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HomeMy WebLinkAbout02-14 ApplicationREZONING APPLICATION, 402-14 Heritage Commons Staff Report for the Board of Supervisors Prepared: January 5, 2015 Staff Contacts- Candice E. Perkiiis5, AICP, Senior Planner..,,' John Bishop, AICP Deputy Director Tran P ortatior� PROPOSAL- To rezone 96.28 acres from B2 (Business General) District to R4 (Residents alPlanned Community) District and 54 acres from RP (Residential Performance) District to R4' (Residential' - Planned Community) District and acres from the RA (Rural Areas) District to the R4 (Residerittiat Planned Community) District With proffers. al Pike (Route 52�_),' LOCATION: The site fronts-on the west side.�of Front-Roy QppQsi_teAirportR`qad--. ,(Route 645), and has frontage on the east :side of Interstate 81 EXECUTIVE, SUMMARY FOR THE, 01 /14/2015 BOARD.OF SUPERVIOSRS, MEETING:, t The Heritage Commons rezoning -application is a request to use the R4, (Residential Plamied Community) Zoning District, with modificati-ofts, and proffers, to construct, a development With 1,200 residential units` and commercial uses. The. project is located, on the I 50-acre propertypornmoftly known asRusspIj 1'50.7he 1,200re5idential units include 1,01 O multifamily units and 184 townhom'esi. The land uses shown with the'Heritaiie Commons rezoni application are n. consistent with the 2030 11 - 9 , I - _. - . , J :I ­ I I Comprehensive'Plam Additionally; the application does not adequately addtessthe negative iinpacts associated W'iih.this request; in particular, the negative transportation and fiscal iinp4pts,, The Planning forwarded a unanimous recommendation,for denial during thpirmeeti fig on, November 5,20,141, The Planning Commission reviewed a. proffer, statement with alev'ision,_date of October 9, 201-4. It is noted that•the�.proffer has been revised since,the-P-lanning Commission meeting,' although 'the concerns,raised duri"ng4he Planning Commission meeting continue to remain valid. The current proffer has a revision date, of November 24, 2014. This staff report is based. on the proffer,. statement -revised on November 24, 2014. 7 The Board of Supervisors' held a_.publipl hearin g for this rezoning application .on December 10, 2014. There were no:- citizen, comments-during the public hearing portion;of the meeting. Supervisors Fisher expressed, concern. regarding the impacts of t he rezoning as well as the requested 8,0' height modification; The applicAn'trequesied that action on.the rezoning 'be postpofted'until iheBoard's , meeting in January 20115. By unanimous vote the Board of Supervisors postponed the, rezom n,g application` to. the first mcetin9 in January and -stated that publ'ic comment -Dortibn'would also be included` dt"the January ffieetiii' 9 Would', note; that and proffer statement remains the 'same as What was reviewed•bythe Board ,of'S'upervisors on.December 10, 2014 — no revisionsjo.Aheproffer statement.i igi an exgcutabIe.Rev.enUe Sharing _ Agreement have been.feceived from. the applicant.: ThcJo11oWmgjt0ni8 . I and' further "Issues, raised by the Board, of Supervisors should be addressed prior to securing a favorable decision from the Board of Supervisor on this rezoning application. 1) Many o he Revh?w Agency concerns,-, and conimen6 remain unaddressed spvcifica ly Rezoning #02 714 Heritage Commons January 5, 2015 I Page 2 VDOT, FOPS, Parks and Recreation, County Attorney and Public Works.. The Winchester Regional Aiaport has also expressed concern with the increased height request i►r�° the modification document. , 2) The proposed R4 zoning being sought with this rezoning application could enable a mixed use' development; however, as proffered, the development could consist of an 85 acre hig' h, density;residential area with: a 53 acre comniercia-1 area (12 acre environniental area), with the uses being clearly segregated from one another. The project appears to have lost 1 is identity as a mixed use urban center as described by the applicant and illustrated at the Planning Commission's September 2014 staff application briefing session. -,The projectw`as ,envisioned .and described by the applicant as an urban center with surrounding office ai ,d apartments (illustrated, by applicant's tour of NOVA, with luxury apartments (applicant's.. video illustrative) and a county office building complex). There are.no assurances-within`the` Proffer statement as to what type of development would materialize. t 3) The nekati:ve fiscal impacts associated with the residential uses proposed on the property have .not been, satisfactorily addressed The applicant's Market and Fiscal Impact Analysis (MFIA) byS. Patz & Associates shows a positive fiscal gain; however, the MFIA utilizes a . 15-; ear full build -out of the commercial and residential landboys to achieve this figure (15 +1 years, 1,200 market rate residential.units and 700,000sf'of commercial). The phasing proffer proposed by the applicant falls grossly short of achieving what the MFIA, is utilizing to achieve thepositive fiscal gain. The County's development impact model projects a Negative impact,of $13;437 per, single.family attached (townhouse) unhand $12,697per multifamily unit on, County capital facilities. Therefore, based on the unit cap ofpr °offer 2.C,, the potential, negative impact the residential units could have on County facilities is $15.3 million. Tl e development should not utilize the future potential tax contributions of the commer=cial. landbays to offset the negative.inipacts of residentiallandbays- witlloutguararrteed pliasirig of adequate commercial square footage to Abe. bui.lrin conjunction with the residential uses. ro ered basin consistent with the MFIA suggestions estions results is limited, if an �, 4) The lack of p ff p g gg revenue to offset the residential impacts. The phasing proffer proposed states that the applicant would need to complete 50,000 square feet of commercial area with .the first 300 multifamily residential units. The applicant would need to complete an additional 50,000 square feet of commercial area by the 600'" multifamily residential'unit. As written, the Proffer would allow the construction of 600 multifamily residential units and 1844ownhouses with the construction of1`00,000 square feet of commercial area. This is not consistent with the Patzz §ingested phased 'approach to maintain economic balance, nor does this phasing nrnffer guarantee io. offset inivacts from residential uses. As written, the phasing proffer �/ /VYLKGJ LLLLLGJ/ N/L,'VGILG /LL LV Nsl. v r,'• � . 5) The land uses shown within landbays 3 and 7 are not supported by the 2030 Comprehensive Plan: The pro show landbay 3 with mixed residential and commercial land uses, ;the . Comprehensive Plait designates this area for employment land uses. The proffers show landbay 7 (53.95 acres) with the ability `to develop with 100% commercial uses. The Comprehensive Plan shows the entire- area that encompasses landbay 7 as high density, residential. Introducing commercial uses into landbay 7 is not supported -by the 2030 i - i t Rezoning 02 -14 Heritage Commons j January 5, 20.15 Page 3 Gomprehensive..Plan. Transportation. Concerns: 1. Removal of $1, 000, 000 cash pro f T SO TIA, upon whih this' application is reliant and references 'with the trips limitation prof fez,noted significant offsite impacts ill addition to those that led to the proffered needs of the Warrior Drive.connection�to the south, connection to the north towardthe,Glaizeproperty,.and connection to the Cityvia abridge over 1-81. This led to a $1,000,000 cash proffer which is not in the curretztpackage._ 2. Development ahead of transportation. tation. TJze current- proffer needs to clarify that developmei t. will not occur ahead of iinpleznentation of the transportation.system. While some,concurrent development as the transportatMir system is being constructed would be =sensib`le, protections" need to be in place so that significant development could not occur ahead of key_,roadw y connections being in place, particularly the bridge over I -81. 3_. Warrior Drive. The segment of Warrior Drive ;.south is not clearly provided./or-in the pl o ffer. Addi&nally, the proffer -does it otprovidea trigger for when segmentof Warrio-rDrive:w ll'be constructed. Peiformaiice triggers tied to development for the Warrior Drive; revenue - sharing agz•eenzeizt,should be provided The County can apply for additional revenue sharing fundsfor this project as early as November 2013. ! 4. Revenue SharzngAgreement. The roadway construction proffers remain solely reliant upon a revenue sharing ag-reement that does, itot yet. exist. The County,draftwas rejected'and staff rendered comment on a subsequent draft front the applicaht,on 10129114. However; nothing further has been heard at the staff level. At this point, the proffers do not address what happens, if the proffered agreement does notinateriahze. At a.inininziim, staff would suggest an additional proffer that would restrict development without an executed revenue sharing agreement-between the County and the applicant that addresses the construction of the road network. 5. Access to Landbay 7 as currently shown will solely be: from Route 522. The land use table shows that this area (the largest landbay within the development) could be up to 90% residential and isproffered ,to contain all the townhouses. Staff has concerns that all the residential units couldbe constructed within this,landbay (plus commercial) and there will be no access to Warrior'Drive -and the main transportation network within the development, nor requirement, that the adjacent section of . Warroor Drive be constructed. STAFF CONCLUSIONS FOR 01/14/15 BOARD OF SUPERVISORS MEETING: I The land uses,shown with .the Heritage Commons rezoning application are not;consistent with-the 2030 Comprehensive Plan: Additionally, th . application does not adequately address the negative impacts associated with this request; in particular, the negative fiscal impacts and. the failure to commit to construction of the necessary transportation,improvements identified by the TIA. Throughout the report; Staff has noted a.number of inaccuracies and ,concerns that are present with this rezoning application. Confirmation of the issues identified in the staff report, and any issues raised by the Board. of I i i i Rezoning #02 -44- Heritage Conunons January 5, 2075' Page 4 i Supervisors should be addressed prior to securing a favorable decision from the Board of Supervisors on this rezoning application. L Followirrz the public meeting-, a decision re ,-ardinjZ this'rezoninz application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Boar-"d. of Supervisors Rezoning #02 -14 Heritage Commons January 51 2015 Page 5 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Coninrission and the. Board of Superi4sors to assist them in making a decision on this application. It may also be, useful to others interested in this zoning matter. Unresolved issues concerning this application are iroted by staff where relevant througliout this staff report. Reviewed Action Staff Application Briefing: 09/03/1.4 Reviewed Planning Commission: 11/05/14 Recommended Denial. Board.of Supervisors: 12/10/14 Public Hearing Held — ,Decision postponed until January 14, 2015 i Board of Supervisors: 01/14/2015 Pending- PROPOSAL- To rezone 96.28 acres from B2 (Business General) District to R4 (Residential Planned 1. Community) District and 54 acres from RP (Residential Performance) District to. R4 (Residential Planned Community) District, and .31 acres from the:RA (Rural Areas) District to the R4 (Residential Planned_ Community) District with proffers. i LOCATION: The site fronts on the west side of Front Royal Pike (Route 52-2),, opposite Airport.Road (Route 645.), and has frontage on the east side of Interstate 81. j MAGISTERIAL DISTRICT: .Shawnee PROPERTY ID NUMBER(S): 64 -A -10, 64 -A -12; 64 -A -150 PROPERTY ZONING: B2 (Business Genera]) District, RP (Residential Performance) District and RA (Rural Areas) .District - f PRESENT USE: Vacant ADJOINING PROPERTY ZONING_& PRESENT USE: North: RP (Resident a'l Performance) Use: Residential /Institutional B2 (Business General) Vacant I South: RP (Residential Performance) Use. Vacant (Madison Village) B2 (Business General) Vacant East: RP Use: Residential West: City of Winchester Use: Residential /Vacant PROPOSED USES: Commercial uses and 1,200 residential units. - i Rezoning #02 -14; Heritage Commons January 5, 201'5 Page 6, REVIEW EVALUATIONS: Please see attached agency reviews: Virginia. Department of Transportation — Comments dated October 21, 2014 and .December 1 20'14 Frederick County Public Schools — Comments dated September 25, 2014 Frederick County Public Works= Comments dated September 20, 2013 and September _26, 2014_ Frederick County Attorney — Comments dated September 30; 2014 - Frederick County Planning Department (Perkins) — Comments dated September23, 201"4, Novem {er 17, 2014 and December 1; 2014 Frederick County Planning Department (Bishop) — Comments. dated September 24; 2014, Nov emlier" 17, 2014; and December 1, 2014 Frederick. County Parks and Recreation— Comments dated September 24, 2014 f Fire Marshal: Plans approved dated 9/20/13 Frederick County Sanitation Authority: Please see attached letter dated $ eptember 16, 2.013. i Winchester Regional Airport: Please see attached letter dated October 10, 2013 Serena Manuel. Planning & Zoning: Winchester uadran lO. 1) Site History The ongmal.Frederrck County Zoning Map (U.S.G.S. Q- g ) identifies these properties as being zoned R -1 (Residential Limited). The parcels were re- mapped from R -1 to A -2 (Agricultural General) pursuant to the County's comprehensive.' downzoning initiative =(Zoning Amendment Petition #011 -80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combinedto fonn the RA (Rural Areas) District upon adoption of an amendment to `the Frederick County Zoning Ordinance on May 10; 1989. . The,corresponding revision of the zoning map resulted in the re- mapping of the subject property and all other- A -:1 and A -2 zoned land to the RA .District. Properties 64 -A -10 and 64 -A -12 were rezoned in.2005 from -the RA District to the B2 and RP Districts with Rezoning Application #01 -05 for Russell 150 with proffers. The proffers approved with Rezoning #01 -05 are attached.,, _ 2) Comprehensive Policy" Plan The Frederick County Comprehensive Policy Plan is an. official public documentihat serves as the, community's guide_ for making decisions regarding development, preservation, public facilities and other key components of community fife. The primary goal of this plan is to protect and improve the living environment within. Frederick County. It is in essence a composition, of policies used to plan for the; future physical development of Frederick; County; [Comprehensive Policy Plan; p. 1-1] i Land Use The parcels comprising this rezoning application are located within the County's Urban' Development Area "(UDA) and Sewer and Water Service Area (SWSA). The UDA defines the Rezoning #02 -14.— Heritage Commons January 5, 2015 Page 7 I general area in which more intensive forms of residential development. will occur. In additi i on, the Heritage Commons . property is located within the Senseny /Eastern Frederick Urban Ai °ea Plan. This land useplan callsfor the area north of•Buffalo Lick Ruiz and between 1 -81 did the future Warrior Drive to be developed with Employment land' uses and'the area south) of Buffalo Lick Run for High - Density Residential. The Heritage Commons application proposes_ land uses which are not consistent with. these areas of the land use plan.. Areas planned for employment land uses are envisioned to allow for intensive Retail, Office, Flex -Tech, and /or Light Industrial Land Use in planned business park settings... Areas planned for higher density residential development are slated to develop with T246 units per acre and would generally consist, of a mix of multifamily and a mix of other .housing types:. This density is,necessary to accommodate the anticipated growth of the County within the'urban areas and is essential to support the urban center concept identified in. the Comprehensive Plan. The Heritage Commons rezoning is proposing to develop up to 1,20.0 residential, units. (maximum of 184 townhouse units, 1,016 multifamily units) onapproximately 84.7 acres of the . property which would equate to 14.2 units per acre within the residential land bays. The types of residential units and the proposed densities within the project are consistent with the goals.of the 2030 Comprehensive Plan.and „specifically the Senseny /Eastern Frederick Urban Area Plan. The Heritage Commons rezoning allows for commercial uses within. all seven land bays ,arid residential within three landbays Landbay 1 - 7.51 acres — 100% Commercial Landbay 2 — 8.03 acres — 1.00 % Commercial Landbay, 3 —,,9.73 acres — 5%-9'5% Commercial (remainder residential) Landbay 4 —21.91 acres —100% Commercial Landbay 5 — 29.91 acres — 10 %-20 %o Commercial (remainder residential) Landbay 6 — 6.83 acres — 100 % Commercial Landbay-? — 53 95 acres -100% o Commercial (or 90% residential and 10% commercial) Landbay 3 is the area located between 1 - -81 and. the future Warrior Drive. The Comprehensive Plan calls for employment land uses within this area, and therefore the designation of this area for "mixed use”, with an allowance_for up to 95% residential uses is inconsistentfvith the Comprehensive Plan. _ i Landbay ? is-,the-area located south of Buf falo Lick Run. The, Comprehensive Plan calls foY high density residential in this area, and therefore the designation of this area /or commercialuses is inconsistentwith the Comprehensive Plan. Zoning Ordinance— R4 District The R4 (Residential Planned Community) District is a district that allows, for a mix of commercial and residential land uses. ,7hetdistrictis intended to create new neighborhoods with. an appropriate balance between residential, employment and service uses. Innovative design is encouraged. Special care is taken in the approval of R4 developments to ensure that necessary facilities, roads and improvements are available, or provided to support the R4 development; Rezoning #02-14 — Herita-'ge, Commons January 5; 2015. Page 8 i Planned community developments shall only be approved in, conformance with the policies in . the Comprehensive Plan. The R4 District is a flexible district that allows for an applicant to request a number 'of " . modifications. to the Zoning Ordinance to tailor the requirements to meet the needs of their- development. Done properly and in confonnance with the Comprehensive Plan, the R4, District can produce a unique and beneficial development for the community. As stated in the intentiof the.dstrict, "special care is taken in the approval ofR4 developments to ensure that necessary facilities, roads and improvements are available -or provided to support the R4 "deve1opment '" ' 1 Staff Note: The proposed R4 zoning being, sought with this rezoning application would, enable -a mixed use development however, "there are no assurances within the proffer statement that'a core' /town center area will be provided. As proffered, the developnzeiit could be a traditional. residential and commercial project, with the uses being clearly segregated coin one another. This is contrary to the illustrations that the applicant has presented in a previous tour .staff application °briefing session, Power Pointpresentation and video.' Transportation The Frederick County Eastern Road Plan provides the guidance regarding future arterial 'and eollectotroad connectionsin the eastern portion of the County by identify, ing ;needed connections; and locations. Plans for new development should provide for the right -of ways .necessary to . implement planned road improvements and new roads shown on the road plan 'sh'ould be . constructed by the developer when warranted by the- scale, intensity, or impacts -of, the development. , Existing roads should be .improved as necessary by adjacent development to implement the intentions of the plan. i Warrior Drive and the extension of Airport Road from its current terminus, over - Interstate 8:1, into the City of Winchester are road improvement needs that are identified in the Eastern Road Plan that directly relate to the Russell 150 property: Both are important improvements for the County and the City of Winchester collectively. Warrior Drive, in projects to the ,south - of the subject rezoning have provided for a.four= lane:divided and raised median road section for Warrior Drive: Accommodations for construction of thesenew major collector roads,shouldbe incorporated into the project. " I Corridor Appearance Bu f ers The Senseny /EasternTrederick Urban Area Plan calls for a"significant corridor appearance buffet along Route 522 similar to that established for the, Route 50 West corridor in the Round.Hill.Land Use Plan, which, consisted of .a 50 foot buffer area, landscaping, and bike path. The Heritage Contmons'rezoning has not addressed this corridor enhancement 3) Potential Impacts Fiscal Impacts i In its current Tormat, the application's proposed development of 1,200 residential dwellings and 700,000 square feet of office /retail space may have a.negative fiscal impact on the county.. - ,I. Rezoning #02 -14. = Heritage Conunons January°5, 201'5 Page _9 The phasing proffer proposed states that the applicant would need to complete 50,000 square feet of commercial area with the first 300 multifamily residential units. The applicant would need to complete an additional 50,,000 square feet of commercial area by the 600`h multifamily residential unit. As written, the proffer would allow the construction of 600,multifamilyresidential -units and 184 townhouses with -the construction of 100,000 square feet of commercial area. This pleasing proffer is not consistent with the applicant's Market and Fiscal Impacts Analysis (MTIA) suggested phased approach to inaintairi economic balance, nor does this phasing proffer guarantee 20 offset in ;pacts fr'onr residential uses: As written, thephasing proffer provides Tittle if any benefit to the County. Therefore, atiliz'ing the.future potential tax contributions of the commercial :landbays. to o_ ffset the ,residential laudb`ays without phasing the conrnrercial to be built in conjunction with the residential as outlined in the Applicant's MFIA should carefully be evaluated. This reinforces the= Board` s policy of =not considering credits as. part of the capital facilities evaluation processes. I County Development Iinpact Model, j The County's Development Impact Model (DIM) is utilized to project the capital fiscal impacts that a residential development will place on the county over° a 20 -year period. Through an extensive review in 2013/20;14, the,DIM policy was reaffirmed that the DIM projection would consider residential capital -fiscal impacts and would not consider credits for commercial components of a development-proposal. On June 25, 2014,the-Board of Supervisors adopted the updated DIM for use in FY2014. The following is a breakdown ofthe projected impacts perdwelling univfor each capital: facility. E I Capital facitity Town home Apartment Fire and Rescue $412 $418 . ._ .......... _.._ .............. . .................. .