CPPC 08-08-05 Meeting AgendaCOUNTY of FREDERICK
Department of Planning and Development
MEMORANDUM
TO: Comprehensive PIans and Programs Subcommittee (CPPS)
FROM: Susan K. Eddy, AICP, Senior Planner
RE: August Meeting and Agenda
DATE: July 29, 2005
540/665-5651
FAX: 540/665-6395
The Frederick County Comprehensive Plans and Programs Subcommittee (CPPS) will be
meeting on Monday, August 8th, 2005 at 7:30 p.m. in the Board of Supervisor's Room
of the County Administration Building, 107 North Kent Street, Winchester, Virginia.
Please note the room change. The CPPS will discuss the following agenda items:
AGENDA
1) CPPA 407-05 — Arcadia Route 50E
2) CPPA 409-05 — Bowman -Shoemaker
3) Urban Development Area Study
4) Other
Please contact the department if you are unable to attend this meeting.
SKE/bad
Attachments
-1-
107 North Kent Street, Suite 202 + Winchester, Virginia 22601-5000
ITEM #1
CPPA #07-05 — Arcadia Route 50E
At the July 11, 2005 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 Arcadia Route 50E, were considered by the Board of
Supervisors to merit further study and action through the public process. The first step in
that process is for study and consideration by the CPPS. The CPPS will then forward its
recommendations to the Planning Commission.
The full Arcadia Route 50E application is attached. The applicant is seeking to expand
the Urban Development Area (UDA) by 59.09 acres and to designate the property for
mixed use development. The applicant anticipates B2 (Business General District) zoning
and RP (Residential Performance District) zoning. The applicant is suggesting that the
existing Route 50 East Corridor Plan be modified to reflect these changes and has
included suggested text in the application.
The applicant has indicated that eleven (11) acres of the site would be available for an
aquatic center and a field house. This is not referenced in the suggested text for the
Route 50 East Corridor Plan, although "public use" is mentioned. In addition, this is not
a rezoning request, so proffers are not appropriate.
This site was rezoned from RA to B2 in 1990 (#06-90). A copy of the proffers is
attached. Of note is the fact that a single entrance on Route 50, aligned with
Independence Drive, was proffered along with road improvements.
This site is surrounded by MI (Light Industrial District) zoned land on two sides and RA
(Rural Areas District) zoned land on two sides. This application would introduce future
RP zoning in an area with no adjacent RP zoning and no planned residential
development. The nearest RP zoned land is over one mile away. All existing zoning is
clearly shown on the Zoning & Location Map included with the application.
Currently the site is within the Sewer and Water Service Area (SWSA), is planned for
business use, and is zoned B2 (Business General). Approval of this UDA expansion
request and any subsequent RP rezoning would, therefore, reduce the amount of
commercial land available in Frederick County. Residential development could also
prejudice the operation of the adjacent M1 zoned property, as the buffer requirement is
larger between M 1 and RP property than between M 1 and B2 property.
The southern portion of this site is within the area currently planned for the extension of
Route 37. The applicant has proposed language for a modified Comprehensive Plan to
-2-
state that "The provision of right-of-way and/or funds to assist with future construction
should be considered as a component of future development proposals within this portion
of the study area". No solid commitment to transportation improvements is included.
A recommendation from the CPPS is sought on this application.
-3-
Section I - Comprehensive Policy Plan Amendment
Project: Arcadia Development Company — Route 50 East Mixed Use Proposal
Ownership Information:
Name Arcadia Development Company
c/o Carla Coffey
Address P.O. Box 1150
Purcellville, VA 20134-1150
Telephone (540) 751-0321 ext. 179
Applicant Information:
Name Greenway Engineering
Address 151 Windy Hill Lane
Winchester, VA 22602
Telephone (540) 662-4185
Subject Property Information:
Parcel ID #
Magisterial District
Acreage
Zoning
Comprehensive Plan Designation
Proposed Zoning
65-((A))-116
Shawnee District
59.09 acres
B-2, Business General District
No Future Land Use Designation
B-2, Business General District &
RP, Residential Performance District
Proposed Comprehensive Plan Designation Mixed Use Designation
Adjoining Property Information:
Please refer to the Adjoining Property Map and Adjoining Property Ownership Table that
is included in this section for all properties within a %2 mile radius of the subject site.
Arcadia Route 50 East CPPA #4066/EAW
Adjoining Property Information
Project: Arcadia Development Company — Route 50 East Mixed Use Proposal
The following adjoining property information is numbered to be consistent with the numbering that is
utilized on the attached Adjoining Property Map. The adjoining property information is provided for
all parcels that are within a 1/ mile radius of the subject site.
NAME TAX MAP # ADDRESS
1. James E. Myers 64 -A -159P 100 Myersons Drive, Winchester, VA 22602
2. EFG, LLC 64 -A -159H 340 W. Parkins Mill Road, Winchester, VA22602
3. EFG Investments, LLC 65-A-113 340 W. Parkins Mill Road, Winchester, VA22602
4. David C. & Carol Ann Robinson 65 -A -103A 315 Shaffer Lane, Winchester, VA 22602
5. Turner Enterprises, LLC 65-A-102 2971 Valley Avenue, Winchester, VA 22601
Arcadia Route 50 East CPPA #4066/EAW
Adjoining Properties Map
Comprehensive Policy Plan Amendment
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Section 2 - Comprehensive Policy Plan Amendment
Project: Arcadia Development Company — Route 50 East Mixed Use Proposal
Route SD East Corridor Land Use Plan Amendment
The Route 50 East Corridor Land Use Plan was adopted by Frederick County in July
1994. This wide area land use plan encompasses the area along Route 50 East from
Interstate 81 to the Westview Business Center and the area along Route 522 South
between Route 50 East and Buffalo Lick Run. The current land use plan recommends
future business, office and industrial land uses primarily around the Winchester Regional
Airport, while an area of future residential is identified along Route 50 East within close
proximity of the Arcadia Building Company property. The proposed mixed-use
development is applicable to this portion of the current land use plan.
The Route 50 East Corridor Land Use Plan is a component of the Comprehensive Policy
Plan's Land Use Chapter, which can be found on pages 6-17 — 6-19 with a land use plan
map for the area on the following page. The intent of the Arcadia Development
Company Mixed Use Development proposal is to amend the current land plan text and
mapping associated with the current land plan to provide for a mixed use development
that would have commercial, office, residential and public uses. The Mixed Use
Development concept is new to this area of the County and reflects current development
trends and planning practices that were not being considered when the current plan was
adopted over a decade ago. The proposed mixed-use development is located in an area
that can benefit existing and future transportation proposals and is in close proximity to
existing community facilities and services. Furthermore, the residential component will
assist in providing housing opportunities to the commuting population in a strategic
location of the community. Included within this section is the current and proposed text
associated with this proposal, as well as the current and revised land use plan map that
would facilitate this revision.
Arcadia Route 50 East CPPA #4066/EAW
Route 50 East Corridor
Land Use Plan (June 2005 Proposed Text Revision
The Route 50 corridor plan identifies two proposed areas of business/office and a
proposed industrial/office area adjacent to the airport. A proposed residential area and
a mixed use area are identified on the north side of Route 50 in the northeastern
portion of the study area. The commercial business and industrial areas would be
expected to benefit from their proximity to the airport as well as easy access to Interstate
81 and the future Route 37/Route 50 interchange located adjacent to the mixed use
area. The area designated for office/industrial use that is located on the south side of
Route 645 across from the intersection with Route 728 (Victory Lane) is envisioned to be
developed as continuations or extensions of established land uses.
An area of business/office use is also shown west of the intersection of Airport Road and
Route 522. This area would be expected to accommodate a future road connection
resulting from the extension of East Tevis Street from the City across Interstate 81 to
connect to Route 522. Plans at this time would be to connect Warrior Drive at its
northern terminus to East Tevis Street extended and to have East Tevis Street extended
connect at an intersection alignment with the segment of Route 522 that is to be
realigned through Prince Frederick Office Park to Route 50. This connection is seen as
an important link in the overall Metropolitan Planning Organization's Regional Vision
Plan.
A mixed use area is identified on the north side of Route 50 at the eastern boundary of
the study area. It is envisioned that this area is comprised as a mixture of commercial
business and office, residential and public use. The location of the future Route 37
bypass is identified as generally following the eastern study area boundary with a new
interchange at Route 50, which adjoins the mixed use area. The provision of right-of-
way and/or funds to assist with future construction should be considered as a
component of future development proposals within this portion of the study area.
Land Use Plan (July 1994 Text)
The Route 50 corridor plan shows two areas of business/office and industrial/office use
adjacent to the airport. One is a large area south of Route 50, the other is a smaller area
east of Route 522 and north of Route 645 (Airport Road). Both areas would be expected
to benefit from their proximity to the airport as well as easy access to Route 81. An area
designated for office/industrial use is shown on the south side of Route 645 across from
the intersection with Route 728 (Victory Lane). These areas would basically be
continuations or extensions of established land uses.
