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HRAB 08-15-06 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM TO: Historic Resources Advisory Board FROM: Kevin T. Henry, Planning Technician 4W RE: August Meeting Agenda DATE: August 2, 2006 The Frederick County Historic Resources Advisory Board (HRAB) will be meeting on Tuesdav, August 15, 2006, at 6:30 p.m., in the Board of Supervisors' Executive Session Room* in the Frederick County Administration Building, 107 North Kent Street, Winchester, Virginia. The HRAB will discuss the following items: AGENDA July 2006 Minutes 2. Clearview Rezoning, submitted by Painter -Lewis 3. Jordan Springs Rezoning, submitted by Bowman Please contact this office if you will not be able to attend the meeting. Thank you. *PLEASE NOTE MEETING LOCATION Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the building through the rear door of the Board Room. I would encourage committee members to park in the county parking lot located behind the new addition (accessible off of Cameron Street). KTH/bad Attachments 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Frederick County Historic Resources Advisory Board (HRAB) July 18, 2006 Held in the Board of Supervisors Executive Session Room of the County Administrative Building at 107 N. Kent Street, Winchester, VA. Members Present: Rhoda Kriz (Chairman), Harold Lehman, Elizabeth Fravel, Maral Kalbian (Consultant), Martin Killingbeck, Travis Saunders, Gary Oates (Planning Commission Liaison). Members Absent: Felicia Hart, Richard Crane, Virginia McClure. Staff. Candice Perkins- Planner II, Kevin Henry- Planning Technician Aj4enda Items: June 2006 Minutes, Woodside Commercial Rezoning (GreyWolfe Inc.), Rock Harbor Golf Course Rezoning (Greenway Engineering) Other: None The meeting began at 6:30 P.M. The first agenda item was to review the June 2006 Minutes, which were approved unanimously. After the minutes were approved staff provided a brief statement informing the HRAB of the details related to the Woodside Commercial Rezoning. This application represented by Gary Oates of GreyWolfe Inc. is proposed to rezone 8.835 vacant acres from RA (Rural Areas) Zoning District to the 133 (Industrial Transition) Zoning District. Mr. Oates pointed out that the Frederick County Comprehensive Plan designates this parcel for future industrial use. Mr. Oates briefly described the types of business that can go into a 133 Zoning District. Ms. Kalbian stated that she had no objections to the rezoning and did not see any impact upon the historical properties. Mr. Lehman motioned for recommendation of the rezoning, which was seconded by Mr. Killingbeck. The HRAB unanimously recommended approval of the rezoning request. The third item on the agenda, Rock Harbor Golf Course was presented by Evan Wyatt of Greenway Engineering. After staff gave an overview of the application, Mr. Wyatt gave brief descriptions of the historical properties within close proximity of the Rezoning and Conditional Use Permit. Mr. Wyatt indicated that the Linden, Lupton Woods House (#34-346) had recently burned down and was recently demolished. Mr. Killingbeck expressed that he was pleased that this rezoning is creating open space. Ms. Kalbian suggested that the golf course should place a variety of civil war and orchard historical plaques along the course. Ms. Kalbian inquired if there was a possibility of placing buffers around the Stoney Acres home. Mr. Wyatt gave response that those properties along that particular side of the golf course are wooded, helping screen the historical property. Mr. Lehman motioned that the HRAB recommend approval of the Rock Harbor Golf Course Rezoning and Conditional Use Permit, which was seconded by Mr. Killingbeck. In other HRAB news, Chairman Kriz stated that she received an email from a potential plaque applicant (507 Brookneil). Staff and the HRAB needs to determine the validity of an application for this property because of modifications that have taken place on the property. Some discussion amongst the HRAB took place with regards to how often the HRAB should present plaque recipient(s) in front of the Board of Supervisors. Staff advised that this should only occur twice a year to avoid monotony. Commissioner Oates indicated that he will be unavailable for the next meeting. Mr. Saunders mentioned that he will be resigning soon since he has recently moved to Winchester. The meeting adjourned at 7:35 P.M. Item # 2 Clearview Rezoning The HRAB has been asked to review and provide comment on the Clearview rezoning proposal, which has been submitted by Painter -Lewis. The proposal seeks to rezone 130 acres from the RA (Rural Areas) Zoning District to the RP (Residential Performance) Zoning District. The property is located south of Hopewell Road (Rt. 672) and west of Interstate 81. Access to this property is off of Waverly Road (Rt. 665). The applicant is proposing to develop the site as an age -restricted community. Prepared by the applicant, and attached for your information, are a location map and a copy of the proffers for the project. The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, does not identify the Clearview rezoning site or the surrounding areas as being part of a battlefield. The Rural Landmarks Survey Report for Frederick County Virginia identified twenty historical sites within one mile of the proposal. Two of the historical sites within close proximity are identified as potentially significant; the following three are simply within close proximity: • Waverly (#34-136) • Wright -Teets House (434-676) • Fishel, David House (#34-1057) • Waverly Farm Houses (434-1058) • Hopewell Caretaker's House (434-1052) Please find attached for your information a map of the site, the impact analysis and the proffer statement provided by the applicant. Representatives for the applicant will be available at the HRAB meeting to provide additional information on the proposed rezoning. Staff will be seeking comments from the HRAB on the historical elements possibly impacted by proposed development. The comments will be included in the rezoning application package for the Clearview rezoning proposal when it is submitted. Pictures of historical sites within close proximity of the rezoning proposal have been provided by staff. HISTORIC RESOURCE ADVISORY BOARD REVIEW APPLICATION ,pK CpG �a a 1 d Frederick County 107 North Kent Street, Suite 202 MEETING DATE Winchester, Virginia 22601 Telephone: (540) 665-5651 Fax: (540) 665-6395 DATE STAMP ADDRESS OF PROJECT: L{eCW V I e UV, sUOtVL/aliQ i<5>el-fci% PROPERTY OWNERS NAME: ` ry i., 4'fameh L. t TELEPHONE NUMBER: 5' - Iv a - `iq6 PROPERTY OWNERS ADDRESS: 1? D. ARCHITECT/DEISGNER: TELEPHONE NUMBER: Description of Application: Please describe briefly the request of the application: (rezoning, master development plan, conditional usepermit). Please be specific. fiezoni Orcin vocont (RA) A e i-es-f-ricted Oornm Ini r5 rc This application is not complete until all of the following information has been provided to the Department of Planning and Development. Please check the materials that have been submitted. k% Copy of required application as described in 1.1 Description of proposed development or construction project, including proposed uses and general timeframe for development (1.2) sw aftQCh--cl A, i Status of any identified historic or archaeological resources on the site or adjacent to the site (e.g, located in any identified historic area, survey area, or battlefield site or individually listed on a local, state or national historic register, relevant information on record with the Virginia Department of Historic Resources) and presence of other historic structures or significant landscape features or archaeological sites; (1.3) Scc UHcr' { NIS Photographs (color) of all historic resources on the property (1.4) PROPERTY IDENTIFICATION NUMBER (PIN): J3—A-9S4 y -A-1 -A - 3' L14 -A-38 Name of Applicant: QI YI Ltr - Ltw(b PLC Telephone Number 5Lf O Address: Street ( i to S . Ste1 u°Q r4 6-t- City U1 f i n c h e3 Fe r State VA Zip Code a� icGv Si nature:Print Name: -Ji LU*Z FI—ICS— Date:'? (o U Please note that the applicant or his/her appointed representative must be present at the meeting. Historic Resource Advisory Board Review Application Addendum: 1.2 The purpose of the rezoning is to allow the owner to create a mix of residential housing that would support an age restricted community. The community will contain a mix of single family, multiplex, and townhouse units designed around a central recreation area. The overall density of the development will be approximately four units per acre. This density of dwelling units is necessary to support the types of community amenities that will be provided for the residents. In order to promote an active lifestyle, community amenities will include tennis courts, swimming facilities, walking trails, and indoor gathering space. The maintenance and operation of these types of facilities require a substantial number of associated dwelling units in order to provide an adequate cost support base. The timeline for the project, if approved would be over the course of the next several years. tu Jf Q3 Alp \11 709 \--7 I 0 lo phe 443 A- IMPACT ANALYSIS STATEMENT A PROPOSED REZONING for CLEARVIEW Stonewall Magisterial District Frederick County, Virginia April 24, 2006 Prepared for: Gary L. and Pamela L. Payne Moreland Lane P. O. Box 121 Stephenson, Virginia 22656 Prepared by: PAINTER-LEWIS, P.L.C. 116 South Stewart Street Winchester, VA 22601 Tel.: (540)662-5792 email: office@painteriewis.com Job Number: 0510009 M Ay 2 3 2006 IMPACT ANALYSIS STATEMENT PARCEL ID 43-((A))-75, 44-((A))-1, 44-((A))-3, 44 -((A)) -3B IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS section page i. INTRODUCTION 3 A. SITE SUITABILITY 4 B. SURROUNDING PROPERTIES 5 C. TRAFFIC 5 D. SEWAGE CONVEYANCE AND TREATMENT 8 E. WATER SUPPLY 8 F. DRAINAGE 8 G. SOLID WASTE DISPOSAL FACILITIES 8 H. HISTORIC SITES AND STRUCTURES 8 I. COMMUNITY FACILITIES 9 J. OTHER IMPACTS 10 K. SUMMARY 10 APPENDIX 11 page 2 IMPACT ANALYSIS STATEMENT PARCEL ID 43 -((A)) -75,44-((A))-1, 44 -((A)) -3,44 -((A)) -3B L INTRODUCTION Gary L. and Pamela L. Payne (the owner) propose to rezone four parcels of land from RA, Rural Areas District, to RP, Residential Performance District. The four parcels (the site, see Exhibit 4) are identified among the tax records of Frederick County as TM#43-((A))-75, TM#44-((A))-1, TM#44-((A))-3, and TM#44-((A))-3B. The combined area of these four parcels is approximately 130 acres. Exhibit 1 shows that the site is located south of Route 672, Hopewell Road, and west of Interstate 81. The 1-81 Virginia Welcome Center property abuts the site along its eastern boundary. The site is currently undeveloped. Access to the site is via Route 665, Waverly Road, Michael Drive and Moreland Lane. The purpose of the rezoning is to allow the owner to create a mix of residential housing that would support an age restricted community. The community will contain a mix of single family, multiplex, and townhouse units designed around a central recreation area. The overall density of the development will be approximately four units per acre. This density of dwelling units is necessary to support the types of community amenities that will be provided for the residents. In order to promote an active lifestyle, community amenities will include tennis courts, swimming facilities, walking trails, and indoor gath- ering space. The maintenance and operation of these types of facilities require a sub- stantial number of associated dwelling units in order to provide an adequate cost sup- port base. Under the current zoning classification, the 130 acres could be developed "by right" into a rural preservation residential subdivision containing 27 lots. These lots could be cre- ated and sold without any offset to fiscal impacts to county facilities such as schools, public safety services, transportation impacts, etc. Development of the site into a rural subdivision is not the highest and best use of this 130 acres of land. A rural subdivision offers no positive return in capital to the county. Valuable real estate located along the Interstate 81 corridor would be lost and never realized for its development potential. This rezoning proposal includes voluntary contributions designed to offset associated fiscal impacts. The site is not currently included within the Sewer and Water Service Area or the Urban Development Area. The limits of these areas are shown on Exhibit 1. The Frederick County Sanitation Authority operates water and sewer facilities adjacent to the site. A twelve inch diameter water line and an eight inch sanitary sewer line exist within the Moreland Lane ingresslegress easement. These lines were advanced across 1-81 to N serve the development needs in the area as well as the VDOT Virginia Welcome Cen- ter. Please refer to Exhibit 2: "Utility Contract Agreement for Sewer and Water Service to VDOT Rest Area Interstate 81 Frederick County Virginia". The Frederick County Comprehensive Policy Plan does not include the subject parcels within any current study area. However, the eastern boundary of the parcels lies adja- cent to the western limits of the Northeast Land Use Plan (NLUP). Interstate 81 sepa- rates the parcels from the limits of the Northeast Land Use Plan. Please refer to Exhibit 3. The NLUP projects business uses around the 1-81 and Route 672, Hopewell Road in - page 3 C. IMPACT ANALYSIS STATEMENT PARCEL ID 43-((A))-75, 44-((A))-1, 44-((A))-3, 44 -((A)) -3B terchange less that one mile from the site. The interchange area abuts Clearbrook and is included within the SWSA. The interchange area is prime commercial development area simply because of the