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HomeMy WebLinkAbout03-04 CommentsOctober 9, 2003 Dear Brian: 2. Mr. Brian Condie Christopher Consultants, Ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 0. RE: Preliminary Comments Racey Tract Rezoning Application This correspondence includes preliminary review comments concerning the Racey Tract rezoning proposal, received by the Frederick County Department of Planning and Development on August 22, 2003. It is noted that the 105.65 -acre portion of the property requested for rezoning is within the Frederick County Urban Development Area (UDA), and that the entire 131.7 -acre parcel is identified by Property Identification Number 85 -A -140, located in the Opequon Magisterial District. The entire site is currently zoned RA (Rural Areas) District. Through this proposal, the applicant is seeking the RP (Residential Performance) District Zoning for 105.65 acres, and requesting no change in zoning to the remaining 26.5 -acre portion of the tract. Staff has identified the following issues for your consideration as the application is finalized for submission: A. Application Form and Relevant Review Agencies 1. Please ensure that a completed application form is attached and all required fees are included for the final submission of this rezoning application. The application fee for a rezoning petition consists of a base fee of $1,000.00 plus $50.00 per acre. In addition, a refundable deposit of $50.00 must be submitted for the public hearing sign required to be posted on site. The total fee for this application to rezone 105.65 acres, inclusive of the sign deposit, is $6,332.50. Please ensure that signatures of the owners are on the application and if there are proffered conditions, that the proffered conditions are also signed by the owners and notarized. nl 107 North Kent Street Winchester, Virginia 22601 -5000 P r— COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 OCT 1 0 2o;r-; Page 2 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 Additionally, if someone other than the property owner will represent this application. a completed Power of Attorney form must be submitted with the application. 3. Please submit review comments from the following departments and agencies with this application: Virginia Department of Transportation; Frederick County Sanitation Authority; Winchester Frederick Service Authority; Department of Public Works; Frederick County Building Official; Frederick C6Onty Department ofPlaru ing Development; Department of Fite and Rescue Services; First Responder Stephens City Fire and Rescue; County Commonwealth Attorney; and the Historic Resources Advisory Board.. A completed review agency comment sheet is necessary from each of these agencies. Please specify the type of Single family housing types, or combinations of types, you are considering for the proposed use of this property. This is in reference to item number 6. B on the Rezoning Application Form. As it appears in your application, lot size could be anywhere from 6,000 sq. ft. (Single family detached zero lot line) to 15,000 sq. ft. (Single family detached traditional). Please clarify. 5. Please submit the completed application package to the Department of Planning and Development to schedule for the Planning Commission meeting. The Planning Department will advertise for a public hearing and notify adjoining property owners, once the completed application package is submitted and accepted. B. Rezoning Plat A plat titled, "Area to be Rezoned delineating the land area subject to the requested rezoning that shows the meets and bounds identifying the area to be rezoned, is required with the application. Figure 1 within the application could convey the needed information, with the addition of the meets and bounds and the rezoning boundary limits outlined (not to include the residual RA portion of the parcel). Please also revise the rezoning information within the submitted plan sheets, if they are proffered. C. Impact Analysis 1. Access- The planning analysis states that the proposed access will be provided from Town Run Lane on the western side of the site, with the entrance road north of Stephens Run. Please include with this rezoning request the agreement with Page 3 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 2. Traffic The impact statement notes that there are traffic issues associated with Town Run Lane (Route 1012); Fairfax Pike (Route 277) and Double Church Road (Route 641). In the impact analysis, please state what the issues are with the identified roads, and any proposals to mitigate those concerns. 