff' -•� - +:. c r } '' r : '�``1 � � ,pyo �'� �. f • .�:'.S .+ 3 •W CMe 7'�; EXISTING UDA UDA EXPAND EXISTING SWSA SWSA EXPAND PROPOSED EXPANSI❑N PARCELS rAs�ER W000s gilbert w. clifford & associates lit: � a dnnsron of oPROPOSED EXPANSION AREAS Patton, Harris, Rust & Associates, pc O 117 E Piicadll 5L Winchester, Virginia 22601 FREDERICK COUNY, WRGIN14 1OE: (510) 667-2139 FAX: (540) 665-0493 0 /Ap Rf' s RA RP s J7 � ' .,EXPANSION AREA /,,165 Acres RA SWSA EXPANSION. TASKER WOODS o EXISTING ZONING PLAN � OI44 FREDERICK COUNTY, WROIN/A RA gilbert w. ciifford & associates a division of Patton, Harris, Rust & Associates, pc ;_ , z c oiz ll� 5t W nshesl. Virginia 22601 VOICE: (540) 667-2139 FAX: (540) 665-0493 277) 9f i �r i V'i EASTGA TE PROPERTIES 9awt W (wom associates a division of EXISTING ZONING PLAN Patton, Hams, Rust do Associates, pc p 117 E Picadll St Winchester, Virginia 22601 FREDERICK COUPITY, :ORC/M VOICE (540) 667-2139 FAX: (544) 665-0493 Figure g.w. Clifford & assoc. STATE OF VIRGINIA COUNTY OF FRE 3MCK This 20th (nay) 540-665-0493 p.2 (TU BE COMPLETED By ArrLICAN"1) S[JBJECT PROPERTY OWNERS AFF AVIT County of Frederick, Virginia Frederick Planning Web Site WWW.eo.rreder;ckc_va.ns day of Mav _2004 .; (Month) (Year) Allan Hudson, Managing -Member, RealTech, LLC (Owner/Cont-ad Purchaser/Authorized Agent) hereby make oath that the list of property owners of the subject site, as submitted with'the application, is a true and accurate list based on the information provided by the Frederick County Co=iissioncr of the Revenue Office as taken from the current real estate assessment records. COMMONWEALTH OF VIRGI Subscribed and sworn to County and State aforesai My Commission expires: ",� �� "X (Uwn ntraet Pwchaira/Authorized Agent) (circle one) 3 � my ...-. -v UT UJ: oup g.w. ctifford & assoc. 540-665-0493 p.2 STATE OF VIRGINIA COUNTY OF FREDERICK (TU BE COMPLETED BY ArrmcAi Nm SUBSECT PROPFRTX OWNERS A-FMAV—T County of Frederick, Virginia Frederick Planning Web Sity wwwco rrederidLva.ns day of May -- ?nn (Month) (Year) (Owner/Contract Purchaser/Authorized Agent) hereby make oath that the list of property owners of the subjcd site, as submitted with the application, is a true and accurate fist based on the information provided by the Frederick County Co= issioncr of the Revenue Office as taken from the current real estite assessment records. Sub=ib�td and sworn to before me thin day of 0/ in my County and State aforesaid, by the aforenamed Principal- , V�'�4 &KdARY PUBLI lmy Commission vVires: �� / nam cU u•r ue:abp c.w. ciitt-ord & assoc. 540-665-0493 p.2 STATE OF VIRGINIA COUNTY OF FREDMCK (To BE COMPLETED BY APPLICANT) SUBJY(:T PROPERTYO WNERS AF> AVIT County of Frederick, Virginia Frederick Planning Web Site: www cu trgderick.vn.ns This d d--9 day of A�\ 77-W4 (Day) (Month) (Year) L �'6AS (1 LY In hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Comnussioner of the Revenue Office as taken from the current real estate assessment records. (Ciwner/ rrtraa Pur ci/Authorized Agent) (circle one) COMMONWEALTH OF VIRGINIA:.. 4(y of 2ZZ /11 �- Subscribed and sworn to before me this- C5NJ day of in my County and State aforesaid, by the aforenamed Principal. PUB IC My Commission expires: SPECIAL POWER OF ATTORNEY �r S'�UF I, 944OWN G. RITTER and I, MARY M. RITTER, residing at 3022 Front Royal Pike, Winchester, Virginia 22602, have made and constituted ALLAN B. HUDSON, of the County of Fairfax, Virginia, my true and lawful attorney-in-fact (hereinafter referred to as "my attorney"), who is hereby authorized for me and in my name to do the following specific acts: 1. To act for and in my behalf with respect to all applications relating to the property herein described, including Rezoning, Proffers, Conditional Use Permits, Master Development Plans (Preliminary and Final), Subdivisions, and Site Plans for the real property containing 4.7± acres, known as Tax Map parcel 87-A-34, County of Frederick, Virginia, to -wit: All of that certain tract or parcel of land containing 4.7 acres, more or less, lying in the Opequon District of Frederick County, Virginia, and being the same land that was conveyed to Steven G. Ritter and Mary M. Ritter by deed recorded in the Clerk's Office of the Circuit Court of Frederick County, Virginia in Deed Book 501 at Page 255. 2. To execute, acknowledge, and deliver any contract, or any other document, that may, in the opinion of my attorney, be necessary or desirable in connection with the above; 3. To perform any other acts or execute any other documents that are necessary or, in the opinion of my attorney, ought to be done in connection with the above; 4. This Special Power of Attorney is limited to the property described in Paragraph 1, and does not give my attorney authority to act on my behalf for any purpose not related to the above described property. 5. I hereby confirm all lawful actions that may be taken by my attorney pursuant to this Special Power of Attorney. An affidavit executed by my attorney, setting forth that at the time of doing any act pursuant to this Special Power of Attorney, he did not have actual knowledge or had not received notice of the revocation or termination of this Special Power of Attorney by death, disability or otherwise, or had not received notice of any facts indicating same, shall, in the absence of fraud, be conclusive proof of the non -revocation or non - termination of this Special Power of Attorney at such time. I further declare that, as against me or persons claiming under me, everything that my attorney shall do pursuant to this Special Power of Attorney shall be valid and binding in favor of any person or entity claiming the benefit hereof who has not received written notice that this Special Power of Attorney has been revoked. This Special Power of Attorney shall terminate one year from the date below, but may, upon my written consent, be extended for an additional year for purposes of development. This instrument is executed in more than one counterpart, any one of which shall, for all purposes, be deemed an original. WITNESS my signature and seal this day of , 2004. S G. Ritter Mary M. tter STATE OF Vi r�t1ui CITY/COUNTY 4¢ ri('ly , to -wit: The foregoing instrument was sworn to and subscribed before me by SeueirG. Ritter this �5 day of _t° n I , 2004. My commission expires - �I-0 2 Public ! STATE OF CITY/COUNTY O :rQ goCL , to -wit: I The foregoing instrument was sworn to and subscribed before me by Mary M. Ritter this day of �4 ri 2004. �1 sN M. Notary Public OONN%c:..- My commission expires -I o SPECIAL POWER OF ATTORNEY I, JULIA LESKO BISHOP, residing at 114 Orchard Drive, Midwest City, Oklahoma, 73110, have made and constituted ALLAN B. HUDSON, of the County of Fairfax, Virginia, my true and lawful attorney-in-fact (hereinafter referred to as "my attorney"),. who is hereby authorized for me and in my name to do the following specific acts: 1. To act for and in my behalf with respect to all applications relating to the property herein described, including Rezoning, Proffers, Conditional Use Permits, Master Development Plans (Preliminary and Final), Subdivisions, and Site Plans for the real property known as Tax Map parcels 87-A-31 and 87-A-32, located in the County of Frederick, Virginia, to -wit: (1) All of that certain tract or parcel of land containing 14 acres, more or less, lying and being situate about 8 miles South of Winchester, new Armel, in the Opequon District of Frederick County, Virginia, and being the same land that was conveyed to John S. Coe, et ux, by William D. Spicer, et ux, by deed dated April 10, 1948, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia in Deed Book 204, at Page 584, said deed including by specific reference a 10 -foot right of way leading to the Front Royal Pike (U.S. Route 522). (2) All of that certain tract or parcel of land containing 9 acres, more or less, lying and being situate along the Northwestern side of Wright's Run, near Armel, in the Opequon District of Frederick County, Virginia, and being the same land that was conveyed to John S. Coe, et ux, by Stuart M. Perry, et al, by deed dated January 15, 1949, of record in said Clerk's Office in Deed Book 208, at Page 304. Said parcels being the same land conveyed by deed of John S. Coe, et ux, to Michael Lesko and Helen R. Lesko, his wife, with common law right of survivorship, dated June 3, 1957, and recorded in said Clerk's Office in Deed Book 247, at Page 76. 