enormous amount of traffic utilizing interstate 81. This fact is recognized in the NLUP. Facilitation of commercial development will eventually cause the extension of water and sewer services from the current terminus at Moreland Lane, past the subject property, and to Hopewell Road. The extension of water and sewer fa- cilities beyond the site is an expected progression of development. A. SITE SUITABILITY The site is gently rolling. Few areas are wooded due to a history of agricultural use. As the site slopes higher from east to west, dramatic views of the eastern mountains emerge. Proximity of the site to Interstate 81, Hopewell Road, and Welltown Pike pro- vide links services in the Winchester area as well as future services anticipated for the Clearbrook area. Exhibit 5 provides a conceptual layout of the proposed Clearview residential development imposed upon a representation of the topography of the site. 100 YEAR FLOOD PLAIN FIRM Community Panel Number 510063 0105 B shows that the property is not within any floodplain. The closest mapped flood hazard area is associated with Hiatt Run ap- proximately one mile to the southwest of the site. WETLANDS No wetlands have been identified on the site. The National Wetlands Inventory data- base contained no mapped wetlands on the site. The closet mapped wetlands is located at the headwaters of Clearbrook Run on the adjacent Waverly Farm. This area is identi- fied on Exhibit 1 generally as "Washington Spring". STEEP SLOPES The property generally slopes from the northwest to the southeast. There appear to be no areas of concern with regards to steep slopes. Slopes on the site appear to be within the 2-10% range. TURF WOODLANDS are no mature woodlands located on this site. cording to the Soil Survey of Frederick County, the site contains the following soil IPS' Carbo-Oaklet: 6C (2-15%). These silt loam soils are generally moderately deep to 'p very rocky soils that are well drained. This soil type is often found on side slopes, tops and ridge tops. The unified soil classifications are CL, CH, and CL -ML. Carbo -Oakley -Rock outcrop complex: 7C (2-15%). These silt loam soils are mod- tely deep to deep very rocky soils that are well drained. The unified soil classifica- is are CL, CH, and CL -ML Oaklet silt loam: 32B (2-7%). These soils are generally very deep, gently sloping, I well drained. The unified soils classifications are CL, CH, CL -ML. page 4 ANALYSIS STATEMENT ID 43-((A))-75, 44-((A))-1, 44-((A))-3, 44 -((A)) -3B NDING PROPERTIES it 6 shows that the site is bordered to the south by Fairview, a rural subdivision ning approximately 25, five acre residential lots. This subdivision is fully devel- To the west is agricultural land and additional large residential lots. The VDOT a Welcome Center on Interstate 81 borders the site along its eastern boundary. mal agricultural land and a few residential lots are located along the north east ary. Waverly Farm, a rural preservation subdivision, is planned for the vacant land the northern boundary of the site. This subdivision contains approximately 330 There will be 66 residential lots each containing at least two acres, and one rural vation lot containing at least 132 acres. (adjoining land is zoned Rural Areas. Interstate 81 separates the site from land that is rrently zone Mobile Home District and Industrial, General District. The Northeast Land ;e Plan calls for additional land to be used for commercial purposes in the 1-81 corri- r within a mile of the site including additional commercial uses adjacent to the (- /Route 672 interchange. can be said that the use of this site which would be most compatible with the adjacent operties is another large lot, rural residential subdivision. However, another rural sub - vision would not be the highest and best use of this land. Through the implementation existing buffer and setback requirements in the Frederick County Zoning Ordinance, development of this site into high density residential will be compatible with existing id use in the area. Certainly, industrial use of the site is not compatible with the ighboring residential subdivisions. A commercial use of retail or office or medical of - e would be too intensive to allow compatibility with the neighboring residential use. TRAFFIC The Generalized Development Plan, Exhibit 7, shows that access to the site is currently ,;from Route 672, Hopewell Road, via Route 665, Waverly Road, Michael Drive and 'Moreland Lane. Waverly Road forms a loop through a portion of Waverly Farm and connects to Hopewell Road at two locations. The eastern connection is approximately j;200 feet west of the 1-81 ramp to the southbound lanes. Waverly Road extends from this ;connection to Michael Drive in a variable width right-of-way. Waverly Road also con- nects with Hopewell Road approximately 3500 feet west of the 1-81 interchange. From this connection to Michael Drive, Waverly Road is in a 30 foot prescriptive easement. However, as part of the subdivision of Waverly Farm, the easement will become a 50 foot right-of-way and recorded as such. From Waverly Road, Michael Drive extends to the limits of the VDOT Virginia Welcome Center within a variable width right-of-way. From the southern end of the Michael Drive right-of-way, an existing 50' access easement connects to the site via an unimproved road named Moreland Lane. page 5 IMPACT ANALYSIS STATEMENT PARCEL ID 43 -((A)) -75,44-((A))-1, 44 -((A)) -3,44 -((A)) -3B it is the intent of the owner to improve the road from the western intersection � of Hope- well Road and Waverly Road through Michael Drive and Moreland Lane to the pro- posed community. The improvements will conform to current VDOT design and con- struction standards. The general location of this access is shown on Exhibit 7. Access to Michael Drive from the eastern intersection of Hopewell Road and Waverly Road will be maintained as a supplemental route to the community only. This intersection is too close to the 1-81 ramp system to function effectively as the primary access route. As the land in the NLUP planned for commercial development is implemented for the 1-81 in- terchange area, the portion of Waverly Road which parallels 1-81 will likely be relocated such that its intersection with Hopewell Road is further west from the 1-81 southbound access ramp. Signage and other appropriate measures will be located as necessary to discourage traffic from the community from using this route as access to and from Hopewell Road. Since Michael Drive will serve as the only road to and from the community, an emer- gency access route will be established through the Waverly Farm subdivision. A 50 foot, fee simple right-of-way will be obtained on the Waverly Farm property which will con- nect to the road which provides access to Hopewell Road. This access will be controlled by a barrier designed to meet the local emergency services requirements. The northeast boundary of the site abuts the proposed rural preservation lot of the Waverly Farm subdivision. As stipulated in the Frederick County Zoning Ordinance, this lot will remain undeveloped for a period of at least 10 years. At the end of that time, it is possible that additional development may occur with permission of the Board of Super- visors. Given its proximity to 1-81 and the current sewer and water service area, the po- tential for more intensive development is high. In anticipation of that development, the community will be designed to allow interparcel access along the northeast boundary. The community will contain a mixture of housing types including townhomes, attached homes, and detached homes. Attached homes area duplex, triplex or quadplex units. The maximum density allowed by ordinance is 4 units per acre. This density would re- sult in a maximum of 520 units. By proffer, the mix of housing types will be as follows: ➢ Townhomes: no greater than 25% or 130 units ➢ Attached homes: no greater that 45% or 234 units ➢ Detached homes: no less that 30% or 156 units Traffic impacts from the proposed rezoning will be estimated using the figures in the ITE Trip Generation Manual, Seventh Edition. Residential Condom inium/Townhouse, Code 230 Based on a projected maximum number of units of 130: ■ Weekday: 5.86 trips per unit = 762 trips ■ Weekday A.M. Peak Hour: 0.44 trips per unit = 57 trips ■ Weekday P.M. Peak Hour: 0.52 trips per unit = 68 trips ■ Saturday Peak Hour: 5.67 trips per unit = 737 trips page 6 ` IMPACT ANALYSIS STATEMENT PARCEL ID 43 -((A)) -75,44-((A))-1, 44 -((A)) -3,44 -((A)) -3B ■ Sunday Peak Hour: 4.84 trips per unit = 629 trips Senior Adult Housing -Attached, Code 252 4; Based on a projected maximum number of units of 234: ■ Weekday: 3.48 trips per unit = 814 trips ■ Weekday A.M. Peak Hour: 0.06 trips per unit = 14 trips ■ Weekday P.M. Peak Hour: 0.11 trips per unit = 26 trips ■ Saturday Peak Hour: 2.51 trips per unit = 587 trips ■ Sunday Peak Hour: 2.7 trips per unit = 632 trips Senior Adult Housing -Detached, Code 251 Based on a projected maximum number of units of 156: ■ Weekday: 3.71 trips per unit = 579 trips ■ Weekday A.M. Peak Hour: 0.31 trips per unit = 48 trips ■ Weekday P.M. Peak Hour: 0.35 trips per unit = 55 trips ■ Saturday Peak Hour: 2.77 trips per unit = 432 trips ■ Sunday Peak Hour: 2.33 trips per unit = 363 trips Total Trip Generation Data Based on a projected maximum number of units of 520: ■ Weekday: 2-155 trips ■ Weekday A.M. Peak Hour: 119 trips • Weekday P.M. Peak Hour: 149 trips ® Saturday Peak Hour: 1756 trips ■ Sunday Peak Hour: 1624 trips Current traffic conditions in the immediate area of the site were derived from available data. According to figures published by the Virginia Department of Transportation, the Average Annual Daily Traffic on Route 672, Hopewell Road, in 2002 between Waverly Road and Route 11 was 3,600 vehicles. The Average Annual Daily Traffic on Interstate 81 at the Hopewell Road Interchange in 2002 was 43,000 vehicles. Community traffic will be handled by the construction of a two lane road from Route 672 to the site entrance. The road will be constructed to VDOT standards for rural residential subdivision streets. Upgrades will be made to Waverly Road, Michael Drive, and More- land Lane as necessary. The roads within the community will generally be constructed to VDOT standards, how- ever, these roads may remain private as determined by the final design. page 7 jMpACTANALYSIS STATEMENT "`PARCEL ID 43-((A))-75, 44-((A))-1, 44-((A))-3, 44 -((A)) -3B F: gip. SEWAGE CONVEYANCE AND TREATMENT ..4 r k"This site is not currently within the Sewer and Water Service Area (SWSA). Application 'is being made concurrently with this rezoning requesting inclusion in the SWSA. An t,eight inch diameter sanitary sewer main terminates on property owned by Gary L. and .Pamela L. Payne within the Moreland Lane access easement and can be extended to ``'the community upon approval by the Frederick County Sanitation Authority. E. WATER SUPPLY This site is not currently within the Sewer and Water Service Area (SWSA). Application is being made concurrently with this rezoning requesting inclusion in the SWSA. A twelve inch diameter water main terminates within the Moreland Lane access easement and can be extended to the community upon approval by the Frederick County Sanita- tion Authority. F. DRAINAGE Surface water moves from the northwest to the southeast across the site. Drainage is conveyed under Interstate 81 via existing culverts and into a stream named Hot Run. Hot Run is a tributary of Hiatt Run. The slopes are gentle across the site helping to keep runoff below erosive velocities. The owner will construct a regional storm water man- agement facility in the eastern portion of the property. The storm water management fa- cility will be owned and maintained by the community property owners association. G. SOLID WASTE DISPOSAL FACILITIES The community property association will be responsible for their own solid waste re- moval. The community will contract with a licensed solid waste disposal company for the removal of trash. There will not be a substantial increase in solid waste disposal costs imposed on the county by the rezoning and subsequent subdivision of this parcel. H. HISTORIC SITES AND STRUCTURES The site contains no known historic sites or structures as listed on the Virginia Land- marks Register and the National Register. According to the Comprehensive Policy Plan, there are 20 identified historic sites as shown in the Frederick County Rural Landmarks Survey that lie within a mile of the site. None of these 20 sites are considered potentially significant by the Rural Landmarks Survey of Frederick County. The location and prox- imity of all the historic landmarks can be seen in Exhibit 8. The subject property is not located in an area considered to be a historic Civil War bat- tlefield region by the NPS Shenandoah Valley Civil War Sites Study. A copy of the Civil page 8 IMPACT ANALYSIS STATEMENT PARCEL ID 43 -((A)) -75,44-((A))-1, 44 -((A)) -3,44 -((A)) -3B War Battlefields and Sites map has been attached as Exhibit 9. However, the Second Battle of Winchester is generally considered to have involved land just to the east of the site, across Interstate 81. The final engagement of the Second Battle occurred as Northern General Milroy retreated from Fort Milroy and Star Fort in Winchester, north, hoping to get to Harper's Ferry. Southern General Johnson cut off the retreat with a forced march from the eastern portion of Winchester, through Jordon Springs, and fi- nally to Stephenson Depot via the Martinsburg Pike. During fierce fighting, Johnson prevented Milroy's columns from crossing the Charles Town Road bridge over the rail- road cut. It is entirely possible that a portion of Milroy's cavalry