3. Water Supply The estimated water usage for the proposed residential development should be specified in the impact statement. D. Proffer Statement the Town of Stephens City, verifying the granting of access through Parcel Tax Map #85 -A -142, as well as clarification of the closure of the abandoned sewage lagoon. The intersection design at Town Run Lane should also be considered. The Impact Analysis notes that a traffic analysis performed by Wells and Associates, LLC has been provided within the appendix. Planning staff will need a copy of this traffic impact analysis submitted with the application. This information is missing from the draft rezoning application materials submitted on August 22, 2003. As proffered, the total sum of the monetary provisions for capital facilities impacts adds up to $10, 072. Please adjust the per lot contribution or the per unit capital facility contributions to equate to the same amount. 2. Please specify to whom the cash contributions towards road improvements will be paid. It is noted by staff that monetary contributions are sometimes offered with adjustments every two years by the Consumer Price Index (CPI) to account for inflation over the years of project build out. 3. Item number 2 under the General Development Plan notes that a connector road will be constructed from Rt. 1012, Town Run Lane, through Parcel 85 -A -142 to the site. Please clarify ownership of Parcel 85 -A -142. There is no time frame specified as to when this road will be constructed. Please clarify if this is the primary access to the site and if it will be constructed prior to building residential structures. 4. The connector road location is shown through a wetland. Disturbance of the ASK/bad Page 4 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 wetlands is only permitted in accordance with the requirements of the US Army Corps of Engineers or other qualified state or federal agency. The disturbance of natural waterway or riparian buffers is prohibited, except when necessary for public utilities, public facilities, or roads. In the application package, please include all documentation from DEQ and the Town of Stephens City regarding the proposed access through the existing wetland /lagoon. 5. Please clarify the right -of -way, road design, and road construction timing relative to the main access to the parcel requested for rezoning. Specifications on the classification of the proposed road, the pavement width, etc., would assist in the clarification. 6. Consider a single sheet GDP that illustrates the conceptual road layout and the eight (8) features noted under the General Development Plan portion of your proffer statement. After our meeting with VDOT, the Town of Stephens City. and County staff on Tuesday, October 7. 2003, staff identifies the following issues and potential impacts: Utilizing existing roads in the adjacent development will impact the current residents. The applicant is expected to minimize these impacts. The community pool and bathhouse facility should be further clarified as to the ownership, membership, maintenance, size, and completion time. It should be noted that a site plan, including parking areas, will be required for this facility. The rnaior collector road in the remaining portion of the tract, should show dedicated right of -way as well as address who will be responsible for construction of the road. Transportation and access continue to be significant issues that should be appropriately addressed. Please contact me should you have any questions or concerns regarding this correspondence. Abbe S. Kennedy Senior Planner UNbbe \REZ Review Letters\R ccy Tract wpd 02/05/04 THU 03:49 FAX 0820 Rezoning Comments Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia 22601 (540) 665 -6383 Applicant: Please fill out the information as accurately as possible m order to assist the County Attorney's office with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs view, L.L.C. Mailing Address; c/o christopher consultants, ltd Staling, VA 20166 Location of property: Stephens City, east of interstate 81, 0.5 [rules south of Route 227 (Fairfax Pike) cast of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA County Attorney's Comments: Assistant County Attorney' Signature Date: Frederick County Attorney 45940 Horseshoe Drive, Spite 100 Zoning requested: RP Acreage: 105.6 18 Rand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia Telephone: 703 Nottre to County Attorney Pirate Return Thia Form to the Aoptic-ant 6 61001 RECEIVED JAN 2 g 2004 COMMONWEALTHS A1I0ANE1 FREDERICK COUNTY Mr. Bryan Condie Christopher Consultants, ltd 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 RE: Racey Rezoning Comments Frederick County, Virginia Dear Mr. Condie: October 7, 2003 COUNTY of FREDERICK Department of Public Works 540/665 -5643 FAX: 540/ 678 -0682 We have completed our review of the proposed Racey tract rezoning and offer the following comments: 1) Refer to Location and Access: Indicate that the pond adjacent to the western property boundary is actually a wastewater detention pond owned and operated by the Frederick County Sanitation Authority. This treatment facility is referenced in the proposed proffer in a statement to be included in the plats and covenants. 