­ ............................... :.................. _...___.....................:_. General Government ..... ............ _ ...... ......... ............................... $33 .: - - .......... _ .............. $33. ...................... _ ............. ...y ..................._....... ........ Public Safet ...., ... _ ..................................... ......:... $0 _ .................................. .................................... $0 -_._ ....................................... ............................ ...... _ ....... _ ................... ....:..................... ................. Library _ .............. ................... .................................. $379 _..................................................... $379 Parks and Recreation $1,332 $1;,33.2 ._ ................................................ .............................. _ ............ _. ............................................. ......... ........ ... .............:... School Construction. i $11,281 $10,535. ............. ....................... ..._ ............................... ................., ._............................. ..._.. ..........._ ......... ............ ....... Total $13,437 $12,697 When applied to 'the residential nzix used in 'the MFIA.. (1,050 apartinents -and 15 town houses), the DIM projects negative capital fiscal impacts of '$:15,347,400. Thi projection solely considers capital fiscal impacts; the DIM projects that operational f scz impacts are,generally much greater and collectively exceed the tax revenue generated by th multifamily residential use by a factor-of 2:1. Rezoning #02 -14 — Heritage Conunons: January'5,.20.15 Page'10 In applying the DINT using the phased proffer approach, the DIM projects that 300 multifamily and 50,000 square feet commercial could result in a projected annual negative impact iof $400,000. ; The application does:not contain a proffered mitigation proposal that adequately addresses. these impacts— Applicant's Market and Fiscal Impacts Analysis (MFIA) The applicant has submitted a Market and Fiscal Impacts Analysis (MFIA); authored by S. Patz and Associates, dated August 2014 and revised November 3, 2014(copy is. attached to this Staff Report). The applicant's.MFIA is based on the development's proposal of 1,200 housing units and 700;000' square feet of commercial development, including a new Frederick .County office, building. The 1,,200 housing units include 1,050 apartments and 150 townhouses`. The commercial space is modeled on; 220,000 square feet (county office and developer sponsored,. 70,000sfbuilding); 380,0-00 square feet office; and 100,000 square feet retail. The applicant's MFIA evaluates on -site and off- ,si`te,revenue and expenses at build -out; build-out is projectedto occur over a 15 -year period. The applicant's MFIA projects an annual net fiscal benefit of $3;173,610 at build -out'. There are a number of concerns with the applicant's MFIA that should be considered "when reviewing the applicant's M.FIA's conclusions. Many of the MFIA's assumptions are notdirectly tied to a proffered commitment and therefore, do not directlyrelate to the development proposal..' Some of the concerns associated with the applicant's MFIA include: • The applicant's MFIA presumes the establishment of a new county office building on site, and associated positive synergies that would be catalysts for on -site commercial, ,and residential. demands. This County office building concept wouldxepresent 1/3 of the proposed commercial use.; The MFIA states that the public investment of the new County Administration - Building . Oil the Heritage Commons site -will be a key anchor for the entire prgject and a catalyst for the MFIA's positive returns at the IS year build -out. The applicant's MFIA models a development scenario that is not proffered. The proffer only guarantees 100,000 square feet of commercial, not nearly the 700,000 square feet identified in the MFIA as being necessary to achieve the positive revenue returns, • The applicant's MFIA states that; "at best, Heritage Commons can attract'25,000 square feet of office space per year," which results in,a 1.5+ year build- out;(page 37 of MFIA). This statement further clarifies that the commercial land use is speculative, and therefore, may take over 15 years. to be fully realized. • The applicant's MFIA states that apartment unit rents would target household incomes of $40,000 (page 26 of MFIA). Yet, the MFIA calculates off -.site revenues reflective of on -site . residents earning an average of $65,000 (page 42 of MFIA). It might also be noted that..the US Census indicates the average wage in Frederick. County in 2014 was $40,117. The MFIA projects that the residential component of the project, could be developed and occupied before 2018. The MFIA'states that -the commercial land use would take more than 15 years to achieve, build -out.. Therefore., residential uses would dominate the site for many years prior to, commercial .build out and revenue recovery. Rezoning #,02 -14 — Heritage Con - nons January 5, 2015 Page 11 • The applicant's. MFIA is based on a phasing plan, including three five -year phases to add residential and commercial in a fiscally balanced approach over a 15 -year period. The proffer does not adhere to this MFIA modeled three phase approach. In fact, the proffer enables all residential units to be constructed within the first six, years, with the applicant only committing to -the construction of 100,000sf of commercial area. • The fiscal values are based on build -out, which is projected to be in 15 years. The MFIA fails to discuss the negative fiscal .realities if the housing units are front loaded (proffer indicates a residential build- out-withinxno sooner than six years), and commercial fails_ to materialize. The proffer'does not link residential and commercial development; one can occur without the other. • The MFIA. uses an apartment Student Generation Ratio (SGR) of . I . while the.County's DIM uses a SGR of .25'(5. The DIM uses the County's average SGR for new apartments -over the past eight years. 'The applica».thas, stated that this lower SGR rate is due to the construction of niarketrate nzultifami,ly units, however. • The MFIA 'indicates that smaller apartment units (1 and 2 bedroom) generate`fewer students, yet the proffer does not address limits in apartment unit bedrooms to achieve the: reduced student ,generation figures utilized by-the MFIA. • 'The MFIA utilizes a Cost Per Pupil value of $5,845 (Table 21), while the Frederick County. Public,School's budget is based on a Cost Per Pupil value of $9,773. The failure of the proffer to phase thedevelopntent-process as described in the MFIA, and outlined, below, will result in sigtaificant iregative.fscal impacts until such. time as the,site is fully developed i trom ivir,iH page 73 PhasingZy Use 1st 5 Yrs. 2nd 5 Yes. 3rd 5 Yrs. Total. Apartment Units 300 375 375 1,050 Townhouse Units 100 50. 150 Commercial Square Feet 50,000 25,000 25,000 100,000 Office Square Feet 100,000 175,000 175000 450,000 Traffic Impact Analysis i i r The Traffic Impact Analysis (TIA) on file from the previously approved application (Russell 150) projects that the development of 294 single family attached residential units, 264,000 square feet of office use, and 440,450 square feet of retail use would generate 23,177 vehicle'tripsper day. The report was developed with primary access to the project to be via the proposed western extension of Airport Road which would extend into the City of Winchester via East Tevis Street extended. A secondary access point was modeled from the project onto Route 522. The continuation of East Tevis Street from the property to Route 522 was not modeled in the TIA. It: should be recognized that`with the exception of the Route 522/50/17 intersection with the Interstate 81 ramp, a level of "service "C" is achieved. The above noted intersection is currently :operating at a level of service C(F). When the 2010 background is, added this intersection is projected to operate at a level of service D(F). The inclusion of the2010 build-out information results in a level of service D(F). *( *) represents AM(PM) LOS (level of service). The TIA also notes the need for regional, improvements by.others. Rezoning #02 =14 — Heritage Commons January 5, 2015' Page 12 Transportation Approach The previous application, as noted on the companion document which compares the two proffer packages, included detailed proffers which dedicated.right -of -way and fully-constructed Wamor Drive,' Airport Drive Extended, East Tevis Street Extended, and the Flyover Bridge on I -81. These itetls were, funded through the creation of a Community Development Association or CDA: - ,Staff Note_: In the tinge since the previously approved development began to experience. difficulty, the County has (of its own volition), secured ill excess of- $8,000,'000 ill state - funds to match with private dollars to aid in meeting these proffered obligations. This revenue sharing effort,continues.to be available to the Heritage Coninimmapplicant`shou`ld they elect to assume responsibility for the private share as Russell 150 proffers had committed The funds could be revoked by VDOT'in the event that the applicant or County elects not to utilize the .funding by proceeding with the project and providing snatch. Courrtysta ff also notes that applying for revenue sharing toward War�ri�orDrive would also` be something they are willing to do provided that' is the Board's desire. The applicant's proposed proffer package relies upon revenue sharing funding procured.by Frederick County and an agreement between the applicant and Frederick County for providing matching funds that does not yet exist. This agreement is being worked on, but is not in, place.. The commitment` of capital in the amount of $3,500 per residential unit, for an approximate total of $1,000,000, has been removed. Finally, based on the GDP and the new proffers, staff is` concerned that there are many ways that the ' ultimate agreement could en&up not taking place, and would suggest °some form of performance trig_ ger tied to deve'lopment.of the property as being appropriate. I Access to Landbay7, as currently shown will solely be from Route 522. The land use table shows that. this area (the largest landbay within the development) could be up to ,90 % residential ,and is proffered to contain all the townhouses. Staff has concerns that all the residential units could be constructed within this landbay (plus commercial) and there will be no access to Warrior Drive and the main transportation network within the development. Overall transportation ;concerti is that the proffers lack a commitment to construct the road network, and a phased approach to when'the network would be constructed. This could result -in the development of residential and .commercial units without realizing the construction of any of the necessary road network. _Without�tlie,outs de agreement, the proffers contain no commitments that the developer will constructthe necessary road iMprovements.. 4) Proffer Statement — Dated September 61,,2013;, revised August 7, 2014, September 24, 2014, October 9, 2014, -November ,24, 2014: Executive Summary:, The „applicant has proffered aGDP (Generalized Development Plan) (Exhibit A)' for the purpose of identifying the general road layout and larndbays within the development; Rezoning #02- 14•— Heritage Conunons January 5'; 2015 Page .13 . t. 1. Design Modification Document: The applicant has proffered a number of ordinance modifications with this rezoning application. The R4 Zoning,District allows an applicant to modify Zoning Ordinance requirements so that ' riodific tonsocont inedewphnnExhnbrt Bthwith staff'sBommentsn outline of_the requested • Modification #1— Proffered .MasterDevelopnten.tPlaii. The applicant is,requesting.to provide a GDP in. lieu of a MDP (Master Development Plan). The MDP would come before-tfie Planning Commission and the Board of Supervisors as an informational item at a later time. • Modification #2 — Permitted Uses. The, applicant is requesting to' ini-x commercial -and residential-. land uses within the same structure. "The mixed -use commercial /resideritia1 land bays identified, on the proffered Generalized Development Plan are slated for dense urban commercial and residential land use, which may include commercial' and residential land usi s that are located within the same structure or within connected structures ",. • Modification #3 — Mixture of Housin,. Types Required. The :applicant is'* requesting', a' modification from the requirement that no more "than 40 %o.of the residential areas;mayhe used for housing other than single family (multifamily, townhouses, etc). The applicant is requesting Jo utilize 100% of the residential area for single family attached (townhouses) and multifamily presidential units. • Modification #4 — Residential Density: The applicant is requesting, a modification from the maximum residential density of four units per acre; The applicant is requesting; to utilize the, . densities specified in the RP District for townhouses (10 units /acre) and multi family residential (20 units /acre).; This,area is slated.for.high.density residential land uses in the Comprehensive-Plan with a density of 1246 units /acre; therefore, this requested modification is in.. conformance with the Comprehensive Plan. - • Modification #5 — Commercial & Industrial Areas: The applicant:is requesting a modification from the requirement that commercial uses may not exceed 50 % ofthe gross area of the total planned community. The applicant would like the.ability to exceed the commercial area beyond 50% of the project: Fifty percent of the project would ,be: 75.2 acres, the maximum commercial acreage shown' under the applicant's proffered landbay breakdown table is 113.48 acres and the minimum would be 53.18 acres. • Modification #6— Open Space. The applicant is, requesting a modification from the minimum 301/o open,space requirement. They are requesting that a minimum of 15 % of the gross area -of the development and 100% of the Buffalo Lick Run Stream Valley area_be designated as open space. Rez6ning #02 -14— Heritage Commons January 5', 201'5 Page 14 The decrease of open space from 30% to 10% seems excessive: The nunimum open space for B2.zooed developments-is 15% and the nrinirnum_ for yrrixed residential developnrerzt is 30 %. The justifcation, for the modification states that rooftop green spaces and amenities could be provided, however, there are rro proffers or guarantees that these types of amenities will be provided. This modification has the potential to create a community with no outdoor areas. for recreation, which is contrary to the intent of the R4 Residential Planned Community. . Modification #7 — Buffers and Screening. The applicant is requesting , a modification /elimination from the requirement for buffers between theinternal uses (uses within the commercial and residential landbays). The applicant ,is proposing to provide perimeter zoning district buffers where required. The elimination ofbuffers enables residential uses (i.e. apartment building) to befronted on a street directly across. from a commercial use, which creates more of ail urban setting,. Modification #,8 — Road Access. The applicant is requesting a modification from the requirement that all streets.'within the planned community shall be provided with a complete systein of public streets. The applicant is requesting thatall major collector road systems identified in the Comprehensive Plan shall be public streets, but that all other streets within'tli_e development may be private. They are-also requesting a modification to allow "them to exceed' the maximum distance a.residential structure may be located from a.public road. Applicant should provide a commitment that the .Major Collector Roads will be constructed by the app'lica_nt reflective and consisientwith the.MCR design as a complete street. Modification #9 — Phasing. The applicant�is requesting a modification /elimination from the requirement that a schedule of phases be submitted. The ordinance, requires an applicant to specify the year the phase will be completely developed. The. applicantltas proffered a phasing'schedule that states that the applicant would need to cortzp'lete 50,000 square feet of commercial area with the first 300 multifamily residential utr ts. The applicant would need to complete an additional.50,000;sguare feet of commercial area by _the 60e multifamily residential unit As written, the proffer would allow.the construction of'600 multifamily residential units aad'184 townhouses with the construction of 100.06 sauare feet of commercial: area. This is,not consistent with, the A1'FIA'sugaested phased approach,to- .maintain economic balance,nor does this phashm proffer guarantee to offset impacts front residential_ uses. As written, the phasinz proffer provides little if any benefit to the County. • Modification WI 0 — HeiQht Limitation and Dimensional and Intensity Requirements. The applicant is requesting a- modification of the _maximum height of offree buildings and hotel�, buildings. The current height maximum for those structures is 60'. The applicant is requesting Rezoning ; #02 -14 —Heritage Commons January 5,, 201.5 Page 15 that commercial buildings, retail buildings, office buildings, hotel buildings, and shared Commercial /residential buildings may be constructed up to 80' in height, not including architectural features and antenna structures. The applicant is also proposing a modification from the current floor -to -area ratio of 1.0 to 2.0. o. Proxi.hiity to t%e Airport maybe of concern: o . Staff would also suggest that architectural features and antenna structures not be entirely omitted from the height maximums. It may be appropriate to establish, 'a secondary height limitation for architectural features and.antenna structures so.as to riot , exceed the building's height by more than 1.5 feet. • Modification #11 — Multifamily Residential Buildin s. The applicant is requesting; a , modification from the setback requirement for multifamily buildings. The ordinance, currently requires that buildings over 60' be setback one foot for every, foot over 60 up to the maximum Height of 80'.. The applicant is proposing that all buildings may be constructed within 2;0' of , public or private street systems serving the community. This results in a more urban setting which is consistent with that envisioned in the Comprehensive Plan. • ModiFcation # 12— Modi.FedApartnieiitBuilding. The applicant is requesting amodification to the dimensional requirements for Garden Apartments ( 165- 402.09I). The garden.apartnlent housing type.has a maximum of 16 units per structure, a height of 55'; and setbacks of 35' from public roads; 20' from private roads, 20' side and 25'' rear. Building separation per ordinance is g pp proposing d 20 or 35' depending on the orientation. The. applicant is a modification that would allow for up to 64 units per structure, a height of up to 80' and setbacks of 20' from public roads, 10' from private roads, and 15' side and rear setbacks. Proposed building separation is 15'. This n odi rcation. results in more urban standards (density and setbacks similar to % ( tJ' ) those envisioned for UDA (Urban Development Area) Centers. Z. Uses, Density and Mix: The applicant has proffered a mix of market rate residential types (single family attached, multifamily, gated single family-attached, gated multifamily), shared residential and commerc'ia'l uses. There are seven