Arcadia Route 50 East CPPA #4066/EAW
An area of business/office use is also shown west of the intersection of Airport Road and
Route 522. This area would be expected to accommodate a future road connection
resulting from the extension of Airport Road, west into the City. Plans at this time would
be to connect with road segments which are, at this time, partially in place south of
Lowe's extending east from Pleasant Valley Road. This connection is seen as an
important link in the overall Winchester Area Transportation Plan.
Two connector roads between Route 522 and 50 are depicted in the plan. The purpose of
these connectors would be to both relieve some pressure from the existing 522/50/81
interchange area, as well as to act as a connector between the various parcels that would
otherwise have to utilize Route 50 as their sole means of ingress and egress.
A connection is shown between Delco Plaza and a planned collector road running from
Route 522 east through the Prince Frederick Office Park and then north to Route 50.
This connection is shown running north -south from the western edge of the plaza. It is
hoped that this connection might make it possible to relocate the Delco Plaza entrance
and light at the 522 entyrance with one further south, at the intersectiojn of Route 522
and the planned collector road. This might be preferable in order to give more room for
traffic which backs up in the north bound lanes of Route 522 as a result of the light at
Route 50.
Arcadia Route 50 East CPPA #4066/EAW
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Introduction
Project: Arcadia Development Company — Route 50 East Mixed -Use Proposal
Arcadia Development Company and Greenway Engineering have prepared a mixed-use
development proposal, which provides for commercial, office and residential land use
within a planned setting that will be developed with architectural and site design
guidelines. Additionally, the subject site provides an opportunity to utilize land within
the mixed-use development for an aquatic center and field house, as well as County
satellite office space. Residential land use will be limited to high-end townhomes that are
marketed to commuters that desire to live adjacent to the Route 50 East corridor. The
Route 50 East corridor is recognized as a developing corridor as demonstrated within the
Comprehensive Policy Plan's Land Use Chapter. The Metropolitan Planning
Organization's Vision Plan identifies the need for the Route 37 eastern bypass to
facilitate traffic movement within this area of the region. A portion of the Route 37
interchange at Route 50 East is identified adjoining the subject site. This location
provides an opportunity to obtain dedicated right-of-way for the future development of
this improvement.
Section 1 provides technical information including property data, ownership and contact
data, as well as Comprehensive Policy Plan data. Adjoining property ownership
information is included in this section, as well as mapping, which identifies properties
within a certain radius of the subject site.
Section 2 identifies current Comprehensive Policy Plan goals and strategies that are
relevant to the mixed-use development proposal. Additionally, information is provided
that suggests additional goals and strategies for inclusion as a Comprehensive Policy Plan
Amendment for this geographic area of the County.
Section 3 provides justification for the Comprehensive Policy Plan Amendment and
identifies benefits and impacts associated with the mixed-use development proposal as it
relates to 14 different community criteria. Additional information pertaining to capital
facilities impacts is included in this section utilizing the County's Capital Facilities Fiscal
Impact Model. Finally, a proposed land use plan has been incorporated into this section
to delineate the general location of commercial, retail, office, residential and public
facility land uses and transportation facilities.
Section 4 provides a series of thematic mapping, which has been created to provide a
visual reference to the 14 different community criteria that is discussed in the previous
section. These include a Community Facilities and Services Map, a Water and Sewer
Map, an Environmental Features Map, a Cultural Resources Map and a Soils Map.
Section 5 provides architectural renderings and floor plans for the high-end townhomes
that are planned to be developed on the subject site by Arcadia Development Company.
Arcadia Route 50 East CPPA #4066/EAW
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Section 3 - Comprehensive Policy Plan Amendment
Project: Arcadia Development Company — Route 50 East Mixed Use Proposal
Justification:
Arcadia Development Company has acquired a 59.09 -acre parcel that is currently zoned
B-2, Business General District and located on the north side of Route 50 East across from
the Westview Business Center. The Route 50 East corridor is recognized as a developing
corridor as demonstrated within the Comprehensive Policy Plan's Land Use Chapter.
The Route 50 East Corridor Land Use Plan identifies the subject site within the study
area boundary and adjoining the UDA; however, the plan does not recommend a future
land use for this site.
Arcadia Development Company and Greenway Engineering have prepared a mixed use
development proposal, which provides for commercial, office and residential land use
within a planned setting that will be developed with architectural and site design
guidelines. Additionally, the subject site provides an opportunity to utilize land within
the mixed-use development for an aquatic center and field house, as well as County
satellite office space. Residential land use will be limited to high-end townhomes that are
marketed to commuters that desire to live adjacent to the Route 50 East corridor.
The Metropolitan Planning Organization's Vision Plan identifies the need for the Route
37 eastern bypass to facilitate traffic movement within this area of the region. A portion
of the Route 37 interchange at Route 50 East is identified adjoining the subject site. This
location provides an opportunity to obtain dedicated right-of-way for the future
development of this improvement.
The mixed-use development proposal is justified at this location for the reasons stated
above, which are further justified in the Impacts and Benefits section below. The
approval of the Arcadia Building Company Comprehensive Policy Plan Amendment
would necessitate a revision to the Route 50 East Corridor Land Use Plan, which is
provided in Section Two of this application.
Impacts and Benefits:
T.17"d TTco
The mixed-use development proposal will benefit the County by providing a mixture of
residential, commercial and office land uses that are designed to be compatible and are
connected through a series of streets, sidewalks and pedestrianibicycle trails. This land
Arcadia Route 50 East CPPA #4066/EAW
use pattern provides an opportunity to utilize land more efficiently and reduces
dependency on vehicle travel to access the various land uses. The mixed use
development proposal plans for approximately 2/3 of the site to be utilized for
commercial, office and public use, while the remaining 1/3 of the site will be utilized for
high-end townhomes. Furthermore, the mixed-use development proposal provides
approximately 11 acres for the development of an aquatic center and a field house
facility.
Transportation
The mixed-use development proposal will benefit the County by providing an
opportunity to obtain dedicated right-of-way for a portion of the future Route 37 eastern
bypass interchange at Route 50. The MPO Vision Plan identifies the Route 37 eastern
bypass as an important component for the region, which facilitates local traffic movement
to arterial road systems such as Route 50 East. The mixed-use development proposal
provides for an opportunity to develop this segment of the interchange within the project
site, and provides for a series of internal interconnected streets and pedestrian facilities
that provide for intermodal opportunities within the project site.
Community Facilities and Services
Public Parks
The mixed-use development proposal provides an opportunity to develop an aquatic
center and a field house on approximately 11 acres that is located in the eastern portion of
the project site. The County Parks and Recreation Commission identifies the aquatic
center as the highest public park priority on the County's Capital Improvement Plan.
This proposal provides for a centrally located site that is served by Route 50 East and is
adjacent to the future Route 37 eastern bypass. Additionally, a series of pedestrian and
bicycle trails will connect internal land uses and the residential component of the
development will provide for on-site recreational amenities to serve the residents of the
mixed-use project.
Fire and Rescue
The mixed-use development proposal provides an opportunity for the opening of County
satellite office space within the commercial and office areas. This office annex would
allow for emergency services, along with other County agencies to have additional work
space more centrally located to the UDA than the County Office complex. Additionally,
it is anticipated that funds will be made available as the project develops to assist with the
capital facility needs of the fire and rescue companies.
Arcadia Route 50 East CPPA #4066/EAW
Public Schools
The residential component of the mixed-use development proposal is located in a school
zone where Millbrook High School, Admiral Byrd Middle School and a new elementary
school are developed. Therefore, adequate school facilities exist for the residential
component of the mixed-use development project. It is anticipated that funds will be
made available as the project develops to assist with the capital facility needs of the
County Public Schools.
Library
The mixed-use development proposal does not provide land or space for the public
library system. Therefore, it is anticipated that the residential component of the mixed-
use development proposal will impact the public library system, most likely the Bowman
Library located along Tasker Road. It is anticipated that funds will be made available as
the project develops to assist with the retirement of debt service for the Bowman Library
facility.
Community Design and Housing
The mixed use development proposal provides an opportunity to benefit the County by
developing the project through established design guidelines that provide architectural
design standards for commercial, office and residential structures. Additionally, land
uses would be linked through a series of walkable street systems and pedestrian trails.
The residential component of the mixed-use proposal will be high-end townhomes that
are intended to provide commuters with housing opportunities adjacent to a primary
commuter corridor. Architecture elevation renderings and floor plans are included within
this application to demonstrate the products that would be developed within the mixed-
use project.
Economic Development
The mixed-use development proposal provides an opportunity for economic development
in the form of commercial and office land uses. These land uses will produce real estate,
business and sales tax revenues, which far exceed the service costs associated with the
development of high-end townhomes within the residential component of the mixed-use
development. The County's Capital Facilities Fiscal Impact Model identifies a positive
revenue source for capital facilities costs, while additional revenues will be realized for
operational expenditures.