2) Refer to Location and Access: The proposed development plan indicates that the main site access will be from Town Run Lane through property currently owned by the Town of Stephens City. A reference is made to the proper closure of the abandoned waste water lagoon on this property. However, no mention is made regarding who will be responsible for this closure. This item should be addressed in this rezoning request. 3) Refer to Traffic: The 24 -hour trip generation referenced in the report (2,141) differs from that mentioned in the traffic analysis (2,213) performed by Wells and Associates. Explain this discrepancy. 4) Refer to Traffic: It will be necessary to implement the road improvements proposed for the adjacent Southern Hills subdivision prior to issuing building permits for the Racey tract subdivision. These improvements include a connection from Town Run Lane to Stickley Drive and a light at Stickley Drive and Route 277 (Fairfax Pike). Also, indicate if the traffic analysis included the traffic patterns estimated for the previously approved Southern Hills subdivision located south of the abandoned lagoon off of Town Run Lane: If not, the analysis needs to be 107 North Kent Street Winchester, Virginia 22601 -5000 Racey Rezoning Comments Page 2 October 7, 2003 I can be reached at 540- 665 -5643 if you should have any questions regarding the above comments. HES /rls cc: Frederick County Planning and Development file A: \raccyrezcom.wpd revised to reflect the impact of this approved development. 5) Refer to Site Drainage: Explain why stormwater management will not be needed in the western portion of the property. 6) Refer to Site Drainage: Channel improvements will be required across the lagoon property to protect the Stephens Ridge townhouses. It may be necessary to design the drainage structures associated with the new entrance road to pass the 100 year storm to minimize the impact on the upstream development. 7) Refer to Site Drainage: We concur with a design approach which protects Woodside Estates I and II. We also concur with the proposed use of SWPBMP facilities in these areas. Indicate who will be responsible for maintaining these facilities. Sincerely, )457 Harvey E. Strawsnyder, Jr., P.E. Director of Public Works Fire Marshal's Comments: C�l --2 C) GC t\ �s�� 67- -GC3 Fire Marshal's Signature Date: Notice to Fire Marshal Please Return This Form to the Applicant—, Rezoning Comments Mail to: Frederick County Fire Marshal 107 North Kent Street Winchester Virginia 22601 (540) 665-6350 Mailing Address. c/o christopher consultants, ltd. Current zoning: RA to Frederick County Fire Marshal Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review. Attach a copy of your application form, location ma proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs Vie 45940 Horseshoe Drive, Suite 100 Sterling. VA 20166 L.L.C. •ECEIVED AUG 2 2 2083 Hand deliver to: Frederick County Fire Rescue Dept. Attn: Fire Marshal County Administration Bldg., 1 st Floor 107 North Kent Street Winchester, Virginia Telephone: 703- 444 -3707 Location of property: Stephens City, east of Interstate 81. 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Zoning requested: RP 22 Acreage: 105.6 Ui AUG 2 T CHRJSMPHLF Control number RZ03 -0009 Project Name Racey Tract Address 45940 Horseshoe Drive Suite 10D Type Application Tax ID Number Rezoning 85 -A -140 Current Zoning RA Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Not Identified Siamese Location Roadway /Aisleway Width Not Identified Adequate Emergency Vehicle Access Comments Fire nnt instilanons s.haii meet rec.,urernents Frederic. Cu ir, Jooe ,alt h= n lo within ourrline. Access Comments Additional Comments Requirements Hydrant Location Not Identified These items ail /en znd a tree c n i r r i Plan Approval Recommended Yes Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received Date reviewed 8/22/2003 8/26/2003 Applicant Blue Springs View, L.L.C- City State Zip Applicant Phone Sterling VA 20166 703 -444 3707 Fire District 11 Recommendations Automatic Fire Alarm System Residential Sprinkler System No Yes Reviewed By Signature Timothy L. Welsh Title Rescue District 11 Fire Lane Required Yes Special Hazards No 8Rc _.n_ DI2rI Date Revised Election District Opequon Tr, n September 10. 