land bays and a Buffalo Lick Run landbay (the Buffalo. Lick Run landbay consists of 12.3:5 acres of preserved environmental features). Residential Uses: Landbays 3, 5 and 7 total 9.3.50 acres and pen-nit 90 -95% o of the total landbay to be utilized for residential purposes. Utilizin g the maximum residential p ercenta g e allowed within these. landbays the. total acreage for residential cannot exceed 84.7 acres (minimum of 24:4 acres). The proffers also state that the pennitted townhouse within the development must be located within landbay 7 (184 units max). Based on the landbay breakdown table' it is reasonable.to expect that up to 56% of the land areawithin therHeritage Commons development could develop with residential land uses., The previously approved proffers. for Russell 150 (which are the approved proffers Rezoning #02--14— Heritage Commons January 5,, 20 P5 Page 16 for the site) limited residential uses to 35% of the site. Commercial Uses: Landbays 1 -6 total 83.95 acres and allow for a range of 20% to 100% of the landbay to be utilized for commercial uses, Utilizing the maximum, commercial percentage allowed within these landbays the total acreage for commercial cannot exceed 59.5 acres (minimum of 47.78 acres). t. Landbay 7 consists of 53.95 acres and allows for 100% of the ,landbay to be utilized for commercial uses. The introduction of commercial uses within landbay Tis inconsistent-with the Comprehensive Plan. I Multi -Modal Transportation Improvements: The Applicant /Owner agrees to install the road network that is depicted on the Generalized Development Plan pursuant to the specific locations which shall be determined as a result of the . collaborative effort between Frederick County-and the Virginia Department of Transportation (``V'DOT ") working together pursuant to, Project Administration Agreements. Said Project Ad'm'inistration Agreements provide for the installation of a bridge over I -81 which connects to Tevis Street, a traffic circle as, is depicted on the Generalized. Development Plan, two roads which run across the Property and connect to Route 522, one across the Glaize property and the other across the Property, and a section of Warrior Drive running to the south from the traffic circle. An ,Exemplar Road Section is. attached hereto .and incorporated herein by reference as "Exhibit C." The proffer does not specifically commit to construct the necessary transportation infrastructure, ,nor delay land use construction until key transportation is constructed. This °missing commitment in_tlae proffer could enable the development to advance Without construction of'tlze necessary transportation. infrastructure. i Applicant /Owner agrees to enter into a separate binding agreement with, Frederick County to provide for the reimbursement of Hederick County's share of the costs . to construct the road. . improvements on the Property and the bridge pursuant to the terms of _the .. Project Administration. Agreement. The separate agreement between Applicant/Owner and Frederick 'County shall be materialized, in a document entitled Revenue Sharing Agreement. The proffer statement does not provide for the construction of any :of the necessary. -roadways within the Heritage Commons development. The roadway construction proffers remain solely reliant upon a revenue sharin-Z agreement that does not yet exist. .Tile County draft was:rejected and staff rendered comment on a subsequent draft from- the applicant on 1012:9114. However; nothing further has been heard arthe staff level: At this point, the proffers do not address what happens if the pro ffered agreement does not materialize. At a minimum, staff would suggest au additional.proffer,that would restrict development without an executed revenue sharing-agreement between the County and the applicant that addresses the construction of the road network. Rezoning #02 =14 — ..Heritage Commons January 5, 2015 Page .r 7 The applicant has proffered that there will be no more thanan average - of 23,177 vehicle trips per day,generated fi-orn the Heritage Commons site. When the development reaches 23,177 vehicle4rips per day, 'the.owner shall conduct actual traffic counts to determine if the developed - properties within Heritage Commons are generating an aggregate of 23,177 vehicle trips per day. If as a result of the actual traffic counts it is determined that the developed properties within the,, Heritage Commons site are not generating in excess of an average of 23,177 vehicle trips per day, 'then the owner may proceed and develop additional square feet of commercial .and /or ; residential (RP) uses until such time that analysis using the ITE Manual, .'determines that the - proposed additional development by App_ licant /Owner shall generate in excess of 23,- 177,vehicle p p Y Property g g , , ' to s er da After the Pro ert has in fact enerated:m excess of average of 23 ,177 vehicle trips per day then Applicant /Owneragrees to conduct traffic study for the* deve' lopment of any remaining- undeveloped portions of the Property and to install whatever road improvements are deemed to be necessary as aresult of any conclusions of the aforementioned traffic study. Warrior Drive is° depicted on the GDP as a future road and the applicant proffers to dedicate right-of-way-At the time the exact alignment of Warrior Drive has been established. The previous application included detailed proffers which dedicated right -of -way- and - fully constructed Warrior Drive, Airport Drive Extended, East Tevis Street Extended, ai all , the Flyover Bridge on I -81. These items were funded through the creation of ''a ConznnuiiityDeveloprneitt Authority or CDA. The new rezoning proposes to change the method of funding toy. revenue sharing 'but does notguarantee construction if revenue sharing fails as the previous proffers'did with the CDA. Consider adding performance . triggers tied to development./or the Warrior Drive revenue sharing, agreement. Currently the proffer gives no `when' regarding how this will be implemented: The County cart :apply for additional revenue sharing•funds•for this project as early as November 2015: 4. Stormwater Quality Measures: The applicant will be utilizing Low Impact Development (LID.) and Best Management Practices (BMP). A no- disturbance easement will also be provided within the Buffalo Lick Rut! Stream Valley. 5. Recreational Amenities: Recreational amenities. will be provided within Landbays 5 and 7 and identified on the MDP: . The applicant will provide walking trails and sidewalks within the community and a 10' wide - path along the Buffalo Lick Run Strearn Valley. The applicant may also install an additional 10' wide path along _Buffalo Lick Run which, if constructed,, would be owned and maintained by the HOA, but available for public access. Recreational amenities are already an ordinance requirement because of the. housing ty pe. and'lot size. Sidewalks are currently required along both sides of all streets. Only the inclusion of the trail goes beyond ordinance requirement. Rezoning #02 -14 — ,Heritage Commons January 5; 2015` Page 18 6. EDA The applicant /owner is proffering to convey an 8.03 +/- tract of land located in the western portion of Landbay 4 to the Frederick County Economic Development Authority to be used at its discretion for the, construction !of a'public commercial building, which may include the construction of a County administration building. If Frederick 'County and the EDA do not construct a public commercial building of at .Least . '25,,000sf within four years of rezoning approval, the property will automatically revert back to . the applicant.' Tlz�e need foitliis proffer is unclear; the County has not entered- into any voniinitinents' oi- agreements with the property owner to construct a new Comity administration building oil this property. Also, the time f ame specified in the proffer to construct (and obtain a certificate of occupancy) a public building on the site (within ,four years of rezoning approval) appears insufficient And the location is inconsistent with the previously submitted PPEA. 7. Phasing.' No more'than,400 units can be built within the first two years of the:deyelopmenf-(first year commencing 'on the date of the rezoning if approved)., The remaining residential units will be 'installed with no more than 400 units within the following two -year term, and the remaining residential units commencing no earlier than two years after the completion of=the 800`" unit. The applicant has proffered a phasing schedule that states that the applicant would' need to, complete 50,000 square feet of commercial area with the first 300 multifamily residential units. The applicant would need to compete an additional 50,000 square feet.of commercial area by the W& multifamily residential unit. As written, the proffer would;allow the construction of 600 multifamily resideiztialunits. and 184 townhouses with the construction of 100,000 square feet of conmiercial area. This is not consistent with the MFIA suggested pleased approach to maintain economic - balance, nor does tlzis.plzasiizg profferguarantee to offset impacts from residential uses. As written,- the phasing proffer provides little if any benefit to the County. SUMMARY FROM THE 09/03/20.14 STAFF APPLICATION BRIEFING: On September. 3;, -204:4 a Staff Application Briefing was held for the Heritage Commons, rezoning. Following pre-sent ations byStaffand the Applicant, the Planning Commission and Board of Supervisors discussed the project. A Commissioner commented that there was considerable financial analysis. shown by the-applicant which was based on three five-year periods of proposed development, however; this development is not tied to a proffer. It was further stated that if the development. proceeds differently than the assumptions made by the applicant's economist and the numbers are thrown off, it creates doubt about whatthe benefits will be to Frederick County. Commissioners - questioned whether a new TIA was. submitted with this development and whether the new entrances -,on Route 522 were, modeled: It was :also commented that the County is losing roads compared with what the original' application had guaranteed and that Frederick County was losing a lot. It was noted that the taxpayers; Rezoning #02` -14 — Heritage Coininons January 5, 2015. Page 19 would have to bear the burden of constructing what the applicant does not. A'Board of Supervisors member stated that without the commercial development, this project is not `a winning situation for Frederick County. ltvas further commented that the applicants were quoted in the newspaper stating the county—office building would be a cornerstone in bringing in commercial development, and that the applicant shouldn't be basing the project on that. It was questioned whether or not the development could survive and, do what, it needs to commercially, if the relocation of the county office building does not transpire: If it can't, the applicant needed to reconsider. Commissioners raised concern regarding the land uses,shown in Landbay #3, the Comprehensive Plan earmarked that particular area as an employment center and this application is designating it as residential. It was further stated,that,th'is was not a,good location for residential because Warrior Drive is running.north -south parallel to I -81 and the area between that road and I -81 should be commercial. Likewise, they believed Land Bay #7 should` be the same way, as well. Commissioners stated that this wall be a community of 2,500- 3;00.0 plus people, which results in' considerable traffic and lots of impacts. If the development remains solely residential, it results in considerable impacts to Frederick County taxpayers and there is no hook with the developer to get the commercial in there. Commissioners expressed concern there was no new TIA (traffic impact analysis). This proposal is,an intensification of what was originally envisioned forthe.site; it is certainly different in its composition. =They .felt it was necessary to get a grasp of what that. -means from an impact perspective; not just fiscally, but from brass tacks traffic perspective to assess just how effective these improvements will be-and whether what is committed to at °the end of the day is adequate for Frederick County. Commissioners believed a new TIA is important with this new application. Staff responded that there were things the applicant could do through proffers to keep themselves from having to do a new TIA. If the balance for trip generation remains the same as the Russell 150 TIA, the project may still be.okay with the: existing TIA. Commissioners remarked that if a new TIA is not done, it might not be a bad idea to at least do some type of addendum for the new project and what them aximum assumptions might be. One Commissioner referred to the applicant's comment. about Warrior Drive going to nowhere, and stated that they believed Warrior Drive was needed.. Warrior Drive, is a dead -end right now, but the reason for that is it has not developed any further. It was stated if this project is' developed without Warrior Drive, then Warrior will never tie together correctly., Commissioners strongly believed Warrior ,Drive needed to, be incorporated within this project.. Referfing:back to the, discussion of the TIA, Commissioners stated there will'be a considerable amount of traffic generated with this,development. The demographics of this new-proposal we're significantly different,than those in 2004 and it would be to the developer's benefit to come-up with a new analysis based on the current traffic. It was noted that if a motorist is trying to access:a maj'or.highwayat this location, there areonly twos connection points; if 3,000 vehicles are going to two connection points and other traffic is going. in and out of the development, there will be a considerable volume iof traffic; concern was expressed about this detail, along with Warrior Road. It was 'further stated that old commitments need to be examined and made sure they are incorporated into the new project. Y , Rezoning #,02 -14 — _Heritage Commons January 5, 2015 Page 20 It was suggested that the developer compile a list of all the comments;made during the briefing because the impacts of this development, have not nearly been mitigated, even close to what they needed to be. . SUMMARY FROM THE 41/05%2014 PLANNING COMMISSION MEETING: T,he.Planning Staff provided a. detailed history of the applicant's pursuit in Rezoning 402 -14 Heritage Commons. Throughout the report, Staff reiterated the application continuesto:contain inaccuracies and does not adequately address the negative impacts nor does it adhere to the 2030 Comprehensive Plan. Planning Staff addressed Transportation questions that indicated some confusion on the road design,, and clarified that the design work undertaken to date as part of a County -VDOT funded effort to- further the Russell 150 proffers does not affect a majority of'the.roads within the Heritage Commons project. Concerns were, raised in regards to Chapter 527 and possible conflicts with the current TIA. Any challenges to this rezoning and if`it be in conflict with Chapter 527, poses a difficult,Situation for the County and could be a violation of State Code. Staff noted ,that a.revenue %.sharing agreement between the County and the Applicant does not exist; it is the hope that an agreement can;be met. One Commissioner requested sharing the importance of Chapter 527. The Planning Staff explained that Chapter 527 is the state code that requires the study of development. that is going to increase trips on state roads. Staff noted that it is the concern, knowingly accepting an application that should have been studied, puts the County contrary to Chapter 527. Note was made that VDOT was present for any questions or concerns. A Commissioner raised questions .regarding the entrance language in the proffers and asked if it would be appropriate to have the GDP revised. Staff noted the language that has been added to the proffers adequately resolves that issue. A question was also raised in regards to how the proffers were currently written and that there is nothing in the proffers prohibiting l SO units of law income apartments. Staff noted that is correct: The applicant's representative provided a presentation outlining various aspects of the current rezoning application and the modifications that have been made. Emphasis was placed on this development a''s being unique to the area and that a positive impact would transpire. An overview- of the proposed property as well as other similar developments throughout Virginia was also discussed..'The'applicant, s fiscal analyst also provided a presentation and stated that at build -out the�project will be .. "taxpositive . A Frederick County citizen .spoke in opposition of this project and the negative ramifications this project will have on all taxpayers within the County until fully developed. Another County resident spoke in favor of the project with positive emphasis placed on the transportation aspect as well as the overall. clean -up of the property. A Commissioner noted that from a macro standpoint this could be a nice project; however this project contains'signi "fi'cant inconsistencies and many details that need to be resolved. Ultimately the Planning Com_ missi 'on.unanimously-recomm`ended denial of Rezoning # 02 -14 for Heritage Commons. UMMARY FROM THE 12/10%2014 BOARD OF SUPERVISORS ] The Board of Supervisors held a public hearing for the Heritage Commons rezoning application on December 10, 2014. There were no citizen comments during thepublic hearing portion of the meeting. Supervisors Fisher expressed concern regarding the impacts of the rezoning as well as the requested 80'. height modification. By unanimous vote the Board of Supervisors postponed the rezoning Rezoning, #02- 14-- .H'eritage Commons January 5, 2015 Page: 21 application to the first. meeting in January and stated that, a public comment portion, would also ibe: included at the January meeting. ,STAFF CONCLUSIONS FOR 01/14/15 BOARD OF SUPERVISORS MEETING: The land uses shown with the Heritage Commons rezoning application .are.not consistent with the.2030 Comprehensive Plan. Additionally; the�application does not adequately address the:negative impacts associated with this request; in particular, the negative fiscal impacts and the failure, to, 'cominit 'to construction.of the necessary transportation improvements identified -by the TIA. Throughoutthe report; Staff has noted a number of inaccuracies and concerns that are present with this rezoning application. Confinnation of the issues identified in 'the, staff report, and any issues raised by the Board of Supervisors should be addressed prior °to securing afavorable decision from the Board of Supervisors on this rezoning appl'i'cation. Follorvhmlhe public meeti.n ,-, a decision rejeardhm this rezoninm.application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns, raised by the Board'of Supervisors. i. I - j Diane Walsh From: Dianfe Walsh Sent: Monday, January 1'2, 20.15,12 :05 PM To: Eric 'Lawrence Subject: FW: Heritage Commons Requestfor Postponement Attachments Williams letter 1.12.15.pdf Board members- Attached you will find the applicant's request for continued postponement of the Heritage Commons rezoning ° application; the request does not contain a timeline for postponement. As you, will recall, action on this rezoning was postponed from the Board's December 12; 2014 meeting until this week's Board meeting. Should you elect to honor the latest request, .staff would suggest that the postponement be for at least 3.0 days to, allow for the applicant's revisions to be incorporated into a future meeting agenda mailing. Please advise staff of any questions concerning this correspondence. Thanks. -Eric Eric Lawrence, AICP ;Director, 'Department:of Planning and Development Frederick County, Virginia 107 N. Kent Street ;Winchester-, Virginia 22601 540.665.5651 540.665..6395 fax el'awrenc @fcva:us www.fcva.us /planninp, From: Thomas Moore Lawson, Esq. ,[mailto:tlawsonCcbLSPLC.COM] Sent:; Monday, January 12, .2015 10:02 AM To: Rod Williams Subject: Heritage Commons Please see the attached letter. Thanks, Ty Thomas Moore Lawson, Esquire Lawson and Silek, P.L.C. P.D. Box 2740 Winchester„ VA 22604 Ph-- 540- 665 - 0050. Fax: 540- 722 -405,1 Vw EM: f ��1� e..