passed very near or even through the subject site. However, the construction of Interstate 81 likely disturbed most remaining evidence of action during the battle. I. COMMUNITY FACILITIES Emergency Services Police protection is provided by the Frederick County Sheriffs Department. The Freder- ick County Capital Facilities Impact Model calculates that the projected capital cost for Public Safety facilities attributable to this development is $658 per single family unit and $503 per town house unit. Please refer to the attached Proffer Statement, Exhibit 12, wherein the owner proposes to mitigate the impacts of the community to Public Safety facilities. The nearest fire and rescue facility is the Clearbrook Volunteer Fire Company located east of the Route 672, Hopewell Road and Interstate 81 interchange. The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for emergency service facilities attributable to this development is $720 per single family unit and $528 per town house unit. Please refer to the attached Proffer Statement, Ex- hibit 12, wherein the owner proposes to mitigate the impacts of the community to Fire and Rescue services. Parks and Recreation Clearview will provide recreational amenities for the local residents. This will not neces- sarily preclude the creation of additional demand for other, public recreational facilities in Frederick County. The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for public park facilities attributable to this development is $2,136 per single family unit and $1,634 per town house unit. Please refer to the at- tached Proffer Statement, Exhibit 12, wherein the owner proposes to mitigate the im- pacts of the community to Parks and Recreation facilities. School Construction Clearview will be a private, age -restricted community. School -aged children will not be permitted to live in this community. Therefore, there will be no negative fiscal impacts on school construction. page 9 IMPACT ANALYSIS STATEMENT PARCEL ID 43 -((A)) -75,44-((A))-1, 44 -((A)) -3,44 -((A)) -3B J. Other Impacts The Frederick County Capital Facilities Impact Model calculates the following additional fiscal impacts attributable to this development: v General Government - $320 per single family unit and $245 per townhouse unit; v Public Library - $267 per single family unit and $204 per townhouse unit; K. Summary The rezoning of the 130 acre site to allow for an age restricted residential community represents the highest and best use of the land with the most benefit to the neighboring properties and to Frederick County. Consider the following: ➢ The site is very accessible to Interstate 81 and significant secondary routes. ➢ An age restricted community is in high demand to meet the housing needs of an aging segment of the population. ➢ An age restricted community incurs no negative fiscal impacts on the county school system. ➢ The community will provide significant recreational amenities for the residents which will supplement the public parks system. ➢ The community will create a positive tax revenue stream to Frederick County through real estate taxes. ➢ Commercial and industrial use of the site is inappropriate and not compatible with neighboring land uses. ➢ The site has access to public water and sewer service. The use of public water and sewer is generally more environmentally compatible that the installation of private wells and on-site sewage disposal systems. page 10 Clearview Proffer Statement ning #: rty: 130 acres PARCEL ID: 43-((A))-75, 44-((A))-1, 44-((A))-3, 44 -((A)) -3B Owner: Gary L. and Pamela L. Payne )plicant: Gary L. and Pamela L. Payne Moreland Lane P. O. Box 121 Stephenson, Virginia 22656 oject Name: Clearview iginal Date Proffers: April 15, 2005 ion Date (s): April 24, 2006 Prepared by: PAINTER-LEWIS, P.L.C. 116 South Stewart Street Winchester, VA 22601 Tel.: (540) 662-5792 email: office@painteriewis.com Job Number: 0510009 PROFFER STATEMENT PARCEL ID 43-((A))-75, 44-((A))-1, 44-((A))-3, 44 -((A)) -3B Pursuant to the applicable provisions of the Frederick County Zoning Ordinance, the undersigned applicant proffers that in the event that the Board of Supervisors of Frederick County shall approve Rezoning Application # for the rezoning of parcels TM# 43-((A))-75, 44-((A))-1, 44-((A))-3, 44 -((A)) -3B from RA to RP, the use and development of the subject property shall be in strict conformance with the following conditions set forth in this proffer except to the extent that such conditions may be subsequently amended or revised by the applicant and such are approved by the Board of Supervisors in accordance with the Code of Virginia and the Frederick County Zoning Ordinance. These proffers shall be binding on the owner and their legal successors or assigns. PROFFERS 1.) Generalized Development Plan The owner agrees to proffer a Generalized Development Plan (Exhibit 7), dated April 15, 2006, for the purpose of identifying the following proffered conditions. 2.) Construction of Waverly Road, Route 666, and Michael Drive The owner will construct a public road from Route 672, Hopewell Road, to the site via a continuous 50 foot wide right-of-way generally following Waverly Road and Michael Drive. This road extension will be completed before occupancy of any structure on the site. The road will be designed to VDOT standards for acceptance into the VDOT Secondary Roads System. 3.) Creation of Age Restrictive Covenants The owner will create appropriate covenants that establish the following requirements: ➢ Each residential unit will have at least one permanent occupant who is 55 years of age or older. ➢ The community will meet Housing for Older People (HOPA) and will adhere to policies and procedures that show the community intends to operate as housing for people 55 years of age or older. ➢ No residential unit will have any permanent resident who are under 18 years of age. 4.) Restrictions of Housing Type Mixture The owner agrees to provide a mixture of housing types in the following proportions: ➢ Townhomes: no greater than 25% or 130 units ➢ Attached homes: no greater that 45% or 234 units ➢ Detached homes: no less that 30% or 156 units 5.) Storm Water Management The owner agrees to construction a storm water detention facility in accordance with the design standards of the Frederick County Zoning Ordinance. The facility will, to the extent practicable, provide storm water detention for the entire development area. The detention facility will be owned and maintained by an association of local land owners. The association will be established by the applicant. page 2 PROFFER STATEMENT PARCEL ID 43 -((A)) -75,44-((A))-1, 44 -((A)) -3,44 -((A)) -3B 6). Fiscal Impact Mitigation The owner agrees to cause the payment of $4,101.00 for each single family lot, (Fire and Rescue; $720.00, Parks and Recreation; $2,136.00, Library; $267.00, Public Safety; $658.00, and General Government; $320.00 per lot) and $3,114.00 for each multiplex and townhouse lot (Fire and Rescue; $528.00, Parks and Recreation; $1,634.00, Library; $204.00, Public Safety; $503.00, and General Government; $245.00 per lot) developed in Clearview to the Treasurer of Frederick County, as per the Frederick County Capital Facilities Impact Model, to mitigate fiscal impacts associated with residential development. (Fire and Rescue; $720.00, Parks and Recreation; $2,136.00, Library; $267.00, Public Safety; $658.00, and General Government; $320.00 per lot) The issuance of an occupancy permits for each lot must be preceded with the payment. The total monetary proffer, based on Proffer #4, is $1,772,888. This total is subject to change depending on the final design of the community. 7). Emergency Access The owner agrees obtain a second access to the community for the purpose of emergency access. Emergency vehicles only will be permitted on this access. 8). Home Owners' Association The owner agrees to create an association for the purpose of maintaining all private, common grounds and facilities. The conditions proffered above shall be binding on the heirs, executors, administrators, assigns, and successors in the interest of the owner. In the even that the Frederick County Board of Supervisors grant this rezoning and accepts these proffers, then these proffers shall apply to the land rezoned in addition to the other requirements of the Frederick County Code. Submitted By: for Gary L. and Pamela L. Payne Date: City/County of , Commonwealth Of Virginia. The foregoing instrument was acknowledged before me this day of , 200 page 3 ■C fir° ��yf �•t T' � �.... • R�, �� ,� `fes- � �� '_��S t. i*, �_ �w•�i I F.., s 1 a� µ e qyr :-4� �eT",.'' ` +°"�' .r�v'�f*•+ - •+ ,•,peat Lw. ,� . .. v� ��1l�..�� ; . r. ,.a .e1` f,• • ice- �� 6 , T, 4�C. *+ _ —.t . " ilk 71, ra•c,. '.',� .J ,.- •.. �_ax.-Via. "Now• ;`'}'"i"• Y4 77 -w r. y•�,+.., yak"r'�t�-'� '••�" ti.3.. 07-28-2006 07-28-2006 y Y ` r , e •. t wr< , r i,y 07-28-2006 m � w .e r 4e Am a � 4 � 07-28. 2006 ' i All �• y`` S.ICiJ� � AK y l � t � Y f 07-28-2006 .J � '•�� 'w.;l: � �F� �r. .. _ �.+'�:� i;�rR'�� 44`y� �,,:i k� V -'{l�k ,.,�t� �.. .. _ *fib'!"' Y ' � } ►,�,� iii �T a - r'Rh��*, i n h o' 3 �r l O f jj I WL 640 1 iom `ail x 2 -, �,�4,7, 71 r � a' i k;�'. �i�'• ".JrL� +', 1rii � t S t� X14-, y��n••+,.``Brr--�� ` i � �i, '. �a`�"^yM1f Wo 'r- T- t Is n lil I I u U�\3 -,C3 " C. yv . : " x.. '. • W. J i '4 AAL 1 x'NOV Item # 3 Jordan Springs Rezoning The HRAB has been asked to review and provide comment on the Jordan Springs Rezoning proposal, which has been submitted by Bowman Consulting. The proposal seeks to rezone approximately 227 acres from the RA/B2 (Rural Areas/General Business) Zoning District to the RP/B2 (Residential Performance/General Business) Zoning District. The property is located at 1160 Jordan Springs Road (Rt. 664), which is the southern side of the road. The applicant is proposing to develop the property as mixed use, residential and business/office. The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, does not identify the Jordan Springs rezoning site as being part of a battlefield, though Stephenson's Depot Battlefield exists one mile west of the rezoning. The Frederick County Rural Landmark Survey has identified two significant historical sites within close proximity to the rezoning: • Sulphur Springs Spa (#034-0110) • Conner, Harold House (#034-1115, adjoining property) Archaeologically significant within project site: • A.C. Jordan's Residence and Cabin (FK- 407) • Spa Locale (FK- 408) • Greenhouse (FK- 409) • Farmstead (FK- 410) • 2" d Spa Locale (FK- 413) • Limestone Fence along property line (FK- 438) Attached is a map and pictures displaying the historical sites as well as the rezoning proposal, an impact analysis, and a proffer statement has been provided by the applicant. Representatives of the applicant will be available at the HRAB meeting torp ovide additional information on the proposed rezoning. Staff will be seeking comments from the HRAB on the historical elements possibly impacted by proposed development. The comments will be included in the rezoning application package for Jordan Springs when it is submitted. Pictures for the site have been provided by staff. Rezoning Comments Historic Resources Advisory Board Mall to: Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 Hand deliver to• Frederick County Department of Planning & Development North Building, 2nd Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Historic Resources Advisory Board with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Drees Homes Telephone: ( 703) 941-0617 Mailing Address: 5510 -Cherokee Avenue, Suite 300 Alexandria, VA 22312 Location of property: 1160 Jordan Springs Road Stephenson, VA 22656 TM: 44-A-294 and 44 -A -294A Current zoning: EA./.B-2 Advisory Board Comments: Signature & Date: Zoning requested: RP/B-2 Acreage: 227.1881 Notice to Advisory Board - Please Return Form to Applicant MSTORIC RESOURCE ADVISORY BOARD REVIEW APPLICATION Frederick County 107 North Kent Street, Suite 202 MEETING DATE Winchester, Virginia 22601 Telephone: (540) 665-5651 Fax: (540) 665-6395 DATE STAMP ADDRESS OF PROJECT:d ME PROPERTY OWNERS NA: G.n tn1. Aitken -. T. Stephenson, VA 22656 WallacdELEPHONE NUMBER: ( 877) 837-8313 PROPERTY OWNERS ADDRESS: 1160 JOrdan'SPrincis Rd Stephenson, VA 22656 ARCHITECT/DELSGNER: Bowman consulting TELEPHONE NUMBER: 540) 722-2343 Description of Application: Please describe briefly the request of the application: (rezoning, master development plan, conditional use permit). Please be si3ecific. This application is for approval of a Rezonin /Com rehensive Policy Plan Amendment. The site is currently zoned-RA/B-2 and we're applying for RP/B-2. The comprehensive Plan c=entlY lists the site as Rural Area/Historic Features and we're rovosin (Mixed—Use) Residential/Business/Historic Resources. This application is not complete until all of the following information has been provided to the Department of Planning and Development. Please check the materials that have been submitted. Copy of required application as described in 1.1 (1.1.1-1.1.4) Description of proposed development or construction project, including proposed uses and general timeframe for development (1.2) Status of any identified historic or archaeological resources on the site or adjacent to the site (e.g, located in any identified historic area, survey area, or battlefield site or individually listed on a local, state or national historic register, relevant information on record with the Virginia Department of Historic Resources) and presence of other historic structures or significant landscape features or archaeological sites; (1.3) Photographs (color) of all historic resources on the property (1.4) PROPERTY IDENTIFICATION NUMBER Name of Applicant: Drees Homes Tele hone Number 703 941-0617 Address: Street 5510 Cherokee Av, S-300 City Alexandria State VA Zi Code22312 Signature: Print Name: Michael Latham Date: Please note that the applicant or his/her appointed representative must be present at the meeting. iU��' ° - �:1 ,�='��i ✓%'!S f�"}3:3 �F� o"-- ' K.. -'t 'P.