2003 Mr. Bryan Condie Christopher Consultants, Ltd. 151 Windy Hill Lane Winchester, VA 22602 RE: Request for Historic Resources Advisory Board (HRAB) Comments Blue Springs View L.L.C. (Racey Tract) Rezoning Dear Mr. Condie: Upon review of the proposed Rezoning, it appears that the proposal does not significantly impact historic properties and it is not necessary to schedule a formal review of the Rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the property nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any battlefields that this proposed Rezoning would impact. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, 1 e6 L dirafej Rebecca Ragsdale Planner I RAR/kac 107 North Kent Street Winchester, Virginia 22601 5000 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 Rezoning Comments Superintendent of Frederick County Public Schools Mail to: Frederick County Public Schools Attn: Superintendent AUG 2 2 2I1:2 P.O. Box 3508 Winchester, Virginia 22604 (540) 662- 3888 Applicant: Please fill out the information as accurately as possible in order to assist the Superintendent of Public Schools with his review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicants Name: Blue Springs View, L.L.C. Mailing Address. c/o christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA Zoning requested: RP Superintendent of Public Schools' Comments: See attached letter. Superintendent's Signature Date: Notice to School Superintendent Please Return This Form to the Applicant 24 Hand deliver to: Frederick County Public Schools Attn: Superintendent School Administration Building 1415 Amherst Street ,Winchester, Virginia 22604 -2546 Telephone: 703 444 3707 Acreage: 105.6 FrederIoltyPubHctchooJs Administrative Assistant Al Omdorff to the Superintendent omdorfa @frederick.k12.va.us Christopher Consultants, Ltd 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 RE: Racey Tract Rezoning Christopher Consultants. Ltd September 3, 2003 This letter is in response to your request for comments concerning the rezoning application for the proposed Racey Tract project from RA to RF. Based on the information included in the application packet, it is anticipated that the proposed 228 single family homes will yield 89 high school students, 32 middle school students, and 39 elementary school students, for a total of 160 new students upon build -out. The Frederick County Fiscal Impact Model calculates a recommended cash proffer of $7,571.00 as proposed by the applicant. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding their practical capacity. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The impact of this rezoning on current and future school needs should be considered during the approval process. Copy: William C. Dean Ph. D., Superintendent of Schools Robert W. Cleaver, Assistant Superintendent for Administration 1415 Amherst Street P.O. Box 3508 Winchester, Virginia 22604 -2546 RR Yours, C LIAAL Al Omdorff Administrative Assistant to the Superintendent www.frederick.k12.va.us 540 -662 -3889 ext. 112 540 -545 -2439 540 -662 -3890 fax Sanitation Authority Comments: /Y6 «i1//fE Sanitation Authority Signature Sa Date: c%� i Notice to Sanitatio Authority Please Return This Form to the Aw lit..wt i 25 Auur rt d l Rezoning Comments Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (540) 868-1061 Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Mailing Address. c/o christopher consultants. ltd Current zoning: RA 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Zoning requested R' Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia 22655 Telephone: 703 444 -3707 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Acreage: 105.6 Feb 13 04 03:50p Z•d Rezoning Comments FRED WIINC SERV AUTHORITY 540 722 1103 Frederick Winchester Service Authority Mail to: Fred -Wine Service Authority Attn: Jesse W. Moffett, Executive Director P.O. Box 43 Winchester, Virginia 22604 (540) 722 -3579 Applicant: Please fill out the information as accurately as possible in order to assist the Fred -Winc Service Authority with their review. Attach a copy of your application form, location map proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703 444 3707 Mailing Address: c/o christophe consultants, lid. 45940 Horseshoe Drive, Suite 100, Sterling, VA 20166 Location of property: Stephens Ciry. east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge Field Avenue) to Ewines Lane. Current zoning: RA 0E2S0 Zoning requested: RP Fred -Wine Service Signature Date: 34 Band deliver to: Fred -Winc Service Authority Attn: Jesse W. Moffett 107 North Kent Street Winchester, Virginia Acreage: 105.6 p.1 unopno3 -loo ROE:BO tie tl Qa3 Frederick County Department of Parks &`Recreation Rezoning Comments Mail to: Frederick County Department of Parks Recreation 107 North Kent