Arcadia Route 50 East CPPA #4066/EAW
Environment
The subject site does not have areas of floodplain, wetlands or steep slopes as defined by
County ordinances and mapping. The site drains to the east through natural drainage
channels that are located within the wooded portion of the project site. The predominant
soil types on the subject site are Berks-Channery and Blairton silt loams. These soil
types are not identified as prime agricultural soils and are suitable for development. The
development of commercial, office and residential land uses will be in conformance with
all applicable state and local regulations; therefore, the proposed mixed use development
will not negatively impact significant environmental features.
Cultural Resources
The subject site is not located within identified core battlefield areas or potential historic
district areas. The Frederick County Rural Landmarks Survey identifies three structures
within a 1/2 to one -mile radius of the proposed mixed use development that are listed as
potentially significant. These structures are identified as the Carper -Wynn House (#34-
1129), the Wilt -Dunn -Arnold House (434-1131), and the Fuller -Chapman House (#34-
1133). These potentially significant structures are all located along Sulphur Spring Road
and are not within the viewshed of the proposed mixed-use development. Therefore, the
proposed mixed-use development will not negatively impact these potentially significant
structures.
Water and Sewer Facilities
The proposed mixed-use development is projected to require approximately 50,000 gpd
of potable water and account for approximately 41,000 gpd of sewer capacity. The
Frederick County Sanitation Authority is the public water and sewer service provider for
the subject site and has existing water and sewer infrastructure on the south side of Route
50 East within the Westview Business Center, which can be extended to the proposed
mixed use development. The Frederick County Sanitation Authority has adequate source
and infrastructure capacities at the James Diehl Water Treatment Plant and the Opequon
Wastewater Treatment Plant to accommodate the proposed mixed use development water
and sewer use projections. Therefore, the proposed mixed-use development will provide
a benefit to the public water and sewer system through the installation and continuation
of water and sewer transmission lines by the developer and through water and sewer tap
fee revenues received from the project developer.
Arcadia Route 50 East CPPA #4066/EAW
Telecommunications
The Route 50 East corridor and the future Route 37 eastern bypass adjoin the subject site,
which are projected to be heavily traveled corridors. Telecommunication towers
currently exist to provide coverage along the Route 50 East corridor. The proposed
mixed-use project would not develop land uses that would negatively impact this
corridor.
Arcadia Route 50 East CPPA #4066/EAW
OUTPUT MODULE
APPLICANT: Omps Rezoning
LAND USE TYPE Light Industrial
REAL EST VAL $32,868,268
FIRE & RESCUE 6
Fire and Rescue Department
Elementary Schools
Middle Schools
High Schools
Parks and Recreation
Public Library
Sheriffs Offices
Administration Building
Other Miscellaneous Facilities
SUBTOTAL $1,820,626 $196,790 $513,969 $59,412 $770,172 $770,172 $1,050,454 $6,366
LESS: NET FISCAL IMPACT $3,508,872 $3,508,872 $3,508,872 3 508 87$0 21 26
NET CAP. FACILITIES IMPACT
$0
INDEX: "1.0" If Cap. Equip Included 1.0
INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Cc Avg: 0.0 Rev -Cost Bal = 1.000
PLANNING DEPT PREFERENCE 1.0 1.0 Ratio to Cc Avg = 1.342
--------------------• --- p----------------- -------------------- -
--------------------- -----------------
---•---------------------- --------------------• ---------------------
METHODOLOGY 1. Capital facilities requirements are input to the first column as calculated in the model.
2. Net Fiscal Impact NPV from operations calculations is input in row total of second column
( zero if negative) ; included are the one-time taxes/fees for one year only at full value.
3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts.
4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts.
5. NPV of future taxes paid to bring current county up to standard for new facilities, as
calculated for each new facility.
6. Columns three through five are added as potential credits against the calculated capital
facilities requirements. These are adjusted for percent of costs covered by the revenues
from the project ( actual, or as ratio to avg. for all residential development) .
NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are debt financed.
------------ ------- ------ --- --------- ------------------------------------------
--------• ------------- --------- --------------------- --------------------• ---------------
NOTES: Model Run Date May 2005 EAW
Project Description: Arcadia Development Company Mixed -Use Development: Assumes 165 Residential Units; 200,000 sgft Office & 20,000 sqft Retail.
I
I
I Due to changing conditions associated with development in the County, the results of this
I Output Module may not be valid beyond a period of 90 days from the model run date.
2002MODEL
_______________________ ___________________I ----------------------- _
Net Fiscal Impact
Costs of
Impact Credit:
Credits to be Taken for Future Taxes Paid ( NPV)
Total Potential
Adjustment For
Required
Capital Faciltiies
( entered in
col sum onlyl
Cur. Budget Cur. Budget Cap.
Oper Cap Equip Expend/Debt S.
Future CIP/
Tax Credits
Revenue-
Net Capital
Net Cost Per
Taxes. Other
( Unadiustedl
Cost Balance
Facilities impact
Dwelling Unit
$189,151
$562,346
$0
$0
$189,151
$1,146
$356,712
$394,767
$89,298 $433,486
$522,784
$522,784
$791,041
$4,794
$201,396
$35,012
$45,388
$45,388
$45,388
$156,008
$946
$20,722
$34,595 $0
$9,792
$4,232
$9,792
$38,827
$9,792
$38,827
$25,220
$0
$153
$26,593
$33,927
$72,897 $80,483
$0
$26,5$0
$0
61
$1$0
$153,3810
$153,3811
SUBTOTAL $1,820,626 $196,790 $513,969 $59,412 $770,172 $770,172 $1,050,454 $6,366
LESS: NET FISCAL IMPACT $3,508,872 $3,508,872 $3,508,872 3 508 87$0 21 26
NET CAP. FACILITIES IMPACT
$0
INDEX: "1.0" If Cap. Equip Included 1.0
INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Cc Avg: 0.0 Rev -Cost Bal = 1.000
PLANNING DEPT PREFERENCE 1.0 1.0 Ratio to Cc Avg = 1.342
--------------------• --- p----------------- -------------------- -
--------------------- -----------------
---•---------------------- --------------------• ---------------------
METHODOLOGY 1. Capital facilities requirements are input to the first column as calculated in the model.
2. Net Fiscal Impact NPV from operations calculations is input in row total of second column
( zero if negative) ; included are the one-time taxes/fees for one year only at full value.
3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts.
4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts.
5. NPV of future taxes paid to bring current county up to standard for new facilities, as
calculated for each new facility.
6. Columns three through five are added as potential credits against the calculated capital
facilities requirements. These are adjusted for percent of costs covered by the revenues
from the project ( actual, or as ratio to avg. for all residential development) .
NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are debt financed.
------------ ------- ------ --- --------- ------------------------------------------
--------• ------------- --------- --------------------- --------------------• ---------------
NOTES: Model Run Date May 2005 EAW
Project Description: Arcadia Development Company Mixed -Use Development: Assumes 165 Residential Units; 200,000 sgft Office & 20,000 sqft Retail.
I
I
I Due to changing conditions associated with development in the County, the results of this
I Output Module may not be valid beyond a period of 90 days from the model run date.
2002MODEL
_______________________ ___________________I ----------------------- _
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Comprehensive Policy Plan Amendment Proposal
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34-1129 Carper -Wynn House
34-1131 Wilt -Dunn -Arnold House
34-1133 Fuller -Chapman House
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Elevation C with Garage and Optional Brick
Elevation A with English Basement
Elevation B with Garage and Optional Brick
Elevation C with Garage
Stairs Vary w/ Basement conditkm
First Floor Plan
Opt. Bay Willow
Opt. Bot say Window
9 Foyer
Living Room
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First Floor Plan
w/ Opt. 61 Breakfast & FamiIy Extension
Arcadia Building Company at Tavistock Farms, Townhomes: 703-771-8281
Second Floor Plan
Elevation A & B
Bedroom BedroomI
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Elevation C
Second Floor Plan
w/ Opt. 6' Master Suite Extension
The Watson
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drawings. Ibis brocbure is for illustrative purposes only and is not part of a legal contract. See Safes Representative for complete details. Woo o ioe IT"T
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Elevation C with Englisb Basement
and Optional Brick
Elevation B with Garage
Elevation C with Garage
Opt. Box Bay Window
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First Floor Plan
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Second Floor Plan
Elevation A & C
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Elevation B
Transom Above
Second Floor Plan
W/ Opt. 6' Master Suite Extension
The Baxter
Renderings and foorplans are an artist's conception only and are subject to cbange. Actual product and specifications may vary in dimension and detail from that 112r
drawings. nis brocbure is for illustrative purposes only and is not part of a legal contract. See Sales Representative for complete details. 7/oo
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Elevation B with English Basement
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Elevation C with English Basement
Elevation A with Garage and Optional Brick
Elevation B with Garage
Elevation C with Garage and Optional Brick
Opt. Bay Window
Opt. Box Bay Window
Stairs Vary w/ Basement Gmdiaon
First Floor Pian
Elevation A
Foyer
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Living Room
Elevation C
Family Room
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Opt. Bay Window
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Opt. Box Bay Window
Stairs Vary w/ Hmet ent Condition
First Floor Plan
w/ Opt. 6' Breakfast f2' Family Extension
Partial First Floor Plan wi Opt. Gourmet Kitchen
Second Floor PIan
Elevation A & B
i'ra /I t Bedroom
Elevation C
Second Floor Plan
w/ Opt. 6' Master Suite Extension
The Ansel ..