✓��- N-e. -mss FA 'Email: tlawsonoisplc.com 'The information contained in this message is °information intended only for'the.use of individual or entity, named above, and may be attorney /client privileged and confidential. If,the reader _of this message is, notAhe intended recipient, you are ,hereby notified. that.any dissemination, Aistribution or copying of °this communication is strictly prohibited. If you have received this communication in error, please immediately notify use by telephone and return the original message to us at the,above address. I III II 4 I I. i I I l i LAWSON AND SILEK, P.L.C. 120'ExE ERDiuw,Surrr200 POST OFFICE Box 27,40 WiNC ErS KR,.VA 22604 fil RraONE (540) 665 -0050 FACSIMILE:. (S40)' 722 -4051 i UoMas Mooi k:UwsoN • 7FLAws01VQU SPLC.00M January 12,2015' Roderick B Williams, Esquire County Attorney 107 North Kent Street Winchester, VA 22601 Re;, Heritage. Commons Rezoning Application Our File No. 1050.001 VIA E -MAIL Dear Rod: This is to confirm that the Applicant continues to be in detailed discussions with representatives of the tCoupty regarding a mechanism for funding the public, roads network'which run across the Heritage Commons' site. We believe we are making significant progress; but given `the' complexities and 'significant costs that are involved, there will need to be some additional, time devoted to this cause: Accordingly; 'and in order to be able too present a complete package at one time `to the 'Board of Supervisors,, this is to formally request that, this rezoning application be tabled to allow, for the finalization of these discussion(s) and agreement(s). I' thank the County 'arid the'Board' of Supervisors in: advance for their favorable consideration of this request: As always, if you have any questions, please do not hesitate to +contact °me. TMLaihi, M, R 150 SPE, LLC Heritage. Commons,,'LLC. MM ROVAiAnM B: PMOMCI BM 02, MXTROYAI.',Vmau11A 236A 71LA39M s:'(S10)6119015•, FAcm=:(S00) 6119431' -&4A1U 1S 'LAVAPQxAlmBOiC.CON. REZONING'APPLICATION #02.44 'Heritage Common_ s .Staff Report fo"r the Planning•Commissioin Prepared:' Oct6ber22,'2014" Staff Contacts: Candice E. Perkins, AICP, Senior Planner John Bishop, AICP", Deputy Director - Transportation PROPOSAL': To rezone 96.28 :acres from:132 (Business General) District to R4 (Residential Planned Community) `District and 5.4. acres:from RP (Residential Performance) District to R4 (Residential Planned Community) District and .31 acres from the RA (Rural Areas) District to the R4 (Residential Planned Community), Di strict4ith. proffers. LOCATION: The,site 'fronts on thewest side of Front Royal Pike (Route 522); opposite Airport Road (Route 645),, and has frontage 6 the east side of Interstate- 81., EXECUTIVE SUMMARY &- STAFF CONCLUSION FOR THE 11/05/2014 PLANNING COMMISSION MEETING: The Heritage Commons rezoning application is a request 'to: u'se the R4 (Residential Planned Community) Zoning District, with modifications. and proffers, to construct, a development with 1,200 residential ;units, commercial, and: industrial uses. The project is located on 'the "150 -acre property commonly known as Russell 150. The 1,200 residential units, - include 1,050"multifamily'uniis and 150 townhomes. The land uses-shown with the HeritageaCommons rezoning application are not consistent with the 2030 q. Comprehensive request; dtna l address negative impacts y associated with this inp articular, thene ative,t ans p orfat on and fiscal impacts. The application also °fails.to complywith Chapter 527 transportation requirements, which-would result in a conflict with the Code of Virginia:; The, following itemsand any further issues raised,by-the.Pl'anning Commission should be addressed prior to securing a' favorable decision from the Planning Commission: concerns and.commend remain, unaddressed, s eci ica 1) Many of the Reuiew Agency c ° p f lly VDOT, FOPS, Parkszand Recreation, County Attorney and Public,Works. Staff has,included charts that outline all agency concerns, the applicant's response and whether the-comment has been addressed in the proffer. 2) . Tiie proposed R4 zoning being sought with this rezoning application could enable a mixed use development however, as proffered, the development could consist of-an 85 acre high: density' residential area with • a 53 acre commerciallindustrial zoned' area (12 acre environmental, area), with he uses "being clearly; segregated from one, another. The project appears to "have lost its identity as a mixed use urban centeras described ¢ythe:applicantand illustrated' tit. -ihe September 201:4 staff application briefing session. The project was envisioned and, described by the' applicant as an .urban center °with surrounding office and apartments" (illustrated by applicant's .tour of NOVA, with -lux ury;apartments (applicant's video illustrative) and a county office building complex). There are "no assurances within the proffer' statement as to what type of development would materialize. .kezoning- 402 =14 Heritage' Commons, October 2.2, 2014 Page; 2; i i 3) The negativefscal .impacts,associated with the residential usesproposed off thepropertyhave. not been, satisfactorily addressed.. The applicant's Market ,and Fiscal Impact Analysis (AMA) by S. Patz & Associates shows.a positive fiscal gain; however, the Patz report utilizes full build -out of the commercial and residential landbays.to; achieve this figure 5+1-years, 1,200 market rate :residential units and .7000OOsf of commercial). The phasing proffer proposed by the applieantfal /s grossly slzort'of achieving what theirPatz model is utilizing to achieve the positive fiscal gai& The:applicant is also.,not proffgring market rate multifamily . units, as indicted by_tlie analysis. The County's development ,imp'actmodelprojectsanegative. impact of $13;062 � per single family atta "ched unit 'and $11,339 per multifamily unit lion County capital facilities: Therefor`e,, based on the unit cap of proffer. 2C, the potential negative impact theL residential units will have on County facilities is $13.9 million: The development should not utilize the future potential tax .contributions of the commercial landbays to offsgttlie.negaiive impacts of residenti i,landbays w thoutguaranteedpbasing of commercial uses to be built in conjunction with the residential uses. i Note. Staff was. advised that the MRA was updatedtoaddress inaccuracies in the input data (memorandum of concerns was dated August 2; 2014).' Staff received an -updated MFIA dated August 26, 2014; however the doeumentwasrevised prior to the, applicant receiving the concerns, from the Treasurer and the Commissioner of the Revenue (memorandum dated August 29, 2014), Thel MFIA continues- to not address staff's concerns on the input data., 4) The lack, of proffered,.phasing of the commercial, land uses with the residential uses results in limited, if any, rgyen uel, to :offset the residential impacts. The.phasing'proffer proposed states that the applicant would need to,apply for and receive a building permit for 50,000 square feet of commercial use in order to construct the first 300.multifamily residential units. The applicant would need to have a Certificate ;of Occupancy for the 50,000 square feet lof commercial area prior fo °obtaining permits for applying for the 600'x` or,greater multifamily residential units The applic-antwould need to applyfor,and receivepermitsfor ain additional 50,' 000 square' feet: of'commercia'1 prior to obtaining permits for the next 600 multifamily residential units The proffer also addresses that a certificate of occupancymust.be obtained f r-the 30,000 square_ feet but there is no trigger associated with -it. .As written; the proffer would allow;tlie construction.:of599 multifamily residential units and 184 townhouses-with the construction of only, 50,000:sguare feetof commercial: area. This is not consistent with the.Patz sueeested,nhased annroach.to mdintain ,economic balance. nor does this nhaisinQ proffer`,guarantee ;to offset impacts from residential 'uses. -As written., the phasing proffer provides , little if any. benelit to the County. 5). 'The a Theses shown within landbays 3 and 7are•noisupported'by the2030 Comprehensive Plan proffers show landbay 3 with mixed residential and 'commercial land uses,, the Comprehensive Plan, designates this area for.employment land uses. The proffers. show landbay'? (53 95'acres) with the ability to develop with.100% commercial or industrial uses. The Comprehensive Plan shows the entire arealhat encompasses landbay 7 as high density 30 lltiaL reh end ve Plan mmeicial or industrial uses into.landbay Ns not supported by the 20 P i Rezoning 402- 1,4.Heritage Commons October.22, `201'4 . Page 3 j Transportdti'on Concerns: 1) While residential units and their maximums are specifically capped'the same is not true of other uses. There.is_a blanket cap of L2 million square feet.of some mix of retail, office, and industrial. development: Without more, spec specifics regarding °what that in is,, it is difficult to 'determine what'the specific, -trip generation is However, the TIA for the'ex sting zoning on the property has sign fcantly less residential development and a total retail and offce component of .704,450 square feet.. According to 'VDOT, in order not to exceed the previously m additiont to their p oposed residential or ifonly office were be 298,000,squarefeet:ofretail approved f/' g P p ty ng developedthey couldtdo 1, 150,000 square feet in addition to: theirresidential. Based` upon` this,intensification,ofuse, we, do not believe, th is � applic ation to be in compliance'with Chapter 527 of StateCode which .requires a traffic study be completed. The reason;this is so-important is that` transportation systems for this area have been planned and in some cases are: under design. A significant intensification of use could render those plans and designs inadequate and we would not know without the traffic study. While clay f cation has been_requested from the applicant, no additional information has been provided: f 2) Details regarding road section have been added to the proffer which are very. helpful. The proffers are heavily reliant on the agreement between the applicant and Frederick County for revenue sharing.. Staff would'urge expediency in coming to that agreement or some other surety that; protects the County in the event that an agreement is not reached. 3) 'The property's current proffer's ,$1,000,000 in funds,toward the transportation system has- been removed. 4) The language r..egarding the,construction of Warrior Drive, while'much improved may make an actual future partnership owroadway, construction; unlikely. It is unknown; when the property to the south may develop, and it would be, extremely easy ta..develop much of-the southern section of the development without actually adjoining future WarriorDrive. STAFF CONCLUSIONS' FOR 11 /0534 PLANNING COMMISSION MEETING- The land uses shown.;with.the Heritage Comm -oris rezoning,application ,are not consistent with the2030 Comprehensive Plan. Additionally,'the;application does not adequately address the negative impacts associated'witl this request; in particular,' -the of egative'transportation and fiscal impacts: The application also. fails 1b. comply,with Chapter 527transportation requirements; which would result in a conflict.with the Code of Virginia. Throughout the. report, Staff has noted' a.nurnber of inaccuracies and concerns that are present with this rezoning:applieation. Confirmation ofthe issues identified n the staff report, and any issues fais should d be :addressed prior to securing a favorable decision, from "the Planning Commission. Following the required public hearing, a recommendation regarding this rezoning application) to the Board, of Supervisors would be appropriate. The applicant- should be tire`pared to i raised.bv the Planning 'Commi, Rezoning #02 -14 Heritage Commons, October 22, 2014 Page 4'.. This-report is ,prepared by the Frederick County Planning Staff to provide information to' the Planning Commission and'the Board`of Supervisors to assist them in making a decision on ,this application. It may also be useful` to others interested in this zoning matter- Unresolved issues concerning this appllication> are noted by staff where relevant'throukhout this staff report. Reviewed .Staff Application Briefing: 09/03/1.4 Planning Commission: 11/05/14 ,Board of Supervisors: 12/10/1,4 Action Reviewed Pending - Pending PROPOSAL: To rezone. 96.28` acres from B2 (Business General) District to R4 (Residential Planned Community) District and '54 acres from 'RP (Residential .Performance) District to R4 (Residential Planned Community) District aind'..31 acres from the RA (Rural Areas) District to the R4 (Residential Planned Community) District with proffers: LOCATION: The site fronts on the west side of Front Royal Pike_ (Route 522), opposite Airport Road (Route 64-5); and has frontage on the, east side ;of Interstate, 8.1, MAGISTERIAL !DISTRICT: Shawnee PROPERTY ID NUMBER(S): 64 -A -10, 64 -A -12, 64 - -A -150 PROPERTY ZONING: B2 (Business General) District, RP (Residential Performance) District and RA (Rural Areas) District i i PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: .North: RP (Residential Performance) Use: Residential /Institutional. B2 (Business General), Vacant South: RP (Residential Performance) Use: Vacant (Madison Village.) B2 (Business General) Vacant East: RP Use: Residential West-: City of Winchester Use: Residential/Vacant PROPOSED USES: Mixed commercial /industrial and residential uses: Rezoning #02 -I4 _Heritage•Commons 'October22; 2014 ,Page.5.. REVIEW EVALUATIONS: Please see attached tables and appli'cant's responses for the following reviewing agencies: Virginia Department of Transportation_ — 'Comment dated October 1, 2014 (updated comment dated October 21, 2014 also attached) Frederick County Public Schools,— Comments. dated September IS, 2014 :Frederick County Public Works —� Comriments dated September 20, 20,13 and September 2.6; 2014 Frederick County Attorney = Comments dated September 30, 2014 Frederick, County Planning Department (Perkins) — Comments dated. September 23, 2014 Frederick County Planning, Department; (Bishop) Comments dated September 20, 20'14 Frederick .County Parks and: Recreation— =Comments dated September 24, 2014 Fire Marshal: Plans approved da, d.9 %20/13 Frederick- Winchester Sanitation.Authority: Pleose,see attached letter dated September 16, 2013. Winchester Regional Airport: Please see attached letter dated October 10 2013 Serena Manuel Planning & 'Zonin 1) Site History The original Frederick County Zoning Map (U S.G,.S Winchester Quadrangle) identifiesthese� properties as being. zoned R -1 (Residential Limited). The parcels were re- mapped from R -1 to A 72' (Agricultural General) pursuant to the County's comprehensi'ue do wnzoning,initiative (Zoning Amendment Petition #011- 8-0),'which was adopted on Octoberi 8, 1980. The C'ounty's agricultural zoning districts were ubsequeritly combined to form the RA (Rural Areas) District upon adoption, of an amendment -to the Frederick County Zoning Ordinance on May 10;'1990. -The corresponding, revision of the zoningmap resulted in the re mapping of the,subject. property and all other A -1 and A =2 zoned' land to the RA 'District. Properties 64 -A40 and:,64- A -1`2 were rezoned -in 2005 from the RA District to the B2 and RP Districts with Rezoning Application #01 -05 for Russell 150 with proffers. The proffers approved with Rezoning #01 -05 are attached. 2) Comprehmn ive• Policy Ylan The Frederick County- Comprehensive Policy Plan;is,an official public document that serves as the community's guide for making decisions regarding development, preservation, public 'fact ities,,and other key components -of 'community life: The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence `a composition of policies used to plan.for,the future physical development of Frederick County. [Comprehensive Policy Plan, p. I-]] Land Use The parcels comprising this rezoning application are located within the County's Urban, Development Area -(UDA) and Sewer and Water Service Area (SWSA). The UDA defines the general area in whi'ch.more intensive forms of residential. development will occur. In addition, Rezoning; 02 -:14 - .Heritage.Comm.ons October22, 201,4 Page ;6 the Heritage Commons property is. located within the Senseny /Eastern Frederick Urban Area Plan. This land use. plan calls for the area north" of Buffalo Lick Run and between I -81 and the future Warrior Drive-to be developed with Employment land uses, and the area south of Buffalo Lick. Run for_ High - Density, .Residential.. The Heritage Commons application, proposes land uses which.are •not consistent with these areas. of the land use plan. Areas planned- .for,employment land uses are envisioned to allow for. intensive Retail, Office, Flex =Tech, and%or Light Industrial Land Use in, planned business park settings. Areas planned for higher density residential :development are slated to develop with 12 -16 units per acre and- would,generally consist of a,mix of multifamily and.a,mix of otherhousing types. This densityis necessary to aecommodate'the'anticipated growth of the County within the urban areas and is'essential to support the urban center.concept identified in.the Comprehemive.Plan. The Heritage Commons rezoning is proposing to develop up. to, 1,200 residential units (maximum of •1.84townhouse-units, 1,01.6-multifamily uni'ts)'on approximately 84.7-acres of the property which would equate to 14.2_ :units per acre within. the ,residential ;land bays., The types of residential units and,--the proposed densities within the proj:ect,are "consistent with the goals of' the. 203:0 Comprehensive Plan and- speci;ftcall'y the Senseny /Eastern_Frederick Urban Area Plan. The Herifage Commons. rezoning allows' 'for' commercial uses within all seven land bays, residential within,three'landbays and industrial within one lndbay: Landbay 1 — 7.51 acres —100%o Commerciat Landbay 2 8.03 acres 1.0.0% o- Commercial Landbay 3' —9.73 acre's 5- % -95% Commercial (remainder residential) Landbay 4 — 21.91 acres —1'00% Commercial i Landbay 5­ 29.91 acres 10 % -20 %. Comm ercial (remainder residential) Landbay 6 6.83 acres .00% Commercial Landbav 7 — 53.95: acres — 1,00%0 ,Commercial /Industrial (or 01/o residential, and 10 % commercial) *The -table shows a;minimum of 10% o commercial, and therefore 90% of the area could' be used for industrial'. Landbay .3 is. 'the area located between J - -8.1 and the future - Warrior Drive. The Comprehensive Plan calls for .employment land uses. within this_ area, and therefore the designation;of this area for "mined use" with an',allowance for up to 95% residential "uses is inconsisientWith the, Comprehens&e,Plan. Landbay 7 is therarea'locatedsouth of Buffal_o.Lick Run. -The. CoftprMen ivePlahcallsfo r high density residential in this area, and 'therefore the ,designation of this area for commercial and industrial uses is inconsistent with. the Comprehensive Plan. Zoning. Ordinance - ,R4.1)istrict (Residential y) f The .R4 Planned Community) District is a district; that allows for a mix o, commercial and,residenfial land uses.- The district is intended to create new neighborhoods with an.appropr afe balance '.between residential, employment and,service uses. Innovative design is encouraged. Special care is taken in the approval of R4, devel'op'ments'to ensure that necessary Rezoning #02 -14 = ;Heritage Commons October 22;,2014 Page facilities, roads and improvements are available or provided'to,,support the R4 development. Planned: community developments shall,only -be approve_ d in conformance with the policies in the Comprehensive. Plan: The R4 District 'is a flexible district that allows for an .applicant to request 'a number of modifications 'to. the Zoning Ordinance to tailor the requirements to meet. the needs of their development. Done properlyand in conformance with the Comprehensive Plan, the R4 District can produce a,unique.,and beneficial development for the community. As stated in the intent of the district, "special care is taken in the approval of R4 developments'to ensure.that necessary facilities; roads. and improvements areavailable or provided to.support tiie R4 development." Staff Note: The proposed: R4' zoning being sought` with this rezoning application would enable a mixed use development; however, there are no assurances within the proffer statementthat a core %town center area will be provided.' As proffered, the development could be' ,a1raditional-res dential, commercial, and industr,,ial project, with the uses being clearly segregated from one another. This 4s contrary to the illustrations that the applicant has pr<esented'in.a.previous tour, staff application briefing session, and video. j Transportation The Frederick County. Eastern Road Plan provides the guidance regarding future arterial and ' collector road connections ihtthe eastern portion.of the County by identifying.needed connections and locations. Plans for. new development. should provide for the right -of- -ways necessary to implement planned road. ,improvements and new roads shown on 'the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development.; Existing. roads should be improved a'& necessary by adjacent development !to implement- the.'intentions of the plan. i Warrior Drive arid.the extension of Airport Road from its current;terminus, over Interstate 81, into the City of Winchester are road improvementneeds that are identified,in the Eastern Road Plan that directly relate to the Russell 1.50 property. Both are important improvements for thel County and the City of Winchester collectively. Warrior Drive in projects to the south of the subject „ . rezo.ning,have provided fora ;four- laineAvidedund raised medianroadsection for Warrior Drive. Accoynmodations for�construction of these new major collector roads should be incorporated intoahe project. Corridor Appearavice Buffers The{Senseny /Eastern Frederick Urban Area Plan calls fora „significant corridor:appearance buffer along Route 522 similar to that established for the Route 50West- corridor .in'the Round Hill Land :Use'-Plan,, whichconsisted of a 50 foot buffer area; 1'andsc4png;: and bike path. The Heritage Commons.rezoning has*not addressed this corridor enhancement: 3) Potential Impacts• Fiscal: "Impacts In its current format; the, application's proposed development,of t,200-residential dwellings and 700,000 square• feet: of.office /retail. space may have a negative fiscal impact on the county. Rezoning #02 -14'— Heritage Commons 0(tober 22 „2014 . ;Page 8 The phasing proffer proposed'states that the applicant would need to apply for and _receive a building.permit for 5,0 000sf of commercial in order =to construct the first 300 multifamily units. The applicant would need to. have a Certificate of Occupancy for the 50,000sf of commercial area prior to obtaining permits for applying.for the 600`h or. greater multifamily units. The applicant would. need to apply for and.receive permits for an additional, 50, 000sf of commercial prior to obtaining permits for the next 600`rnultifainily units. The proffer also addresses that;a certificate of occupancy must'be obtained for 'the 50,000sf, but , there, is no trigger associated with it. As' written, the proffer would,allow the construction 4:59.9. multifamily units and 184 townhouses with the construction of only-50,000sf of commercial area This phased pr or does this hi tent • . with the Patz suggested phased approach to Maintain economic balance, phasing proffer guarantee to offset ;impacts from: residential uses. As written, the phasing proffer provides little if any-benefit -to the County. Therefore; utilizing• the future potential tax contributions of the commercial landbays to offset.the,residential`landbays withoutphasing the commercial to be built,in conjunction with the residential as outlined in the Applicant's Market and Fiscal Impacts, A nalysis shoul&carefully be! evaluated.. This reinforces'the Board'spolicylof not considering credits as part of the capital facilities evaluation processes. County Development Impact Model. - The, County's Development Impact Model (DIM) is utilized to project the capital fiscal impacts that 'a residential development will place on the county .over a, 20 -year period. Through an extensive review m 20,13%2014, the DIM. policy was xeaffirme'd'lhat.the DIM projection would consider residential capital fiscal' impacts: and would not consider credits for commercial components of a.developmentproposal. On June 25, 201,4, the Board of Supervisors adopted the updated DIM for use iri FY2014. g p J P p g The following is a.breakdown of ro'ected.im acts er dwellin uniffor each capital facility. Capital facility Town home Apartment Fire and Rescue $412 $418 .. .._ ............................ .............. General Government $33 $33 ........... .:- .............. ........ .......:- _ ............. Public Safet. $0 $0 ....... ........ .. .: ....... ............................... ................................... 'Library $379 $379 ................................................. ........ .... - ....... ............... .... Parks and Recreation. $1,332 $1,332 ....... .................. .. ......... ............ _ School Construction $41,281 $10,535 .... .. ........ ...... ......_ ......... Total $13;437 $12,697 When`applied to the proffered resideniial:mix (1,050 apartriments and j,SO townhouses), the DIMprojects _negative capital fiscal impacts of $15;347,400., Rezoning' #02 d4 —.Heritage Commons Octot epe22, 2014 Page 9'. {- The application does not contain:a proffered.;mitigatioii proposal to address these impacts .'This projection solely considers capital fiscal impacts; operational. fiscal;' impacts, are generally much greater (recent analys s.indicates expenses of a residential use exceed $100,000 over 20 years). Applicant's Market'an'd' Fiscal'Impacts: Analysis (MFIA) The applicant :has :submitted a, arkei and Fiscal Impacts Analysis (MFIA).; authored by S. Patz and Associates, ,dated August;2014 (copy is attached to this Staff Report). The applicant's MFIA is based on the developmerif's proposal of 1,200 housing units and 700,000 square feet, of commercial development, including a.i ewFrederick .0 "btfntyofftce'buildigg. The 1,200 housing units include 1,0504partments and 150 townhouses. The commercial space is modeled based on: 220,000 square feet (county office and developer sponsored building); 380;000 square feet office; and 100,000 square feet retail. The applicant "s MFIA evaluates on -site and off- site,revenue and expenses at build -out;' build -out :is .projected to occur over a- 15 -year period. The applicant -'s MFIA projects an annual net fiscal benefit of $3,580;570 at, build -out. There are a number of 'concerns with. the applicant's -MFIA that should be considered when reviewing the applicani's.MFIA's conclusions- Many theMFIA''s.assumptions are not directly tied to a proffered commitment and therefore, do not directly relate to the development proposal. Some of'the concerns'.assoeiated with the applicant's MFIA include: • The applicant's MFIA,presumes'the establishment of a new county office building on site, and associated positive synergies that would be catalysts, for on -site commercial and residential demands. This County ice bu g, concept, would represent 1/3 of the proposed commercial use. Anew _County office building envisioned for the site is a.speculath a venture on the part of Me annlieant.- If the County building does- not.materiali7,e, the demand.for;offce and- retail will • The ae 1can saMFIA` ode s.a development scenario'that i's not proffered. The proffer do pp es not guarantee that any taxable commercial land uses will be constructed, yet the MFIA projects significant revenue, generation from these; commercial uses. • The applicant's MFIA states that; "at best; Heritage Commons can .attract 25,000 square feet of office space per year," which results in a 15 +year build out (page 37 of MFIA. This statement further clarifies that the commercial land use is speculative,, and therefore, may take over I5 years to be fully realized. t • The applicant's `MFIA states that apartment unit rents. would target household incomes of :$40;000: (page 27 of MFIA): Yet, the MFIA .calculates.off site revenues reflective of on -site residotits.earning,an average.of $65,000 (page 38.ofMFIA). It might also benoted that the U1 Census, indicates the average wage in Frederick County in, 2014 , was $40,117. The MFIA projects that the residential component of the, project. could be developed and, occupied before M1l &,(page 30, of MFIA). The MFIA states that the commercial. land use would take more than 15 years to achieve build -out. Therefore, residential uses would dominate the site, for many years prior to commercial 'build out and revenue recovery. • The applicant's MFIA °is based on a phasing plan, including three five -year phases to add residential and commercial in a fiscally balanced approach'over a 15-year period. The proffer, does not adhere to this MFIA modeled three phase approach. In fact, the proffer enables all Rezoning, #02 14 = Heritage Commons Q&obee'22 2014 Page 10 • residential units to be constructed within.the first six years, with the applicant only committing i l 1 to obtain building. permits for 100,000sf of commercial area. • discuss cthe negative fiscal build -out, which is projected'to be in 15 years. The MFIA fails to g realities if the housing units are front loaded (proffer indicates a residential' build -out, within no sooner than six years), and :con ercial fails to materialize. The proffer does not link residential and commercial development; one can occurwithout the�other. • The MFIA uses an apartment Student Generation Ratio (S'GR) of .1, while the County's DIM uses a SGR.of .242. The DIM uses the County';s average SGR for new apartments over the past eight years. The applicant has stated that. this lower SGR rate is due the,construction' of market °rate multifamily unitsi however; market, rate units are not proffered., • The MFIA utilizes .a Cost. Per Pupil value of $5;845 (table 20), while'the Frederick County Public School's budget is based on a Cost Per Pupil value of $9,773. • Also see attached "1VIFIA and Proffer Analysis:" table. i I Presuming the applicant's MFIA revenue projections are. accurate; ipdatingthe MFIA. to reflect more realistic,residential costs (SGR and Cost Per Pupil) results in a Net Fiscal Benefit of $2,335,8661at build =out, but this projection, would only be achieved. when the site was fully developed (1,050 apartments, 150 townhouses, •and 700;000 square feet commercial uses).. The failure of the proffer to phase, the.development process as described in, the MFIA, and outlined below, will result in significant negativefiscal impacts, until such'time as the site is fully developed. I trom,MFIA - page 1/U Phasing By Use 1st,5 °Yrs. 2nd 'S Yrs. ...3rd 5-Yrs. Total Apartment Units, 300 375 375. 1,050 Townhouse Units 100 50 150 Commercial, Square Feet 501000 25,000 25;000 1001000 Office Square Feet 100,000 175,000 1751000 450,000 Traffic ImpactAnalysis The 'Traffic Impact Analysis (TIA) on file from the previously' approved application, (Russell 150) projects that the development of 294.single family attached residential units;;264;000 square feet-of office use, and.440,450 square feetofretail use would generate 23, "177 vehicle trips perday. The report was developed, with primary access to the project to be via the proposed western'ektemion of Airport Road which would extend into the City of Winchester, via East Tevis Street extended.' A secondary access point -was modeled;froni the project onto Route 522. However, the applicant has. proffered thi's second point of access .as a potential temporary connection with an interparcel connection to the adjoining>propertyto theysouth being preferred and the ultimate solution. The continuation ofEast'Tevis. Street from the- property to Route 522 was, not modeled in the TIA. The TIA concludes that the traffic impacts associated with the Russell 1 -,50 application.. are acceptable and manageable. It should .be recognized that with the exception of the Route 522 %50/17 'intersection with the Interstate 18 1 ramp, a level of service "C" is achieved. The,above noted intersection is currently operating at a level of service, (F). When the.2010 background is added this intersections projected to Rezoning #02 -14. —. Heritage Commons October 22,,20:14 Page 1.1 I operate. at a level of service'D(F): The inclusion of "the 2010 build -out information results in a level of service D(F). *( *) represents AM(PM) LOS (level of service). . Based upon the current proffers of 1.2 million square of retail, office; and industrialAhis project will need to complete a traffic�study under Chapter 527 of the State code.. Transportation Approach, Th'e: previous application, as .noted on the companion document which compares the "two proffer packages, includeddetailedproffers which dedicated,right -of -way and fully constructed Warrior. Drive,, .Airport Drive Extended,. East,Tevis. Street Extended.. and the Flyover Bridge on I -81. These-items were funded through the creation"ofa Community Development Association or CDA. I Staff Note: In the time since the previously` approved development began to experience difficulty, the County has (of its own: volition), secured iii; excess of $8,000;"000 in state funds Io match with private dollars to aid in meeting these proffered obligations. This revenue sharing effort continues to be available "to"the-Herita e.ComMons applicantshould they elect to 'assume responsibility for the private: share as Russell 150 proffers had committed. Tliefunds could,be- returned to VDOT in the, event that the applicant elects not to utilize the funding:;. The applicant's proposed proffer�package relies upon revenue sharing funding procured by Frederick County and an agreement between the-applicant and Frederick Countyfor,providing matching funds that does not yet exist. This; agreement i& being worked on, but is not, in place. The commitment of capital in the amount of $3;500 per residential, unit; for an approximate total of $1,000,00,0; has been removed along with the commitment to bicycle facilities along the roadways. Finally, based on the GDP and the new written' proffers it°would appear the applicant's commitment to connecting Warrior. Drive "to the south, while improved.from the previous proffers; still leaves much room for uncertainty. 4) Pr.. offer Statement — Dated September. 6, :2013; revised August 7, 2014, . September 24, 2014, October 9, 2014: Executive. Summary: The applicant has proffered a GDP (Generalized Development Plan) (Exhibit_A) for "the purpose. of identifying; the general road layout and landbays within the development. 1. .Design Modification Document The aPP " ' licant;has proffered a number-of ordinance modifications with this rezoning application. The R.4 Zoriing,Distr ct ;allows an applicant to modi f, Zoning Ordinance:tequirernents so that they may tailor the development to meet their needs. Below -is an outline- of the requested modifications contained within "Exhibit B" with staff's comments: • Modirtcation #1— Proffered Master Development Plan. The applicantis requesting to provide Rezoning; #02 =;14 =— 'Heritage Commons Qctober 22;2Q1.4, Page! 12 a GDP in lieu of a MDP (Master Development Plan). The 1VIDP' would come before' the' Planning Commission and the, Board of 'Supervisors as an'informational item at a later`time. Uodification #2 — Permitted Uses. The applicant is requesting to mix commercial and residential land uses within the sarne structure: "The mixed -use commercial /residential land bays identified on the proffered Generalized Development Plan are slated' for dense urban :commercial and residential land use; which may include�comniercial and residential land uses that are located within the same'structure.or'Nviihin connec•_ted'structures Staff Note: Modi ,ication #2:statesthat "no Ml (light industrial),uses will be,permitted" this is confrary to. the: applicant's landbay breakdown.,'table. • Modification � #3 — )Mixture of Housing Types, Required: The applicant is requesting) a modification: from the requirement that no.more than 406/o of the residential areas may be used for housing other thansingle;family ( multifamily,4townhouses,.etc,). The applicant is °requesting to utilize. 100% of'the residential area for, single ;family attached (townhouses) and multifamily residential units. • Mbdi' acation #4 — Residential' -Densi v The applicant is requesting a modification from the maximum residential density of four units per acre. 'The applicant'is requesting to utilize the densities, specified in,the_RP.Distr ct,for townhouses (10 units /acre) and multifamily residential (20 units /acre). This area °isslated for high density residentiathind uses "in the Comprehensive. Plan with a density of 12 -16 units % acre; ,therefore, the requested modifcalion is in. conformance with the Comprehensive Plan. Modification 5, ,Commercial &,IndustrialAreas. The applicant`is�requesting a.modification from the requirement" that-commercial or industrial: uses'may`not exceed 50% of the gross area of the total planned community. '.The applicant would like'the;ability to` exceed the commercial area beyond 50 %of'the project: 50% of the, project would be 754 acres,, the maximum co nmercial acreage shown under the applicant's, proffered,landbay breakdown table is. 113.48 acres and the minimum would be 5311& acres.- pp q 1Vlodircation ` #6 — Open'Space. The,a" licant isre nesting a•modif'cation from the minimum 30% open, space requirement. They are requesting that minimum of 15% of the gross area of the development and 10.0%-of the, Buffalo Lick Run StreamNalley area be designated:as open space. I Tlie decrease of open space from 30% io l'0%` seems excessive. The minimum open space for B2 zoned developments is 15% and the minimum for inixed residential,development is 30 %. The justification for the modification states ;that .rooftop green spaces and _ amenities .could be provided, however, there are no proffers orguarantees that.these types, i { Rezoning 402-14-0 Heritage•C'ommons :October °22, 20,14 Page:.l'3 ofamenities will be provided., This modification has the potential to create a commu nkity with no outdoor =areas for recreation, which- is contrary to the:intent of the R4' residential planned community. • Modification #7 — Buffers and Screening: The.. ;applicant ;is requesting a modification/elimination from the .requirement for 'buffers between the internal- uses,(uses within the commercial andyesidential.landba s . The applicant is ro osin to rovide perimeter y) pp p p g p p zoning. district- buffers where required. The elimination of buffers°enables residential uses (ie:.apartment building) to befronted on a street directly across from a commercial use, which creates more of an urban setting. • Modification #8 — Road, Access. The applicant is .requiesting a modification from the requirement that all streets within the planned community shall be;provided with .a complete system of public streets. The applicant is requesting that all major collector road systems identified itr the Comprehensive Plan shall be.publicstreets, but that 'all other streets within the development may be private. They are also requesting a;modification -to allow them to exceed the maximum.distance'a residential 'structure maybe located from a public road. Applicant should- provide a commitment that the.-, Mayor Collector Roads will be constructed by the.,applieant reflective and consistent'with theMCR design as a complete street. • Modification , #9 — 'Phasing. The applicant is requesting a modifi_cafion/elirriination from the requirement that a •schedule of phases be submitted'. The ordinance requires an applicant to specify the year the, phase will. be, completely developed -. The applicant'has proffered a phasing schedule thatstates that the applicant would need to apply for and receive a building permit for 56,000sf of commercial in order to construct.the frst300 multifamily units. The applicantwould need to have a Certificate of Occupancy for the 50,000sf of commercial area prior to obtaining permits' for applying for the ,..600`" or greater, multifamily units. The applicant would need towpply for- and receive- permits for an..additional .50,000sf �of commercial prior to obtaining perthiisfdi-,the..nexi.40,0,�inult family units. •The proffer also addresses that a certi ttcate of occupancy must be.obiained for the 50,000sf but there:is no.trigger associated with it • Modif cation #1:0 Height Limitation and Dimensional ,and. Intensity Requirements. The applicant is requesting -a modification of the maximum height, of office buildings and. hotel 'buildings. The, current - height - maximum for those,structures is 60'. The - applicant "is requesting that commercial buildings, retail buildings, 'office .buildings; hotel buildings, and shared: i . I. Rezon ing, 02 14 :- .Heritage; Common, - Is, October 22; 2Q14 Page 14 commercial /residential buildings may 'be constructed' up - to 80' in height, not including. architectural features arid', antenna structures. The applicant is also proposing a modification from the current floor -to- area "ratio of 1.0, to 10'. o Proximity to the,Airoort maybe -of concern. o Staff would also suggest that architectural features and =antenna structures not Jbe entirely omitted from the height maximums. It' may be, appropriate to establish a y secondar'height limitati`on.for architectural features and antenna structures so as to not exceed the building':s height by more than 15 feet.. j Modification #11.. –` Multifamily _Residential Buildings. The applicant -is requesting a modification from.the setback requirement for inultifamily-buildings. The ordinance currently requires that buildings over 60 ,be`,set back one foot for every foot, over 6.0 up to the maximum height of 80': The applicant is proposing that all buildings may, be constructed within 20' of public or private street systems serving the community. l 'This results is a more urban setting .which is, consistent with that envisioned in Comprehensive Plan. • Modification #12- :Modified ApartmentBuildinQ. The applicant is requesting a modification to the dimensional requirements for Garden Apartments (1.65- 402.09I): The garden apartment housing type has`a maximum of M' units per structure, a.height of '55', and setbacks of'35' from public roads, 20' from private roads,;2,0' side and 25' rear. Building,separation per ordinance is 20' or 35' dependiing on the orientation. The applicant `is proposing amodification that would allow for up to 64 units per structure; a' height of up to 80" and setbacks of 20' from public roads, 10' from private roads, and 15' side and rear setbacks. Proposed building separation is 15'.. This modification results in more urban standards (density :and setbacks) similar to those envisioned for UDA (Urban•Development .Area) Centers. 2. .Uses, 'Density and.M—Ii -' single family attached,,gated multifamily), shared.resideri'tial,and ommercial structures,. office The applicant has proffered a mix of residential types (single.famil attached multifamil ate g , retail and industrial uses There .`are.