2. To execute, acknowledge, and deliver any contract, or any other document, that may, in the opinion of my attorney, be necessary or desirable in connection with the above; 3. To perform any other acts or execute any other documents that are necessary or, in the opinion of my attorney, ought to be done in connection with the above; 4. This Special Power of Attorney is limited to the property described in Paragraph 1, and does not give my attorney authority to act on my behalf for any purpose not related to the above described property. 5. I hereby confirm all lawful actions that may be taken by my attorney pursuant to this Special Power of Attorney. An affidavit executed by my attorney, setting forth that at the time of doing any act pursuant to this Special Power of Attorney, he did not have actual knowledge or had not received notice of the revocation or termination of this Special Power of Attorney by death, disability or otherwise, or had not received notice of any facts indicating same, shall, in the absence of fraud, be conclusive proof of the non -revocation or non - termination of this Special Power of Attorney at such time. I further declare that, as against me or persons claiming under me, everything that my attorney shall do pursuant to this Special Power of Attorney shall be valid) and binding in favor of any person or entity claiming the benefit hereof who has not received written notice that this Special Power of Attorney has been revoked. This Special Power of Attorney shall terminate one year from the date below, but may, upon my written consent, be extended for an additional year for purposes of development. This instrument is executed in more than one counterpart, any one of which shall, for all purposes, be deemed an original. WITNESS my signature and seal this / 3 day o - L_' 2004. 2 STATE OF Oki Q It c CITY/COUNTY OF I _(Yla A to -wit: The foregoing instrument was swom to and subscribed before me by JULIA LESKO BISHOP this day of 2004. Notar ubli I P.6",- My commission expires ful' molm":'Y,� Dalm ; M - - INAND FOR ITEM #2 Request for Expansion of the Urban Development Area (UDA) SolenbergerBridgeforth Property At a July 12, 2004 joint work session of the Board of Supervisors, Planning Commission and Comprehensive Plans and Programs Subcommittee (CPPS), eleven Comprehensive Policy Plan Amendment (CPPA) applications were reviewed. Of these eleven requests, two, including the Solenberger/Bridgeforth property, were considered by the Board of Supervisors to merit further study and formal action through the public hearing process. Included with this agenda item is a request that the Solenberger/Bridgeforth property be included within the Urban Development Area (UDA) (CPPA application #08-04). A copy of the Comprehensive Policy Plan Amendment (CPPA) application, prepared by Evan Wyatt of Greenway Engineering on behalf of the owners of the subject properties, is included with this agenda. Mr. Wyatt is requesting the expansion of the Urban Development Area (UDA) to incorporate 262.53 acres of land. The property includes five parcels. A map prepared by staff depicting the area of the UDA expansion request, the existing UDA boundary, and current zoning relative to the proposed expansion area is attached. Agricultural and Forestal District 183 acres of this site was previously included within the South Frederick Agricultural and Forestal District. This designation was removed by the Board of Supervisors on May 26, 2004. A portion of the South Frederick Agricultural and Forestal District is located south of the subject property. Surrounding Uses The proposed expansion area is surrounded by open land and a residence to the north, high density residential development in the City of Winchester to the east, agricultural land, residences, a church and a veterinary clinic to the south, and open land and low density residential development across Route 37 to the west. Comprehensive Plan The proposed expansion area is not subject to any small area land use plans in the Comprehensive Policy Plan. The site is immediately south and west of the land included in the Western Jubal Early Land Use Plan (WJELUP), which was adopted by the Board of Supervisors in February, 2004. A copy of that plan is included with this agenda. The Western Jubal Early Land Use Plan calls for residential use and mixed use (residential and commercial). The new residential development within the WJELUP is expected to consist primarily of single family detached and single family small lot units. The mixed use 5 development will be located along the planned route of the Jubal Early Drive extension. The Jubal Early Drive extension to a new interchange with the Route 37 western by-pass is the principle transportation component of the WJELUP. Also included in the WJELUP is a major collector road to facilitate traffic movement in a north -south direction to provide a connection between Jubal Early Drive and Cedar Creek Grade (Route 622). With the Solenberger/Bridgeforth UDA expansion, the applicant is proposing suburban residential land use and service commercial and office development, primarily along Cedar Creek Grade (Route 622) near the Route 37 interchange. The applicant has indicated that he would be seeking RP (Residential Performance District) and B2 (Business General District) zoning for this property. Cedar Creek Grade (Route 622) is a major collector road. The Winchester Area Transportation Study (WATS) recommends that Cedar Creek Grade be widened to four lanes from Merriman's Lane (Route 621) to the Winchester City line and that improvements be made to the Route 37 interchange. Cedar Creek Grade is also identified on the Frederick County Bicycle Plan. The residential development on this site and the sites to the north already covered by the WJELUP will generate an unprecedented demand for school places in this area of the County. Orchard View Elementary, which covers this area, is already near capacity. The applicant should strongly consider designating a site for an elementary school to effectively deal with this impact. Should this UDA expansion be endorsed, amendments to the Western Jubal Early Land Use Plan to cover this area would be logical, and it would be appropriate to forward a land use plan with this UDA expansion request. A recommendation regarding this request is appropriate. Staff is available to respond to your inquiries. 