Renderings and f loorplans are an artist's conception only and are subject to change. Actual product and specifications may vary in dimension and detail from These
drawings. This brocbure is for illustrative purposes only and is not part of a legal contract. See Saks Rrprtsentative for complete details. 7/00 .111-0XWO"Iim
English Basement
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utility D,
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Arcadia Building Company
at Tavistock Farms, TotonhomfS, 703--771-8281
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Garage Basement
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Windows and Walk -Out Available Per Lot
Fireplace
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STATE OF VIRGINIA
COUNTY OF FREDERICK
This 27th day of May, 2005,
(Day) (Month) (Year)
I, Eli Reinhard,
( wn Contract Purchaser/Authorized Agent)
(TO BE COMPLETED BY APPLICANT)
SUBJECT PROPERTY OWNERS AFFIDAVIT
County of Frederick, Virginia
Frederick Planning Web Site: www.co.frederick.va.us
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.
1+
wne ontract Purchaser/Authorized Agent)
(Circle One)
County of L -Dc 1) i'n— c n ro,—
Subscribed and sworn to before me this % da of "
Y .�in my County and State aforesaid, by
the of e e P ' i 1.
My Commission Expires:'""ci�c L�
NOTARY P
GINA GOMEZ
Commission # 1353060
Z
Notary Public - California
Santa Clara County
My Comm. Expires Apr23, 2006
My Commission Expires:'""ci�c L�
NOTARY P
Special Limited Power of Attorney
County of Frederick, Virginia
Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester,
Virginia 22601
Phone 540-665-5651
Facsimile 540-665-6395
Know All Men By These Presents: That I (We)
(Name) Arcadia Development Co. (Phone) (540) 751-0321 x179
(Address) P.O. Box 1150, Purcellville. VA 20134
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
Instrument No. 040026667 on Page and is described as
Parcel: 65 Lot: 116 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 application for my (our) above described
Property, including:
❑ Rezoning (Including proffers)
❑ Conditional Use Permits
❑ Master Development Plan (Preliminary and Final)
❑ Subdivision
❑ Site Plan
® 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) hay.,e her et my (our) hand and eal this 3 day ofJune, 200 5
Signature(s)
A
rcadia Development Co. by Eli Reiand P esidept
State of V-tgia, City/C my of To -wit:
I, C -M a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the
foregoing instrument and who I (are) known to me, personally appeared before me and has acknowledged
the same before me in a jurisdiction aforesaid this 3 `d day of 200.
t�i My Commission Expires: fo,'f1
Notary Public— 5
GENA C,OMEZ
tZ
cormnisslon S 135
Santa Clara County
My Grxnrn, t xplms Apr 23, 2006
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PROFFER
PERRY PROPERTY REZONING REQUEST
CASE NO. 006-90
Revised 9/14/90
1, the undersigned, KATHRYN M. PERRY, sole owner of the land to be
rezoned under zoning request number 006-90, referred to as the Perry property
rezoning, and the applicant for said rezoning, hereby voluntarily proffer the
following conditions. The conditions proffered shall be binding upon the heirs,
executors, administrators, assigns, and successors in interest of the undersigned.
In the event the Frederick County Board of Supervisors grants said rezoning to
B-2 and accepts these conditions, the following proffered conditions shall apply
to the land rezoned in addition to other requirements set forth in the Frederick
County Code:
1. As shown on the attached plat, access to the property to be developed
will be by a 4 lane divided road entering Route 50 from the north side of Route
50 at a point opposite the existing entrance to Westview Business Center. Upon
rezoning approval and upon development, the owner will transfer to the
Virginia Department of Highways or to the County of Frederick, as designated by
the County of Frederick, by deed in such form as directed, the seventy foot (70)
fee simple as shown on said plat as running from Route 50 to the lands of
Donald W. and Melvina M. Moulden.
2. The undersigned will cause to be built, upon development of the
rezoned property, the highway as shown on the Generalized Development Plan
from points A to B.
3. The undersigned will construct concurrently with the construction
described in the preceding paragraph the deceleration lane and entrance shown
on said Generalized Development Plan on the northeast side of Route 50 at the
entrance of the road to be constructed.
4. All construction in as provided in Paragraphs 2 and 3, above shall be at
no cost to the County of Frederick and State of Virginia, and shall be contingent
upon rezoning approval.
5. A two lane road section for acceptance by VDOT from B to C shown on
the generalized development plan will be constructed by the owner of the land
in question. This construction will be at the expense of the applicant; property
owner. The said road connection from B to C will be constructed in
associationwith any subdivision or site plan development within the
development phase containing said road connection as shown on the approved
master development plan.
6. Normal usage electrical and telephone systems required within the
development area for service to the individual uses, will be placed
underground. The development area is the area bounded by the limits of this
proposed rezoning and adjacent rights-of-way.
7. The applicant desires to donate $5,000.00, in cash, at the time of transfer
of the first building lot or issuance of the first grading permit and an additional
$5,000.00, in cash, at the time of the second building lot or issuance of the second
grading permit to the Greenwood Fire Company in order to provide for the
expanded commercial zoning fire needs. Should the entire site be transferred
one parcel, the Appliant will make a $10,000.00, in cash, donation to the
Greenwood Fire Company to be used for their needs.
Kathryn M. Perry
This ordinance shall be in effect upon its passage.
Passed this 26th day of September, 1990.
A Copy Teste
John R% Riled, J .
Frederick County,Administrator
ITEM #2
CPPA #09-05 — Bowman -Shoemaker
At the July 11, 2005 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 Bowman -Shoemaker Property, were considered by
the Board of Supervisors to merit further study and formal action through the full review
process. The first step in that process is for study and consideration by the CPPS. The
CPPS will then forward its recommendations to the Planning Commission.
The Bowman -Shoemaker application is attached.
Listed below are some basic facts about CPPA application #09-05:
s 4 parcels;
• Outside of the existing UDA and SWSA;
• Adjacent to Sherando High School;
0 80 acres;
0 30.6 acres zoned B2, currently planned commercial along Route 277
0 49.4 acres zoned RA with no current land use designation
o Requested land use — Residential & Business.
Ten acres of this property (PIN #86-A-81) were rezoned from RA to B2 with proffers in
January 2003. I have included the proffers and an exhibit from that rezoning, so you will
be aware of what aspects of the current proposal have already been determined.
Twenty two acres of the property (PIN # 86-A-80) were rezoned from RA to B2 with
proffers in October 1989. (Note: parcel size has changed slightly.) Again I have
included the proffers to set the new application into context.
The applicant has included in his application a Zoning and Location Map which clearly
shows the existing zoning.
Thus you will see that CPPA #09-05 includes many features which are not new features
and can happen regardless of this CPPA application. These include:
* Commercial development on 30.6 acres along Fairfax Pike (Route 277) once
water and sewer is available;
• Construction of right and left turn lanes along Route 277 onto parcel 86-A-80;
• Right-of-way along Route 277 with parcel 86-A-81;
• A new road (60' right-of-way) through parcel 86-A-81
A signalization agreement for a light at intersection of Route 277 and the new
road;
o A ten foot easement along Route 522 (parcel 86-A-81) for a bike trail.
-4-
The application references a number of roads that are not part of the County's Eastern
Road Plan. The application notes the Metropolitan Planning Organization (MPO) Vision
Plan which calls for Warrior Drive to be realigned and extended south to a new Interstate
81 Exit 307 interchange. The Transportation Improvement Plan Map included in the
application shows a Stephens City Western Bypass, which is also not included in the
County's Eastern Road Plan.
This application is seeking to bring 80 acres of land into the UDA. Thirty and six tenths
(3u.b) acres are aii,�aay zoi)eU for cornn7ter-cial deveiopnlent ` ffich can tdi:e piace witilotrt
this CPPA request as soon as the SWSA is extended to cover this area. Forty nine and
four tenths (49.4) acres are proposed for residential development. The residential
development is dependent on the UDA expansion request being approved. The applicant
is proposing to set aside five acres of the residential portion for Sherando High School
use.