Street Winchester, Virginia 22601 (540) 665 -5678 Applicant: Please fill out the information as accurately as possible m order to assist the Department of Parks Recreation with their review. Attach.a copy of your application form, location map, proffer statement; impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L L C Mailing Address• c/o christopher consultants, ltd. 45940 Horseshoe Drive, Suite ,100 Sterling, VA 20166 Location of *property' Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of -Route 1012 Town -Run Lane);- south -on Route 1065-( Ridge -field- Avenue) Ewings Lane. Current zoning: RA Zoning requested. RP Department of Parks Recreation Comments: Pks. Rec. Signature Date: See Attached Notice to Departmenthf ark-s-&-Recreation --Please-Return-This-Form to-the Applicant y 23 °11/:12/ Hand=dcliver to: Frederick County Department of Parks Recreation County Administration Bldg., 2nd Floor 107 North Kent Street Winchester, Virginia Telephone: 703 -444 3707 Acreage: 105.6 Racey Tract Comments: The Parks and Recreation Department strongly recommends that a bike /pedestrian facility be a requirement for this development and that it include a location for a connector offering eventual access to Double Church Road. The long range plan for this trail would be the completion of a connector accessing Sherando High School, Sherando Park, and connect to the trail system already being developed north of route 277. The monetary proffer proposed for Parks and Recreation appears to be appropriate to offset the impact this development will have on this depa tment. Although adequate open space has been provided, it appears that the 80' right -of -way to be used for a future collector road, will eventually diminish the intended purpose of the required open space. No recreational requirements required. Town of Stephen City's Comments: The Town has signed an agreement with the applicant to grant a right -of -way across the old town lagoon site. The applicant will in turn close out the lagoon. The Town would therefore encourage approval of this development if traffic impacts are acceptable to Frederick County. Town of Stephens City's j� Signature Date: M/izji a./' dig- -e- _h Notice to the Town of Stephens City Please Return Form to Applicant Rezoning Comments Mail to: Town of Stephens City Attn: Town Manager P.O. Box 250 Stephens City, Virginia 22655 (540) 869-3087 Mailing Address Current zoning: RA Town of Stephens City Applicant: Please fill out the information as accurately as possible in order to assist the Town of Stephens City with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicants Name: Blue Springs View, L.L.C. c/o christopher consultants. ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 28 Location of property: Stephens City, east of Interstate 81. 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Zoning requested: RP Hand deliver to: Town of Stephens City Attn: Town Manager Stephens City Town Hall 1033 Locust Street Stephens City, Virginia 22655 Telephone: 703 444 3707 Acreage: 105.6 Virginia Department of Transportation Comments: See attached VDOT comments dated January 12, 2004. VDOT Signature &Date: rSl /4) 4a D Notice to VDOT- Please Return Form to Applicant 12 -04: 3:04PM: Rezoning Comments Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Applicant: Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Attach three copies of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicants Name: Blue Springs View, L.L.C. Mailing Address cfo christopher consultants, ltd. Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA Virginia Department of Transportation 45940 Horseshoe (hive. Suite 100 Sterling, VA 20166 Zoning requested: RP 20 :540 38 5607 s 1/ Hand deliver to: Attn: Resident tment o f Transpo Dd on e 2275 Northwestern Pike �,'t^ Winchester, Virginia 22603 AC3 Zu03 Telephone: 703 444 3707 Acreage: 105.6 a l_ O+: 2:04PM: Philip 4. Shucet COMMISSIONER COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE EDINBURG, VA 22824 VDOT Rezoning Comments Blue Springs View, LLC January 12, 2004 e. The documentation within the application to rezone this property appears to have significant measurable impact on Interstate 81, Routes 277, 641, Town Run Lane (Route 1012), and Stickley Drive (Route 1085). Routes are the VDOT roadways which have been considered as access to the property referenced. VDOT has reviewed the transportation proffers offered in the original submittal received in this office on August 25, 2003 and believe the applicant has addressed the site generated traffic by proffering improvements to Route 641, Route 277, Town Run Lane and Stickley Drive with the following clarifications: The existing right tum lane on Route 277 eastbound shall remain