6 Solenberger / Bridgeforth - UDA Expansion Request UDA EXPANSION REQUEST Roads if / / Primary Roads I Secondary Roads Terciary Roads Sewer & Water Service Area 3 !, �•i `�/ ��—�, �% • Urban Development Area •' 622 ,�.. Parcels City/Town Bounday Zoning B1 (Business, Neighborhood District) i r t B2 (Business, General District)\\ 63 (Business, Industrial Transition District) (Z. EM (Extractive Manufacturing District) HE (Higher Education District) i M1 (Industrial, Light District) M2 (Industrial, General District) 40 MH1 (Mobile Home Community District) MS (Medical Support District) �./ R4 (Residential Planned Community District) I R5 (Residential Recreational Community District) O RA (Rural Areas District) N r a ♦ +. RP (Residential Performance District)w e 0 0.125 0.25 ' 0.5 Solenberger/Bridgeforth Request s _ I Miles _ .. ��1 SOLENBERGER/BRIDGEFORTH COMPREHENSIVEW POLICY PLAN AMENDMENT APPLICATION Shawnee Magisterial District Frederick County, Virginia TM 63-((A))-1, 63-((A))-lA, 63-((A))-lE, 63 -((A)) -2D, & 63 -((A)) -2L 262.53 Acres June 1, 2004 Current Owners: TRUSTEES OF THE JOHN T. SOLENBERGER TRUST JEFFREY R. & GAYLE SOLENBERGER RUTH D. BRYDGEFORTH WILLIAM E. III & LISA W. BRIDGEFORTH Contact Person: Evan A. Wyatt, AICD Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 moi►_ GREENWAY. ENGi1NEERING 151 Windy Hill Lane Founded in 1871 Winchester, Virginia 22602 Telephone 540-662-4185 Engineers FAX 540-722-9528 Surveyor www.greenwayeng.com Greenway Engineering June 1, 2004 Solenberger/Bridgeforth CPPA COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM (Please type all information. The application will not be deemed complete unless all items listed below have been submitted.) A. Owner or Authorized Agent Information: 1. Name: Trustees of the John T. Solenberger Trust, Owners Jeffrey R. and Gayle Solenberger, Owners Ruth D. Bridgeforth, Owner William E. III and Lisa W. Bridgeforth Owners Greenway Engineering, Authorized Agent 2. Project Name: Solenber er/Brid eg forth 3. Mailing Address: Greenway En ineering 151 Windy Hill Lane Winchester, Virginia 22602 4. Telephone: 540-662-4185 B. Legal interest in the property affected or reason for the request: The property owners requests the Comprehensive Policy Plan be amended so as to include the subject property in the Urban Development Area (UDA). C. Proposed Comprehensive Policy Plan amendment — please provide the following information. 1. For a map amendment: a. GPIN(s): 63 -((A)) -I, 63 -((A)) -IA, 63 -((A)) -IE, 63 -((A)) -2D, 63-((A) b. Parcel size (approximate acres): 262.53 acres aggre agate c. Plat of area proposed for CPPA amendment, including metes and bounds description. See Attachments 2 and 3 for depiction of subject parcels with metes and bounds noted. File #3237S/EAW Greenway Engineering June 1, 2004 Solenberger/Bridgeforth CPPA d. Existing Comprehensive Plan land use classification(s): Rural area e. Proposed Comprehensive Plan land use classification(s): Suburban Residential & Mixed Use f. Existing zoning and land use of the subject parcel: RA, Rural Area District Residential Agricultural & Orchard g. What use/zoning will be requested if amendment is approved? RP Residential Performance District B2 Business General District h. Describe (using text, photos, and maps as necessary) the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics that are within: '/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size; Yz mile if 21-100 acres in size; or 1 mile if more than 100 acres in size. The aggregate area of the subject property is approximately 262.53 acres, therefore the study area includes properties within a one -mile (5,280 foot) radius. Reference Attachment 2 Adjoining Property Map Solenberger/Bridge orth. The zoning of the subject property is RA Rural Areas District. The name, mailing address, and parcel number of all property owners within 200 feet of the subject parcel(s). Reference Attachment 1 Owners of Properties within 200 feet. 1 2. For a text amendment: I a. Purpose and intent of amendment. N/A b. Cite Plan chapter, goal, policy and/or action strategy text that is proposed to be amended. N/A File #3237S/EAW 2 Greenway Engineering June 1, 2004 Solenberger/Bridgeforth CPPA C. Proposed new or revised text. (Please attach and specify text changes with additions underlined and deletions crossed through.) N/A d. Demonstrate how the proposal furthers the goals, policies/objectives, and action strategies set forth in the Comprehensive Policy Plan chapter(s) relative to the amendment request and why proposed revisions to said goals, policies, and action strategies are appropriate. N/A Demonstrate how the proposal is internally consistent with other Comprehensive Policy Plan components that are not the subject of the amendment. N/A f What level of service impacts, if any, are associated with the request? N/A 3. For all amendments: a. Justification of proposed Comprehensive Policy Plan amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is proposed. The property owners request the Comprehensive Policy Plan be amended to include the subject property in the Urban Development Area (UDA). The subject properties are located in the quadrant that is bound by Route 37 Cedar Creek Grade (Route 622) Merriman's Lane (Route 621) and the City of Winchester. The Frederick County Board of Supervisors recently expanded the UDA to include the White and Marshal properties within this quadrant which are located immediately north and east of the subject properties. The White and Marshal properties were included in the Western Jubal Early Drive Land Use Plan which proposes suburban residential land use with mixed land use to include residential and service commercial components The Solenberger and Bridegeforth parcels will complete the Western Jubal Early Land Use Plan for this quadrant through the continuance of suburban residential land use with service commercial and office primarily along Cedar Creek Grade (Route 622) near the Route 37 interchange The Frederick County Board of Supervisors removed tax parcel 63-((A))-1 consisting of 183 acres from the South Frederick Agric ltuial and Forestal District. on Muk 26 2004 The Board of Supervisors determined that removal of this parcel was appropriate due to the land planning activities that have occurred in this geographic area of the County. Furthermore removal of this property from the South Frederick Agricultural and Forestal District will allow for the File 43237S/EAW Greenway Engineering June 1, 2004 Solenberger/Bridgeforth CPPA implementation of a north -to -south major collector road to be developed which will connect Jubal Early Drive to Cedar Creek Grade Removal of this parcel from the South Frederick Agricultural and Forestal District was an important policy decision to ensure that the transportation elements of the Western Jubal Early Drive Land Use Plan could be achieved. How would the resultant changes impact or benefit Frederick County relative to: 1. Community Design The inclusion of the Solenberger and Bridgeforth parcels will allow for the expansion of the Western Jubal Early Drive Land Use Plan to include the entire quadrant that is bound by Route 37 Cedar Creek Grade (Route 622) Merriman's Lane (Route 621) and the City of Winchester. This expansion will allow for the comprehensive planning of land use patterns transportation networks and infrastructure for this geographic area of the County. Therefore inclusion of the subject properties will benefit the County in community design planning efforts. 