The applicant has not suggested text for a future land use plan for this 80 acre
development. If the CPPS recommends approval of this UDA expansion request, staff
can prepare text, based on the comments of the CPPS members, to accompany the UDA
expansion. This will insure that an appropriate mix of commercial and residential uses,
including residential types, in accounted for in an expanded UDA.
-s-
Section 1 - Comprehensive Policy Plan Amendment
Project: Bowman -Shoemaker Companies — Route 277/Warrior Drive Proposal
Ownership Information:
Name Bowman -Shoemaker Companies
c/o Beverley B. Shoemaker, President
Address P.O. Box 480
Stephens City, VA 22655
Telephone (540) 869-1800
Applicant Information:
Name Greenway Engineering
Address 151 Windy Hill Lane
Winchester, VA 22602
Telephone (540) 662-4185
Subject Property Information:
Parcel ID# 86-((A))-78; 86-((A))-79; 86-((A))-80 & 86-((A))-81
Magisterial District Opequon District
Acreage 79.41 acres
Zoning B-2, Business General District & RA, Rural Areas District
Comprehensive Plan Designation No Future Land Use Designation
Proposed Zoning B-2, Business General District &
RP, Residential Performance District
Proposed Comprehensive Plan Designation Mixed Use Designation
Adjoining Property Information:
Please refer to the Adjoining Property Map and Adjoining Property Ownership Table that
is included in this section for all properties within a 1/2 mile radius of the subject site.
Bowman -Shoemaker CPPA #4227/EAW
Adjoining Property Information
Project: Bowman -Shoemaker Companies — Route 277 Mixed Use Proposal
The following adjoining property information is numbered to be consistent with the numbering that is
utilized on the attached Adjoining Property Map. The adjoining property information is provided for
all parcels that are within a %2 mile radius of the subject site.
NAME
TAX MAP #
ADDRESS
1. Marie McClellan
86 -A -79A
307 Brandy Lane, Stephens City, VA 22655
2. Frederick County School Board
86-A-117
1415 Amherst Street, Winchester, VA 22601
3. Gregory A. Butcher
86 -A -117A
712 Fairfax Pike, Stephens City, VA 22655
4. Clarence & Norma W. Lucas
86-A-104
694 Fairfax Pike, Stephens City, VA 22655
5. No Owner Listed
86 -A -102A
6. John B. & Clara E. Shiflett
86-5-G
637 Fairfax Pike, Stephens City, VA 22655
7. Stephens City Storage, LLC
86-5-F
127 Mercedes Court, Winchester, VA 22603
8. Donald R. Shiflett
86-5-H
597 Fairfax Pike, Stephens City, VA 22655
9. Donald R. Shiflett
86-6-E
597 Fairfax Pike, Stephens City, VA 22655
10. Douglas E. Axline
86-5-C
PO Box 659, Stephens City, VA 22655
11. Sandra Kay Strawderman
86C-3-1
573 Fairfax Pike, Stephens City, VA 22655
12. Waddell P. Herbaugh
86-5-A
561 Fairfax Pike, Stephens City, VA 22655
13. David B. Holliday
86-A-90
420 W. Jubal Early Drive #103, Winchester 22601
14. David B. Holliday
86-A-89
420 W. Jubal Early Drive #103, Winchester 22601
15. Georgetown Court HOA
86C -2-1A
RR 1 Box 198, Stephenson, VA 22656
16. Joseph W. Jr & Alice M. Athey
86-A-87
469 Fairfax Pike, Stephens City, VA 22655
17. Joseph W. Jr & Alice M. Athey
86-A-86
469 Fairfax Pike, Stephens City, VA 22655
18. James L. & Jane H. Bowman
86-A-82
PO Box 480, Stephens City, VA 22655
19. E.R. Neff, Inc.
86-A-77
PO Box 1027, Stephens City, VA 22655
20. E.R. Neff Excavating, Inc.
86 -A -77A
PO Box 1027, Stephens City, VA 22655
21. E.R. Neff Excavating, Inc.
86-A-75
PO Box 1027, Stephens City, VA 22655
22. E.R. Neff Excavating, Inc.
86-A-74
PO Box 1027, Stephens City, VA 22655
23. Sandra H. Conner
86-A-73
PO Box 818, Stephens City, VA 22655
c/o Sandra H. Slack
Bowman -Shoemaker Route 277 #4429/EAW
Section 2 - Comprehensive Policy Plan Amendment
Project: Bowman -Shoemaker Companies — Route 277 Mixed -Use Proposal
A land use plan has not been developed for the Route 277 corridor; therefore, the goals
and strategies associated with a mixed-use development proposal are important. The
following goals and strategies from the Comprehensive Policy Plan are provided to
demonstrate how the proposed mixed-use development meets these objectives. The on-
going Urban Development Area Study may want to consider the development of a small -
area land use plan for this portion of the Route 277/Warrior Drive corridor.
Comprehensive Policy Plan Goals & Strategies
➢ Provide sufficient land for a competitive market within the UDA
➢ Support a business climate conducive to economic activity and orderly economic
growth
➢ Develop land according to the characteristics of the land and the facilities
available
➢ Provide key economic development sites
➢ Provide a safe and efficient road system throughout the County
➢ Provide for adequate and safe pedestrian and bicycle travel
Bowman -Shoemaker Route 277 CPPA #4429/EAW
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Introduction
Project: Bowman -Shoemaker Companies — Route 277 Mixed -Use Proposal
Bowman -Shoemaker Companies and Greenway Engineering have prepared a mixed use
development proposal, which provides for commercial retail, office and residential land use
within a planned setting that will be developed as a walkable community with compatible design
standards. The location of the proposed mixed-use development provides an opportunity to link
economic development, employment, residential and public facilities and provide for future
intermodal transportation systems. The Route 277 corridor is recognized as a developing
commercial and residential corridor, which is planned for future expansion. The Route 277
corridor is home to the Sherando High School campus and the Sherando Regional Park facilities.
Furthermore, significant components of the regional transportation network exist, or are planned
for this portion of the County. The Metropolitan Planning Organization Vision Plan identifies the
need to extend Warrior Drive to connect Route 277 to the new Interstate 81 Exit 307 interchange,
which is recognized as one of the most significant regional transportation improvements serving
the future transportation needs of the community. The mixed-use development proposal will
allow for the realignment of South Warrior Drive, which currently terminates at the Sherando
High School campus. This realignment will allow for this segment of the Warrior Drive
extension to occur at developer expense without impacting the high school campus. Furthermore,
the provision of the mixed-use development road systems will allow for overflow event traffic to
access Route 277 at signalized intersection points, which will benefit the public school and public
park facilities.
Section 1 provides technical information including property data, ownership and contact data, as
well as Comprehensive Policy Plan data. Adjoining property ownership information is included
in this section, as well as mapping, which identifies properties within a certain radius of the
subject site.
Section 2 identifies current Comprehensive Policy Plan goals and strategies that are relevant to
the mixed-use development proposal. Additionally, information is provided that suggests
additional goals and strategies for inclusion as a Comprehensive Policy Plan Amendment for this
geographic area of the County.
Section 3 provides justification for the Comprehensive Policy Plan Amendment and identifies
benefits and impacts associated with the mixed-use development proposal as it relates to 14
different community criteria. Additional information pertaining to capital facilities impacts is
included in this section utilizing the County's Capital Facilities Fiscal Impact Model. Finally, a
proposed land use plan has been incorporated into this section to delineate the general location of
commercial, retail, office, residential and public facility land uses and transportation facilities.
Section 4 provides a series of thematic mapping, which has been created to provide a visual
reference to the 14 different community criteria that is discussed in the previous section. These
include a Community Facilities and Services Map, a Water and Sewer Map, an Environmental
Features Map, a Cultural Resources Map and a Soils Map.
Bowman -Shoemaker Route 277 CPPA #4429/EAW
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Section 3 - Comprehensive Policy Plan Amendment
Project: Bowman -Shoemaker Companies — Route 277 Mixed -Use Proposal
Justification:
Bowman -Shoemaker Companies has acquired four parcels of land totaling 79.14 acres
located on the south side of Route 277 that is currently zoned B-2, Business General
District and RA, Rural Areas District. The Bowman -Shoemaker Companies Corporate
Office is located on a portion of the B-2 acreage, which is planned for additional office
use. The Route 277 corridor is recognized as a developing commercial and residential
corridor, which is planned for future expansion. The Route 277 corridor is home to the
Sherando High School campus and the Sherando Regional Park facilities. Furthermore,
significant components of the regional transportation network exist, or are planned for
this portion of the County.
Bowman -Shoemaker Companies and Greenway Engineering have prepared a mixed use
development proposal, which provides for commercial retail, office and residential land
use within a planned setting that will be developed as a walkable community with
compatible design standards. The location of the proposed mixed-use development
provides an opportunity to link economic development, employment, residential and
public facilities and provide for future intermodal transportation systems.