�,seven land bays and, :a. Buffalo Lick. Run landbay (the Buffalo Lick Run landbay, consists of'12.35 acres •ofpreserved environmental'feat Tres). y permit y . to he utilized for residential purposes. Utilizing the maximum residential, percentage allowed within .these landba y s the total acrea g e for residential cannot exce ed 84.7 acres ( m inimum of 24.,4 acres). Commercial'Uses: Landbays 1- 6toial' 83.95 acres and allow for a range of 20 % to 100% of the i landbay to'be utilized "for commercial uses. Utilizing the maximum commercial percentage allowed, within these landbays the total acreage for commercial cannot exceed 59.5 acres (minimum of 4.7.78 ,acres).. r Rezoning: 02 -14— Heritage Commons Od6ber,22 , 2014 Page 1'5 ' Industrial. Uses: Landbay 7 ;consists,;of 53.95' acres and allows for .100% o of the 'landbay to' be utilized for commercial nor industrial uses, The introduction of commercial or industrial uses within landbay 7 is inconsistent with .the Comprehensive Plan, Based on the 'landbay breakdown table it is reasonable to expeet,that up' to. 56 %'.of the land: area within -the Heritage! Commons; development` could develop,with residential .land uses. The previously approved proffersforRussell150(which are the approved proffers for the Site), limited residential uses to 35% of the site. The maximumf of 184 townhousef un tO.wrthn'theldevelosmenthe development. 'There will be a p p p ; to develop ithin landba '7. The remainin units will consist of multifamil un ts.l There is.nd p ,.Y g y o cap or triggers on the commercial square footage within landbay 7. i The proffer states that there is no square footage cap° within landbay 7, which is the largest` landbay within the landbay 'breakdown table. This is contrary the portion of proffer 4 (multi -modal transportation im " rovgmems) thatstatelhatthere will be no more q f transportation than l.2-million s, uare eeto commercial andindustrial uses on, the Heritage Commons site. 3. Capital Facility Impacts:, The proffer states "A'pp'licant /Owner makes no monetary proffers ,to address any Frederick County capital facilities JiApacts.'The proposed uses within.Heritage Commons will yield a net positive capital benefit to Frederick County. As -a result,:the capitahbenefi't'realized, by Frederick County will eliminate any,- ariiicipated' expensesathat:might be owed to it by Applicant/Owner'. g proffered - _ . ,y c ., amount of $3,000 pei r The 2005 rezonan a monetary contribution cn� the residential unitfor.the public school,system, a lump sum contribution in the amount of $1'0;000 for Fire and Rescue Services H" million for , af o the genera'l'transportation fund ($3,500 per unit); -the previous proffer included over $1.8 million. in cash contributions. These monetary contributions have all been :removed from the new rezoning application.. i The applicant's f rketa nd:FiscallmpactAn lysis (META) by S Patz &,Associates shows a positive fiscal gain, in the amount o $3,580,5-70; however, the Patz re port utilizes full b_ wild -.out of the commercial and' residentiallandbays: to achieve this figure (1.5 +/ years; 1,200 market rate residential units and 700,00Nf of commercial). (Th{e capture tax rate and �r � Iti pier as noted in Report also neglects to accurately p p correspondence dated August 2A,. 201.4. The Basin ro er proposed b the applicant falls grossly short of achieving What their model is utilizing to achieve the positive fscalgain, T,he applicant is also not proffering market.rate multifamily units as indicted bythefanalysis. The. development'impact model projects a. negative impact of $13;062 persinglefamily attached unitand $11,339 per multifamily unit on County p' f cilities 'T the to herefore, based on the un" it-cap ofproffer2C, thepotentialimpact a dential units will'have on County facilities. is $13.9 million. The development should,not utilize the future potential tax contributions: of the commercial landbays to Rezoning #02 -14 — Heritage Commons October 22, 2014 Page 1:6 offset the residential landbays withoutguaranteed phasing of commercial uses toibe built in conjunction with the residential uses. i 4.. Multi -Modal Transportation Improvements: The applicantagrees to, install the road network depicted on the GDP and in an alignment and a form that,meets VDOT geometric design standards:and has provided atypical cross section of the roadway expected: The, applicant further'states they will participate in a Revenue Sharing Agreement and fhe funding. for the installation of the road network. Warrior Drive'isdepictedl on the; GDP as a future, road and the. applicant, proffers to dedicate right -of -way at the:time the exact alignment of Warrior. Drive-has been established. This dedication will occur when, the comiecting section, of Warrior :Drive has been dedicated and constructed by the owner, of the property to, the,-;so.uth. The previous, application; as noted on the companion document which compares the two proffer packages, included detailed proffer's which dedicated right- of -way and fully constructed ,Warrior Drive, At' rport Drive Extended, East Tevis;Street Extended, and the Flyover Bridge on 141: These items were funded through the creation of a Community DevelopmentAuthority or -CDA. The new rezoning proposes to change the method of funding to seven ue.sharing but does notguarantee construction if revenue sharing fails as the previous proffers: did with the CDA. • 1 5. Stormwatee Quality. Measures: The applicant will be.utilizing Low Impact Developn ent (LID). and Best Management Practices (BMP): A no- disturbance easementwill.also be provided within the Buffalo Lick Run Stream Valley, 6. Recreational amenities: Recreational amenities will be provided within Landbays 5 and 7 and identified on the MDR The applicant will provide walkingtrails and, sidewalks within the community and al 0' wide path along the Buffalo Lick Run Stream Valley. The applicant mayalso install. an.additional 1.0' wide•path along Buffalo Lick Run which, if constructed; would be owned and maintained by the=HOA, but available forpublic access. Recreational amenities are already an ordinance 'requirement' because of the housing type and lot size. Sidewalks are currently required along both sides'.of all`streets. Only the inclusion of the trail goes beyond: ordinance requirement, i 7. Comprehensive Plan Conformity: The GDP plan.' shows the eneral, area and :location of the roads to serve the property, exact g - locations will be based on final engineering. Acceptance ofthe proffer, statement, constitutes approval of the - public uses, facilities; and utilities and their ability to be developed within the landbays, r - oning .,#02 W - "Heritage Comiiion_s_' The land,' uses shown within la4ifh' qys, 3` and :7 are not supported' by the 2030 Comprehenswe° Plan, _ and ,deviaiions,to;landbay" ",'7's pla"nned. residential land .uses may impact, the adjacent and recently"approved Madison Village.residential develo ment. The P ^ Comf rehensive Plan desr `nit th mixed residential and' "commercial land uses, • the ro ers .show landba 3 w p g es this °area for employment land uses. The proffers show landbay 7 (53 95'aeres) 'with, the a`bility to develop with 100. % commercial or industrial uses. The Comprehensive Plan shows the entire area that encoinpasses;landbay 7 as highdensity residential:, Introd .u- ngcommercial,-or,indiusirial uses into4 ndbay,7is,not 'Supported by 1he 1030, Comprehensive, Plan., 8. PPEA A licant /Owner acknowleOges thdt•a PPEA.has been ;submitted to Frederick Count yto provide fora ten - acre- 'tfact of land located n,landbay 4rto be used, for`the',,"— oses of constructing and installingta County admimstratioh build ng. Also pursuant.to the terms of said PPEA „an option l as been given to Frederick County to =purchase up to -a maximum of eight additional acres at.a . marketrate price per =acre to be agreed'fo by and between the °parties.:Applicant %Owner intends to honor the ;terms', of the PPEA for a term to` allow time' ;for .Frederick -_ County and Applicant/Owner to, tenter "into ,a binding , ndmg °agreement to construct and/or to cell property as it is anticipated that negotiations "to. reach a final agreement. may occur beyond the time of the approval of the rezoning Applicant /,Owner proffers;r of to convey to any other party, other than. to Applicant /O`wnef� and /or :their agents and assigns, 'the portion of the,, property and opt ion P p Y ; - j ,• , ” f - my Government Center, for a.period-of one year from the dater the approval of the rezoning. Iftio ro -ert which' is th'e aub "ecf of t1ie.PPEA.to -allow for .the installation of .the Frederick Cou formate agreement is entered into within said time period then.each °party will be released from any.agrQement� ;or, bligatiofi, the-terms,of said PPEA and the`property which ts'the =subject of the PPEA and the;option property shall be used, and, made available for. development as B -2 • zoned property within the `Herta g e Commons development � The need for this proffer is' unclear,• ih "e County;has „not entered into.,any commitments�or, agreements with °the propeity'#wner to constructs new County administration building on this. property.. A. Phasing: be built. within the first two ears of the, develo jnent first, e No more: than 4:0.0 units can` ” - Y p � Y ar commencing on the ,,date .of'the rezoning if approved). The remaining; residential units will Ibe. installed ,with, no more than., 400 units within the, follow-ing'two, -year term, and the remaining. residential units pcommencirig no earlier than two years after'the• completion of-the 800th unit:. The applicant has profferedra phasing schedule thatstates thatthe apphcant;would need to apply for and receive a-buil'dingpermit for 50,000sf of commercial` in order to construct the first 300 multifamly units: 'The', applicant would need to have a, Certificate of Occupancy .for the 50,006sf.of commercial area prior tol obtaining permits for,,applying •for the 600th or greater multifamily units: The applicant would need to apply for•andreceive permits for an additional 50,060sf of commercial prior to obtaining permits' for the next 600:rriultifamily .units. The proffer�al'so addresses.that a certificate of occupancy. must be -obtained for but there is no trigger associated with it. i , " Rezoning: #02 14-- Hefitag e Commons October.22; 2614 Page 1;8. ' • - . - - p ff construction. of 509 multifamily units and 184 As written the ro er would allow t� c townhouses with the construction o only 50;060sf of commercial area. This is not consistent with. the S. Patz &.Associa"tes report dated,August 26, 2014 which suggests a phased approach'to maintain economic balance, nor does this phasing proffer guarantee to offset impacts fromresidential uses. As written, t/ie phasing proffer provides little if any benefit to the County. 09/03/20 On September 30, 2014 a Staff Application Briefing was held for the: Heritage Commons rezoning. Following presentations�by Sfaff and °the Applicant, the Planning Commission and Board of Supervisors discussed the project. A Commissioner commented ihat there; was considerable financial analysis shown by the applicant which•was based on three five -year periods ofproposed development; however, this development is not tied to a, proffer. It was further stated that. if 'the development proceeds differently than the assumptions made by the applicant's economist and the.numbers are thrown offi it a new TIA doubt was about, submitted with this development m nt and Frederick w ether h'e neCommissioners ntrances on.Route 522 Mier .. p . , _. were - modeled. It was also commented that the County is dosing .roads 'compared with what the original application had guaranteed and that Frederick County was losing,d)6t. It.was noted that the taxpayers would have t'o bearthe burden of constructing what the applicant does"not . A Board of Supervisors member stated that°without the cornmerciatdevelopment, this project is.not a winning situation for Frederic k .County:, .It was further comet' ented'that the applicants were quoted in p p g my, office building would•.be a. cornerstone in bringing in commercial the -news a er stating the development, and hat -the applicant shouldn't be basing the projection that. It was questioned whether or not the development could survive and do what: it needs to ,commercially, if the relocation of the county office building does nottranspire. If it can't, the applicant needed" to reconsider. Commissioners raised. concern regarding'the,land uses shown in`Landbay #3� the,Comprehensive Plan earinarked that particular area 4as an ,employment center and this: application is designating it as residential. It was furthei�siated thatthis was not,a good location fon'residenfial because Warrior Drive is running north- south parallel to'I-8,1 and the area between that road and I -81 should be commercial. Likewise, he believed Land Bay #7 should be the same way, as well. i Commissioners stated 7that this will`. be a community of 2,500 -3;000 plus people., which results i considerable traffic - and lots of'i npacis, If the development remains, solely residential, it results i considerable impacts to Frederick County taxpayers and there is no hook with the developer,to get" th commercial in there: Commissioners expressed.concern there was no`new, TIA (traffic impact analysis This proposal is an intensification of whatwas originally envisioned' for the site; it:is certainly differer in, its composition. They felt it was necessary to get a grasp of what that means from an impac perspective; not just fiscally,but from'a brass tacks traffic perspectiveto assess just how effective thes improvements will be and whether what is committed to at the erid of•the day °is adequate for Frederic County. Commissioners believed a:newTIA is important with'this new application. Staff responde thatthere•were things`the'applicant could do through proffers tokeep themselves from having to do- new TIA. If the balance for'trip generation remains the same;as`the',Russell 150 TIA, the project ma still be okay with.the existing TIA. Commissioners remarked'thatif anew TIA is not' done, it might nc Rezoning #02: -14.r Heritage Commons October 22-;.2014 . Page 19 be a bad ,idea to at least do some type of addendum for the new project and what the maximum assumptions might be. One Commissioner "referred 10 the applicants comment. about Warrior Drive going, to nowhere, and stated that they believed WarriorDrive- was needed. Warrior Drive is dead -end right now, but the reason for that is it has not developed any -further. It was stated if this project is developed without. Warrior Drive, then Warrior will never tie together correctly. Commissioners strongly believed Warrior Drive needed to be incorporated. within this project: Referring back to the:discussion of the TIA,, Comrnissioners,stated,there will be a considerable amount of traffic generated with this development. The demographics of this new-proposal were significantly different than those in 2004 andR would be to`the developer'is benefitto come up with a new analysis based on the current traffic: It was noted,that if a motorist is trying-to access a major highway at this location; there are only two. connection points;.:if 3,,000 vehicles are'going to two connection'points and other. traffic is going in and out of the 'development; there will be-a considerable volume of traffi ; concern was' expressed about this detail,- along with Warrior Road.. It was further stated that old commitments need to be examined and made sure they are incorporated' into the new project. It was suggested that the developer compile a list of all•.the comments made during the brief ngbeca the impacts of this developmenthavenot nearly been mitigated, even close to what they needed to STAFF CONCLUSIONS.-FOR 11/05/1.4 PLANNING C.OMMISSION MEETING:. The land.uses shown with the Heritage Commons rezoning application arenot consistent with the 2030 Comprehensive Plan.. Additionally, the application does not,adequately address, the negative' impacts associated with this request,. in particular, thenegative transportation and fiscal.irnpacts. The application also fails to comply with Chapter,527 transportation requirements; which:would result in a conflict with the Code of Virginia. Throughout the 'report, Staff has, noted a number of inaccuracies and concerns that are present with this rezoning application. Confirmation of the issues:identified in the staff report, and any, °issues raised by the Planning Commission, should be addressed prior to securing a favorable decision from the Planning 'Commission. Following the_.reguired public.hearinz a recommendation,remarding this rezoning application adequately address all concerns raised by the:.Planning Commiss on. PLANNTNG CCA4%':' MISSION".-, M rch f6,1200-5 m Rccoific &d ApprOv I N 'a -,RVI'S S" -I�R( T D EN." I F 1) (ws P YTF Septeinber 2 2005 2J A- - - a, AN ORDINANCE, AMENDING' , THE ZONING DISTRICT MAP REZWNG,404-W FOR .RUSSELL 150 Y reenway ngincering W'HER'EAS, "Rezonitig,#Qt-0-5,fo,eRijsselI 'I".50, was ,s'Llb-finitted b'vG----'- E to rezone 146-.28 acreg,from'RA (Rafal; Areas)D "tti'C.t to B'2 acros:ftorn RA,,(Ru'ral, �,.GencrM Rusiness)Di'Ari Areas) DlMfict to RP (Resl T'Jiis opqrt y f nt &,on,fliewests"I '0 ' F' ront Royal bike (Route ;522),op - �sileAlrp � -t Road hi'l the, ,Slia. -ee M' i" sten aI DI'strilct and is (PIS,�). 64-A-I'(), af,)d, 64- A-] "I The prf_)�drlv also ffol ' lts on -ille,cast Sidc'o ('Tntcrstat& 81 WHEREAS;-theJ fanning.'Commission held a put ic hearing on ill-is,'xemoing,on March. 1:6. 20,05: and Anil ar. i)g oattf WH E RE A 1 and VirS r li'Cid'apubliche 1 � � .$, t I i:!� Bq- ! d' f S' r.. (N.'s . g on April 0 2 0 w`H.E1R'F,,A,S, the f&fperviscirs finds,tbe appfovdi, ofth'isif&on in( g, :iobcin tI*'t)est interest ofitflo hubllc health. safet Y , welfare, and hi,confomlaice , PohIcY Man. B.-FI 'IT ORDAINED, b, thesi rQdONL:k COU11i,v that _Q11 i;1;11) to Olj�) cl aji'oL �6.28 -acros from )"Zi (Rul '1 41 tri�j 1c) l'U (("L%) �ui DigrlCltlancl-�_4 aci,vs,Ir()m 'Ll IV, I�s g4 .(,Ikura 1 1, Akcas), DistriLifto, as ksc- ibeid; by the app .1 i-catu , )n and nd 1113 II NvIfIIIh'­,by the applicant and ­ SP the R ev tscd 01-,Ibbei 2.7. 2004 .Rcv is4 FO!"'ry 2005 RUSSELL I LC PROFFER. STAT'EM'ENT R ["--'Z ON I NG: RZ# 01-05 .RuTal" Areas (RA), io Bi4sl,n�ti, Cienei,al (132) and Rcsidenfial- Performance (RP) PROPFRTY: Tax Parcels 964 -((A)) -104, 64-((A)),_J _R1 E CO R 1 0 W NER: Russ0l, 150 -LC; A P 1) 1. 1 C.,,"` N 1':, R us,Sel I I` LC aftcr thef"I.A.,ppi icant") VKUILfi I NAML. 0 R I Gj I NA L DATE OF PROFFERS: JKLIS'Se,11 1- (O C vo be i - 22, 2004 REVIS)ON DATE: September 16, 22003 I'Teliminary Matters PLUI-SUallt to Section I 5r_),-_? 296 Et. s.eq., cif .the, ol'Virginla, 1 9:530, as arnended—and I I tile pj,OV,s'ons,,oF Ilic''fFed,erick County Zoriing, Ordinance Nvitil. respect W 'condit'onal ZQ111 01C; Undersioned r,off&rs fhat 'n the event the Board of plibant hereby p J Super isors of FrederA QoLI1liV, V,irpinia shall approve Rezoning A plic�ttion # 0-1 -05, icai 1 :71 1 1 Rezoning _ P I — the rezolling".0f 1-0-.28--'acres fi-6111i the kin-al Areas Districl to 96.28±-krcs of Business General and 54;01,-acres Res.identlal Performang, (RP) District, development Of the subject property ( "PrQpert `!) shall be done In co fortuity with the terms and conditions se'r forth here,111. CXce-pt to th&cx-td-nt haf slich terms, and conditions may be ;su_bs.equentiv'�- amended or:revised by the applicant and SLICII be pproved, by the Fre.de-rick County Board of " Supery ; isors in accordance with the said Code and Loring 00.1nan'.ce. In thc�evient -that such rezoning is not grafited.: their thcsc proffers shall be doemed. withdrawli,fand have-,no 01e t whatsoever. These pi-offers,shall be binding upon fllt Applicant and any- legal s0ccessof.s. heirs, or assions. 'I'lle Prop&tv. as Russell 150. and diore particularly described as the lands ciaaned. by Zutis - 11.15O: LC", befng, a.1,1 of Tax .-Map Parcels 6440))-10 and' 64 ((A))712 ;and ['Uctller as shOW11 .01) 1 11_1Ut C11filled SLWVIC}� Of the ReIM1iF1iY1L1,_I,Jld s ( f J: 7 111le H. R'Llssell. by..T:,berl and Associates datcd FLbruar­v f 1x)98. (j CICOtm"-. 'I) 1.3 Rw,;tAl I O Re7onille Rev VS(A Qclobyv2 2004 is.edl Nbrua6 17 t;. 200 Nial L':h 16,,2005..RtA ised Somubvi (0. 2005 Riuviu_d. S•p1cfnber 28. 2005, a, roundabout, unless VDU 11"deterni flies. that another design is warranted, during Ille fCViOV and approval of the Pub] c: hivrovcnwrit, Pkin fbr�t his transportation, I — or any reason the deser i bed improvements %vithi I thi's section are 111lat-i'le to be completed throu ji the CDA funding sourceo,'the Applicant agrees to fund and compdel'e said coiicurren4 \k ith the lly'st phati_& 'of' improvements by the Applivant. Alrp� ifRoid Extended Tlie Applicant licreby prONefs to Construct the ullimate se'ctiqnVj.'A.1rp0rt Road Extciidcd wl,lhin tile,, Prop,&Iy �111 conf0-1-_1ll1'11lCC \Vitll the P.L11131 ic- 1411111OV-Clilellt Plan that will be app-o\ cd by VD01'.1irlor to bj)v deve'lopment activit-y--pii flie Property, The Applicant shall dedicate: I I - _Ly Lis required b� V,'DOT., cx1ei din'ly fiviii the, eastern bomidary of the Property to"t lie, I I lljo'rs e c.t ib ii, \vlth Warrior Drive, in an allunilleill consistent st'init with the G*DP and the V-POT ap'prcA-cdA1ublHc Improvement flan., The Applicant,shall install Full Intersection miprovcnichts at, the Front loyal Pike (ROLIte, '52-2) 'and Airport Road Extended ilitersectian as Nvarranted by VDOT. 'llie Inierscolon7with Warrior Diive shall be In the form of"'Lilt(-fCiiidjhoul'.iiiiless VDLOT:dcteriii'ines'iliat'aii-ot,l,ier,iiiiersoctioii desiah is warranted during the revio�,,. and appruval of the Public Impro-vement Plan for this transportation improveent., Ij'4Oi­ any ,reason the descri-bed .1,111.p�rovelllents within this section are unable tol.b� completed thrbuchjlle CDA funding source. the Applicant agrees t1ofund a,»0c-.omplete sa]4 iniprovements, collcurre-nt \Nithjlle- fifs't phase of Improvements bN.