2. Cultural Resources The Frederick County Rural Landmarks Survey identifies the Stuart Brown House (34-1239) as a potentially significant Rropeily. This house is located on the 183 -acre Solenberger parcel identified as tax parcel 63-((A))-1 The Stuart Brown House has been utilized as a residential rental structure for several years It is anticipated that this structure will be inventoried to allow for historic documentation and will be removed once the property is developed for residential and commercial land use. 3. Economic Development Inclusion of the subject property in the UDA and its subsequent development will contribute to County economic development through increased tax revenues and employment opportunities. Much of the subject real estate is currently taxed at an undeveloped/agricultural land rate. Inclusion in the UDA is requested in order to subsequently have the 262.53 -acre site rezoned for up -scale suburban residential and limited commercial uses. The new homes and the families living in them will generate real estate and personal property taxes. Commercial development will provide employment while contributing various commercial tax revenues. Other fiscal impacts of development will be mitigated through monetary proffers received during the conditional zoning process. File #3237S/EAW Greenway Engineering June 1, 2004 Solenberger/Bridgeforth CPPA 4. Environment The subject properties have been utilized primarily for agricultural purposes over time The Solenberger parcels are still actively utilized for agricultural land use while the Bridgeforth parcels have been utilized for residential purposes since the 1980's The subject properties do not contain environmentally sensitive areas less one wetland area that is identified on the Solenberger property. The introduction of public water and sanitary sewer, as opposed to individual wells and on-site septic disposal will improve the environment. Furthermore development of the property will allow for controlled stormwater management design and the implementation of best mana eg ment practices to improve stormwater volume and quality. The application of agricultural chemicals and fertilizers will be eliminated when the property is developed 5. Fire and Rescue The construction of Jubal Early Drive with a future interchange at Route 37 along with the development of a north to south major collector road connecting Cedar Creek Grade to Jubal Early Drive will allow for improved emergency response times and will enhance access to the Winchester Medical Center located just to the north of the subject properties Capital facilities costs associated with the development of the subject properties will be mitigated through the provision of monetary proffers that will be received during the conditional zoning process 6. Housing The development of the subject properties will allow for housing to be developed within the UDA, thus implementing the housing goals for suburban residential development specified in the Comprehensive Policy Plan. The County continues to work on policies that direct controlled housing growth within the UDA to reduce governmental service costs and protect the rural areas of the community from sprawl. Expansion of the UDA to include the Solenberger and Bridgeforth properties will allow for the continuation of housing development trends to occur in the correct geographic area of the County. 7. Land Use The development of the Solenberger and Bridgeforth properties will allow for land use patterns that are consistent with the recently adopted Western Jubal Early Land Use Plan The provision of suburban residential land use and mixed land use to provide for service commercial and office development opportunities is appropriate for this geographic area of the community. The development of the subject properties will be consistent with the land use patterns that have occurred along Jubal Early Drive and Cedar Creek Grade in the City of Winchester. File #3237S/EAW Greenway Engineering June 1, 2004 Solenberger/Bridgeforth CPPA 8. Libraries The development of the Solenberger and Bridgeforth properties will create an increased demand for public library services Advancements in internet technologies allow for individual households and businesses to obtain information and conduct research without utilizingh•brary services; however, the library system continues to expand its service base as the community grows Capital facilities costs associated with the library system are accounted for in the County's Fiscal Impact Model; therefore development of the subject roperties will be mitigated through the provision of monetary proffers that will be received during the conditional zoning process. 9. Parks and Open Space It is envisioned that the Solenberger and Brid efg_orth properties will be developed with active recreational amenities and pedestrian and bicycle facilities to allow for on-site recreational opportunities for the end users Inclusion of active recreational amenities will reduce the impacts to the County's regional park system. Furthermore the development of the subject properties will provide for a monetary proffer for each household that will provide for the fair share cost of capital facilities for the regional� parksystem. 10. Potable Water The development of the subject properties will be accomplished through the extension of the public water system to ensure that potable water is available for all land uses. The Frederick County Sanitation Authority is the water service provider for this geographic area of the County unless their Board grants the authority for service to the City of Winchester Public Utilities. Recent conversations with the FCSA Board indicate that their long-range plans call for a 24 -inch water line to loop Route 37 adjacent to the subject properties. Furthermore, public water lines are already in place adjacent to the subject properties in the City of Winchester. On-site water lines laterals and meters will be paid for by the site developer and tap fees will be generated by the water service provider to allow for investments in upgrades and expansions to the overall water system servicing the community. 11. Schools The development of the Solenberger and Brid efg_orth properties will increase the demand for public school services. The development of the subjects properties to include service commercial and office land uses will generate tax revenues for the non -school children components that will off set some of the residential impacts. Furthermore, the County's Fiscal Impact Model will be applied to all residential land uses to determine the capital facilities impacts that are not covered by the revenues received from real estate taxes and personal File #3237S/EAW Greenway Engineering June 1, 2004 Solenberger/Bridgeforth CPPA property taxes. The development of the subject properties will be further mitigated through the provision of monetary proffers that will be received during the conditional zoning process 12. Sewer The development of the subject properties will be accomplished through the extension of the public sewer system to ensure that public sewer is available for all land uses The Frederick County Sanitation Authority is the sewer service provider for this geographic area of the County unless their Board grants the authority for service to the City of Winchester Public Utilities. Recent conversations with the FCSA Board indicate that their staff will conduct a feasibility study to determine if sewer infrastructure can be extended from the Route 50 West area to the subject properties. The FCSA Board has authorized the phase I and phase 11 implementation of the sewer study that will increase the capacity of the Parkins Mill Wastewater Treatment Plant facility. Currently, the City of Winchester Public Utilities has an 18 -inch sewer transmission line immediately north of the subject properties as well as an eight -inch sewer line alongC� edar Creek Grade. On-site sewer lines, laterals and meters will be paid for by the site developer and tap fees will be generated by the sewer service provider to allow for investments in upgrades and expansions to the overall sewer system servicing the community, 13. Telecommunications It is not envisioned that telecommunications infrastructure will be developed on the subject properties due to the proximity of existing towers and the ability to co -locate telecommunication antennas on the electric transmission lines along Route 37. 