The Metropolitan Planning Organization's Vision Plan identifies the need to widen Route
277, which can be accommodated by the mixed-use development proposal. More
importantly, the MPO Vision Plan identifies the need to extend Warrior Drive to connect
Route 277 to the new Interstate 81 Exit 307 interchange, which is recognized as one of
the most significant regional transportation improvements serving the future
transportation needs of the community. The mixed-use development proposal will allow
for the realignment of South Warrior Drive, which currently terminates at the Sherando
High School campus. This realignment will allow for this segment of the Warrior Drive
extension to occur at developer expense without impacting the high school campus.
Furthermore, the provision of the mixed-use development road systems will allow for
overflow event traffic to access Route 277 at signalized intersection points, which will
benefit the public school and public park facilities.
The mixed-use development proposal is justified at this location for the reasons stated
above, which are further justified in the Impacts and Benefits section below. The
approval of the Bowman -Shoemaker Companies' Comprehensive Policy Plan
Amendment would not necessitate a revision to the Frederick County Comprehensive
Policy Plan, as no large area or small area land use plan has been developed for this
geographic area of the County, and the mixed-use development proposal meets several of
the Comprehensive Policy Plan goals and strategies, which are further defined in Section
Two of this application.
Bowman -Shoemaker Route 277 CPPA #4429/EAW
Impacts and Benefits:
Land Use
The mixed-use development proposal will benefit the County by providing commercial
retail, office and residential land uses that are connected through a series of streets
sidewalks and pedestrian/bicycle trails. The proposed land plan identifies commercial
retail and office land use along the Route 277 corridor that will provide commercial
services and employment opportunities, while residential land use is located to adjoin the
commercial areas, as well as the Sherando High School and Sherando Park facilities. The
location of the residential land uses provides an opportunity to allow future residents to
access commercial services and public educational and recreational facilities by means
other than vehicular travel. Furthermore, the mixed-use development proposal provides
approximately five acres for Public School Use to allow for additional recreational fields
that cannot be developed on the Sherando High School campus, which can also provide a
recreational benefit to the community.
Transportation
The proposed mixed-use development will benefit the community by providing the
opportunity to develop important transportation linkages from existing and future
developments to the Route 277 corridor, and by providing the Sherando High School
campus with an opportunity to have additional access to other signalized intersections
during overflow events. The Metropolitan Planning Organization's Vision Plan identifies
the continuation of Warrior Drive from Route 277 to the new Interstate 81 Exit 307
interchange as one of the most significant transportation improvements that will serve the
region in the future. The current configuration of South Warrior Drive will need to be
realigned to avoid impacts to the Sherando High School campus; therefore, the proposed
mixed-use development will allow for this to occur and will cause for the construction of
this segment of the regional improvement.
Community Facilities and Services
Public Schools
The mixed-use development proposal provides a transportation benefit to the Sherando
High School campus by creating additional travel routes that will allow overflow event
traffic to access Route 277 and Route 641 at signalized intersections. The residential
development land use plan demonstrates the ability to provide for the continuation of
South Warrior Drive, which will allow for the realignment of the segment located on the
Sherando High School site without impacting the existing campus facilities.
Additionally, a five -acre site is identified on the subject property that will be made
available to Public Schools for athletic fields.
Bowman -Shoemaker Route 277 CPPA #4429/EAW
Public Parks
The mixed-use development proposal provides an opportunity to continue the Sherando
public pedestrian and bicycle trail facility from its terminus at South Warrior Drive
through the project site towards Route 277 and Route 641. This will continue the public
trail system to the west towards the public trail system that is proposed to be developed
from the Racey tract. Additionally, the development of internal road systems will
provide an opportunity for Sherando High School to redirect overflow event traffic to
new routes that will intersect Route 277 and Route 641 at signalized intersections.
Furthermore, it is anticipated that funds will be made available as the project develops to
assist with the capital facility needs of the regional park system.
Fire & Rescue
The mixed-use development proposal does not provide land for a future fire and rescue
station; therefore, the project will place additional demands on fire and rescue services. It
is anticipated that funds will be made available as the project develops to assist with the
capital facility needs of the fire and rescue companies.
Library
The mixed-use development proposal does not provide land or space for the public
library system. Therefore, it is anticipated that the residential development proposal will
impact the public library system, most likely the Bowman Library located along Tasker
Road. It is anticipated that funds will be made available as the project develops to assist
with the retirement of debt service for the Bowman Library facility. Furthermore, the
property owner is a benefactor of the Bowman Library as is evident by the facility's
name.
Community Design and Housing
The mixed-use development proposal provides an opportunity to plan pedestrian scale
commercial and residential land uses that are connected to promote a walkable
community. Additionally, opportunities exist to promote corridor enhancements along
Route 277 and to utilize compatible signage, lighting and rooflines that are
complimentary throughout the mixed-use development. The proximity of the mixed-use
development to existing public school and public park facilities suggests that a mixture of
residential products should be developed to afford opportunities for different economic
levels to reside within close proximity of enhanced transportation systems, commercial
service and employment areas and public educational and recreational facilities.
Bowman -Shoemaker Route 277 CPPA #4429/EAW
Economic Development
The mixed-use development proposal provides an opportunity for economic development
and employment in the form of commercial retail and office land uses. These land uses
will produce real estate, business and sales tax revenues, which far exceed the service
costs associated with the residential land use component of the project. The County's
Capital Facilities Fiscal Impact Model identifies a positive revenue source for capital
facilities costs, while additional revenues will be realized for operational expenditures.
The location of the commercial component at the intersection of Route 277 and Warrior
Drive makes this a very attractive commercial corner today, as well as in the future when
Warrior Drive is extended to connect to the relocated Interstate 81 Exit 307 interchange.
Environment
The subject site does not have areas of floodplain, wetlands or steep slope as defined by
County ordinances and mapping. The site drains to the north and east through natural
drainage swales that are very broad and gentle due to the existing topographic conditions.
The predominant soil types on the subject property are Blairton and Berks-Channery silt
loams. These soil types are identified as prime agricultural soils and are suitable for both
agriculture and higher intensity development.
Cultural Resources
The subject site is not located within identified core battlefield areas or potential historic
district areas. The Frederick County Rural Landmarks Survey does not identify any
potentially significant structures or properties within a one -mile radius of the proposed
mixed-use development; therefore, this project will not have a negative impact to these
cultural resources. The location of these structures and properties are identified on the
attached Rural Landmark Sites Map.
Water and Sewer Facilities
The proposed mixed-use development is projected to require approximately 105,000 gpd
of potable water and account for approximately 84,000 gpd of sewer capacity. The
Frederick County Sanitation Authority is the public water and sewer service provider for
the subject site and has existing water and sewer infrastructure along Route 277 that is
accessible to the property. The Frederick County Sanitation Authority has adequate
source and infrastructure capacities at the James Diehl Water Treatment Plant and the
Parkins Mill Wastewater Treatment Plant to accommodate the proposed mixed-use
development water and sewer use projections. Therefore, the proposed mixed-use
development will provide a benefit to the public water and sewer system through the
installation and continuation of water and sewer transmission lines by the developer and
through water and sewer tap fee revenues received from the project developer.
Bowman -Shoemaker Route 277 CPPA #4429/EAW
Telecommunications
The Route 277 corridor and the Warrior Road corridors adjoin the subject site, and are
projected to become two of he most Wiiized corridors within this geographic area of the
County. Telecommunication towers currently exist to provide coverage along the Route
277 and Warrior Road corridors. The proposed mixed-use development would not
propose land uses that would negatively impact this corridor.
Bowman -Shoemaker Route 277 CPPA #4429/EAW
OUTPUT MODULE
APPLICANT: Omps Rezoning
Net Fiscal Impact
LAND USE TYPE Light Industrial
Costs of Impact Credit: Credits to be Taken for Future Taxes Paid ( NPV)
Total Potential
Adjustment For
I REAL EST VAL $52,970,177
Required ( entered in Cur. Budget Cur. Budget Cap. Future CIP/
Tax Credits
Revenue- Net Capital
Net Cost Per
FIRE & RESCUE 11
I
Capital Faciltiies col sum only) Oper Cap Equip Expend/Debt S. Taxes. Other
( Unadiusted)
Cost Balance Facilities Impact
Dwelling Unit
I Fire and Rescue Department
$359,169
$0
$0 $359,169
$1,306
I Elementary Schools
$1,091,161
Middle Schools
$657,575 $176,892 $858,701
$1,035,593
$1,035,593 $1,599,464
$5,816
I High Schools
$886,322
Parks and Recreation
$390,683 $88,047
$88,047
$88,047 $302,636
$1,100
Public Library
$67,920 $18,595
$18,995
$18,995 $48,9
$1
I Sheriffs Offices
$40,198 $49,609 $0 $8,210
$57,819
$57,819 $0
$0
$0
$0
Administration Building
$51,587 $0
$0
$0 $51,5
$1
I Other Miscellaneous Facilities
I
$65,814 $102,195 $112,830
$215,024
$215,024 $0
$0
$0
$0
I SUBTOTAL
$3,610,428 $328,696 $971,531 $115,253
$1,415,479
$1,415,479 $2,194,949
$7,982
I LESS: NET FISCAL IMPACT
$8,954,477
$8,954,477
$8,954,477($8,954,477)32.56Z
NET CAP. FACILITIES IMPACT
I
$0
$0
I
INDEX: "1.0" If Cap. Equip Included 1.0
I
INDEX: "l Z if Rev -Cost Bal, "0.0" if Ratio to Co Avg: 0.0
Rev -Cost Bal =
1.000
I
I----------------------- --------------------
PLANNING DEPT PREFERENCE 1.0 1.0
- --------------------- ----------------------
Ratio to Co Avg =
1.342
METHODOLOGY 1.