>!yCh�ef-.t=ra.. .` �,.• y,. r i - 's~' y �_ ��. 1�� ,,. ✓,� _�.. -5 t _ J- ., f �* " b '.� �Jr% J f _ � - o - v; )��"��v�.% � _-ti�;`...�.�,�; f ii`�/� � S( •�� ' � ,K �� L a4 �r �'� Jr , r c�.F1+e�F-� ,� >; +�` �]'[2P t ✓.�F i�'- .]" = r � ��. ti - T.6 - , �J � ` . �`7 ` � �� 44FK0467'! J 7. ' �y034 1166 034-1, 7 f ��-F.=,��,••�,,. r� .� � �, _ �,r+.'s. - a �i � w; rr . :. ' 034-0947 ' :: l ....- � -. .: �t,` ¢ : t��°"�`' �`"�' :r ' ,� � ..rr-� .� �'''*• a. � � � K _ - � 575: '�-...�... � 4�. �✓' •„ y � , , ,! �. d ,:� �� -, 7 034-1168 -�..,� .-_. 034-0948: 1sT 44FK0463 034-0949'= - 0341566 034-1109. 034-11 ��0340703 •, ; . � �� Y ' �•;. � 4FXr :r.� � 44FK0465 � _` ✓ h t - • 034-1113. �� .� �:� '��'%t � � � : --ti_ 034.0720 w44FK0468 44FK0442 I/ 034 1164 `t `sem 44FK0462 i s ''` �„ " 0341112 ➢1 ! P� �+`�� " � �r � ` ' 034-0950, •44FK0460 ✓ • � ,�:-�G .. `�:'� 1 .-�-Ja ✓ ; N -' 034-5035. 44FK0437 ;'-1110 "FK0459 ',` J e Y 44FK0409 �` 034-0110 +t aR L i L `lfrf '' 34-0728 -,_ a ., �._ ..,.... i ' . 4.4FKQ411 g: y ' - t FK0445 .✓ � �j�'''�� ''� i a FK0407 , 4r.-, 44FK0458 ?�� '` ._ ,.•,. 44FK0420 ,; �' .,b . i+ �;z= I � -� : 44FK0453 FK0455 t ... - �. � '" � ��-�; 144FKD439 •' � �� 44FK0440.� ° � �'= I ` �_• 034-0729 = 44FK0461 a, � � �" � � --" y� �-a. 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[ ' a� "�'✓ tl , . 44FK0424 ' • � � r; -� 44FK034i � � � 0341118 ' 0340722 !_i Jj - *�' ``' '� '�••; FK0421 � " 021-0226 %' 4 JIFK034, 021-0227 - FK0335i 034.1157 44FK0418 -r 'a D341158 r �.; 44FK0419 T 034-1377 o ]r ~4dFK0431 �j�'..44FK0346 - r� 034-1119: 021-0274 • ay i% - JA— E, s rt f ,: • 44FK0336 z r• '. •� TEPH . - 0340704 + 034-0168 44FK0416 t :r FK0338 ` h Y�' 44FK0390 j 44FK0406 034-0706 FK0382 44FK0376 a ... ;,� 1 .. 034 0341146 -5011 "IF 0403 3• , r f �Z 0341147 FK0332 1/ r, 44FK0349 s ~ FK0381FK0375 �' r D34-0705 44FK0405 44FK0377 • �s4 ~� L; 44FK0372 y� .,{ �•, FKD348 .` 4dFK0398 ; �" 44FK0396 I: 44FK0334 3 - 44FK0397 034-0721 44FK0404 Jordan Springs x Bowman Consulting Group w Architectural Resources Stephenson and Winchester Quads/Frederick County e Archaeological Sites Map Created by: M. Graham/VDHR s d._= USGS Quadrangle Date: 07/14/06 i __-< County Boundaries REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA The following information shall be provided by the applicant: All parcel identification, numbers, deed book and page -numbers may be obtained"from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Drees Homes Address: 5510 Cherokee Avenue, Suite 300 Alexandria, VA 22312 2. Property Owner (if different than above) Telephone: ( 703) 941-0617 Name: Greig D. W. Aitken, Tonie :M. WallaceTelephone: Address: 1160 Jordan Springs Road (877) 837-8313 Stephenson, VA 22656 TM: 44-A-294 and 44 -A -294A 3. Contact person if other than above Name: Bowman Consulting Telephone: (540) 722-2343 4. Checklist: Check the following items that have been included with this application. Location map Agency Comments Plat Fees Deed to property Impact Analysis Statement Verification of taxes paid Proffer Statement 11 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Greig D. W. Aitken and Tonie M. Wallace - Drees Homes 6. A) Current Use of the Property: RA/B2 B) Proposed Use of the Property: RP/B2 7. Adjoining Property: PARCEL ID NUMBER USE ZONING See List 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): The property fronts onto both Jordan Springs (Route 664) and Wood's Mill Road (Route 660); (There is an adjoining property at the intersection) 12 9. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: 315 Townhome: 175 Multi -Family: 120 Non -Residential Lots: - - Mobile Home: - - Hotel Rooms: - - Square Footage of Proposed Uses Office: TBD Service Station: - - Retail: TBD Manufacturing: - - Restaurant: TBD Warehouse: Other: TBD 10. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): Owner(s): 13 Date: Date: Date: Date: Jordan Springs List of Adjoining Property Owners T.M. 44-A-295 William & Sharon M. Rexrode 1099 Woods Mill Road Stephenson, VA 22656 D.B. 775, PG. 876 Zoning: RA T.M. 55-A-133 Dorothy L. Hart 897 Woods Mill Road Stephenson, VA 22656 D.B. 322, PG. 395 Zoning: RA T.M. 55-7-1 Michael L. & Carol T. Sweet 362 Woods Mill Drive Stephenson, VA 22656 D.B. 637, PG. 412 Zoning: RA T.M. 55-7-14A William G. Meier III & Barbara E. Meier Mailing Address: INSTR. #030000603 207 Plaza Street, NE Zoning: RA Leesburg, VA 20176 T.M. 55-7-14 -- - — William G. Meier III & Barbara E. Meier Mailing Address: 270 Lick Run Crossing 207 Plaza Street, NE Stephenson, VA 22656 Leesburg, VA 20176 D.B. 744, PG. 437 Zoning: RA tl�rv�[la:�dfl1 Stephenson Associates, LC Mailing Address: INSTR. #030005765 PO Box 2530 Zoning: R4 Winchester, VA 22604 T.M. 44-A-292 Stephenson Associates, LC Mailing Address: INSTR. #030005766 PO Box 2530 Zoning: R4 Winchester, VA 22604 T.M. 45-5-2-17 Rene R. Carlson 154 Hummingbird Lane Stephenson, VA 22656 D.B. 698, PG. 45 Zoning: RP T.M. 45-4-1-1 Clark D. & Barbara K. Fortiney 1281 Jordan Springs Road Stephenson, VA 22656 D.B. 542, PG. 35 Zoning: RP T.M. 45-4-1-2 Clark D. & Barbara K. Fortiney 1281 Jordan Springs Road Stephenson, VA 22656 D.B. 542, PG. 35 Zoning: RP T.M. 45-5-2-16 Michael S. & Joan B. Sigler 141 Hummingbird Lane Stephenson, VA 22656 D.B. 617, PG. 234 Zoning: RP T.M. 45-4-1-3 .John M. & K June Conley 1327 Jordan Springs Road Stephenson, VA 22656 D.B. 484, PG. 22 Zoning: RP T.M. 44-A-293 Brookfield Stephenson Village, LLC INSTR. #0400021293 Zoning: R4 T.M. 45-9-3-2 William D. & Patsy L. Hoffman 163 Monastery Ridge Road Stephenson, VA 22656 D.B. 585, PG. 442 Zoning: RA Mailing Address: PO Box 218 Stephenson, VA 22656 Mailing Address: 8500 Executive Park Avenue, Suite 300 Fairfax, VA 22031 Mailing Address: PO Box 22 Stephenson, VA 22656 T.M. 45-9-3-3 Terry F. & Angela Rudolph 170 Monastery Ridge Road Stephenson, VA 22656 INSTR. 40500014891 Zoning: RA T.M. 45-9-3-4 Ervin W. & Barbara K. Simons 220 Monastery Ridge Road Stephenson, VA 22656 INSTR. #010007198 Zoning: RA REZONING FORM RE5FON5E5 A. SUITABILITY OF THE SITE: 1. 100 year flood plain: (See Appendix 11: Flood plain Study) There 15 a flood plain throughout the site associated with both Lick and Hiatt Runs per FEMA Panel Number 5 1 OOG3 01 10 B and further studies by Bowman Consulting Group. The floodplain area 15 limited south of the creeks by Steep slopes and along the western part of the site to the north of Lick Creek as well. The width of the floodplain varie5 by as much as 1 10'-380' (75-38O'....17arrower in places?). The approximate flood plain area is 33 acres (3/.5acres... le5.5?). 2. Wetlands: (See Appendix III: Wetland Study) Wetlands Shall be delineated on the 5ubd vision plan prior to approval. 3. Steep slopes: (see Appendix IV: Slope 4- Runoff Analysis) The Preserve at Jordan Springs (PJ5) site is bisected by Lick and Hutt Runs. Geologically, these creeks have created what is locally called "The Devil's Backbone". This is a formation of somewhat steep slopes that Separate the site into two distinct areas north and south. Although the site 15 topographically challenging, most of the Slopes actually fall into the category of 15-25% slopes (±4G acre5) (see Slope t Runoff Analysis exhibit). While still challenging, these slopes are not forbidding working with. Most of the slopes of 25-50% (±40 acres total area) remain untouched. There are a few areas where the slopes are proposed to be graded out to allow for housing. Likewise, the slopes of 507o+ remain largely untouched (±7 acre5 total area). The primary area affected 15 when a road is riding the slopes down a hill. 4. Existing Vegetation Report: (See Appendix V: Ex15tmg Vegetation Analysis) There are Six distinct areas of woodland on this 5 te. They depend largely on how the Site has been used, proximity to the floodplain, and the slopes on the site. (I) Developed land -AREA (all areas are approximate): 12.5 acres -OVERALL FOREST CONDITION (GOOD, AVERAGE, POOR (IF POOR, WHY?): Average to good -CANOPY TREE SPECIES: Norway t Silver maples, southern magnolia, black walnut, Northern red oak, black locust, sycamore, shellbark hickory, 9oldenraintree, eastern redcedar, t Norway spruce -CANOPY TREE HEIGHT (IE: 40'+): quite variable 30 -GO' -CANOPY TREE CALIPER RANGE (IE: 24-30"). 14-24" -UNDERSTORY TREE SPECIES: Saucer magnolia, flowering pear, flower ng dogwood, redbud, purple -leaf plum, autumn -olive, mazzard cherry, crabapple, tree -of -Heaven, * Colorado blue Spruce -UNDERSTORY TREE HEIGHT (20-30'): 15-20' -UNDERSTORY TREE CALIPER AVERAGE (5- 10"): 3-8" -MAJOR SHRUBS SPECIES: American boxwood, China Girl/ Boy Holly, common lilac, Hollywood juniper, honeysuckle, and viburnum Sp. (2) Environmentally Sensitive Area: Floodplain -AREA. 23.G acres -OVERALL FOREST CONDITION (GOOD, AVERAGE, POOR (IF POOR, WHY?): Poor to average... north of Jordan Springs road the condition 15 good, but the remainder (although Some pockets of average condition exist), 15 poor with the weedy trees * 5hrub5 taking over -CANOPY TREE SPECIES: Red * silver maple, sycamore, eastern cottonwood, tree -of -Heaven, slippery elm, black locust, 5hellbark hickory, green ash, swamp white oak, * Virginia pine -CANOPY TREE HEIGHT (IE: 40'+): 55 -GO' -CANOPY TREE CALIPER RANGE (IE: 24-30"): 1 G-24' -UNDERSTORY TREE SPECIES: black cherry, chestnut * northern red oak (5apimg5), witchhazel, hophornbeam, red maple, redbud, * Slippery elm (5apling5) -UNDERSTORY TREE HEIGHT (20-30'): 15-20' -UNDER5TORY TREE CALIPER AVERAGE (5-1 O"): G-8" -MAJOR SHRUBS SPECIES: mapleleaf viburnum, American bladdernut, rose brambles, � honey5uckle (3a) Young Successional Growth -AREA: 59.0 acres -OVERALL FOREST CONDITION (GOOD, AVERAGE, POOR (IF POOR, WHY?.): Poor... young 5ucce5510nal area 15 full of young, weedy trees, shrubs, * brambles -CANOPY TREE SPECIES: N/A to area -CANOPY TREE HEIGHT (IE: 40'+): N/A -CANOPY TREE CALIPER RANGE (IE: 24-30"): N/A -UNDER5TORY TREE SPECIES: northern red, white, * post oak (5apl ng5), black cherry, black locust, redbud, and Virginia pine -UNDER5TORY TREE HEIGHT (20-30'): 15-20' -UNDERSTORY TREE CALIPER AVERAGE (5-10"): 3-G" -MAJOR SHRUBS SPECIES: honey5uckle 5hrub5/ vines, various field grasses, $ wild rose brambles ;317) Mid -Aged 5UCce55ional Growth -AREA: 5.05 acres OVERALL FOREST CONDITION (GOOD, AVERAGE, POOR (IF POOR, WHY?): Poor... mid -aged successional growth is populated by weedy tree 5pecie5 and an under5tory of primarily honeysuckle * brambles -CANOPY TREE SPECIES: Black locust, tree -of -Heaven, black walnut, slippery elm, southern red oak, American linden, hackberry, pignut hickory, $- Virginia pine -CANOPY TREE HEIGHT (IE: 40'+): 35-40' -CANOPY TREE CALIPER RANGE Olt: 24-30"): 10- 1 G" -UNDER -STORY TREE SPECIES: Black cherry, post oak, persimmon, flowering dogwood, Virg nia pine, hackberry, f- eastern redcedar. -UNDER5TORY TREE HEIGHT (25-30'): 1 0-1 5' -UNDERSTORY TREE CALIPER AVERAGE (5-10"): 2-5" -MAJOR SHRUBS SPECIES: Brambles t honeysuckle (4a) Evergreen Forest: -AREA: 20.G acres -OVERALL FOREST CONDITION (GOOD, AVERAGE, POOR (IF POOR, WHY?): Poor to Average... Mature pine forest is attractive, but a number of the more mature trees are either both dead and still Standing or have fallen and litter the forest floor. -CANOPY TREE SPECIES: Virginia, white, (and 5hortleaf, red, or loblolly?), black locust, tree -of -Heaven, and northern red oak -CANOPY TREE HEIGHT (IE: 40'+): 55 -GO' (evergreens)/ 35-40' (deciduous) -CANOPY TREE CALIPER RANGE (IE: 24-30"): 12-20" -UNDERSTORY TREE SPECIES: flowering dogwood, northern red oak, black cherry, slippery elm, black walnut, $ red maple -UNDERSTORY TREE HEIGHT (25-30'): 15-20' -UNDERSTORY TREE CALIPER AVERAGE (5-10"): 3-G" -MAJOR SHRUBS SPECIES: honeysuckle $ brambles (few) (1}13) FilergreAn for ----"-vol Hardwood.- -AREA: 17.0 acres -OVERALL FOREST CONDITION (GOOD, AVERAGE, POOR (IF POOR, WHY?): Average -CANOPY TREE SPECIES: Northern red, white, * chestnut oaks, pignut hickory, t Virginia pine -CANOPY TREE HEIGHT (IE: 40'+): 55 -GO' -CANOPY TREE CALIPER RANGE (IE: 24-30n): 12-24" -UNDERSTORY TREE SPECIES: oak 5apimg5, flowering dogwood, black cherry, red maple, * Virginia pine -UNDERSTORY TREE HEIGHT (25-30'): 15-20' -UNDERSTORY TREE CALIPER AVERAGE (5-10"): 3-G" -.MAJOR SHRUBS SPECIES: honeysuckle (5a) Young Hardwood Forest -AREA: 1 1.0 acres -OVERALL FOREST CONDITION (GOOD, AVERAGff, POOR (IF POOR, WHY?): Poor to average... transitional forest between successional and mature hardwoods has many fallen evergreens that died with age and brambles and honeysuckle that have filled space until the younger oaks fill in and smother the light. -CANOPY TREE SPECIES: Northern red, white, t post oaks, red maple, pignut hickory, t Virginja pine -CANOPY TREE HEIGHT (IE: 40'+): 50' (pines) t 35-40' (deciduous) -CANOPY TREE CALIPER RANGE (IE: 24-30"): 1 2-1 8" -UNDERSTORY TREE SPECIES: black cherry, American hornbeam, 5hppery elm, dogwood, tree -of Heaven, t persimmon -UNDERSTORY TREE HEIGHT (25-30'). 