14. Transportation The development of the Solenberger and Brid efg orth ^properties will allow for the implementation of the transportation elements identified in the Western Jubal Early Land Use Plan. In particular, the development of the north to south major collector road that will connect Jubal Early Drive to Cedar Creek Grade (Route 622). Furthermore the Winchester Area Transportation Study (WATS) identifies improvements to Cedar Creek Grade from the existing two-lane rural standard to an urban four -lane divided cross section which will allow for improvements to the existing road system to occur without relying completely on public transportation six-year road funds. It is envisioned that the development of the subject properties will contain pedestrian and bicycle facility components; therefore the opportunity also exists for intermodal transportation system development and connectivity. File #32375/EAW Greenway Engineering June 1, 2004 Solenberger/Bridgeforth CPPA A. Other information as may be required by the Director of Planning, the Planning Commission, or Board of County Supervisors during review of the initiation request. The applicant will be notified, in writing, if additional information is required. All applications must also contain the following items: 1. Special Power of Attorney Affidavit 2. Application Review Fee of $2,000 (payable to the Frederick County Treasurer) Applicants should consult the Comprehensive Policy Plan to identify goals, policies or action strategies which are applicable to individual Comprehensive Policy Plan amendment requests. Attachments: Attachment 1, Owners of Properties within 200 feet Attachment 2, Adjoining Property Map Solenberger/Bridgeforth Attachment 3, Location and Land Use Map Solenberger/Bridgeforth Attachment 4, Special Power of Attorney Affidavit File #3237S/EAW Greenway Engineering June 1, 2004 SolenbergerBridgeforth CPPA File #3237B&S/EAW.ajc OWNERS OF PROPERTIES WITHIN 200 FEET Tax Map # Owner of Record Mailing Address 52-((A))-310 GLAIZE, FRED III & ANN W POST OFFICE BOX 888 WINCHESTER, VA 22604 52-((18))-6 MADISON, DAVIS R & RONDA G 133 PARKINS LANE WINCHESTER, VA 22602 52-((18))-7 CODELLA, DOMENICO & MARIELA 143 PARKINS LANE WINCHEESTER VA 22602 52-((18))-8 ROUSE, JASON & TALMAGE, DAVINA 118PARKINS LANE WINCHESTER, VA 22602 52-(20)(5)-42 MOHR, BRIEN & MARY LOU 106 TWIGG COURT STEPHENS CITY, VA 22655 52-(20)(5)-43 SABBAGH, BASSAM T & FRANCES C I I I RIVERDALE CIRCLE STEPHENSON, VA 22655 52-(20)(5)-54 R&T PACKING CORP CIO F&M TRUST CO POST OFFICE BOX 2800 WINCHESTER, VA 22604 53-((A))-91 GREYSTONE PROPERTIES LLC 13 S LOUDOUN STREET WINCHESTER, VA 22601 53-((A))-92 WILLOW GROVE LC 720 S BRADDOCK STREET WINCHESTER, VA 22601 53-((3))-A WILLOW GROVE LC 720 S BRADDOCK STREET WINCHESTER, VA 22601 53 -((3)) -Al GORDON, JAMES C, JR 324 ORANGE LANE WINCHESTER, VA 22602 62 -((A)) -71A BELL, THOMAS S & KATHY G 4535 SAWGRASS COURT ALEXANDRIA, VA 22312 63 -((A)) -ID TRIPLE S ASSOCIATES POST OFFICE BOX 2368 WINCHESTER, VA 22604 63-((A))-2 GREYSTONE PROPERTIES LLC 13 S LOUDOUN STREET WINCHESTER, VA 22601 63 -((A)) -2A GREYSTONE PROPERTIES LLC 13 S LOUDOUN STREET WINCHESTER, VA 22601 63-((4))-2B COMMONWEALTH OF VIRGINIA POST OFFICE BOX 67 RICHMOND, VA 23218 63-((4))-2C HOLLIDAY, LARRY E SR & TERESA D, 1151 CEDAR CREEK GRADE TRUSTEES WINCHESTER, VA 22602 63 -((A)) -2E BLUE RIDGE GRACE BRETHERN 1025 CEDAR CREEK GRADE WINCHESTER, VA 22602 63 -((A)) -2F RHODES, ROBERT M 1007 CEDAR CREEK GRADE WINCHESTER, VA 22602 File #3237B&S/EAW.ajc Greenway Engineering June 1, 2004 Sol enbergerBridgeforth CPPA Attachment I File #3237B&S/EAW.ajc OWNERS OF PROPERTIES WITHIN 200 FEET Tax Map # Owner of Record Mailing Address 63 -((A)) -2I BEITZEL, MARLIN & DAWN 1115 CEDAR CREEK GRADE WINCHESTER, VA 22602 63 -((A)) -2K C&W PROPERTIES POST OFFICE BOX 221 MILLWOOD, VA 22646 63-((51))-1 RITCHIE, REX E & HELEN J 141 CLAYHILL DRIVE WINCHESTER, VA 22602 63-((52))-9 HENRY, RICHARD W & BONNIE G 665 GUARD HILL ROAD MIDDLETOWN, VA 22645 63-((52))-10 BRUCE, TROY A & ELAINE L 160 CLAYHILL ROAD WINCHESTER, VA 22602 Attachment I File #3237B&S/EAW.ajc ZONING LEGEND PROPOSED LAND USE _ <s � BuslnLss RA RURAL AREAS DISTRICT RIAL ... IND -min RP RESOENTIAL PERFORMANCE DISTRICT PLANNED COMR.$m RI RESIDENTIAL PLANNED COMMUNITY D—MPMENTMJX SENSITIVE ARG (DSA) ® R5 RESIDENTIAL RECREATIONAL COMMUNITY MHI MOBILE HOME COMMUNITY DISTRICT 81 NEIGHBORHOOD BUSINESS DISTRICT 82 BUSINESS GENERAL DISTRICT 83 INDUSTRIAL TRANSITION DISTRICT 1 j MI LIGHT INDUSTRIAL DISTRICT M2 INDUSTRIAL GENERAL DISTRICT "tT'J EM E%TRACTIVE MANUFACTURING DISTRICT HE HIGHER EDUCATION DISTRICT Gayer Creak K . 622 =iL, . ) , - LN Y, � 4--: �!�-,:,z � - � C WINCHESTER SCALE 1' � LE00' 061GNED 8Y: SGY *-am—. flLS NO. 32T1 9NBEi T OP I Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) Trustees of the John T. Solenberger Trust: (Name) Cyndi Solenberger, John Solenberger,Jr. (Phone) 540-664-2467 Jeffrey Solenberger, Stacy See (Address) PO Box 2658 Winchester, VA 22604 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book 872 477 Xk)%9)N% 872 on Page 474 , and is described as 63 1 A Parcel: 63 Lot: 1A Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name)_ Greenway Engineering (Phone)540-662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan X Comprehensive Policy Plan Amendment My attomey-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this day of c , 200 Signature(s �c-- t ,� State of Virginia, City/Coon-,y of and for the;-- -diction aforesaid certify that t1he person(s) who signed to the foregoing instrument and who is (are) known to me, personally appeared before me ani as acknowledged the same before me in thejurisdiction aforesaid this day of z� 200'. 'moi ry,'LtA /,� �' My Commission Expires: ;�� /�IG�t'/y�� l •-�x � )pry Public Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Jeffrey and Gayle Solenberger (Phonekga_E6 _2467 (Address) 1266 (,Pdar ('rPPk Grade Winchp.tPr, VA 22hfh the owners) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No.020017647 on Page , and is described as Parcel: 6_ Lot: iE _ Block: _ A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) 540-662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan X Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. „ In witness thereof, I (we) have hereto set my (our) hand and seal this o(L d of (01, 200, Signatures) r l ^ -' Stat. of Virginia, City/Coon y of Tr To a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who is (are) known to me, personally appeared before me a has acknowledged the same before me in the jurisdiction aforesaid this,9L day of �l_ , 200 J . My Commission Expires: O N tary Public Special Limited Power of Attorney . County of Frederick, Virginia Planning Office, County of Frederick, Virginia, 107 North Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) 540-667-1821(William) (Name) Ruth D. Bridgeforth William E. B idn forthI (Ph0ne)540-662-8222(Ruth) 1100 Cedar Creek Grade Winchester, VA 22602 (William) (Address) 1064 Cedar Creek Grade Winchester, VA 22.602 (Ruth) the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Will Book 103 136 ( t Dee _ Book 742 6345 v51 l ) K on Page ( 1 laan)d is described as Parcel: 663— Lot: _ 2D Block: A (P§ecii6n: Subdivision: do hereby make, constitute and appoint: (Name) G-rpt-nwav Fnqineprinq (Phone) -,40-6C,2-41 (Address) 151 Windy Hill Lane _Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (Including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan X Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and, seal t-s2-51flday of HC -Cy, 2004- I 00d-- S. gpaature(s) - StaCe