------- --------------- -----------------------
Capital facilities requirements are input to the first column as calculated in the model.
I 2.
Net Fiscal Impact NPV from operations calculations is input in row total of second column
I
( zero if negative) ; included are the one-time taxes/fees for one year only at full value.
I 3.
NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts.
I 4.
NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts.
I 5.
NPV of future taxes paid to bring current county up to standard for new facilities, as
I
calculated for each new facility.
I 6.
Columns three through five are added as potential credits against the calculated capital
I
facilities requirements. These are adjusted for percent of costs covered by the revenues
I
I
from the project ( actual, or as ratio to avg. for all residential development)
NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are
I-------------- -------- -------------------------------------------
debt financed.
----------- -----------
NOTES: Model Run Date May 2005 EAW
I
I Project Description: Bowman -Shoemaker Companies Mixed -Use Development: Assumes 275 Residential Units; 100,000 sgft Office & 200,000 sqft Retail.
i
I
Due to changing conditions associated with development in the County, the results of this
Output Module may not be valid beyond a period of 90 days from the model run date.
I 2002MODEL
I --------------------- --------------------- ----------------------
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1_ _ 34-1209 Wise-Ritenour House May 2005
Special Limited Power of Attorney
County of Frederick, Virginia
Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester,
Virginia 22601
Phone 540-665-5651
Facsimile 540-665-6395
Know All Men By These Presents: That I (We)
(Name) Elizabeth Prpperties, LC -Beverley B. Shoemaker, President (Phone) (540) 869-1800
(Address) PO Box 480, Stephens City, VA 22655
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
Instrument No. 030001543
Instrument No. 020016888
Instrument No. 040015483
Deed Book No 103 on Page 134, and is described as
Parcel: 86 Lot: 78 Block: A Section:
Subdivision:
Parcel: 86 Lot: 79 Block: A Section:
Subdivision:
Parcel: 86 Lot: 80 Block: A Section:
Subdivision:
Parcel: 86 Lot: 81 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 application 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.
Signatures) "hereltio
lty 1f)e�nLAG�/
In witness thereof, I (we) ha my (our) hand and seal this __7-13ay of U v, 2001
State of Virginia, City/County of Frederick, To -wit:
I, Donna L. Meliso, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who
signed to the foregoing instrument and who I (are) known to me, personally appeared before me and has
acknowl ed the same beforemein the jurisdiction aforesaid this ski day of tJ, 200.
'7 l��� My Commission Expires: February 29, 2008
Notary Public
STATE OF VIRGINIA
COUNTY OF FREDERICK
This �rd day of�,
(Day) (Mont) (Year)
I, Beverley B. Shoemaker President
(Owner/Contract Purchaser/Authorized Agent)
(TO BE COMPLETED BY APPLICANT)
SUBJECT PROPERTY OWNERS AFFIDAVIT
County of Frederick, Virginia
Frederick Planning Web Site: vaW,-co.frederick.va.u;
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.
8
(Owner/ ontract Purchaser/Authorized Agent)
20MMONWEALTH OF VIRGINIA: (Circle One)
�ounty of Frederick
subscribed and sworn to before me this day o, o in my County and State aforesaid,
�y the aforenamed Principal.
NOTARY P �IC
ly Commission Expires 31 a
C:
C�
C-:
Greenway Engineering June 21, 2002 Bowman/Shoe_,.aker Companies
October 14, 2002 Rezoning
November 20, 2002
BOWMAN/SHOEMAKER COMPANIES REZONING
Tag Parcel 86-((A))-81
Opequon Magisterial District
Preliminary Matters
Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and
the provisions of the Frederick County Zoning Ordinance with respect to conditional
zoning, the undersigned applicant hereby proffers that in the event the Board of
Supervisors of Frederick County, Virginia, shall approve Rezoning Application #
for the rezoning of 10.09 acres from the Rural Areas (RA) District to the Business
General (132) District; development of the subject property shall be done in conformity
with the terms and conditions set forth herein, except to the extent that such terms and
conditions may be subsequently amended or revised by the applicant and such be
approved by the Frederick County Board of Supervisors in accordance with the said Code
and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers
shall be deemed withdrawn and have no effect whatsoever. These proffers shall be
binding upon this applicant and their legal successors, heirs, or assigns.
The subject property, more particularly described as the land owned by James L.
Bowman being all of Tax Map Parcel 86-((A))-81 and further described in Deed Book
332 Page 340 recorded in the Frederick County Clerk of Courts Office.
A.) Use and Structural Development of Property
1.) The applicant hereby proffers to develop the property for office and commercial
use only and limit the total structural area to 100,000 square feet for the entire
10.09 -acre site.
2.) The applicant hereby proffers to develop the 10.09 -acre site in two phases. Phase
I will be limited to 5,000 square feet of office space and Phase II will account for
the balance of the proffered total structural square footage for the 10.09 -acre site.
3.) The applicant hereby proffers to utilize the existing 3,596 -square -foot structure on
the 10.09 -acre parcel for office use in Phase 1.
4.) The applicant hereby proffers to prohibit any development of office or
commercial use in Phase lI until the 10.09 -acre parcel is authorized to have public
sewer service.
File #3269/EAW
Greenway Engineering June 21, 2002 Bowman/Shoe.itaker Companies
October 14, 2002 Rezoning
November 20, 2002
5.) The applicant hereby proffers to prohibit the development of the following land
uses on the 10.09 -acre site:
Use SIC
Electric, gas and other utility facilities and offices
49
Retail nurseries and lawn and garden supply stores
526
Automotive dealers (excluding gasoline service stations SIC - 5541)
55
Hotels and motels
701
Organizational hotels and lodging
704
Car washes
7542
Miscellaneous repair services
76
Golf driving ranges and miniature golf courses
7999
Membership organizations
86
Self-service storage facilities
-----
Commercial batting cages operated outdoors
-----
Adult care residences and assisted care facilities
-----
Adult retail
-----
B.) Transportation
1.) The applicant hereby proffers to dedicate right-of-way along Fairfax Pike (Route
277) for future road improvements by Virginia Department of Transportation in
accordance with the preliminary engineering documents identified as F.I. Plans,
Plan and Profile of Proposed State Highway, Frederick County From: 0.168 km
east of CL I-81 To: 0.276 km East of Rt. 636; Project 0277-034-103, PE -101, RW
201, C-501.
2.) The applicant hereby proffers to develop a 60' right-of—way from an intersection
with Fairfax Pike to the southern limits of the 10.09 -acre parcel as a Phase II
improvement in accordance with the attached Exhibit A, attached to and made part
of these proffers. This right-of-way will be designed and constructed as a part of
the first site plan in Phase II which accesses the 60' right-of-way.
3.) The applicant hereby proffers to enter into a signalization agreement with the
Virginia Department of Transportation for the installation of a traffic signal at the
intersection of Fairfax Pike and the 60' right-of-way. This signalization agreement
shall be executed with the Virginia Department of Transportation prior to the
approval of the first site plan in Phase II, which accesses the 60' right-of-way.
4.) The applicant hereby proffers to limit the intersection points with Fairfax Pike to
utilize the existing loop driveway only for the Phase I office development.
5.) The applicant hereby proffers to limit the 10.09 -acre site to a total of two
intersection points. The existing loop driveway for the Phase I office development
shall account for one of the intersection points until the connection is severed from
Route 277.
File #3269/EAW
Greenway Engineering June 21, 2002 Bowman/Shoeii,aker Companies
October 14, 2002 Rezoning
November 20, 2002
6.) The applicant hereby proffers to provide a ten -foot (10) non-exclusive easement
along the Fairfax Pike (Route 277) property frontage for the purpose of allowing
the development of a bicycle facility as identified by the Frederick County
Comprehensive Policy Plan's Bicycle Plan. This easement will be dedicated to the
appropriate entity prior to the construction of the bicycle facility.