15-20' UNDERSTORY TREE CALIPER AVERAGE (5-10'!): 3-G" -MAJOR SHRUBS SPECIES: brambles and honeysuckle (5b) Environmentally 5en51t1ve Area: Hardwood Forest on slopes >20% -AREA: 3G.G acres -OVERALL FOREST CONDITION (GOOD, AVERAGE, POOR (IF POOR, WHY?): Average -CANOPY TREE SPECIES: Chestnut * white oak, sycamore, green ash, shellbark hickory, pignut hickory -CANOPY TREE HEIGHT (IE: 40'+): GO -G5' -CANOPY TREE CALIPER RANGE (IE: 24-30"): 10-26" -UNDERSTORY TREE SPECIES: Post, chestnut, t southern red oaks, black # mazzard cherry, flowering dogwood, American hornbeam, slippery eim, and hackberry -UNDERSTORY TREE HEIGHT (25-30'): 20-25' -UNDERSTORY TREE CALIPER AVERAGE (5-10"): 4-8" -MAJOR SHRUBS SPECIES: N/A (5c) Mature Hardwood Forest -AREA: 41 .8381 acres -OVERALL FOREST CONDITION (GOOD, AVERAGE, POOR (!F POOR, WHY?): Average -CANOPY TREE SPECIES: Chestnut, northern red, white, and post oaks, green ash, shellbark, pignut, mockernut hickories, and Virginia pine -CANOPY TREE HEIGHT (IE: 40'+): G5-70' -CANOPY TREE CALIPER RANGE (IE: 24-30"): 1 G-28" -UNDERSTORY TREE SPECIES: black cherry, flowering dogwood, American hornbeam, persimmon, and eastern redcedar -UNDER5TORY TREE HEIGHT (25-30'): 15-20' -UNDERSTORY TREE CALIPER AVERAGE (5-10"): 3-G" -MAJOR SHRUBS SPECIES: N/A 5. 5o115 *-Bedrock: (See Appendix VI: 50115 Exhibit * Information Spreadsheet) -Prime Agricultural Sols: Three of five types of sols on this site are deficient in some way when relating their usefulness to agriculture. The entire site 15 comprised of different types of 511t IOam5.. In order: - I -Berks channery: The depth to bedrock 15 30" or less. Although somewhat limiting, it'5 not prohibitive for agriculture. This soil type 15 mostly found 1n the upland parts of the Site. The Berks soil compr yes approximately 75.7 1 acres of the 51te. -9-Clearbrook channery: The depth to bedrock 15 27" or less, but this 5011 also typically has a high water table. Given the location along the higher parts of the 51te, th15 wouldn't be as much of an issue. Although the bedrock depth 15 Somewhat limiting, it's also not prohibitive. The Clearbrook soil compr15e5 approximately 1 4.44 acres of the site. -32-Oaklet: Although the depth to bedrock 15 much better at GO", the big 155ve with th15 5o11 15 the Slow permeability and likelihood of flooding as a result. Thi5 15 one of two 50115 that follow the stream. The Oaklet 5o11 compr15e5 approximately 7.82 acres of the 51te. -4 1-Welkert-Berks channery: This 5011 has the shallowest depth to bedrock of the site at 15-30". This 15 due largely to it engulfing the steepest slopes of the 51te. 4 1 B has acceptable slopes, but the areas of 41 D $ E have slopes of 15% and greater. The Welkert-Berks channery 50l comprises approximately I OG.G acres of the Ste. -44-Zoar: Th15 15 the second Sol type (along with Oaklet) that follows the streams (more 50 than the former). This one also has a deep depth to bedrock of GO" and Suffers from flooding freduently not dust from the streams, but also due to a perched water table that Oaklet typically doesn't have. The Welkert-5erk5 channery 5011 comprises approximately 22.62 acres of the site. -Relation to development: Three of five types of 50115 are acceptable to development. - I -Berks channery: Th15 15 the largest group a5 a whole that could work for development. The bedrock 15 fairly shallow, but 1f basements can be avoided (and depending on cut/ fill), development can work on Berks. -9-Clearbrook channery: Similar to Berks. Thi5 area 15 shallow to bedrock, but workable. Given the location on the slope, the water table shouldn't be an issue. -32-Oaklet: Th15 clearly is not developable within the floodplain. -41--Welkert-Berk5 channery: 4 1 E 15 largely not developable, notJu5t because of the steep slopes throughout the delineation, butt 15 likewl5e over a floodplain. There 15 an area north of the creeks 1n which the Slopes don't seem to inclcate the de5lgnatlon of 4 1 E that 15 developable, pending bedrock. 4 1 D has some steep slopes, but there are areas that, pending depth to bedrock, could be developed. 4 15 15 mostly within a zone that won't be developed a5 part of th15 5UbM1551on, -44-Zoar= This clearly 15 not developable within the floodplain. B. SURROUNDING PROPERTIES (See CPPA Appendix I: Zoning Exhibit for context) Proposed Stephenson V Ilage, which 15 proposed a5 a R4 development northeast of our 51te, 15 proposed as a mixed-use development also. Within that proposed 51te, there will be a mix of single-family attached and Detached (different unit types of detached). They will vary 1n size from G,000-1 5,000 5f lots. Existing High Banks and Opecluon Ridge are both nearby developments that are zoned RP (albeit with well/ Septic). Their lot sizes vary from 3-G acre lots on average. There are a number of other developments/ properties within 1-2 miles that are also zoned RP in the area. In addition to those existing R4 t RP developments, there are many adjacent and/ or nearby lots that have relatively small lot sizes. With the village of Stephenson to the north, there are many lots of one acre or less (as low as /2 an acre); south on Jordan Springs Road there are lots as low as 0.43 acres; and finally, on Woods Mill Road as low as 0.34 acres. C. TRAFFIC IMPACT ANALY515: (See Appendix VII: Traffic Impact Analys s Illustrations) TIA has been prepared and di5tnbuted to appropriate agencies for their review and comment. D. SEWAGE CONVEYANCE AND TREATMENT. (See Appendix VIII: Sewer $ Water Exhibit) The Jordan Springs Property is split by both the Urban Development Area (UDA) and the Sewer and Water Service Area (SW5A) of Frederick County. Approximately 30% of the site lies within the UDA and SWSA. Sanitary sewer service for the site will require the installation of a pump station and force main to extend service to the closest and most feasible treatment plant, cjravity sewer, or pump station, The sewage will be treated at the Opeejuon Treatment Plant, which does have the capacity to include the development. Under the assumption that the water inflow is approximately the same as the sanitary sewer outflow, please reference the calculations below for both the water and sewer flow demands. Number of Residents = G 10 homes * 3.5 people / home = 2 135 people average Daily Demand= 2 135 people * 100 GPD = 2 13,500 GPD Maximum Daily Demand= 2 13,500 GPD * 2 = 427,000 GPD Peak hour Demand = 427,000 GPD * 2 = 854,000 GPD E. WATER 5UPPLY: (See Appendix VIII: Sewer * Water Exhibit) As mentioned in Section D, Sewage Conveyance and Treatment, the Jordan Springs Property is split by both the Urban Development Area (UDA) and the Sewer and Water Service Area (5W5A) of Frederick County. Water service for the site will need to be extended from an existing 10" waterline that ends at the intersection of Jordan Springs Road and Morrison Road. The existing waterline will need to be extended about 3/10 of a mile along Jordan 5pring5 Road. The water for the site would be provided by the Clearbrook facility. This facility does have the capacity to provide service to the site. Please reference Section D, Sewage Conveyance and Treatment for the demand flows for the water. F. DRAINAGE: Currently, most of the site drains into Lick and Hiatt Runs. In the area north of those streams, all of the drainage runs to them. South of those streams, all but approximately one eighth of the area drains into them, Lick and Hiatt Runs then subsequently drain into the Opequon Creek. The drainage flows into deep Swale fingers. These fingers, on the south end of the creeks, have the steepest slopes of the site at 50%+ slopes. See the slope and runoff analysis exhibit for illustration, G. SOLID WASTE DISPOSAL FACILITIES: The 610 units comprl5 ncj the Jordan Springs Property will generate approximately 9G5 2.5 lbs. of solid waste Per day (4.83 Tons/day). Solid waste from the project will be dep051ted in the Frederick County landfill following collection at citizen convenience/dumpster facilities or via private carriers contracted by neighborhood residents. TOTAL WASTE (LBS./DA)) 7 9652.5 TOTAL WASTE (TONS/DAY) 1 4.83 H. HISTORIC SITES AND STRUCTURES: (See Appendix IX: H storic Site Study) I. IMPACT ON COMMUNITY FACILITIES: (see CPPA Appendix I: Zoning Exhibit for context) (see Appendix X: Generalized Development Plan) The Preserve at Jordan Springs is an environmentally sensitive design that will enhance the area by providing a pleasant place to live, with many amenities (man-made and natural), and many benefits to the local (and extended) communities. It 15 our desire to open up and expand the Jordan Springs hotel park grounds as an extension of the natural corridor that follows the steep slopes of "The Devil's Backbone" and the 100 year flood plain that follows both Lick and Hiatt Runs. This could be an amenity for both The Preserve at Jordan Springs (PJ -9) and the outlying neighborhoods. This park would tie into a trail system that would wind around the existing slopes that make up the Backbone. This would open up the hotel much more as a cultural resource and bring the community into the site more to enjoy the natural surroundings beyond the road. This trail system would also extend into various areas of the site to expand into a comprehensive open space system throughout the PJ5. These open spaces would include little neighborhood parks/ tot lots up to the preserved corridor and a recreation center for the community. Development also helps the Community as far as economic development 15 concerned. The proposed de51gn has a 001`150entiou5 mix of detached, attached, and multifamily units to allow for a wide economic base. There is little diversity in terms of attached and multi -family units in Frederick County and this would allow for that choice of unit for an income that may not be able to afford a detached house. Finally, the site- will be providing a sewage pump station off of Jordan Springs Road to service our development and neighboring Stephenson Village and further potential developments in the area. 50LID WASTE NO. OF TOTAL WASTE UNIT TYPE GENERATION UNITS (LB. / DAY) SINGLE FAMILY DETACHED 3 1 5 18 5670 TOWNHOMES 175 13.5 2362.5 MULTIFAMILY 120 1 13.5 1 G20 TOTAL WASTE (LBS./DA)) 7 9652.5 TOTAL WASTE (TONS/DAY) 1 4.83 H. HISTORIC SITES AND STRUCTURES: (See Appendix IX: H storic Site Study) I. IMPACT ON COMMUNITY FACILITIES: (see CPPA Appendix I: Zoning Exhibit for context) (see Appendix X: Generalized Development Plan) The Preserve at Jordan Springs is an environmentally sensitive design that will enhance the area by providing a pleasant place to live, with many amenities (man-made and natural), and many benefits to the local (and extended) communities. It 15 our desire to open up and expand the Jordan Springs hotel park grounds as an extension of the natural corridor that follows the steep slopes of "The Devil's Backbone" and the 100 year flood plain that follows both Lick and Hiatt Runs. This could be an amenity for both The Preserve at Jordan Springs (PJ -9) and the outlying neighborhoods. This park would tie into a trail system that would wind around the existing slopes that make up the Backbone. This would open up the hotel much more as a cultural resource and bring the community into the site more to enjoy the natural surroundings beyond the road. This trail system would also extend into various areas of the site to expand into a comprehensive open space system throughout the PJ5. These open spaces would include little neighborhood parks/ tot lots up to the preserved corridor and a recreation center for the community. Development also helps the Community as far as economic development 15 concerned. The proposed de51gn has a 001`150entiou5 mix of detached, attached, and multifamily units to allow for a wide economic base. There is little diversity in terms of attached and multi -family units in Frederick County and this would allow for that choice of unit for an income that may not be able to afford a detached house. Finally, the site- will be providing a sewage pump station off of Jordan Springs Road to service our development and neighboring Stephenson Village and further potential developments in the area. PROPOSED PROFFER STATEMENT REZONING: RZ# RA/B2 to RP/B2 PROPERTY: 227.1881 Acres Tax Map Parcels 44-A-294 and 44 -A -294A. RECORD OWNER: Greig D. W. Aitken Tonie M. Wallace -Aitken APPLICANT: The Drees Company PROJECT NAME: The Preserve at Jordan Springs PROFFER DATE: July 17, 2006 The undersigned hereby proffers that the use and development of the subject property ("Property"), as identified above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "final rezoning" defined as that rezoning which is in effect on the day following the last day upon which the Frederick County Board of Supervisors' (the "Board") decision granting the rezoning may be contested in the appropriate court. If the Board's decision is contested, and the Applicant elects not to submit development plans until such contest is resolved, the term rezoning shall include the day following entry of a final court order affirming the decision of the Board which has not been appealed, or, if appealed, the day following which the decision has been affirmed on appeal. If this application is denied by the Board, but in the event that an appeal is for any reason thereafter remanded to the Board for reconsideration by a court of competent jurisdiction, then these proffers shall be deemed withdrawn unless the Applicant shall affirmatively readopt all or any portion hereof in a writing specifically for that purpose. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The term "Applicant" as referenced herein shall include within its meaning all future owners and successors in interest. The Applicant hereby proffers as follows: 1. LAND USE i . i Areas of development on the Property shall be developed in conformance with the regulations of the Residential Performance ("RP") and General Business ("132") zoning district, as set forth in the Frederick County Code. Ali residential and commercial development on the Property shall comply with the aforesaid regulations, or as may be approved by Frederick County. 