of Virginia, Ci iCoun� of_ it"r�,iE ,��. _____, To -wit: a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who is (are) known to me, personally appeared before me and h acknowledged the same before me in the jurisdiction aforesaid this,? Y qday of ;v� , 2004--. ,,I My Commission Expires: Notary Public - STATE OF VIRGINIA COUNTY OF FREDERICK This 151 (Day) I, A (TO BE COMPLETED BY APPLICANT) SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: www.co.frederickva.us day of J UINie 'A- rl (Owner/Contract (Month) Z 60 4 -- (Year) hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Commissioner of the Revenue Office as taken from the current real estate assessment records. (Owner/Cant act Purcha r/ uthorized Agent (circle one COMMONWEALTH OF VIRGINIA: County of Fy-edrack, Subscribed and sworn to before me this IS-� day of Jot je 20o 4— in my County and State aforesaid, by the aforenamed P NOTARY PUBLIC My Commission expires: Fet&;�w,/w_y Zq, 2-oc)8 Ci O W t7 4 cc m� `4 ccW W z I W m Z W J O DAM M/24/N SCAIE i . U" C.I.NaD by. scY rim NY. �i'Ji C: • • ITEM #3 Rural Areas Study Continuation of Policy Formulation Stage Discussion of work session and future direction. WESTERN JUBAL EARLY LAND USE PLAN Adopted by the Frederick County Board of Supervisors February 11, 2004 A request to expand the Urban Development Area (UDA) to incorporate parcels owned by the White and Marshall families was approved by the Frederick County Board of Supervisors in February 2004. These parcels, totaling approximately 350 acres, are located in a quadrant of land bound by Route 37 to the west, Merriman's Lane (Route 62 1) to the north, Cedar Creek Grade (Route 622) to the south, and the City of Winchester to the east. The expansion of the UDA did not incorporate all properties within this quadrant, as much of the acreage in the southern portion of the quadrant is reserved for agricultural use within the South Frederick Agricultural and Forestal District, The Western Jubal Early Land Use Plan (WJELUP) was also adopted by the Frederick County Board of Supervisors in February 2004 and is intended to guide future land use planning and development for property within the quadrant that is captured by the UDA expansion. Land Use Residential The land included within the WJELUP represents a transitional area between the City of Winchester and the crural areas of western Frederick County. The WJELUP area is distinguished by its pristine environmental resources and prime farmland soils and has therefore historically supported both agricultural and low density residential land uses. Adjoining land within the City of Winchester has developed extensively with urban and suburban residential uses, most notably within the Meadow Branch, Morlyn Hills, Meadow Branch South, and Orchard Hill subdivisions. Additionally, suburban residential land use has been established within the UDA adjacent and north of the WJELUP area through the Merriman's Chase subdivision. The predominant land uses envisioned within the WJELUP area are urban and suburban residential uses. The residential designation is intended to continue the established land use pattern in the vicinity of the WJELUP area. As such, new residential development within the WJELUP area is expected to consist primarily of single family detached and single family small lot units, and be compatible with the design of existing residential uses on adjoining property. The gross residential density for residential developments within the WJELUP area should not exceed four dwelling units per acre. Mixed Use Areas of mixed residential and commercial land use are designated along the planned route of the Jubal Early Drive extension. The mixed use development pattern is intended to provide commercial and employment opportunities that are accessible for residents within the WJELUP area via alternative modes of transportation, such as pedestrian and bicycle facilities. Enhanced accessibility is anticipated through the integration of land uses within the mixed use areas and the connection of such areas to the surrounding residential neighborhoods by a network of multi-purpose trails and sidewalks. It is further expected that residential and commercial uses will be designed and configured in a complementary and unified manner to ensure development of a visually distinctive and functionally efficient community. The residential component of areas designated for mixed use development is not to exceed 75% of the gross project land area, with the remaining acreage reserved and planned for commercial use. Gross residential densities within mixed use areas should be consistent with those of the surrounding residential neighborhoods and therefore not exceed four dwelling units per acre. Residential densities are envisioned to be achieved through a mixture of housing types. The commercial component will comprise at least 25%, but no more than 50%, of the gross project land area for mixed use development. The commercial component is envisioned to consist of neighborhood scale commercial uses and high-end office uses, consistent with the commercial development that has occurred along Jubal Early Drive west of its intersection with Valley Avenue. Strip commercial development is strongly discouraged. Transportation The Winchester Area Transportation Study (WATS) identifies Jubal Early Drive extending in an east -west direction from its terminus in the City of Winchester to a new interchange with the Route 37 western by-pass. The proposed expansion of the Urban Development Area (UDA) should incorporate the extension of Jubal Early Drive as the principal transportation component of the WJELUP. The extension of Jubal Early Drive through this portion of the UDA is envisioned as an urban divided four -lane cross-section that includes landscaped medians as well as pedestrian and bicycle facilities. The final location and alignment of Jubal Early Drive should remain flexible to ensure that the development of the future extension conforms to final transportation studies and engineering. The design and alignment of the road will facilitate its connection with the new interchange planned for Route 37. Indeed, the value of Jubal Early Drive as a regional transportation improvement is dependant upon its ultimate connection to Route 37 via this new interchange. The initial component of a major collector road system is planned to facilitate traffic movement in a north -south direction to provide a connection between Jubal Early Drive and Cedar Creek Grade. The ultimate location of the north -south collector road should also remain flexible; however, the WJELUP envisions design and construction of only the initial segment of this collector road in order to protect the adjoining South Frederick Agricultural and Forestal District. The development of new road systems and new signalization, and any improvements to existing road systems will be the responsibility of private property owners and developers, unless the Board of Supervisors determines that public - private partnerships are appropriate. Environment The WJELUP designates environmental resources associated with the Abrams Creek corridor as Developmentally Sensitive Areas (DSA). These areas should be preserved through the development process with improvements limited to required road crossings and passive recreational amenities. A conservation oriented approach to the design of residential and mixed use projects within the WJELUP area is encouraged to maximize DSA preservation. As such, the precise study and identification of DSA designated resources should occur as a critical first step in the design process for all development in the WJELUP area. Completion of this resource inventory and the delineation of preservation areas is to be followed and accommodated by layouts and engineering for building sites, lots, drainage and infrastructure. Full density credit will be provided for DSA designated land conserved through the development process. A portion of the Green Circle Trail, as developed by the City of Winchester, has been constructed on the north side of the Winchester -Western Railroad. The WJELUP envisions completion of this portion of the trail to Merriman's Lane. Additionally, a connector trail should be developed that extends from the existing trail along the railroad right-of-way to Cedar Creek Grade as an enhancement to the Green Circle Trail. The connecting trail should be located to enhance the interaction of the user with any environmental features or view sheds that are conserved through implementation of the WJELUP. U:\COMMITTEES\CPPS\Projects\2003 Projects\White-Marshall UDA\WJELUP FINAL TEXT.wpd A West Jubal Early �Y Land Use Plan l\ � ture ... <, f \ Inter ange r Map Features Winchester City Boundary Land Use Study Are.