-- the Applicant. D. Inlerstate 8.1/Fast*Fe\1s,S1reot Fivover Bridg'e The Applicant hereby prof er§ to construct a lour-lane fty()ver bridge crossing of interstate 81 to allow for the East Tevls 'Street connection between Fr.edmck Ounty and the City Of, Wlilchesm% The cOTISIITICIiOrl of the JFOLjr-lane flyover. bridge and associated sldew,alks will be: in cOnfohiiance with the 4Public Inip' to veffictiv Plan that will be a.pproved, by VDOTj)*r1,0r to any, development activity on the Property, If for any reason the described mipf.ovcniqnts: within this section are. unable to be complet.ed through the C ' ' Ptin I­ -­ I'll section are. I D'z% Clillf) SOL11-CC. the Aopjkant aorees• to f6jid and conip1cfe, said I] 1-provernents C( . )jjCUjj7 . ent \' .:itlj the firstphase of iniprovemelits by the Ai5plicant. 1, . , Exist *F e I 'S ,Sti-e�tW*:Iliin.I?I-opel-,tv le ,Appllcant lieT�b�l W C.011SIRICt the Ultimate section of Last, Street \)(11141 n thC Pi-00'efTV. 1'n c'onftVmance mth fficl Public Improvement Plaff that \N-1:11 be appro eil by VDOT prior to Fine de-vclopmerft activit. -N! on. the Property. The .-'applicant slial'i -,dedic"'Ite, Z,11 iiifni, I-1046ot kvide right-of'-way 'exteildii),i frolly tllQ! Nve5tcl_n homldary of the Property to the northern houndar• of the Property' In an aligpinient with and, the VD(Y'V 0PI)rOVed I'LibIJ.C, hlljFOVelllr-nt Plan. IT for any File n., ` W. I A W Ooohc '004 1 cO R'C'Zolim" Ro i eJ f.iclof rr 7 -1661'i R6 ikd FchmalN I Revised SCPiC1nhC.,T,29).­(105 11. Residential A. Residential' Ilse Re'strict'ion "The: Applicant lier,­&b�!. proffers to prohibit the follo.wim-, hc�tisin g tN pes withill the Property ]I. Single - ;fancily detached rural ti-P.ditional Slnedc-lamil-y detached tradifional Garden, apaiinlell,ts, Phasill',_ Thc' ,%pplicant he-reby proffds that resldelliial dev , lopfll6lt shall be phased to li'mit the IlUlllbt 17 Of I�Csidejlt'aj i &Vell'110 Lin'i buildilig perrn,its to A'ort-V, (4(}) per calendiir year bca,'mi'm, 'n.the calendar m which the Master De\'elopmerit Plan is approved. C. Architectural Trealme.rit The applicafit hereby profferrs that- priti1ary strucWtcS \V.11ithin',the Residential Perforimnee (RP) 01'stricl lzifid 6y shall be constructed 'Nkiith masonry Nvall treatnients (i.e. brick, 4 'k eighty C.Irdlltc(t iral 15 . jdk. iiatural or cull st-one. or oijuj\,aleril) over a minj LIM percent (:SVw) of' tile- ex"fel-1017 WC11 surface, C,\closIv-e,_of g1l"'IA,rig and roofing. 1)1. Mblne.tary Contributibri to EstablBh lioiwowners` Association Fund The Ap P,r I , Cant hcreby,pr6ffers to cs.fabl 1."'li a start -up Fund ffif the residential de%,elopment withiri the Property, that xvill 'Include an 1'.n.ijial lump sum payment. of $2,500.00 by tile \pplicant and an additi,641al Payment of $100,00 rof each platted, lot of' whl.cli the assessment I , or each platted 'I'm i's W be collected at -the'fime' of: iriillal o4ahsfer'oflitic and to he directed -to the Asso6ation- C1 ,,) -IQA" fund. LailgUaLe will', be mMponfted the Declarq ' tioi! of' kcstricfix-e Covenant Docu meat and Deed of Dedic,LM6fi 11lat CIl'SLIrCS the aVailablpity' of thcae`1'6rids prior to the frmCer of' mvilership and maiii-itcriancle responsibility fi•orri- the Applicant, to thje IA.(-)A. Tlie startup fun'd8 foi- tIie. I__ 0A sliall be. made ava] - fable •Or tile purpose of iiiainienance, of all 1111PTOvements withi'd tile; cbmmo,n open space areas, lia,Mlity 1'11S Lfral`)ee. Street light ,assessments; and lei- dil it- j fees. )eme aiI nt' A Ov i I.Vv I m, 1 ligii I'vi:61IL! 6'�lobci 21,2004 1,50 Rc2ollilll! keyl.wd O.iohcl '2 i. -20Q4: ,Rn,iwdfcbrwiii '171,2005 R&ikd \yj)tcvlbci 28_00�1 VI.I., si—an-awre 1711C col-fdItIons, proflered above shall he binding upon; the heirs, executors. administrators, as.Wfns and successors in the interest of ilic applicant and ownef. In the evcnt the be Frcderlck County Board of',Supervi sors, grants i this rezoning, and accoptslhe c(-jliiditio,iis,.,Ilii,p'rcilf'ei-ed conditions shall to the land rczoned ln I addit:oll.to Otilerrequirefilenig set forth In the Frederick Cotinty Code. R 'S L j)LCtJ`l.IllV*S,L-: T- QLIi .1 nc G V. Nita I I, Date Russell 150. L JI _0 GOIn III onweall of VII I'llia" cal qdev- ('ck— T(5 NN! It: T-11c, foregoing Instrument was -Licknowledged b e fo re I -Ii e t h I S 3N- t-,'l :d a v of 2OG6 bv Lc Notary Public M.y Commission Exjjii-cs 1:11C 7 il: I FAM 4 I - TM. 64 -A 4A i FR£D L. GtAIZE' JR. T bl 64B -A -73 RESID4AL (TRUST &\._ ` 1/,�4" 1PF: C4L VARY CHURCH CAMPRELD LLC: ti OFF Mi BRETHREN "N 7NSTR:../'Od0d22.471 r �� !�� DB. 328 PC. 68J - .FENCE POST 0�O T.M. 64 -A -11 1 Z ok k�,. IRF T M. 64 -A -104 ., ARTHUR A. BELT ,dr S 1 2' 'IPF CALVARY CHURCH OF Q JUANlTA' S BELT THE BRETHREN OB. 720 PG 255 �` 1y DB. 485 PG. 464 v lRF T M 64B 4 -E RB !PF (PINCHED) KIY C H£PN£R JR., d LOUISE R. I HEPNER 3/4" IPF DB. 3.19 PG, 15 (b° ��P 1 Qty fUNKHOUSER' �o�.,,X• �(V •� .� � bk/ �� � J ADD1/mDN i �Q = VDFi MON � •!� 1. IRF� f C 1 ROYAL a£ Q` "0/ (ROUTE m)IRF -� T. M. +63 -A -150 1 " !PF L1 N� hti B2 ZONE PT _� Q ".. .. H. MON PT 96.28 +/ ACRES o ^� IRF WICAP V O p 518' IRF O 2 FENCE POST y. At Q PT, AT J 68:' 4 Z11, �+re L2 I IRF W CAP !RF YY/G4P, PT 4 PT PT` 6 PT RP ZONE :54.0 t/- ACRES T.M: ;63- A -12JA ;EFC JMVEVMENTS; LLC. % j DB 968. PG :354' i 500' 0 500 T.M. MMfFRED G. KOKORSKY T.M. 64 -A -74 D8 466 PG ,350' • LIlEF64EL S. GRAPHIC SCALE CHERYL SHEAWD (IN FEET). JNSTR. 10J6000500 EXHIRIT SHOWING ZONING DISTRICT LINE, BETWEEN RP ZONE AND B2 ZONE ON THE' 14N0 0F' RUSSELL 150, LC SHAWNEE MAGISTERIAL DISTRICT ,FREDERICK COUNTY,, WRGINIA . SCALE'. T" =300' DATE: _SEPTEMBER 16. 2005 ' GREENWAY ENGINEERING - 1 1 `Wn NlF Lane 5 dy ' Engineers Winchester, T,t nia42602 Surveyors Telephone. (540).662 -4185 1 F4X- (540) 722 -9528 Eoum cd in,1971 tivww.greenwnyeng.com 37D1 SHEET I ' LINE -DATA L1 S 01'4621_- W 154.61' L2 - S- 69'4020" W ` 26:96 LJ S29'13'19',W. 64:04' ,L4. S 01'4741' 'W 112.92 ' - L5 S: 55-53"57W 51.18' L6 5 14'0824" W 59:50'' L7 N. 69'51 16 W 375. '10' L8 N., 71'0558 W 333.41 L9 N 56'54'19 - E,- 44510' LIO _N'OT14.46 W'° 197.69 L11 S 5151'35- `E 600.`62 . L12 S 4T4922 E 272.65' L13 1 S 3128 35 ' W 497,94 . 04' N 58'15'41 W ' 10760 L'15 S 31'06'34 W - 499.$2' L16 S 027008f W 332.70 L 17 F87-51'We E .: 47055 CURVE DATA CURVE. RADIUS ARC CHORD GEARING .. LTA Cl 5674.x' 174.64' 174:63" S:02'3921' W' '4548" r027-314'334 `C2 6161.16' 277.02' 276:99' S 0539 39 ", W. S O3'29'56 W '33 11 NOTES 1. THE BOUNDARY -INFORMATION, `SHOWN HEREON IS, BASED. ON A CURRENT <FIELO SURVEY 8Y'THIS FIRM, COMPLETED ON AIRY 18, .2005. i 2. NO 77TLE REPORT FURNISHEO. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. LEGEND:" OF = 1/2" 'IRON' RE&1R FOUND IPF = IRON PIPE FOUND VON MON = CONCRETE VDH MONUMENT FOUND PT = POINT (UNMONUMENFD) r i i EXHIBIT SHOWING ZONING DISTRICT LINE BETWEEN RP ZONE AND B2 ZONE ON 'THE LAND "OF RUSSELL- 150; L C SHAWNEE MAGISTERIAL DISTRICT, ,FREDERICK COUNTY. VIRGINIA, SCALE:. N LA DATE: SEPTEMBER 1"6,, 200.5 GREENWAY ENGINEERING 151 Windy Ni# Lane Engineers Winchester Virginia 22602. Surveyors Telephone. (540) 662 4185 FAX.-. (5.90).722 -9528 Founded in 1971 www.grccnw(lycng.com 3701 SHEET 2', .OF 2 m _ I \_ P IN \ \\ R ( 0 C — -4, ... ❑ jp CA � • `` ^.µms° `�.�:.,- •_ -.._ '� r .� IL cn co 'OR 0 D\ o q p o s d �CzN tv C ,— 0 l ~ $ & GENERALIZED DEVELOPMENT PLAN RUSSELL 150 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA - P g r N ° ? vi D„T6 REV010N '�-'�' ""' =;= GREEN'WAY ENGINES 161 ,,,ad, ElU lane �. �� FAX 69E2 9628 ....�..n..�.� �� Heritage Commons,: LLC'Rezoning�— VOOT Proffer Review Comments December 1, 2014: V;D.OT Staunton,District PlanningIhas'completed a review of°the revised" proffers'forthe.,Her tage Commons, LLC rezoning; dated November l2; 2014,and offers the- :following comments. Previous proffer submissions in,August32014, September 2014.; andOctober 201•.4 havebeen: previously reviewed,and commetfmgenerated by, UD`OT....In addition to the proffer`reviews VDOT su& itted a letter to Frederick County planning ?staff on,'October 21;2014, prior t6t_he Planning %commission public hearing that. su,mmari ecl outstanding;concerns and.commentss 1. The current proffers still provide rid', ication ofthe level:of nonresidential developmentto be proposed on the property . pjgffer #3 states flfat the nonresidential development on the site will be limited by. therprevious,l,y approved total site trip generation of 23,477,vehicl'es per day provided in the Russell. 150 Trafficrlmpact Analysis (TIA). This figure mcI—& the residential uses on:the_site and.' iscalcuaatetl.by utilizing the Institute.of Tr.ansportation'Enginee_.rs OT,E), land use trip rates. The proffer goes.on`to ,state thatonce=the maximumltrip generation is reached based. on residential units and nonresidential floor�area;;the applicant %owner may conduct traffic counts to determine daily.trips. If the results ofthe counts;are less °than 'the maximum 23,177' totalaite 'tnps,;fhen;the:applicant /owner, can proceed witladditironal nonresidential development on the!site untifsuch`..time that traffic counts illustratethat the 23 17Tfigure is achieved. There. are two issues with :this proffer:, First, there is no`:method,that VDOT o:r Frederick County can `utihze to:trackrfhe level of:developm°ent interms of accumulatingvehicle. trips through the phasing /site plawsubrris"sionprocess ofthis development. Second, the former Russell 150 TIA,utilized the proposed development, a's well,as futu "re background development. and growth in';the, analysis,and development of proposed mitigat.ionirnproverhents. This'project is not a standalone entity, buta major component in the regional transportation,network'that provides an important; link across Interstate 81. 'The effectiv.efie-s" ,of,thei roadway system proposed through the development cannot and'should not;be measur..ed from the site specific development °alone. In,VDOT's opinion, Proffer 43 should -be revised to;'provideapecif c +-m aximum nonresidential d eve lop mentifloor areas "within each`.proposed land, bay°that as.attotal'projectgenerates, less thanthe 23,1:77 vehicles per iIay threshold.. if°the applicant /ow:ner wishes.to exceed, these coffered maximum development levels, any reason, in fheifuture,.a• proffer °amendment should be required that �i`ncludes a newtraffic study' in order for`the additional,development to, be properly eyaluateda:nd °app.roved.. It;should, be'noted thatthe applicants phrasing ofAthe 23,177 d'aily'tr".ips expands: with each new ,. sentence; which,,:cloudsthe intent,ofPthe proffer. F;or example,;the:,applicant first;statesahat Oft will proffer thatahei`r development will generate no. more`than �an' average :of 23;177, daily trips.. Fol,low;eMater w'iith;a'statement that,the.y will conduct counts.once an ;average 23;177:or g,reater'has been reached: Followed by a statement "that once an;aggregate total of daily trips has "been determm of fheir;devel ,pmer& a ed that they may proceed with, either (a) additional ed'onl b, a" yet to be, determined countin method or 'liasin or b ` d`evelo ment measur��� ,y. additional transportation rriitigatio.n. Since;traffic�growth is incremental; ;and' in certain,case-s dependent upon ..6s. uccess'ofadjacent "development projects,; the; proffer as written, offers no protection toFthe County, and m essence risks near'unlimited develo "pment density-with no ability to retract app -pval once.granted.; 2: An'updated GDP has not;been,',mclu•ded with the cur rent:p_roffers.ubmission to wenfV'if'changes lhave been niad,e perprevious VDOT rev „i'ew,.comments. ' 3. The. Department strongly okije fs to the use,of`the term: "dictate(s)' assuggested by the J applicant as it; relates `to all aspects of the road and „bndgeiprojects .. These road systems are of mutual interest to the,applicant;. Frederick County a;nd VDOT as I evi-, e.nced by the applicant` -s willingness to:wholly'fund the Counties future revenuesha "n.ng apportionments,: The Department has rio:inteniion to dictatethe road, requirements,to serve a`private'development. � � 4 Proffer #3 has °been ievised °to :state the "a "p.plicant /owner ag'reeslo,enter'i'n'to a separate binding. agreement with F,redenck CountV,to provide for.th'e reim,,.urse'ment of.. Frederick County'sshar,e of'thecost `io. construct the road im "prover rifs on 'the: Property and the' bridge :. pursuanttothe' ter," ms -of:theP-'roject Administration .Agreement' However,specific- details; regardingI project' related: "transportation improvements4hat th&,applicant %owner will be responsible for- reimbur"serne to the,courly a_' "re, not included in;the.,proffer. Ifthis detail is included ' in the referenced Project Administ-ratio ' n'Agreement, VDOT recommerids that this document be- included in the proffers.as�an exhibit'andRsuk mitted;forreview, 5. Rroffer` #3 language addressing \A/ar_r or Drive states' it is' anticipated fat the applicant %owner will',enter into a`separate'�Revenue ;Sharing Agreementwifh Frederick CountV3at:which tithe i , there. isAa:�separate Project:Admini'stration Agreement between Frederick,County andVEWAo construct Warrior Drive tfiroug'the property,to,the +southern; boundary. This.proffer language 1 does not provide a guarantee that Warrior Drive will be extended;at a futur,,e date: It is VD;OT's opinion,that'the proffer beexpanded to, include ai a lminimUm a iequirementto:providea full clesi n of Warrior Dn ' _ g _vethrough the; property to °the southern boundary with t`he initial site plan submission on'the property:, This would ensure that full,design;of the road iS, ocumented and approved. . 6 Tiie'applicant continues,to include•the'following false statement in,their- proffe "r')h•dddition, Applicant /dwner.'has been made aware,of °and received =copies of.eraffic studies;perfor.,med'by.' VDOT'w.liicl confirm thati. the;rewised,road alignment as shown on the 6ttached and incorporated. _ - Generalized Development Plan is,rjl wthdn sufficient to address. not only the impacts coming; from and being. generated liy °,the proposed develop fi of the Heritage Commons,site but also wiIIIaccom`moddte antiupated- through tnps;as a result of °constructing through connections (two' l i - - i I to Route 522'and one to the City of Winchester at Tevis Street). As the Department has stated on numerous,times,'VD.OT has never performed a sti.idv to confirm the adequacy of a road alignmentto support this private development project. Continuing to include this statement after repeated ottemptsby the Department requesting its removal; clouds the intent of the applicant's proffers. I • cam- �,� - COMMONWEALTH of VIRQ1NIA DEPARTMENTOF`TRANSPORTATION 811 COMMERCE ROAD STAUNTON, VIRGINIA24401 -9029 www.VirginiaDOT.org Charles A. Kilpatrick, P.E. Commissioner' October 21, 2014 Eric Lawrence Director of Planning Frederick County 107 North Kent. Street, Suite, 202 Winchester, VA 22601 Dear Mr.'Lawrence: This letter is'in response to the'current'rezoi ingapplication ,for I= Ieritage�Commons (RZ# 02 -14:) as submitted to Frederick County on October 1:7, 2014 and scheduled for Planning Commission public hearing on November 5, 2014. ,Due to the; limited review time in which.the Virginia Department of Transportation (VDOT) received on the drag set of-proffers prior Ao submission to the county, we would liketo offer.tbe additional observations for consideration by county-Planning staff and the Planning Commission. In a meeting held October 8,2014'with the. County,, the Department and the Applicant, we feel it important to confer our understanding of the applicant's verbal commitments articulated during this meeting. ; Proffer 2.C: To ensurethat °the wording more closely matches what we recall as the intent of the applicant's verbal proffer, we would suggest that the last sentence;be revised as " The allowable percentage of business, commercialJndustrial (Land Bay 7 only), office and/orretai:l i deyelopment within individual. Land Bays: will be in, accordance, with, the-, Land Bay Breakdown chart in Proffer '2:A.(2) above ". We. believe that the.current wording of the _proffer is unintentionally confusing in that it suggests there is no. limit to the amount of nonresidential development associated with'ahe project. The finalized maximum :nonresidential development to ' p P J � be provided in Proffer 4 should also be included / referenced in Proffer 2. 2. Proffer 4: Throughout Proffer. 4, the design of internal road network on the subject property is referred to as a..collaboration between Frederick County and VDOT only,, when in fact, the land i owner4/ devetoper lids been,includ'ed in the process from the beginning and will continue to be included in the process, as the designs move forward. 1. 'Proffer 4::.To ensure that: the wording more closely matches what werecall:as,the intenVofthe applicant's proffer; we would suggest that.the second paragraph contain additional description on!, the work included in the current Revenue'Sharing Agreement between Frederick County and, that, the developer will be responsible for any reimbursements to the County. 'The current wording of the proffer could be misinterpreted that the developer will only be responsible forthe road. improvement on the, subject property, but we,recall,,thatthe developer would also be responsible for a portion 'of 'the roundabout and the Tevis Street bridge. We believe this is an important point requiring. clarificationJo.,protect the County's interests. WE KEEP VIRGINIA MOVING �1. . � y 4. Proffer 4: 'The third paragraph should be revised io siate that all points ofaccess, connections, - arid'entrances'as sihown on the Generalized Development -'Plan (GDP);are conceptual. The placement and design of all development enftar ces, shall be'reviewed and:approved during Final Site Plan. -The GDP should be 'revised to add the word `-`potential" to all points of access / entrance labels and a general note that states the above "should be-included on the GDP. 5. Proffer. 4: Please remove'the fifth paragraph of Proffer4 from ttie.proffer statement. As previously discussed_ \�ith the= applicant, there have been no VDOT studies that indicate the current internal road•design -is sufficient -to accommodate the Heritage' Commons development. The only previous traffic study associated with the!property is "the Russell Farm Traffic Impact Analysis (TIA), prepared by.Patton, "Harris; Rust & Associates in 2004 that was part of the initial 1 2005 rezoning of the p rop 61 rty. 6. Proffer•4: Para ra h six indicates that the nonresidential component" of the project will not { g . exceed.1,200,000 Gross Square Feet of use and`tl at`this will einsure that the overall project trip generation will not exceed.the�original Russell 1"50 rezoning traffic study (Russell Farn1 TIA). The trip generation suiiimary •from "the Russell Fann TIA is provided below. Table 2 Russell .'Farm Trip Ckneration Summary " Based . on the proffered residential component of 1,200 single4am lyattached / multifamily units, i there would be.:12,737 reniaiiing,:available daily trips fofnoniesdential use from the previous 23, 177 daily trip total. This daily ,trip total couid accommodate - the following development based on Institute of Transportation.1 igineers (ITE) versioh'9 trip generation rates: 298,00.0 S.F. retail (ITE, Iand use,code 820) 1 Or 1., 150,000 S.F. office (I-TE'land use code 710) Or a;sani�le "combinaf on of . 175;000 S.F,. retail, 100,000 S.F. light industrial, (ITE land use code 11'0), and 40.0;000 S.T. office Asa result of this, .compai- son of.potential trip generation associated with the property and.to 1 ensure that the development will not exceed the total daily-trips proposed in the Russell Farm TIA;, in :our opinion the; nom- e" sideptial .development;;described within! the. proffers should be more specific and'.maximum'Iimits should be assigned for each type' of 'nonresidential development. i We're°unclear'wlio would be. °responsible fo'r. tallying, recording and°approuing the vehicle volume sub- totals, created' aspart of future, year site plan submittals as outlined in the current proffered'' arrangement 7. • Proffer 4: Consideration'should be given to revise paragraph six, to remove the language regarding tlie.applicani /,owner's ability to exceed the non-residential development cap if the additional trip generation,can be demonstrated to not have adverse impacts on the road network on the property. Once the niazimum nonresidential development is determined :and approved in the- proffers, then' any `future,deviation ofthat °.maxiinu n development would require a proffer amendment, :at which. time "a' traffic study may be required to determine the potential impacts of the additional development.. 8: Proffer 4: The fourtl") paragraph-should be expanded upon in VDOT's opini on to include language to require a full design of Warrior, Drive�ihrough the property to the southern property i line be included' with the initial site plan submission on. the propertyaby the ;applicant / developer. ' This would ensure that a full design of the road.is documented and approved until such time that the road can be constructed hy private developer or an additional_ Revenue Sharing Agreement between Frederick County and VDOT. „ I 9. Exhibit C: Tevis Street typical sections should be, revised to,provide a_minimI.nn 16' wide to variable width median, which is consistent with'current VDOT roadway. design guidelines. This I will ensure a minimum.4' wide,concrete median along road, segments where a leftturn. lane is introduced. Should you have any questions; please, feel free to contact me of 540-3321-2265. j 1 Sincerely, Jeffery A. Lineberry, P.E. Transportation and Land Use Director Virginia Department of Transportation - Staunton District ief£lineberry a,VDOYVirginia:gov { 1-4 n O 3 7 3 3 0 3 3-. 