a dedicated right tum lane from Town Run Lane to Stickley Drive and shall not be allowed to be incorporated as a thru lane. The additional thru lane proffered shall require the addition of new pavement to accommodate the additional lane. The existing right turn lane from the most westem Food Lion Shopping Center entrance to Double Church Road shall remain a dedicated right turn lane and shall not be allowed to be incorporated as a thru lane. The additional thru lane proffered shall require the addition of new pavement to accommodate the additional lane. The lane geometrics as detailed on the January, 2004 preliminary road improvements exhibit appear to only address the immediate intersection and appear to not properly line up on this rough schematic. The applicant needs to be aware of the proper tapers and lane configurations that will be required to accommodate the specific additional lanes as proffered. This also will include any modifications required to all drainage structures impacted by the additional lanes. VirginiaDOT.org WE KEEP VIRGINIA MOVING JERRY A. COPP RESIDENT ENGINEER TEL(540)984 -5800 FAX(540)984.5007 12-04. 3.O4PM; VDOT Rezoning Comments Blue Springs View, LLC January 12, 2004 Page #2 ;500 98+ 5807 t 3/ In regards to Proffer #4, this re- striping is not necessary since the current west bound right turn lane also acts as a shared thru lane to the I -81 north bound on ramp. It appears, as stated above, these modifications will help to address traffic impacts to local streets, including Route 641. and Route 277. However, there are no improvements detailed that would address the proposed impacts to the Level of Service at the intersections of Route 277 and I -81 South and North Bound Ramps. It appears at build -out and incorporating the background traffic, the Level of Service drops to "B "C "D" and "F Therefore, although you are addressing traffic volumes on Routes 641 and 277 (with the exceptions as noted above), the proposed development will further exasperate conditions at the interchange of I -81 North and South Bound and Route 277. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trio Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right -of -way needs, including right -of -way dedications, traffic signalization, and off-site roadway improvements and drainage. Any work performed on the State's right -of -way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Ben H. Lineberry, Jr., P.E. Trans. Assistant Resident Engineer BHL /rf Enclosure Racey Tract Reply to Agency Comments IP December 30, 2003 Agency Comment Reply PC Staff Application Fee 105.65 ac- $1,000 +$50x105.65= $6,332.50 Signatures All required signatures have been provided. Review Agencies Submissions were made to all required agencies. Winchester- Frederick Service Authority and the Frederick County Building Official referrals were not required at this time, as instructed by PC Staff. Single Family House Type Rezoning Plat Access Traffic Water Supply Revisions were made within the application package to specify that a single family detached cluster is being proposed with a minimum lot area of 8,000 sq. ft. Figure 2 within the application has been revised to meet the rezoning application requirements. The Stephens City Agreement granting access through parcel tax map #85 -A -142, and the Lagoon Closure Plan provided by the Virginia Department of Health has been included within this application. The intersection design at Town Run Lane providing access to the Racey Tract will meet all VDOT standards and requirements. The traffic section of the impact analysis has been modified to identify the issues associated with Stickley Drive; Fairfax Pike and Double Church Road; Fairfax Pike; along with measures the applicant has proffered to address these issues. A complete analysis has been provided to illustrate the future level of services (LOS) within the traffic package. The estimated water amount that will be used by the proposed subdivision has been added to the impact analysis. Proffer Statement Issues and Potential Impacts Proffers and monetary values have been updated, and are reflected within the impact analysis. The per lot contribution of 510,072 required by the capital facilities impact has been updated. Pursuant to final negotiations with VDOT, the applicant has proffered to provide and construct the intersection improvements as stated in proffer 5 and proffer 6. The ownership of parcel #85 -A142 is and will remain the Town of Stephens City. An agreement has been provided granting the applicant access. See Appendix "A The construction of the primary access from Town Run Lane will be constructed prior to the first residential building permit. Every effort will be made to avoid wetlands