(362acres) i Parcels / \� �..\ Streams Lakes/Ponds7Wetlands Planned Transportation Road ROW Road CL Railroads Existing Trails �\ \� 37' I ,{.f / , ua ` '\ �I�l� Proposed Trails Planned Land Use Developmentally Sensitive Areas Mixed Use Residential Use Future Interchange __ South Frederick ...___._. \ South Frederick Agricultural Agricultural&Forestal --. -- \. sForestal District ' Distract Ag /V- 0 500 Feet I Frea tlmk cob�ty Beard \�` / f- 1 February 11, 2004 South Frederick Agricultural & Forestal District �. West Jubal Early Land Use Plan Map Features �-y uoaswsA Winchester City Boundary AfLand Use Study Area (362 acres) /V Parcels NStreams 40 Lakes/Ponds/Wetlands Planned Transportation / Road ROW Road CL /V Railroads Existing Trails 1, Proposed Trails Planned Land Use ® Developmentally Sensitive Areas Mixed Use Residential Use Future Interchange South Frederick Agricultural & Forestal District N E S 0 500 Feet Adoptedby the Frederick Cou ty Board February 11, 2004 p� s+�- bused +o -E-Ve G P f 5 o A 911,-3101, WESTERN JUBAL EARLY LAND USE PLAN Adopted by the Frederick County Board of Supervisors February 11, 2004 (Revised draft September 10, 2004) A request to expand the Urban Development Area (UDA) to incorporate parcels owned by the White and Marshall families was approved by the Frederick County Board of Supervisors in February 2004. These parcels, totaling approximately 350 acres, are located in a quadrant of land bound by Route 37 to the west, Merriman's Lane (Route 62 1) to the north, Cedar Creek Grade (Route 622) to the south, and the City of Winchester to the east. The expansion of the UDA did not incorporate all properties within this quadrant, as much of the acreage in the southern portion of the quadrant (the Solenberger/Bridgeforth Property) was is reserved for agricultural use within the South Frederick Agricultural and Forestal District. The Western Jubal Early Land Use Plan (WJELUP) was adopted by the Frederick County Board of Supervisors in February 2004 and is intended to guide future land use planning and development for property within the quadrant that is captured by the UDA expansion. In May of 2004 the Board of Supervisors removed 183 acres of land north of Cedar Creek Grade included within the Solenberger/Bridgeforth property, from the South Frederick Agricultural and Forestal District. A UDA expansion request has been submitted for the 262 acre Solenberger/Bridgeforth property. This draft of the Western Jubal Early Land Use Plan would cover the entire quadrant between the City of Winchester to the east, Cedar Creek Grade (Route 622) to the south, Route 37 to the west and Merriman's Lane and the City of Winchester to the north. Guiding Principles A new community is being created in a portion of the County where previously there was little but farmland. The area contains sensitive environmental features and these will be preserved. This new community will be primarily residential with some mix of commercial and residential uses. The community will be linked by an efficient road system, multi- purpose trails and sidewalks. At the center of the community will be a school which will serve as a focus for educational and community activities. Land Use Residential The land included within the WJELUP represents a transitional area between the City of Winchester and the rural areas of western Frederick County. The WJELUP area is distinguished by its pristine environmental resources and prime farmland soils and has therefore historically supported both agricultural and low density residential land uses. Adjoining land within. the City of Winchester has developed extensively with urban and suburban residential uses, most notably within the Meadow Branch, Morlyn Hills, Meadow Branch South, and Orchard Hill subdivisions. Additionally, suburban residential land use has been established within the UDA adjacent and north of the WJELUP area through the Merriman's Chase subdivision. The predominant land uses envisioned within the WJELUP area are urban and suburban residential uses. The residential designation is intended to continue the established land use pattern in the vicinity of the WJELUP area. As such, new residential development within the WJELUP area is expected to consist primarily of single family detached and single family small lot units, and be compatible with the design of existing residential uses on adjoining property. The gross residential density for residential developments within the WJELUP area should not exceed four dwelling units per acre. Mixed Use Areas of mixed residential and commercial land use are designated along the planned route of the Jubal Early Drive extension. The mixed use development pattern is intended to provide commercial and employment opportunities that are accessible for residents within the WJELUP area via alternative modes of transportation, such as pedestrian and bicycle facilities. Enhanced accessibility is anticipated through the integration of land uses within the mixed use areas and the connection of such areas to the surrounding residential neighborhoods by a network of multi- purpose trails and sidewalks. It is further expected that residential and commercial uses will be designed and configured in a complementary and unified manner to ensure development of a visually distinctive and functionally efficient community. The residential component of areas designated for mixed use development is not to exceed 75% of the gross project land area, with the remaining acreage reserved and planned for commercial use. Gross residential densities within mixed use areas should be consistent with those of the surrounding residential neighborhoods and therefore not exceed four dwelling units per acre. Residential densities are envisioned to be achieved through a mixture of housing types. The commercial component will comprise at least 25%, but no more than 50%, of the gross project land area for mixed use development. The commercial component is envisioned to consist of neighborhood scale commercial uses and high-end office uses, consistent with the commercial development that has occurred along Jubal Early Drive west of its intersection with Valley Avenue. Strip commercial development is strongly discouraged. Commercial An area of commercial development is planned near the intersection of Cedar Greek Grade and Route 37. The commercial component is envisioned to consist of neighborhood scale commercial uses and high-end office uses. Strip commercial development is strongly discouraged. Consolidated entrances will be encouraged to avoid multiple -entrances along Cedar Creek