1.2 Residential development on the Property shall not exceed a maximum of 315 single family dwelling units, 175 townhome dwelling units, 120 Multi -family dwelling units, and 125,000 square feet of general business area. 1.3 The applicant proffers that the following B2 uses will not be permitted on the B2 zoned portion of the property which is also within the Historic Overlay District: 1.3.1 Veterinary services livestock 1.3.2 Animal speciality (sic) services, except veterinary, with all activities and animals kept within the fully enclosed primary structure. 1.3.3 Paint, glass and wallpaper stores 1.3.4 Hardware stores 1.3.5 General merchandise stores 1.3.6 Fruit and vegetable stands 1.3.7 Automotive dealers and gasoline service stations 1.3.8 Apparel and accessory stores 1.3.9 Home furniture, furnishings and equipment stores 1.3.10 Fuel dealers 1.3.11 Linen supply 1.3.12 Dry cleaning plants 1.3.13 Industrial launderers 1.3.14 Escort services 1.3.15 Turkish baths 1.3.16 Steam baths 1.3.17 Miscellaneous equipment rental 1.3.18 Automobile repossession service 1.3.19 Exhibits building of by industrial contractors 1.3.20 Filling of pressure containers (aerosol) 1.3.21 Gas systems contract conversion from manufactured to natural gas 1.3.22 Produce weighting service 1.3.23 Product sterilization service 1.3.24 Repossession service 1.3.25 Salvaging of damaged merchandise not engaged in sales 1.3.26 Scrap steel cutting 1.3.27 Car washes 1.3.28 Welding repair 1.3.29 Agricultural equipment repair 1.3.30 Blacksmith shops 1.3.31 Boiler cleaning and repair 1.3.32 Cesspool cleaning 1.3.33 Coppersmithing 1.3.34 Engine repair 1.3.35 Farm machinery and tractor repair 1.3.36 Farriers 1.3.37 Horseshoeing 1.3.38 Industrial truck repair L' .39 Machinery cleaning 1.3.40 Measuring and controlling instrument repair; mechanical 1.3.41 Meteorological instrument repair 1.3.42 Precision instrument repair 1.3.43 Repair of service station equipment 1.3.44 Scale repair service 1.3.45 Septic tank cleaning service 1.3.46 Sewer cleaning service 1.3.47 Tank and boiler cleaning service 1.3.48 Tank truck cleaning service 1.3.49 Taxidermists 1.3.50 Tinsmithing 1.3.51 Drive -In theaters 1.3.52 Amusement and recreation services operated outdoors 1.3.53 Child day-care facilities 1.3.54 Self-service storage facilities 1.3.55 Public buildings 1.3.56 Public utility distribution facilities 1.3.57 Business signs 1.3.58 Directional signs 1.3.59 Building entrance signs 1.3.60 Residential uses which are accessory to allowed business uses 1.3.61 Electrical supplies 1.3.62 Hardware and plumbing and heating equipment 1.3.63 Commercial batting cages operated outdoors 1.3.64 Fire stations, companies and rescue squads 1.3.65 Commercial sport and recreation clubs 1.4 The Applicant proffers that the following B2 uses will not be permitted on the 132 zoned property which is not located within the Historic Overlay District: 1.4.1 Automotive dealers and gasoline service stations 1.4.2 Fuel dealers 1.4.3 Dry cleaning plants 1.4.4 Industrial launderers 1.4.5 Escort services 1.4.6 Turkish baths 1.4.7 Steam baths 1.4.8 Automobile repossession service 1.4.9 Exhibits building of by industrial contractors 1.4.10 Filling of pressure containers (aerosol) 1.4.11 Gas systems contract conversion from manufactured to natural gas 1.4.12 Salvaging of damaged merchandise not engaged in sales 1.4.13 Scrap steel cutting 1.4.14 Welding repair 1.4.15 Boiler cleaning and repair 1.4.16 Cesspool cleaning 1.4.17 Engine repair 1.4.18 Farm machinery and tractor repair 1.4.19 Industrial truck repaii 1.4.20 Repair of service station equipment 1.4.21 Septic tank cleaning service 1.4.22 Sewer cleaning service 1.4.23 Tank and boiler cleaning service 1.4.24 Tank truck cleaning service 1.4.25 Amusement and recreation services operated outdoors 2. CONDITIONS PRECEDENT TO THE ISSUANCE OF PERMITS AND PLAN APPROVALS: 2.1 The Property shall be developed in three (3) phases in accordance with applicable ordinances, regulations, and design standards, and this Proffer Statement as approved by the Board. 3. FIRE & RESCUE: 3.1 The Applicant shall contribute to the Board the sum of $720.00 per Single Family dwelling unit, $528.00 per Townhome dwelling unit, or $540.00 per Multi -Family unit, as applicable, for fire and rescue purposes, upon the issuance of a unit's building permit. 4. SCHOOLS: 4.1 The Applicant shall contribute to the Board the sum of $19,189.00 per Single Family dwelling unit, $14,618.00 per Townhome dwelling unit, or $5,940.00 per Multi -Family unit, as applicable, for school purposes, upon issuance of a unit's building permit. 5. PARKS & OPEN SPACE: 5.1 The Applicant shall contribute to the Board the sum of $2,134.00 per Single Family dwelling unit, or $1,634.00 per Townhome or Multi -Family dwelling unit, as applicable, for recreational purposes, upon issuance of a unit's building permit. Notwithstanding what is stated above, these payments may be reduced by the costs that the trail system costs exceeding the recreational credit unit costs for the development. 5.2 The Applicant shall dedicate a ten (10) foot wide trail easement to Frederick County Parks and Recreation ("FCPR"). The location is to be determined by the Applicant and a trail system plan shall be submitted by the Applicant for evaluation to FCPR. The trail shall be provided within the Hiatt Run and Lick Run stream corridors and run the length of said corridors on the subject property for ±2,560 linear feet [BOVV LA -N TO CONFIRM DISTANCE]. The Applicant shall convey said easement after development of adjoining parcels, or reasonable access is provided, and not later than six months after it is requested by FCPR in writing at no cost to FCPR. Any area so dedicated shall be included in the calculation of required open space, and shall entitle the Applicant to recreational credit units for the value of the construction of the trail and dedicated land. The Applicant reserves the right to retain temporary and permanent grading, utility, sewer force main, slope, storm water management, construction and drainage easements within said dedicated area, although only temporary easements shall be retained as needed for the construction by the Applicant of the six foot wide asphalt or wood chip trail. The asphalt or woodchip trail, at the discretion of FCPR, may be changed to other surface materials in an effort to promote low impact development techniques. Construction of said trail by the Applicant is contingent upon the proposed trail being allowed by all applicable County and State ordinances and limitations due to terrain and constructability considerations. In the event that the public linear park trail is unable to be constructed due to County or State ordinances, the Applicant shall develop the linear park trail as a private trail system for the use of the residents of The Preserve at Jordan Springs ("The Preserve"). This private linear park trail shall count towards the open space and recreational amenities requirements for The Preserve. 6. LIBRARIES: 6.1 The Applicant shall contribute to the Board the sum of $267.00 per Single Family dwelling unit, or $204.00 per Townhome or Multi -Family dwelling unit, as applicable, for library purposes, upon issuance of a unit's building pernlit. 7. PUBLIC SAFETY: 7.1 The Applicant shall contribute to the Board the sum of $658.00 per Single Family dwelling unit, or $503.00 per Townhome or Multi -Family dwelling unit, as applicable, for the Sheriff's Office, upon issuance of a unit's building permit. 8. GENERAL GOVERNMENT: 8.1 The Applicant shall contribute to the Board the sum of $320.00 per Single Family dwelling unit, or $245.00 per Townhome or Multi -Family dwelling unit, as applicable, to be used for general government administration, upon the issuance of a unit's building permit. 9. CREATION OF HOMEOWNERS' AND PROPERTY OWNERS' ASSOCIATION: 9.1 The residential development shall be made subject to a Property owners' association (hereinafter "POA") that shall be responsible for the ownership, maintenance and repair of all common areas not dedicated to the County or others, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for. such POA herein. 9.2 In addition to such other dues and responsibilities as may be assigned, the POA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of residential lots; (iii) common solid waste disposal programs, if they decide to use a commercial collection company, (iv) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the POA if platted within residential or other lots, or otherwise granted to the POA by appropriate instrument and (v) responsibility for payment for maintenance of streetlights. 10. WATER & SEWER: 10.1 The Applicant shall be responsible for connecting the Property to public water and sewer, and for constructing all facilities required for such connection. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 11. ENVIRONMENT: 11.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, Table 2-3 which results in the highest order of stonnwater control in existing Virginia law at the time of construction of any such facility. 12. HISTORY: 12.1 ANY DESIGN PROFFERS? 13. ESCALATOR CLAUSE: 13.1 In the event the monetary contributions set forth in the Proffer Statement are paid to the Board within 30 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI -U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI -U from that date 24 months after the approval of this rezoning to the most recently available CPI -U to the date the contributions are paid, subject to a cap of 6% per year, non - compounded. SIGNATURES APPEAR ON THE FOLLOWING PAGES DIVISION OF HISTORIC LANDMARKS '' �. �,. Negative no(s). , n(179 , n. SURVEY FORM Historic name 4aldan White Sulfur Springs Common name Shalom et Benidictus, Sulfur Spring Sp: County/Town/City Rural Frederick County Street address or route number Rt. 664 USGS Quad Stephenson Date or period Mid 19th Century, 1870-1890 Original owner Branch Jordan Architect/builder/craftsmen Original use Spa-Hotel unknown Present owner Shalom Et Benidictus Source of name owners Present owner address Stephenson, VA Source of date ' architectural evidence Stories 3 Present use drug and alcohol rehabilitation Foundation and wall const'n 7-course American bond brie Acreage center. on a split-level stone foundation. 253 agres. Rooftype Hipped roof clad w/ asphalt shingle. State condition of structure and environs Excellent. State potential threats to structure None Note any archaeological interest This was the site of activity around the sulfur springs in the mid- century. Also, this is not the original building which was used as a hotel- there was anotl hi h burned. Siou�d be Investigated for possible register potential? yes ® no ❑ Is in very original condition. Architectural description (Note significant features of plan, structural system and interior and exterior decoration, taking care to point out aspects not visible or clear from photographs. Explain nature and period of all alterations and additions. List any outbuildings and their approximate ages, cemeteries, etc.) The site of the sulfur springs were recognized for their healing value by the Indians before white man settled this area of Frederick County. By 1747, Indians and white men were argl about who had rights to the spring. The land became part of the Littler grant and exchanged hands until 1834 when the then current owner, Branch Jordan, built a brick building on the : This building apparently burned as did some others which followed it. The present building 1 is made of brick and stone seems to have been built in the late 19th century. It is of 7-cc American bond. It is three-and-a-half stories on a split-level stone basement. The basement becomes a full level on the east side of the house. The building has brick piers running t1 entire height of the building. There are also gable dormers on the building; 3 on the front, on the side, 2 on the rear. The building is L-shaped in plan with the rear wing being only stories. The building has 2/2 light windows; segmental arches over the openings except on i 3rd story where they are flat arches. There are 2 doors on the entry level, front of the building which have 4-light transoms above. The stone English basement of the building has brick segmental arches over the openings. The building has a stepped brick cornice; exposed ters in the eaves and some of the windows are paired..A 19-bay wrap-around porch which is 2 levels and 2 stories is found on the front and sides of the building. The supports are chami columns. There is a sawn balustrade and plain handrail and exposed rafters in the eaves of t porch roof. The rear 2 story ell which gives the Spa its L-shape appears to have been added just a little bit later than the main building. It has a central brick chimney and integral 2-story porches.on its west side. There is a frame cabin(?) just NW of the main building. It is: 2 stories on a split-level bZ ment; 3bays wide; symmetrical; has a gable roof with standing seam metal; 6/6 windows; louvE shutters; ext. end brick chimney(unable to see the type of bond);fronted by a 3-bay, 1 level vernacular porch with chamfered column supports, a plain handrail and cross-rail balustrade. Perhaps this was one of several cabins that were found on the property- ones that could be rented. The only other original outbuildings appear to be the frame shed located East of th house by the creels and the open octagonal springhouse located North of the house near the entrance to the property. It is a pergola w/ a shallow conical roof. The supports are basel Interior inspected? pp doric columns. Although, some of the parts of this garden structure have surel 1--en r nl a-edl the si } is original as aro many of }ho arcbi t—t-11 al dErt 3i.].S There aro 7 Historical