7.) The applicant hereby proffers to limit the development within Phase II to a total of
250 vehicle trips per day (VPD) for that phase until the improvements to Fairfax
Pike are provided in accordance with the preliminary engineering documents
identified as F.I. Plans, Plan and Profile of Proposed State Highway, Frederick
County From: 0.168 km east of CL I-81 To: 0.276 km East of Rt. 636; Project
0277-034-103, PE -101, RW 201, C-501. A detailed traffic study will be provided
for each site plan proposed in Phase II to ensure that an acceptable level of service
is maintained on Fairfax Pike resulting from the traffic generations from this site.
All traffic studies prepared for site plans within the Phase II development will be
in accordance with the Virginia Department of Transportation's guidelines and
procedures. Development within Phase II will only occur if an acceptable level of
service for Fairfax Pike is proven through the traffic study process.
C.) Lighting
The applicant hereby proffers that all building mounted lights and pole -mounted
lights will be of a downcast nature and shielded and directed away from adjacent
properties surrounding the proposed project. Pole -mounted lights will not exceed 25
feet in height. Lighting plans will be submitted for each site plan in Phase II for
review and approval by the Frederick County Planning Department prior to
installation.
D.) Parking Lot Location and Design
The applicant hereby proffers that all parking lots constructed in Phase II will be
located a minimum of 20 feet from the dedicated Fairfax Pike right-of-way. An earth
berm that is a minimum of three (3) feet in height will be installed within the 20 -foot
parking lot setback distance and will be landscaped with evergreen shrubs that are a
minimum of 24 inches in height at the time of planting to create a visual separation
between Fairfax Pike and the parking Iots for the office buildings.
E.) Business Signs
The applicant hereby proffers that all freestanding business signs will be
monument type construction and that pole mounted signs will be prohibited. No
monument sign will exceed 15 feet in height or 100 square feet in area for the
message portion of the monument sign.
Fite #3269/EAW 3
Greenway Engineering June 21, 2002 Bowman/Shoei„aker Companies
October 14, 2002 Rezoning
November 20, 2002
F.) Monetary Contribution to Offset Impact of Development
The undersigned owner of the above-described property hereby voluntarily proffer
that in the event rezoning application # is approved, and the property is
subsequently developed within a B2 zone, the undersigned will pay to the Treasurer of
Frederick County, Virginia the following amount:
$ 2,500 for Frederick County Fire and Rescue to be redistributed to Stephens City
Volunteer Fire & Rescue Company for capital facilities costs
This payment is intended to offset the additional cost to Frederick County due to an
increased demand on public services and will be paid within ninety (90) days
following approval of the rezoning by the Board of Supervisors.
G.) Signatures
The conditions proffered above shall be binding upon the heirs, executors,
administrators, assigns and successors in the interest of the applicant and owner. In the
event the Frederick County Board of Supervisors grants this rezoning and accepts the
conditions, the proffered conditions shall apply to the land rezoned in addition to other
requirements set forth in the Frederick County Code.
Respectfully Submitted:
By: _02 _
Beverley . hoemaker Date
Commonwealth of Virginia,
City/County of To Wit:
The foregoing instrument was acknowledged before me thisc9/j/day of Ale, t—Z —
Notary Public
Public
My Commission Expires4 ��6j
File #3269/EAW 4
AMENDMENT
FREDERICK COUNTY ZONING ORDINANCE
Approvals:
Planning Commission: September 6, 1989
Board of Supervisors: October 11 1989
An ordinance amending the zoning district map for application #
013--89 of Capitol Properties, Inc.
WHEREAS, Rezoning application #013-89 of Capitol Properties, Inc.
to rezone 22.23 acres from RA (Rural Areas) to B-2 (Business
General), located south and adjacent to State Route 277, and east
of State Route 641 approximately 1.5 miles east of Stephens City,
tax map 86, parcel 80, in the Opequon District was referred to the
Planning Commission on August 2, 1989; and
WHEREAS, the Planning Commission held a public hearing on this
application on September 6, 1989; and
WHEREAS, the Planning Commission received a draft statement of
conditions proffered prior to the public hearing; and
WHEREAS, the Board of Supervisors held a public hearing on this
application on October 11,1989; and
WHEREAS, the Board of Supervisors received a signed statement of
conditions proffered prior to the public hearing; and
WHEREAS, the Frederick County Board of Supervisors finds this
rezoning to be in the best interest of the public health, safety,
welfare, convenience and good zoning practice;
THEREFORE, RESOLVED by the Frederick County Board of Supervisors
as follows:
That Chapter 21 of the Frederick County Code, Zoning Ordinance, is
amended to revise the Zoning District Map to change 22.23 acres
from RA (Rural Areas) to B-2 (Business General) located south and
adjacent to State Route 277 and east of State Route 641,
approximately 1.5 miles east of Stephens City, tax map 86, parcel
80, in the Opequon District as described by the application and
plat submitted, subject to the following conditions voluntarily
proffered in writing by the applicant and property owner as
follows:
REZONING PROFFERS
APPLICATION #013-89
We the undersigned, sole owners and the rezoning applicant
for the Subject Property, hereby voluntarily proffer that in the
event the Subject Property is rezoned by the Board of Supervisors
of Frederick County, Virginia to the B-2 zoning district, the
development of the property shall be in substantial conformance
with the following conditions:
(A) Transportation
(1) The applicant supports the proposed Golladay Expressway
in concept and the proposed route as conceptually shown
on the Preliminary Alignment plat prepared by Gilbert
W. Clifford & Associates, Inc., hereafter referred to
and attached hereto as Exhibit #1.
(2) Access to the property shall be provided via Virginia
Route 277. There shall be a maximum of three (3) curb
cuts or access points onto Route 277. Applicant shall
reserve one (1) of these access points for connection
to the Golladay Expressway. Internal access shall be
provided to all uses and lots on the subject property
so that all uses can be mutually accessed without
entering onto Route 277.
(3) Applicant shall dedicate necessary right-of-way for
right and left turn lanes and bond for construction of
said right and left turn lanes for each access point,
in accordance with VDOT standards, at site plan
approval. All work required for up to three adequate
road connection including improvements within the VDOT
right of way of Route 277 shall be constructed or
funded by applicant less and except a traffic light
system which, if necessary, shall be provided by
others.
(B) Screening and Bufferin
(1) Existing trees with a trunk diameter greater than six
(6) inches shall be preserved if possible. Buffer
strips along the southern and western property line
shall be preserved at a minimum of twenty (20) feet in
width. Trees six inches (611) and above in diameter
shall be catalogued. If more than 25% of these trees
must be removed to effectively develop this site, then
a deciduous sapling not less than six feet (61) in
height shall be placed in another location on site, for
each tree displaced.
(2) A minimum of five percent (5%) of the interior of the
parking lot shall be landscaped planting islands.
Existing vegetation may be retained where practical.
Vegetation for the planting islands may include a
mixture of trees, shrubs, flowers, and grass.
(3) All exterior lighting shall be directed on-site and
shall be non -glare so as to minimize the impact on the
adjoining properties.
(4) A minimum spacing of 50 feet shall be provided between
all freestanding business signs. No business sign
shall exceed 100 square feet in size.
(5) Deed restrictions, covenants, dedications, or
development -related documents shall be submitted to and
reviewed by the Zoning Administrator prior to their
recordation to insure that provisions have been made
for coordination of uses, architectural styles, signs,
and landscaping.
(C) Sewer
The applicant shall secure sewer access from the north.
Sewer will be brought to the site at no expense to
Frederick County.
(D) Storm Water Management
A storm water management system, including silt fences
and run-off ponds, shall be in place prior to the
commencement of any grading work.
(E) Phasing
It is expected that full development of this site will
require several years. Permits for individual uses in
accordance with B-2 zoning may be requested at any time
prior to full build -out. Construction of the
development on the site in phases is likely and such
phases shall be specified on the Master Development
Plan, when submitted.
These proffers shall be binding upon the heirs, executors,
administrators, assigns,and successors in interest of both the
applicant and property owners.
This document shall set forth the total obligation of the
applicant and property owners to the County of Frederick in
connection with the rezoning of the site. Consequently, the
applicant's and property owners' obligation shall not be subject
to future modification or enlargement without the express written
concurrence or consent of the current property owner(s),
applicant, or their successors and assigns.
Applicant: Capitol Properties,
Inc.
By
Heidi K. Turk
Vice President
Date
4 IZ C )
SS:
Subscribed and sworn to before me on this day of
Notary Public
My Commission Expires:
[SEAL]
Property Owner:
SS:
Date
Subscribed and sworn to before me on this l,2V .day of
0(7 6�,, )wd4,-
Notary Public
My Commission Expires: i` -2-
[SEAL] [SEAL]
Albert W. Messick
,!?- // 2?
Date
SS:
Subscribed and sworn to before me on this // .day of
195x'.
E�,
Notary Public
My Commission Expires:
[SEAL]
•
�7
ITEM #3
Urban Development Area (UDA) Study
Discussion of the progress of the UDA working group. No new material provided.