Grade. -2- Trans ortation The Winchester Area Transportation Study (WATS) identifies Jubal Early Drive extending in an east -west direction from its terminus in the City of Winchester to a new interchange with the Route 37 western by-pass. The proposed expansion of the Urban Development Area (UDA) should incorporate the extension of Jubal Early Drive as the principal transportation component of the WJELUP. The extension of Jubal Early Drive through this portion of the UDA is envisioned as an urban divided four -lane cross-section that includes landscaped medians as well as pedestrian and bicycle facilities. The final location and alignment of Jubal Early Drive should remain flexible to ensure that the development of the future extension conforms to final transportation studies and engineering. The design and alignment of the road will facilitate its connection with the new interchange planned for Route 37. Indeed, the value of Jubal Early Drive as a regional transportation improvement is dependant upon its ultimate connection to Route 37 via this new interchange. The initial eemponen A major collector road system is planned to facilitate traffic movement in a north -south direction to provide a connection between Jubal Early Drive and Cedar Creek Grade. The ultimate location of the north -south collector road should also -remain flexible to ensure that the development conforms to final transportation studies and engineering. however-, the WjELUP epvisions design and eenstrae�ien of only the initial seltl - eefleetor read in E)FEI@r- to pr-eteet the adjoining SotAh Fr-ede6ek Agr-ieulyafil and -Fe- - _:f-1 Distri The Winchester Area Transportation Study (WATS) also identifies improvements to Cedar Creek Grade. Cedar Creek Grade is proposed to be widened to four lanes from the Winchester City line to Route 621, Merrimans Lane. The WATS study also identifies improvements to the Cedar Creek Grade/Route 37 interchange. The Frederick County Comprehensive Policy Plan Bicycle Plan identifies Cedar Creek Grade as a short-term destination route. The proposed expansion of the Urban Development Area (UDA) should incorporate the proposed improvements to Cedar Creek Grade including bicycle facilities. The development of new road systems and new signalization, and any improvements to existing road systems will be the responsibility of private property owners and developers, unless the Board of Supervisors determines that public - private partnerships are appropriate. Environment The WJELUP designates environmental resources associated with the Abrams Creek corridor as Developmentally Sensitive Areas (DSA). These areas should be preserved through the development process with improvements limited to required road crossings and passive recreational amenities. A conservation oriented approach to the design of residential and mixed use projects within the WJELUP area is encouraged to maximize DSA preservation. As such, the precise study and identification of DSA designated resources should occur as a critical first step in the design process for all development in the WJELUP area. Completion of this resource inventory and the delineation of preservation areas is to be followed and accommodated by -3- layouts and engineering for building sites, lots, drainage and infrastructure. Full density credit will be provided for DSA designated land conserved through the development process. A portion of the Green Circle Trail, as developed by the City of Winchester, has been constructed on the north side of the Winchester -Western Railroad. The WJELUP envisions completion of this portion of the trail to Merriman's Lane. Additionally, a connector trail should be developed that extends from the existing trail along the railroad right-of-way to Cedar Creek Grade as an enhancement to the Green Circle Trail. The connecting trail should be located to enhance the interaction of the user with any environmental features or view sheds that are conserved through implementation of the WJELUP. Education The West Jubal Early Land Use Plan area contains approximately 600 acres and the majority of this land will be developed for residential uses. It is estimated that 2000 dwellings could be built in the study area. This will generate approximately 1000 new students for the Frederick County School System. This number of students is unprecedented in the western part of Frederick County. It will be incumbent upon future development to provide a school site to mitigate the impact of the large number of school children resulting from development in the WJELUP area. This is consistent with the Community Facilities and Services policies in the Comprehensive Policy Plan. The school should be sited centrally within the study area to enable the maximum number of students to walk to school. The school could become the focus of this new community as it would be at the center of the community. -4- IM West Jubal Early Land Use Plan South (DRAFT) Map Features �* UDA/SWSA ^✓ Winchester City Boundary NParcels /V Streams Lakes/PondstWetlands Planned Transportation �n✓ Road ROW Road CL Railroads Existing Trails \ V.' \ Proposed Trails Planned Land Use Developmentally Sensitive Areas ® Mixed Use Commercial Use Residential Use Educational Use OFuture Interchange N E S 0 500 Feet O Created by Frederick County Planning Sept. 13, 2004 4-o +Ae., CPPS on q i3lo4 Designing the Frederick County Green Infrastructure Network Primary conservation resources have the highest level of protection, and are inherently unbuildable land unfit for development. They are currently protected in the zoning ordinance. Primary Conservation Resources: • floodplain; • lakes and ponds; • wetlands, natural waterways and riparian buffers; • sinkholes; • natural stormwater retention areas; and • steep slopes. Secondary conservation resources will need to be taken into consideration when planning and designing a development. Potential Secondary Conservation Resources: • land under conservation easements; • forest land; • mature woodlands (including hedgerows and treelines); • trees larger than a certain caliper; • prime agricultural soil; • agricultural districts; • meadows; • orchards; • wildlife habitats; • rare plant and animal species; • ridgelines; • scenic viewsheds; • unusual geologic formations; • moderate slopes; • groundwater recharge areas; • existing corridor screening; • parks; • trails; • designated historic sites; • potential historic sites • battlefield sites; • potential historic districts; • stone walls; • archaeological sites; and • prominent farmhouses, barns, springhouses and farm structures. UASusanTrimarySec Resources.doc - 1 - Dis��;Zou-��cj, +0 A-Ve, cfeS <n,\ '1/ 1,3 too Rural Areas Study Further Land Development Options for Consideration Green Infrastructure Rezoning Yes By -right with Standards Yes 10 Acre Option Yes Density 1 du/5acres up to 100 acres 1 du/25 acres over 100 acres 1 du/5acres up to 100 acres 1 du/25 acres over 100 acres 1 du/10 acres — - Large lots 25 acres lots by -right Family lots Allowed by -right within density limits Allowed by -right within density limits ? Minor Subdivisions Major Subdivision Allowed by -right Rezoning required Allowed by -right By -right with standards Allowed by -right ? Major Subdivisions - Mandatory Conservation Subdivisions Yes Yes Yes Conservation set-aside 60% 60% 60% Traditional 5 acre lot Road Corridor Buffer Only for minor subdivision 300' Only for minor subdivision 300' Only for minor subdivision Perimeter Buffer 150' 150' ? -I- Proffers Yes No No Fees On-site public roads To cover review costs Yes To cover review costs Yes To cover review costs Yes Off-site road improvements Yes Questionable Questionable -2-