significance (Chain of title, individuals, families, events, etc., associated with the property.) modern buildings on property. One is a 2-story concrete block workshop located south of the main building. The c is a 1 story brick office building located West of the main building. No, the interior was not inspected. The use of this building has changed several times since it was built. It was originally be as a spa-hotel. The history of its ownership needs to be further researched, but briefly wl- occured is that it was in its peak of use in the late. 19th Century when people would come b} train from Baltimore, Washington, New York and Philadelphia to enjoy the water and the socio life. The spa was abandoned for some years in the 20th century until it was bought by the Franklin Institute in 1950. They sold it in 1954 to the Catholic Church and it was used by t Mission Servants of the Holy Trinity Monastery until 1972. They did a lot of renovation to t building including replacing the swimming pool. dressing rooms with a library and the ballroon with a chapel. They sold it to Shalom et Benidictus, a private, non-profit, non-denominations residential treatment community for teenagers with emotional or family-related probles, in 1972. The current owners have also done a lot of work to the building yet retained its archi- tectural integrity. This property should definitely be placed on the State and National Regi as it exemplifies an unusual building type from a "lost era". VIRGINIA HISTORIC LANDMARKS COMMISSION SURVEY FORM 34-ll0 File Numbc. i. County ?'redericic 2. Historic Name Sulfur Spring Spa Cnwn `3tephenson Present Name Same 1343 Street No. W. of rqt; 664 at Jordan Date or Period (exactor estimate) ea. Spring Architect ---- USGS Quad Name Stephenson Builder, craftsman, etc. ----- Quad Date 1966 Source of Name Father Erie Williams Original Owner Jordan's Source of Date It Original Use Health Spa — Hotel Present Owner Shalom & Benedictus Present Owner Address Father Eric - WilliamE 3. No. sto3�s (dormers count as %Z story): Box A Stephenson, Va. Present Use Will construction Brick/ stone Rehabilitation center Acreag6nknown 4. historical Significance (Chain of Title, Families and Events, etc., connected with the property) /This spa was originally run and built by the Jordan's. There was a hotel on the spot by 1843, and had been used before then as a health spa. The hotel probably burnt down several times, and the present structu probably dates to the 1870's. In 1950 the Franklin Institute bought the spa and owned it until 1954 when Mission Servants of Most Holy Trinity purchased it and used it as a monastary-type place. In January 1972, Shalom and Benedictus purchased the place and are using it for drug rehabilitation center. S. Architectural Significance (Note interesting interior and exterior details, etc., cite significant alterations and additions) This ishan extremely large structure, note that it is part brick. Note detail of ornament over the windows - photograph. I could not get inside for a ground plan. 6. Physical Condition Excellent Good Fair Poor Structure XX Grounds ----"— Neighborhood X — -- ---- Scrtc potential threats to preservation of structure None (over) RVEY 5362 , SE 750 ! 'S, 52 NWGOC Gr s�p�u.�� ks 618 ti -633 ;Trailer / Park - Rot602 `\ c Emmanuel Ch • `% c Stephenson Trailer r/):Perk � �.. 'i ter, � '� �-` \ ._ f i•.:,.-� /.Trailer y Park -75 Ib"r r G a 6 N \ t ✓ ``c. is3iin Se n r�r �� jnngs (✓ ` / i Pit J Ali: Shale 10 p 60 •, `�f.� ��: i '-i �>>.�, � ,�- , ti �1 .:� yam. � y�, O 'X\ Cord A ell - \ Burnt �; GRAPHIC SCALE 2000 0 1000 2000 4000 o� IN TEET ) W 1 inch = 2000 ft. `-_.-. APPROXIMATE LOCATION OF PROPOSED ONSITE PUMP STATION` `!O,QOq �sA �F�tics .._. �o APPROXIMATE LOCATION, OF PROPOSED SANITARY SEWER FROM. ADJACENT DEVELOPMENT SITE (TYPICAL) SWSA 0 OPEQUON WATER RECLAMATION FACILITY EX. SANITARY SEWER SWSA _.-... v 7 �> 01 le „.•> Bowman Consulting Group, Ltd. Winchester Office PLAT SHOWING East Cork Street BowmanSEWER JORDAN SPRINGS PROPER Winchester, Virginia 22601 Winchester, Phone: (540) 722-2343 AND WATER EXHIBIT Fax: 22-5080 C 4 N S U L T I N G STONEWALL DISTRICT, FREDERICK COUNTY, VIRGINIA anconsu www.bowmanconsulting.com © Bowman Consulting Group, Ltd. I ISCALE: 1" = 2000' JULY 24, 2006 BCG PROJECT NO: 5016-01-001 BY: JBF DWG: P-\5016 - JORDANS SPRINGS RD\5016-01-001\Engineering\Exhibits\RZ Exhibits -CAD files\UTILITY EXHIBIT\D011BIT.dwg SHEET 1 OF 1 VTRC1NiA D-EPART.MENT OF HISTORIC RESOURCES yRC?iAEOLOGiCA1 SF—it LN-Vt?v-TORY FOR.,-, Site Name: Site Number: FK -438 Cultural .-,fllll[ion uro–America-.; uncertain Site Class: Ilistoric, Terrestrial Site Function. Government Thematic Contents: Property Boundary Specialized Contexts: Virz ail Register Status: National Resister Status: Easement Status: Ownership Status: X Private _ Public/Local: P-uhiic/S[ate: Public; Federai: Ocher VDHR Number. USGS Quadran;le: Stephenson Loran: T �f Zone: 17 Eastin_: :,,,one Nordun2: (At ach photocopy of appropriate section of USCS 7.5 -7 lute se ies to � t p0_raptucal m2D showing site boundrtes.) _ Owner Name: :iul tipl e Owner Telephone: v Owwner Address: Informant Name. informant Address: Surveyed By: -5E� celc a richt. Affiliation: Address: Site Dimensions: Sun ey Methodoloey: X Historic Map Projectcon _ Surface Testinz Survey Description: - See Addend lir, Site Condition: See Addendun Current Land Use: See Addendum Specimens Obtained: _ Yes X No Assemblaze Description: See Addend= Specimens Reported: _ Yes X No Owner Name: Assemblage Description: •Y Informant Telephone: r I� Date: U. C Site Acreage: n; a _ Informant _ Observation c X Subsurface Testins I� Ifl) -Abrams Creel: Archaeological Surve Ja,.es `adison tini,v., Harrisonburg, VA 22807 Shenandoah Univ. , T•Jinchester, VA 22601 r Depository: z c Owner Address: x w cc rK de No. AC-2z-_5+-++ Field No. None Date --- Leader Hofstra to Type Property markers Site Ace Uncertain ndowner Multiple to Condition In place rvey Strateav Visual reconnaissance, map projections. bite Placement Varies Nearest Permanent Water NA Artifacts NA Structural Features Consist of a series of limestone blocks set at corners of existing property boundaries. VIRGINIA DEPARTMENT OF HISTORIC RESOURCES ARCHAEOLOGICAL SITE INVENTORY FORM Jordan's Mlite Sulphur Springs Site Name: Spa Locale Site Number: FK- 413 Other VDHR Number: Cultural Affilition: Euro -American; lst quarter 19th century Site Class: Historic, Terrestrial Site Function: Domestic Thematic Contexts: Spa Specialized Contexts: Virginia Register Status: National Register Status: Easement Status: Ownership Status: X Private _ Public/Local: —Public/State: Public/Federal: USGS Quadrangle: Stephenson Low= UTM Zone: 17 Fasting: 751,720 meters Northing: 4,344,460 meters (Attach photocopy of appropriate section of USGS 7.5 minut Owner Name: e series topographical map showing site boundaries.) Owner Address: Owner Telephone: Informant Name: Informant Address: Informant Telephone: Surveyed By: +See below right. Affiliation: Address: Date: Site Dimensions: 180' x 180' Survey Methodolo X Site Acreage: .5 $r Historic Map Projection X Informant X Observation — Survey Description: Surface Testing X Subsurface Testing — See Addendum Site Condition: See Addendum Current Land Use: See Addendum Specimens Obtained: —Yes X No Assemblage Description: — See addendum Specimens Reported: — Yes X No Owner Name: Assemblage Description: +Abrams Creek Archaeological Survey James r1adison Univ., Harrisonburg, VA 22807 Shenandoah Univ., Winchester, VA 22501 Depository: Owner Address: Eel w ro T rr z c 3 FK -413 Code No. AC -192 Field Number JW3/2- Date 3/2/93 Leader itiey Site Type Resort; Jordan's White Sulphur Springs Site Age 1st half of 19th century Landowner Shalom et. Benedictus Address Attn: Mike Foster, Director, P.O. Box 8, Stephenson, VA 22656 Survey Strategy Visual reconnaissance and shovel test pitting. Site Size 200'NS x 2001EW Site Condition Maintained yard. Status of Preservation While the area has undergone some landscaping for modern use, the site overall appears sound. Site Placement Low first terrace above Hiatt Run formed at point where deeply entrenched ravine joins the creek from the south. Nearest Permanent Water Hiatts Run Distance adjoins Altitude 10-20 feet Artifacts None recovered. Fragments of handmade brick were abundant on terrace face near valley wall on south side of site. Structural Features The shale slopes which bound the area on the south have been quarried to create a vertical wall and --landscaped platform for structure construction. _Interpretation Local informants (E. Williams) and maps prepared by Gillespie in 1873 identify the original spa and resort to have stood at this point. VIRGINIA DEPARTMENT OF HISTORIC RESOURCES ARCHAEOLOGICAL SITE INVENTORY FORM Site Name: Site Number FK -410 Other VDHR Number: Cultural Affilition: Euro -American; 4th quarter 19th -20th century Site Class. Historic, Terrestrial Site Function: Domestic Thematic Contexts: Farmstead Specialized Contexts: Virginia Register Status: National Register Status: Easement Status: Ownership Status: X Private _ Public/Local: —Public/State: Public/Federal: USGS Quadrangle: Stephenson Loran: UTM Zone: 17 Easting: 750,990 meters Northing: 4,344,340 meters (Attach photocopy of appropriate section of USGS 7.5 minute series topographical map showing site boundaries.) Owner Name: Shalom et. Benedictus Owner Telephone: Owner Address: At tri: �1ike Foster, Director P.O. Box 8, Stephenson, VA 22656 Informant Name Informant Telephone: Informant Address: Surveyed By: +See below right. Affiliation: Address: Site Dimensions: 175' x 150' Survey Methodology: _ Historic Map Projection Surface Testing Survey Description: See Addendum Site Condition: See Addendum Current Land Use: See Addendum Specimens Obtained: X Yes _ No Assemblage Description: See Addendum Date: Site Acreage: <.5 X Informant X Observation X Subsurface Testing +Abrams Creek Archaeological Survey James Madison Univ., Harrisonburg, VA 22807 Shenandoah Univ., i4inchester, VA 22601 rr rD Depository: Dept. Sociology & Anthropology : James Madison University I Specimens Reported: — Yes X No Owner Name: Owner Address: Assemblage Description: r- FK -4 10 Code No. AC -189 Field Number CG3/3d Date 3/3/92 Leader Geier Site Tvv Farmstead Site Age 1st half of 19th century through 20th century Landowner Shalom et. Benedictus Address Attn: Mike Foster, Director, P.O. Box 8, Stephenson, VA 22656 Survey Strategy Visual reconnaissance, shovel test pitting (18), map review. Site Condition Superstructure removed, overgrown in grass and brush, used as dump. Status of Preservation No evidence of serious disturbance though intrusion of waste debris. Site Size 1751NS x 1801EW Site Placement Situated on face of low first terrace above junction of Lick Run with Hiatts Run. Nearest Permanent Water Hiatts Run Distance 150 feet S of site Altitude 10-20 feet Artifacts None recovered. Site littered with recent glass, plastic and metal artifacts including pieces of metal chairs. Structural Features The site consists of 3 possible structures (plan map); a.dwelling, a privy and a possible shed area. The dwelling is L-shaped and includes at least 2 periods of construction. The initial building consisted of a NS oriented rectangular structure 15 feet wide by 30 feet long situated perpendicular to the flow of Hiatts Run. The structure has a loose shale foundation with chimneys at the north and south ends, the hearth at the north end being significantly larger than that of the south. An ell addition extends west from the north half of the structure and measures 10'EW x 151NS. The foundation for this addition encloses a full basement with entrance steps on the SW corner of the ell. Fifty feet east of the north end of the structure is a small square depression suggestive of a privy hole. Thirty-five feet east of the midsection of the structure is a platformed area which might suggest the position of a support building. An old road from Jordan's White Sulphur Springs passing up Hiatt Run lies 50' north of the structure. Interpretation While the structure shows evidence of mid -20th century use, Gillespie's map of 1873 identifies a farmstead in this place during the Battle of 3rd Winchester, ca. 1864. VIRGINIA DEPARTMENT OF HISTORIC RESOURCES ARCHAEOLOGICAL SITE INVENTORY FORM Site flame: Site Number: FK -409 Other VDHR Number: Cultural Affilition: Euro -American; 19th -20th century Site Class: Historic, Terrestrial Site Function: Domestic x Thematic Contexts: Greenhouse Specialized Contexts: Jordan's I�Thite Sulphur Springs Association Virginia Register Status: National Register Status: Easement Status: Ownership Status: X Private _ Public/Local: —Public/State: Public/Federal: USGS Quadrangle: Stephenson I Loran: UTM Zone: 17 Easting: 751,440 meters Northing: 3,344,460 meters _ (Attach photocopy of appropriate section of USGS 7.5 minute series topographical map showing site boundaries.) Owner Name: Shalom et. Benedictus Owner Telephone: Owner Address: Attn: dike Foster, Director P.O. Box 8, Stephenson, VA 22656 Informant Name: - Informant Telephone: r Informant Address: I rt Surveyed B Y: +See below right. Affiliation: Date: r n Address: �J" ro Site Dimensions: 16' x 12' Site Acreage: ; 25 m C Survey Methodology: _ Historic Map Projection X Informant X Observation _ Surface Testis gSubsurface Testing m Survey Description: — a See Addendum o� l� Site Condition: +Abrams Creek Archaeological Survey James :Madison Univ., iarrisonburg, 1A 22807 See Addendum Shenandoah Univ., Winchester, VA 22501 Current Land Use: See Addendum cn �. Specimens Obtained: _ Yes X No Depository: rr Assemblage Description: z See Addendum T x t 0 Specimens Reported: Yes X No `O Owner Name: Owner Address: Assemblage Description: FK -409 Code No. AC -188 Field Number CG3/3c Date 3/3/92 Leader Geier Site Type Greenhouse; Jordan's White Sulphur Springs Site Acte 19th/20th century Landowner Shalom et. Benedictus Addressttn • ,,1. ,, Foster, __• Mlrce t -os er, Director, P.O. Box 8, Stephenson, VA 22656 Survey Strategy Visual reconnaissance , resident interview. Site Condition Site used as dump area. Wooded to north of modern road. Status of Preservation Contaminated with modern debris but otherwise appears intact. Site Size See feature description. Site Placement On low colluvial fan at base of valley slopes to north of Hiatts Run. Nearest Permanent Water spring fed Artifacts None recovered. Included modern waste debris. Observed structural elements included handmade brick, limestone block and areas of poured limestone suggesting recent use. Structural Features Rectangular structure with foundation measuring 161NS x 12'EW. Situated north of old road that passes down Hiatt Run to vicinity of old 19th century farmstead lcca-to-d_at-point where Lick Run enters -the creek. Interpretation Informant, Mr. Eric Williams, indicated that an old greenhouse that was part of the resort complex stood in this area. VIRGINIA Dc"P.4RT:idENT OF HISTORIC RESOURCES ARCHAEOLOGICAL SITE INVENTORY FORM Jordan's White Sulphur Springs Site Name: Spa Locale Site Number: FK --408 Other VD14R Number: Cultural Affilition: Euro—American; 1st quarter 19th century r, (D Site CIass: Historic, Terrestrial Site Function: Domestic rD Thematic Contexts: Spa Specialized Contexts: Virginia Register Status: National Register Status: Easement Status: Ownership Status: X Private _ Public/Local: Public/State: Public/Federal: USGS Quadrangle: Stephenson Loran: UTM Zone: 17 Easting: 751,720 meters Northing: 4,344,460 meters (Attach photocopy of appropriate section of USGS 7.5 minute series topographical map showing site boundaries.) 