disturbance. All required permits will be acquired from all necessary agencies prior to any disturbance of wetlands. The Lagoon Closure Plan has been provided as Appendix The primary access will be constructed prior to the first residential building permit issued. Road sections within the 80' right -of -way will be completed during the Master Development Plan and will meet all VDOT standards and requirements. A single sheet GDP has been provided as requested. Road layout has been designed to limit cut thru traffic by providing multiple turns and no direct access from one side of the development to the other. Ownership and maintenance of the community pool will be the homeowners association. The pool is proffered to be constructed and available for use prior to the 150`" residential building permit. As stated in proffer 8, membership will be offered to neighboring communities, which will determine the size of the pool facilities. Attorney Public Works Access and Location Fire Marshall Traffic HRAB As shown Proffers Proffers are in proper form and have been signed. Site Drainage Right -of -way for the "Major Collector Road" will be provided pursuant to any requested alignment by the County. The applicant has left the pending area to the south and east of the project as open space and will dedicate all or part of the area to the County or any agency thereof as requested. The application is not predicated upon the construction of any actual road. The dedication options are projected based on initial discussions which exposed the long term benefit of securing the aforementioned dedication at the time of rezoning so as to leave the County's options open for the future. The pond adjacent to the western property boundary will be identified as a wastewater detention pond owned and operated by the Frederick County Sanitation Authority in the impact analysis. The applicant is responsible for the closure of the Lagoon and will be specified within the impact analysis. See Appendix "B The 24 -hour trip generation has been updated to reflect the traffic analysis performed by Wells Associates. Improvements have been addressed with VDOT comments. Stormwater Management will be finalized during master development plan, where all necessary measures will be adhered to. The HOA will be responsible for all maintenance of SWM /BMP facilities. The applicant acknowledges the required and recommended items and will address them during the subdivision process. FCSA No Comments Parks Rec. Town of Stephens As shown City Fire Rescue FCPS The applicant acknowledges the concerns of additional students that the Racey Tract would generate into the school system. The 228 single family lots proposed will produce approximately 166 school age children. This will include approximately 91 elementary students, 37 middle school students, and 38 high school students. Research has been completed to determine that the capacity of the following schools will be able to service the Racey Tract. Middletown Elementary: Current Capacity 509 Practical Capacity 735. *R.E. Aylor Middle School: Current Capacity 968 Practical Capacity 965 Sherando High School: Current Capacity 1275 Practical Capacity 1610 *Ground has already been broken on a new middle school, which is scheduled to be complete before the first residential building permit has been issued. This will reduce the current capacity, including the projected Racey students, well below the practical capacity level. Bicycle /Pedestrian Access The applicant has agreed to provide the necessary easements and access to allow for bicycle /pedestrian connections from Double Church Road and Town Run Lane. The applicant has also opened the door for discussions with Parks and Recreation for the use of the 26.5 acres remaining zoned RA. No referral sheet was As guided by PC Staff, multiple calls were returned. placed to Stephens City Volunteer Fire VDOT Existing Right turn lane onto Stickley Drive to remain a dedicated right turn lane. Dedicated right turn lane eastbound on Rt. 277 to Double Church Road. Tapers and lane configurations. Rescue Company asking them to return in writing any comments or concerns. The applicant has agreed to contribute the monetary amount required by the Frederick County Impact Model. As stated in proffer 5, the applicant will add the additional pavement to provide a second thru lane and maintain a dedicated right turn lane. As stated in proffer 6, the applicant will provide an additional thru lane eastbound on Fairfax Pike at the Double Church intersection. Additional pavement will be provided to maintain a dedicated right turn lane eastbound to Double Church Road. The applicant will meet all VDOT requirements when providing the lane configurations and tapers.