3 Owner Name: Owner Telephone: Owner Address: Informant Name: Informant Telephone: r* Informant Address: v: Surveyed By: - +See below right. Affiliation, --- --- - ---- Date: r. r. Address: Site Dimensions: 180' x 180' Site Acreage: .5 m p Survey Methodology: X Historic Map Projection X Informant X_ Observation _ Surface Testing X Subsurface Testing m Survey Description: n See addendum +Abrams Creek Archaeological Survey r Site Condition: James Madison Univ. , Harrisonburg, VA 22807 See Addendum Shenandoah Univ., Winchester, V_A 22501 Current Land Use: See Addendum Specimens Obtained: _ Yes X No Depository: z Assemblage Description: E See Addend= 1 x i c Specimens Reported.: _ Yes X No Owner Name: Owner Address: Assemblage Description: VIRGINIA DEPARTMENT OF HISTORIC RESOURCES ARCHAEOLOGICAL SITE INVENTORY FORM Jordan's iti'hite -- A.C. Jordan's Residence and Cabin Site Name: Sulphur Springs Site Number: FK -407 Other VDHR Number: Cultural Affilition: Euro -American; 2nd quarter 19th century Site Class: Historic, Terrestrial Site Function: Domestic Thematic Contexts: Sulphur Springs Spa -- users' residence area Specialized Contexts: Virginia Register Status: National Register Status: Easement Status: Ownership Status: ti Private _ Public/Local: —Public/State: Public/Federal: USGS Quadrangle: Stephenson Loran: UTM Zone: 17 Easting: 751,540 meters Northing: 4,344,600 meters (Attach photocopy of appropriate section of USGS 7.5 minute series topographical map showing site boundaries.) 3 Owner Name: Shalom e t . B en ed is to s Owner Telephone: Owner Address: Attn: Mike Foster, Director P.O. Box 8, Stephenson, VA 22656 Informant Name: Informant Telephone: ro lnformant Address: CIOn Surveyed By: +See below right. Affiliation: Date: ro Address: Site Dimensions: 400' x 200' Site Acreage: 2 Survey Methodology: X Historic Map Projection X Informant X Observation _ Surface Testing T Subsurface Testing G Survey Description: a See Addendum 0. +Abrams Creek Archaeological Survey Site Condition: ro Janes Madison Univ., Harrisonburg, VA 22807 See Addendum Shenandoah Univ., ldinchester, VA 22601 Current Land Use: See Addendum cn Specimens Obtained: X Yes _ No Depository: Dept. Sociology & Anthropology c -r rD z Assemblage Description: James Madison University 3 See Addendum h i Specimens Reported: _ Yes X No C Owner Name: Owner Address: V Assemblage Description: FK -407 Code No. AC -186 Field Number CG3/2a Date 3/2/92 Leader Geier Site Type Jordan's White Sulphur Springs Resort Site Age 1840+/ - Landowner Shalom et. Benedictus Address Attn: Mike Foster, Director 22656 , P.O. Box 8, Stephenson, VA Survey Strategy Visual reconnaissance and shovel test pitting (23) . Site Condition Resort yard area. Status of Preservation Landscape contours suggest excellent preservation. Site Size 200'NS x 4001EW Site Placement Complex of weathered first terraces N of Hiatts Creek at point where SE trending tributary streams enter the flow of the creek. Nearest Permanent Water Hiatt Run (Sulphur Springs) Distance Adjoins Altitude 10-20 feet Artifacts 1 ornamental metal drawer pull; 2 pieces square -cut nail; numerous handmade brick pieces; 15 pieces Of clear pane glass; 1 clear, 2 amber, 1 brown and 1 black container glass; 1 piece of porcelain, earthenware of uncertain t 4 Pieces of refined 2 pieces of unglazed red earthenwaretglazed grey stoneware; Structural Features Across the landscape are platformed areas which represent areas in which structures associated with the early use of the resort were in place. These structures included the early homesite of E.C. Jordan, the resort founder, as well as a series of two story wood frame structures with opposing end chimneys which serve as housing for guests. Evidence of an old road which passed through the complex exists. Interpret_on This sit includes one functional area of the larger Jordan White Sulphur Springs. Maps of the area dating to the Battle of 3rd Winchester (Gillespie 1873) place the Jordan house in this general area. w 3 - Ar - � -- - t-, ' �.. _ •- ,.:»ta;-„sem-a^a'�� Jaz- ...�_.�:- =�., � i ceyw9v V Um LAW•''.,,, %Y/ ��. �• d -_ - _ - - _. ."--tom + —xx �� ,' r� ri' � w' % ,. .� M.. •+R �W� S e � r. ri, �,.i. �� R � — i �, 'i. _ _ _ 1. _- - _:� ._ t!' w: ., "'-� �: u `1e C� T AIM" 11111x CS DIVISION OF HISTORIC LANDMARKS Ne f gatlVe nO-- ( )j_aa SURVEY FORM Historic name J6-fdan % White. sulfur Springs Common name Shalom et Benidictus, Sulfur Spring Spa County/Town/City Rural Frederick County Street address or route number Rt . 664_ _ USGS Quad Stephenson Date or period Original owner p Mid 19th Century, 1870-1890 g Branch Jordan Architect/builder/craftsmen Original use Spa -Hotel unknown Present owner Shalom Et Benidictus Source of name owners Present owner address Stephenson, VA Source of date p architectural evidence Stories Present use drug and alcohol rehabilitation foundation and wall const'n 7 -course American bond brick Acreage on a split-level stone foundation. 253 ages. Center. _ Roof type ed roof clad w/ asuhalt shingle. State condition of structure and environs Excellent. State potential threats to structure None Note any archaeological interest This was the site of activity around the sulfur springs in the mid -IE century. Also, this is not the original building which was used as a hotel- there was anothE hi��burned. ou e investigated for possible register potential? yes ® no El Is in very original condition. Architectural description (Note significant features of plan, structural system and interior and exterior decoration, taking care to point out aspects not visible or clear from photographs. Explain nature and period of all alterations and additions. List any outbuildings and their approximate ages, cemeteries, etc.) The site of the sulfur springs were recognized for their healing value by the Indians before white man settled this area of Frederick County. By 1747, Indians and white men were argui about who had rights to the spring. The land became part of the Littler grant and exchanged hands until 1834 when the then current owner, Branch Jordan, built a brick building on the si This building apparently burned as did some others which followed it. The present building wh is made of brick and stone seems to have been built in the late 19th century. It is of 7-cou American bond. It is three -and -a -half stories on a split-level stone basement. The basement becomes a full level on the east side of the house. The building has brick piers running the entire height of the building. There are also gable dormers on the building; 3 on the front,l on the side, 2 on the rear. The building is L-shaped in plan with the rear wing being only 2 stories. The building has 2/2 light windows; segmental arches over the openings except on th 3rd story where they are flat arches. There are 2 doors on the entry level, front of the building which have 4 -light transoms above. The stone English basement of the building has brick segmental arches over the openings. The building has a stepped brick cornice; exposed r ters in the eaves and some of the windows are paired. A 19 -bay wrap-around porch which is 2 levels and 2 stories is found on the front and sides of the building. The supports are chamfe columns. There is a sawn balustrade and plain handrail. and exposed rafters in the eaves of th porch roof. The rear 2 story ell which gives the Spa its L -shape appears to have been added just a little bit later than the main building. It has a central brick chimney and integral 2 -story porches -on its west side. There is a frame cabin(?) just NW of the main building. It is: 2 stories on a split-level bas ment; 3bays wide; symmetrical; has a gable roof with standing seam metal; 6/6 windows; louver shutters; ext. end brick chimney(unable to see the type of bond);fronted by a 3 -bay, l level vernacular porch with chamfered column supports, a plain handrail and cross -rail balustrade. Perhaps this was one of several cabins that were found on the property- ones that could be rented. The only other original outbuildings appear to be the frame shed located East of the house by the creels and the open octagonal springhouse located North of the house near the entrance to the property. It is a pergola w/ a shallow conical roof. The supports are basele; [nte►Zorinspected? doric columns. Although, some of the parts of this garden structure have surely %erten rep - sed f theSItP-� G_ _ nri-gi-nal, as are _ `]bprp arm' i Historical significance (Chain of title; individuals, families, events, etc., associated with the property.) modern buildings on t: property. One is a 2 -story concrete block workshop located south of the main building. The of is a 1 story brick office building located West of the main building. No, the interior was not inspected. The use of .this building has changed several times since it was built. It was originally bui as a spa -hotel. 'Me history of its ownership needs to be further researched, but briefly wha occured is that it was in its peak of use in the late,l9th Century i:hen people would come by train from Baltimore, Washington, New York and Philadelphia to enjoy the water and the social life. The spa was abandoned for some years in the 20th century until it was bought by the Franklin Institute in 1950. They sold it in 1954 to the Catholic Church and it was used by th Mission Servants of the Holy Trinity Monastery until 1972. They did a lot of renovation to th building including replacing the swimming pool.dressing rooms with a library and the ballroom with a chapel. They sold it to Shalom et Benidictus, a private, non-profit, non -denominational residential treatment community for teenagers with emotional or family -related probles, in 1972. The current owners have also done a lot of work to the building yet retained its archi- tectural integrity. This property should definitely be placed on the State and National RegiE as it exemplifies an unusual building type from a "lost era". 0 HISTORIC LANDMARKS COMMISSION SURVEY FORM County Frederick 17owii Stephenson Street No. W. of fit. 664 at Jordan Spring USGS Quad Name Stephenson Quad Date 196 Original Owner Jordan's Original Use Health :spa — Hotel Present Owner Shalom & Benedictus Present Owner Address Father 'Eric', Willi Box A Present Use Stephenson, Va Rehabilitation center 34-110 File Number 2. Historic Name Sulfur Spring Spa Present Name Same Date or Period (exact or estimate) ea. 1843 Architect ---- Builder, craftsman, etc. ----- Source of Name Father Erie Williams Source of Date If If 1' 3. No. stor s (dormers count as %z story): Wall construction Brick/ stone AcreagOnknown 4. Historical Significance (Chain of Title, Families and Events, etc., connected with the property) /This spa was originally run and built by the Jordan's. 'There was a. hotel on the spot by 1843, and had been used before then as a health spa. The hotel probably burnt down several times, and the present structur probably dates to the 1870's. In 1950 the Franklin Institute bought the spa and owned it until 1954 when Mission Servants of Most Holy 'trinity purchased it and used it as a monastary-type place. In January 1972, Shalom and Benedictus purchased the place and are using it for drug rehabilitation center. S. Architectural Significance (Note interesting interior and exterior details, etc., cite significant alterations and additions) This is�an extremely large structure, note that it is part brick. (Vote detail of ornament over the windows - photograph. I could not get inside for a ground plan, v. .Physical Condition Structure Grounds Neightwn-hood Excellent Statc potential threats to preservation of structure Good . Fair Poor None (over) 07.28.2006 m 44 ! - 77, ` lo _ fy� i � yy . sill k rw•.. �-,w f a �- t• *�1' r •�. s o--;�V 1 1iz11 't.: '.. .&4�� ,' 4. i e ;; .d/'N• 'iL �.� I y • 07.28.2006 m 46 07. 28- 2006