3 y :t ry Up ~ Q- S e•► Q� c O S (D 'O m S a m , v v N O 3 a m < O m rD Z, w 3 B rD I M rDD � r-r '� m 3 m -6 N m ,-+ - O m< O n 3 <. CU -�E O O -O O- - 7 O O O < 00 O O " O m m a a 3 =r Q -O o 3 6 3 n a o- 0 3 M m c 0 3 o c m m< n 3 oa rD 3 m a g o v' c cn m = a 3 c° a °- s° o o- N m m .O ::p 3 o QQ " -O CD v n cOi+ N O A CL cu O O tr Q ?. 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CD °0 3 o n ° vo c° a 3 (D � M O� 3 n CD m a o . ^' c 3 ' a Q ao 3 3 m O 3 r� O n' O" rrDD 3 O o v v 3 �, "O m es o n S 3 a 3 O 3 'r < -O - rD m o 3 <° �° 3 (D n N L n v (D ° °c O ° a ao o :E 3 a m (D 0 CD 3 n = -� 3 cu aj CL m 3 C a, ^ a a p 3 T o G N O O O a 3 3 •a a m r'D (D < m rD rD ,m.,, rp ,C , * N 'a a m Q Q. o a (D m Q+ p O m v O d d Q j 3• n, n m 3• F- a, � CL 7c n v a n m 3 Zr 3 M 77- w m Cu rD CL -p < - a n -v -i D m= m zF m 0 0 3 n Z a o0 3° M. m <° 3 -0 m n m v° - n. rD m _" rD a, m - 3 3 n.o� = m n D n ' 0 CU <O 3 0 . _ 3 r?D Cu n _ n — p O N C m 0 3 3 � 3 0 3 ° O 3" j 3 =r 3' N 3 ~ h m Ln m :3 m a m m m w < m `' to 111 �-S CD C/1 I d O n 0 CD r+ Vi O F-' �J N N n n o ° 3 3 3 3 m m 7 3 xz � W N v Zr ' n � O O3 O O = 0 < 00o w cu 3 n c O (DD fD v m hM M rD Z n w rD aro o : — O 0 0 �-1 o rD D v • S � p n O- o O 3 Q v 0 0 a O n O O N n m 7t m m m 3 r., U rD O c- S O- v ,� O m Z =*. = m 0 7 OD � 3 3 D 0 N �S v0, C(D � O p O rD Z• < zr m m -0 Q N �"' rr Q O S N N C 'p Qj N rt S rrD, M ''' O to m ?. p' m ,rt 3 O� N I n� 7 m v .-•' O S cu M rD v O O 3 T v C rn-' Q T 7 n m Q N iU m I -O O 3� Q `< 3 v O on m v -++ O rt m m n �"' y a m S .-. r. m O 77 � O O �, O m _, C - m Q o • �. , rr O rD D m m 3 a) S 3 cn fml 7 S m v O Q '_� CL m O_ < rD n O O - r�•r m 7 DO n — O rr zr .p+ m N vii n nr m O m Q S m O O _ (D S S� < n 'D CL O O '6 — o c -O 'O rr m o v '< , O O m O nu < O O? O< m W v -O Q w O OA Q •< O , — X 3 S ni a 3 m m :: c m o S w o m rD m< c m Q n w O_ (D m e O 3- O O S npi c O `G vi cn rD v, O_ Oo O — O O m — m in < Q. rD -n 77 o rD n Z n Z 3' O S O O rr !, 7 rr W N a rD N v 3 3 v � v O. rD 0- (D m m O O 7 7 m m v O -a n O 3 3 m 3 a < ° D v o a -p O_ CL -a p 3= 0 O _0 rD m D -0 r`D r<D 'o CD m O n p 0 n 0 0" 30 rD 3 a -p -0 fD rD m 3 3 rD 57 - Q rD - N' - � m Cu m : rD N O N O .- Q n .� r. _ (<D O rD O S O n O' to :3 v m O :E S pi rp O) OA O OA N O_ < 'Y in O -z m 3 r+ n m m ZF _ O m 'y c n m O Q c S O N O O rD 3 0 3 ° � :E 0 -3 o c 'r n < rD 0 v s O c p n O n• rip O zr D i —r D a o cu 3 3 N M rD 3 < M N aj � O v j 3 0 O �n 3 0 S 3 m 3 CU rD i � 7 A i .Oe 1 CD � D D Q (TQ N e, tD a O 3 ° 3 rD (D � 3 •V � (D 1 r+ orq 0 C O CD l" h T Zr 3. n: °c < r3D rD < o °° o °� -0 v O = m m - m �. M m - O 00o w r* 3 rm M o- w fD v m m m . a Z 3 w Q m aro o : C Q O 0 0 �-1 (D • S � p n O- p r. M . O 3 Q v 0 0 a O n O v m m 3 O O. O m c< C m S 0 rD rD Q m m m o S O- v ,� O m Z =*. = m o O O O 3 D 0 N v0, � m rD rD 7 D o rD v < rD Z• < N m CL * Q� m �' j m o S M c 0 ,•. v' m S o m in m s O S 4J m p' m ,rt 3 O o N I n? n o r*' O CD C m v< r_ z$ CD O m Q v n D°� m 0 7 rD O m O O 3 T v C rn-' Q T 7 n m Q N iU m I CL O O m O v+ m O Q. Q v 3 Q Q S ''* < �, < D < p m n O m ID S S .-. r. m O 77 6 •< o -„ v �. O o 0— >r n n M n m n Z n Z 3' O S O O rr !, 7 rr W N a rD N v 3 3 v � v O. rD 0- (D m m O O 7 7 m m v O -a n O 3 3 m 3 a < ° D v o a -p O_ CL -a p 3= 0 O _0 rD m D -0 r`D r<D 'o CD m O n p 0 n 0 0" 30 rD 3 a -p -0 fD rD m 3 3 rD 57 - Q rD - N' - � m Cu m : rD N O N O .- Q n .� r. _ (<D O rD O S O n O' to :3 v m O :E S pi rp O) OA O OA N O_ < 'Y in O -z m 3 r+ n m m ZF _ O m 'y c n m O Q c S O N O O rD 3 0 3 ° � :E 0 -3 o c 'r n < rD 0 v s O c p n O n• rip O zr D i —r D a o cu 3 3 N M rD 3 < M N aj � O v j 3 0 O �n 3 0 S 3 m 3 CU rD i � 7 A i .Oe 1 CD � D D Q (TQ N e, tD a O 3 ° 3 rD (D � 3 •V � (D 1 r+ orq 0 C O CD l" h T w P'r O N C n Cn �J T rl 0 0 0 3 3 3 O 3 3 3 m m m A 7 3 3 3 U A 3 twit m 3 n * C � n v ' n oo --a cL 3 a v a m � a n a p n v D a !3 = 0 u' 3 m° o <- °' o° N M rni 3 m< m < 3 Q < ! 3 o �' fD 3 m m o a X. < 3° 3 0 �' N m u, m 0 c- 3 <. m D o m o 3° a (D N m$ o � A 3 0 o --j m o a m c m m Q N o � N a < 3 3 Ln, is a 3 o �. n a o 3 w LM o oo N 3 a r 3 °: 3 ;: 3 d a 3< O .5 o n n n to • I .< m(D m m r v m m v, O S m a a O r O N C n' m "O m 'L7 O V' Gi a (D a S N Di O N rr O < 3 = f1, ((D ut 3 m (D a O c °< O ,,-3Y' n. ri• m 07 3 S v, m cu �• a S o a v c a n, a w m �, 3. o_ ci c m 0 3 °' °° ?. 3 p 0- °� o Q N o Q o w m O_ (D < a O_ tin. (D O a v < ,.Y, can r'*. v (n r+ �. O `< a 3 N ,.., O n c O 3 D 3 c •� I 0 y .+ 3 3 a ((D O m n v O 0 3 (D m w o� p < 3 o r. m a w cu a 3 0 3 n* m m v n 0 a m I (D Q o Q O. m o a 3 O m n O < 7 S 3 m m , 1 ill, a O - m rD 3 a I� 3 03 '.. O O 3 m a v, v, O O n <� .p m a 3 3 fD 3 N o� l O (D m N c 3 �° (D v < N. N a m c O ,-r _h rD (D N . m Q m ,3. O� �. ��� ,••' m 3 m O fl, d v r* m Q m L 3 m r: D a * -' a O •-1 D -i rD g 0- -i m= M o v< -�+ = m v, Zr m rD S ° m rD n 0 y n n o a, o v Gl 3 o o' a 3 3 _0 3 a p oo 3 w a 0- a 0 v .r• '< m n fl, Q rrDD n O_ O Q S 3 vii H 0 O co- Q rr S (D 3 (3D rr v 7 a tS S 3 m 0cu g Q a 3 r. 3 3 �' (D o m - 3 m S Q cu ' n vrt 0 D m <I S ° o O 3 v' O S m m a< cu. v 3 3 3 O O .� O 0 Q Q O n 3 r, Q m a m O < < O_ p m - _ CU — m a m _ N ^ 3 a v v v, m S m �• m a - (D m y o3o O 3 3 .± CU v rD 3 m (D n . � O r-' S O o rD rD S 3 rD N i m a 3 m 00- 0 53' 3 rD n D -O a ET j S n Z 3" O n Z S O w Cl c Q. v n< a O 3 Q a O T p n Z S O Q DDo c ry m 0 'o -O �. n m ,-. ,+ a c Q O a v " 3 6 O a nmi (D 't Q 00 0'U r3-r n• - , F) rD aq i tA =+; 0 m `-'• r�' ( (D O 3 v, 3 O 3 n v, N r'* a pnj m S 04 3 O 3 N O_ v G n �, o 4], S "'< m 3 flJ �. 3 w m v v 3 v 0- (p v cL Mm tL O +) m (� O fl_ CD 3 A o E °D o 0� M m -0 p m 3 j ro 3 0 D, O O ° o 0 0 3 S O_ 03 CD 3 W cn m 3 O m m m m m 3 0_ m v+ P'r O N C n Cn �J T m O O ? < 3 3 O 3 3 3 3 O 000 V fp 3 eM n Z ° n Z 0 `" > 0. 07 w m o°o m m (D m m 0 -< w _ w = m 3 — 3 o 0 ° w 0- (D Q N O 0 o rD 0 3 ro 3 3 D < -O -O - m -� 0- -* �• n to p .-r ,� w 7 a O_ � m 0- -0 O C- N w -1 0 O �' rD n rm-r c 00 w m n v, n< (D n m w O = (D O'0 p < n O (D (D S w 0 .+ OA (�D �. N O O (D rD = -O O_ (D n - Q (° ° p- p' (D O n O =� 3 (D (3j 0 -0 w tai, O -O' 'O O 0 7 ,0+ (D W Q' N uo w 3 "O .� O C - fD n ,+ 'O 3 r* w ,-r r�r <, (-D ni N < - m v 3 m — ° 0 (D r, N w � m Q o o � Q rD N o 3 O r*. 3 (D n O 0 =r rD ,< 0 �< w p ° w -0 v w w O ,� ''* O w p N 0 a, a- (D rD rD O_ 3 O O - -0 =. - O �• O '�' lD -0 w m-0 o S A 3 CL v O "O 0 0 3 7 _6 n v w ET C ID o N O ,+ p n .n+ V) << v O v, '6 0 rD - Q -0 p v,. Op m O x° 7 -s C p w �' 0 w rD (pD r-r N OOO O - O �-r O (D Q 3 3 - w c to m p- v, < n 7 O 7 (DD O w � -i S 0 w 3 C . 0 fD Q N (D O (D Qlu O- (OD O m �. O m (n ^ .O m r_'. rr '6 Q m 3 !D rD _'+ zr w :T .+ O (D -. 0 rD p 7 v, n y, m ,< m Cu w CL N �, (<D 'B 3 On r- d- p -p '6 ° v O O 3 '6 N o. 3 s r: v `° o rt n Q n N o o o ° °� o° X m m < 3 _0 < \ -p .0 m N w .0 _0 , < N _ N 3 r-f (D -O S .* -O m w (D p n rrD T Zr 0 n D ,-r O G) ET CU 3 2 n O 0 m p m < ° O_ (D 3 �_ o- 3 (D n _, n 0 v O_ rD N O O rD 'B ,-+ -` 0'U CL °- Q m 7 rD - O 0 'O O 41 O p v " D ° .� o< m< Do C v (D rD d0 p D n m ,•* S T v rD 0 CL Q- S- �rD w W Q rD M = Q rD o v, rD 7 0 v, \ ._: :-' 0 rD v, '+ D -0 -n n p w_0 00 w 'O w = m C< rD w O p -o - r-r Q n CY 3 w ZT rD 0 (D rD Om z _ -0 n O_ 3 O fu :E Q O^ p Q O ( D 3 p W w 0 m O_ 3 w 3 �= n' p rD T 7r 0� w Q Q < 7 rD p_ cn � N _ 0 T _. O w t�D �^ 0 p rD v Q O w p O rD o -< (D rD O rD (D w rD Q (D Q < H CD °< w m,- o o O 3 O 00 V` Q a m n ET V, o °< o -1 (D D 0 ° n�i w S v C1 m C) o ° � � � a � � °- 0 -0 s 3 w v O 7 w -ri w < fD 3 C fl_ O - O � o QQ O O fD W 3 .=r < m w 3 rD r�r a + w p w -O O oo - O p o a 0 S ,-r m w n m y (D .-. 70 . p n � ' (p - w (D w (D n' w CD w B v� °p . M CD w Q -- C -0 r) v, p m m w m O Q C O p C v, O < (D (D C D O w< D n O v rD - v w w 3- w Q o 7 O O r* 0 7 s p w, =7 O Oo M v+ -I O W O - G C Q. rD ,-. O ,-r (D Q rD OU (D n Z ° n Z 0 `" > 0. 07 w m o°o m m (D m m 0 -< w _ w = m 3 — 3 o 0 ° w 0- (D Q N O 0 o rD 0 3 ro 3 m (D v N V M O I O M-� I� .P �J N O N ►p N1 n O 3 3 rD 3 U -oa rD O C rD fZ � < rD v o (D O 7 r 3 (D � O ° ZY ° O (D cu w o ° rD v O n O 3 3 m 3 U _:•,c nv w 3 = o O_ 'O w rD ' � 0- w . 'D m n w - -p w -p . j fD O C o a ° ° n ° ° 3 3 < ° -° s o o - a p ° o 3 (D -O w 3 o o_ < N < 5 rD • o� 3 CL v O O 3V) < m^ (D 7 rD M N (D (D n fD Ca- a' — 7 7 fD n -±, r0 (DD al rt n ^^ n o' <' o 3 m cu rJ N CL O v� to N 5 n �• 3 x. Q < r^p i 04 ^ N N j .r O O- rD 3 (D _ O rr O -0 w �' O r-r w w C O' 7 O �q O' rD rD _ O� w 3 O ,�* .-. O O � .+ j O w 3 ro O rD r V) o v 3 3 0 Q cn a V rD 5 o �° D g r°D 1 3 O< w rD _ v, � t2. O n 3 D o ° v O . O w _. Cr O w ((D O O w -i M m o_ ° _ ° ° n. 3 < 3 n. o_ = o Q rt D w Q Q D < 7 n to w S O * 0 m p c�ii lD w o Q fD. o °' O_ Zr n A < o � o m o- C < m-a (D� 3 M o, ° ° _ ,-• �* ° 3 3 rD w : n� O ? (D O_ �-r CL �' �: O O n n rD S; N O_ p O v' tA w 13 rD n (D .-t p 7 O Q O - I 1 O < (3D -a rD n vim+ °- Q O rD O (D (D N O �• rt 5' : n _ �_ O p 0 I rt 0° O O O QO O w �' < ET rD O. .< rD < v' w " O C V1 w ^ �°. < ° :E = w � m 3 j Q4 O_ O O m O_ O fD _ 6 (D Q w _�, ,.. fD (D rD CT ZT O p (D (D y O (D M m pq N (D X (D O w .�+ ° o o �' M o M(D n a D rr 3 (A w o � 00 a< 3 w O w(D '''. p v w O O O O p O in CL -< rz Q to 7 O_ N D D n ° a- n �° w w w 0 < 0= O - 0 ^ w O w M <�� rD v G) w rl m n m Q N 00 N O. 00 Q 7 cu 3 aa) 0 n 70 p- DCD O- O -O w ^ in p O w < O rr 3 N N S= 3 N O, =. n 7 :2. !�D (D p rDc: N n. 3 00 a. < n N -O n .-` 1 Q0. � n O. z v, w o v, m .. -n O o n Q O n 3' n o 0 a p rD rD O O (D W cu 0 S Q c 6� 3 aii �. rD rD - v p rD O - (D • m (D 3 p rt O n p O � D v H ryr't V M C!1 I d 0 n F—' \ �J 0 0 0 n �° z� 3 o 0 0 = <� zr� � s ° O 0 0 0 n 3 3 3 3 3 O 3 3 3 3 3 D v3o 'o D o p j 3 7 n 3 7 O n�i S O = Q (D a _� (D v j - N N N N N 3 A W N N O fD 3 f+ n Z n �° z� 3 o 0 0 = <� zr� � s ° O D D Q d0 * D D 'O (D n * D ( Q <' v ~ v w O CD D v3o 'o D o p j v,' � o-0 X 0 O O D n� n�i S O = Q (D a _� (D v j - 1 , (D n r' -° 3 rt LA 3 I3 N � � r-r, (D — (D uo; � (D O, rD n T -_. o �_ O O rD n. r. rD 0 n �D Q. N rD O lD n 7 a r* O ,�. a :3 r'. p rD 'p 7 cu 0 3 0 a CL o 0 � 0 = m FD 3 i 3 O °° (D Q i m M s o Q m 3 ° �I N . O' s rr n_ D s � Q 0 0 rD M O O a d '*, < rD 7" `^ n 3 (D m m O _ O n S N ? fl- < ((DD N ,-r -* O O H .�,► V, CC rD a O (D O r-r ° S (D O -1 7 O (D 0- .� < O 3 n rD .�. \ O 0 N -mac l�n O vii (D (�D O 3 a ° N rD -° -° �, n to 'B p (D (p O (D — a Q On p' S (D 3 O n m v v v < D (D (D Q 3 7 _ (D ' p G (<D 3' D O O O n a cu 0 r) (D rD cu 1 O Q Q (D _ a O N ., 'C (JQ a D a Ln -0 3 O! (D (D rr 3 -+ a p O a o 3' I O v, v n Q o 'a — �+ O to 7 (D ; o CU n T� °* _' rD O 0 0 (� o N 3 n `^ o 3 (D 0 (D o cu 3 s v— �. N D v go aq 00 0 n Z n �° z� 3 o 0 0 = <� zr� � s ° O D D Q d0 * D D 'O (D O (D CU D ( Q <' v ~ v w O CD D v3o tD n �' p <° x v p' rD O j p O 3 r-r �' Q v N < Q fD to N ' pnj 3 ,0.' (OD .=r M _� (D v j - 7 r+ 7 p cu r•. O_ rD 3 rt LA CL (D N M (D � r-r, (D (D A � O, o n T -_. o �_ O O rD n. r. � r) O o LA rD lD n '�• O O `� (D n O CL cu (p cn O QD `° O r�•r 3 �I CU 'O a CL o 0 � 0 = m 3 m 3 < °° m c O= i m M -_ m= rD ° �I N . O' s rr n_ D s � Q 0 0 rD M O O a d '*, < rD 7" `^ O -• (D O _ O n S V, a' � < Q +' O O rD a O (D O O (D N' -1 7 O (D 0- .� < O 3 n 04 ' rD a. a °L l�D �' N < n Q (D (D s 3. `� a O O 3 a ° � (1 (D rD -° -° �, n to 'B p (D (p O (D — a m '* D- �. m (D fD ii S (D 3 (D rD cu 1 O Q x a O rD a 'B O 'C (JQ a . ' QOQ Q °< 3 O! (D rr 3 a a p 3 O :3 to 7 (D ; .-r v, rD O O_ v, (D O_ Q Q O O_ (D n Z n Z zT n z n ZT n Z n ar l D D Q d0 O a , a O O a r, O o a rt O a . O. Q Q Q rD QO rD QO ca m 3 3 tD n a a (D a rD a rD a — rD I vN (D 7 r+ Q. O_ rD Q CD CL (D O- (D °- (D <( o O O O V o o v0. 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O 3 cn -r a v D 3 CD v v O = r W O 3 a r<o ° Q cu � r^D n Q° Q (D S s 3 rD O r�D .3-' r^ -O rp 3 O D x r a v O v C a E43 o r3-r -, a O m (D CD CDD rD Q r3r n 3- � Nn rrDD n D m o 0- W< + v ' vim < a- D 'O � (DD v3,' (D n rD � rp = ° o C7 rD • �' O (D (D � ; .. f1 f1 ° 3 v n° N v -4 m rD a D O: 3 •; rD - - m V a O m 3 3 = r • N• L LA N N n' C rte-. Qj D =* W O 3 ,... O- rD v < 3 n v 3 -< M c a a O fon . 3- v " < < 3 a m v M < ° cu rD n°— — 3 3 O 030 � s a -4 O o — O N CL C o O a� s3 < o v q o m 3 7 n < O CU o v-o 3 3 " rD m m 3 o C 3 n, �T 3- < °: 3 (D p o� °��. a '-r tmn O 3' C 00 3' N 3 ° m rD ° N ^ Z O ^ Z O aaDo �? m UO rD O n v < v v 3 3 a v - a D v a 7D — C D� o rD- O � 3 O 3 M m' � 7 � 6 rD rD -j rn V �I CD O N d V tit N O u C h..l K-1 v 0 0 3 3 m 3 CD 1-•Z f"f n 0 O C O V N \ ►P CD o o m rD 3 m^ -� n U L, O — [U 3 O " 3 Q(D 0 o 3 Q (D r. m (D r+ 3 (D r* a m m 3 O. m (D O (D v n a < (D m O O N. O O n '^ �m��. 3 D� v n rD O X�� a N � 3 v v p Q m N < ° v D n rD QO N .m. �r D v _ C n O v p ..O C C n 0 -0 O (D "= a n 0 + rD r 0. O w 3 -O O ON = -� K 3 W rD 3 Q = N. rD N O O X 'O •'' O 3 M O n rD O �. (OD Q '^ N (D ,� 7 rr n •� CU rl + - O m 3 rD 0 m c Q m m o 3 j O O' O' O it N• * O N w N FD CU < v v c O N ° 3 rD � D, a O Cu w a 3 o < Q Q-0 Z3 rD D �. o , < n -p 3 (D W m '° 3 77- O n r-r Q m v Cu C CL v r O S (D O f=r O v+ v fD v N N N O ,-r O' rD N N 7 O O N (D O -< < -y, Q m n C O. N. 70 N (D (rD ((D Q '0 O !ND < D1 o a N I oo r* m o a N ma D. 3-0 (D O 7 — o °- _ rD v rt N c M 3 7 (p n. N •a z 3 rD r, O 3 M r. O— ..+ O rD O Q v Q m; rs < (D `< rn+ 0. - `< n V1 CD 1-•Z f"f n 0 O C O V N \ ►P Frederick: Count Public Schools • _ cation . toensure all students edu , K :Wayne Lee, Jr. 'LEED AP . Coordinator ofsPlanning and Development e leew @frederid`02 vat "us ;- ;September 25', '20.14 Nlr Ty Lawson 'Lawson and 'Silek, P.L.C., PO. Box=2740, Winchester, VA 22604 Re: Heritage Commons Rezoning Application Dear Ty, ns on September ,18u2014 cWeloffer the fo lowme H" g Commons rezoning application submitted to y enta e� g, omment's. 1;.. It >s' noted that there aretlno cashap coffers and' tl at the;apOlicani's consultant has used -an impacf ' cal'culation;different from•the County's, evelopment Iinpact•'M'odel • `Th' ,applicant's calcu'l'ation uses student generation rates based on,only,.orie extsttng development in.-Fr _ ede-­ c k County and does ­ not match coin ty , ide ^•student generation data: Please;'efer to the'County's'D,evelopment Impact Model for•stud'ent generation rates based on, countywide data. ' i 2 The curriulative.imp dc[ ,of'thi s development and other developments in Frederick County'will, require° construction.of new schools; and support. facilities .to :accommo'date increased - student enrollment. Thin development;proposal includes a rp ge A osstbilittes The case,that generates the most students.ts 1;84 townhouses and 1,;016,a_' arthnents. We, esttmate.that'tn thts`case.,°the,development { Will house 309 students: 81 higli;scfiool ' studenis; 69 middl "e school -students;.;and 159 elementary I school students ln_.order fo properly seive`these a dditibnal, students; Frederick 'County Public SchooN would spend an estimated $3',482,000 more peryear -in operatingscosts•(or. $2,902 average per''unit,per year) 4nd,an'estunafod $12 693',000_in one;tnne'capttal expenditures (or $10;57& g p ..; )>- _ , - essment.oftbe avera e er unrt You will find,, enclosed with, this; letter a,inore detailed ass estimated'impa'ct of Heritage Commons,on FCPS, tncludmg attendanceozone'infonnation. Ptease-feel free�to contactirie3ai leew'Ofrederick k12.va us `or 540 =6;62° 3888 x8`8249 if you`havevany r que4ibns, or cominents> Sincerely; K; ayne Lee; Jr , LEED AP W Coordinator, of Planning'band' Development .enclosure• ` ec f "r..David. Uinb; Sdoerintendentof Schools' ' Mr Albert Orndorff Assistant Superintendent °for Administration " Mr John Grubbs, TransporEation Director Mrs Elizabeth_Brown, Supervisor'of Driver, 0pera'ions 1415,AmheistStieet www.frederidc'.k12':va.us 540- 662 =3889 Ext.88249 P.Q .Boxi3508' 5402662- 4DTfax ;Wiiicheste�;`Vi�gmia22604; -2546. . 4�. ^ M - •. v, 69 - � • ' 8' L:" Q w t� � -. a •• 01 CIO VT ^ M - •. v, 69 - � • L:" Q w t� � � 01 CIO VT 4 1 y i O u�o w c ;Z, ca ^ M - •. v, 69 CIO VT y O - O O- iy ^ c^l O 4� bA , .a d cn :� ,� .� ,. _ i> t.. - , _ ,. _ � - „� -. _ � � _ � � _ _ �1 w 11v )' T CU V V J a, 1�1 W ixC W �" pt to Qi r s`�.•a> `° �'..a'a ,3" n,. 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'p vMi jL 'we "• f0 uc fi 01� - Cb. iOx- X10 a+ ¢Na�a+�, ,m3 N Ot; i 'd-'d Y 4m, N�`F' u 0 j� O a Nfi �'sL L V 'e 0 � N fC � ; a WA, T C s 57'1 L C N^ CC C L F n i X N7 f02 9 G 0• Y Y Q7; N L.�k""2 `` 3� - Pa. a N �O r0 d.w -, b C d i+ 0 u: O' u `m Os of.- c v O 00 c ��` O1 ul Cep 2 N m 0. 5n" aJ .0 N" _ E R-. �'q��� �-+ yC 0).t O' %Oa. yA^j.Oy„j L :Ole t QQOZ V s U O V 40 H6�0 � c Na } a a F C Or 4' ;,: ',f5 ti qtr` ;Oy,L.;- u y O1 r=� 01r a 0! 0J. ��e ?`�s I'D 7� O O O '.bv O il�y O O e O COUNTY of FREDERICK Pepartment, of Public Works 540/,665 -5643 FAX: 549/678-6682 September 26, 2014. ,Mr. Thomas Moore Lawson. Lawson and;Silek, PLC, 120- • Exeter, Drive, Suite 200 P.O. B'ox,2740 Winchester, Virginia 22604 kE-. Heritage Commons Rez:oning,AP0jicatio.n Frederick, County, Virginia. .Dear, Mr. Lawson: 'We haw completed our review -of the -revised Proffersfor the Heritage Cbmin.ons development. Ourreviewwas aided in part - ..by your tirpely.fesponselo,our for,t request heIatesi copies'of Exhibits-A q .... .. and B. Contrary to your.-Yesooink thi(tfiese;ekhlbitsIad not been;'chajiged.frog ;tlie-•Iast,submittAl,. our .review view revealed numbrouls.c.hanges•io both documents. It should be noted that ourpreVious�rcview was.based o6- documents. and ;exhibits,4ated Swember 5, 2013. We never recelved.any . qespb,nses=ta this previous review dated. September 20,,2013. I'have attached copips.of 'these previous comnients,so'that.you will not'n-bed to go°tQ the trouble of researching, your files. -thef6ilowing'cominen-ts !ire Peilated.'to our review of the $4t.Omlber ig, M.4--proffer revisions and'yelh,ted Exhibit A and B "ted, Augu§0, 2614 and July 30" 2014, respectively: I Rt.fee,,to the ,.txdtu,tive.Summaiyi Page. l�. The summary lridicate_s that the, proffered t -portion be groVid.e_d atthe tilrnebf d0elopmein of 'that ofihe. site,4djacent to, the, iffi.pr9vement-, This:statement is a,m_arkedAeviati6n frorirthel appr6yod rezoning dated September 5, 2005 which indicates that all impi-ovements wift-be constructed'prior to granting.th6- ,firstibuildi n g:: 'rmit' .2., Refer,to Paragraph 3 fCai)itAl Facility Impacts; Page 4: A.,c6p y of the economic mar k et analysis Was.. . novinciuded.,mth the�revieW packagq... Therefore, there--is:no waVtb,d6termihe if'thd acival con§"ction.qfc6 mmerci_al developmeni will o fff.set the, impact of the develop4rierit,bf 1,200? residential units. 1.07 Nioith Kent Street-, Second Floor, Suite 200 • Winchester, Virginia 2260.1 -5000 ry� , all heritage Coutmons_Rezoning Application, Page 2 5eptethb.er'26, 2014 I ',Refer to Paragraph 4, Multi -Modal Transportation - lmproveme6ts, Page 4`: The-applicant 't as made the assumption thatrevenue sharing will,be availabie for:the construction of the road network within the proposed development.. This assumptions is a marked deviafiowfrom the approved . rezoning which indicates,that;the applicant willhe.responsibile for, the design °and construction of the entire: road network within:the proposed development.. - lt.;sliould also be noted that the approved proffers included the, design and construction of the Tevis Bridge'over 1 -81. Accepting a proffer siatemeiit,in:the,proposed format could possibly - obligate Frederick County to pay -for half the. cost of the road netwoik if the Virginia Department of Transportation (VDOT) failed to approve ihe.revenue sharing request:- The discussion related to the construction' of Warrior Drive is,ambiguous and again assumes'that revenue sharing will be,available. This paragraph should tie revised to"indicaie that the applicant will be:responsilile for providing the right -of -way, design and constriction ofWardor Drive within the project limits., 4:. Refer to. Paragraph 8;.,Phasing; Page 6%7: The discussion,of the residential development in paragraph 8A limits.tli.e construction to no more than'four hundred'(400) units every two (2) y Consequent n ` un v could anticipate that.the proposed.l`,200 residential ';units ears. Conse uentl Frederick.Co could:conceivalily °:be built out in Si' x (6) °years: The subsequent °discussion in:paragraph 8B °atfempts'to provide phasing befweenresidentialand commercial.development:. However,ahe construction of'residentiaf units is only limited.to obtaining building permits fortlie commercial development. The phases shbuld; E D. 111h L L 01 AT E 0 7A COVKT.-Y, of FREDERICK De artment of Public Works 3 FAX:, 540/$78-0682 September 20, 201:3 Mr,Thom­asM,Lawsoh' Esquire LAw'.s:cin and Silek, �P;L.C. 110 Exeter Drive, Suit& 200 P.O. Box 2740 Winchester, Virginia 22604 TUE: Rez6fiing Appli'ciiiofi.for'Heiiiage;Cb-hfthons,f/k/a,R-usse-iI 150, `Frederick County,; Virginia Dear Mr.-Lawson: We,.have corpleted out re-4& of the prop6,§ c.d'rezoning applicatioii, f6r Heritage Commons (f/k/a Russell 1'50)'and.offer tbe°.fqllowing commentst, p Refer to the, amended profferstat Trient, page,4,!paragra'h4,. multi-rhodal -transportation .improvementsExpand the narrative tb.adeqtiately'describe the road'netyork that will be installed by theowner: Also, revise. the Generalized Ddveldpmenf Plan included as proffi6r Exhibit" W.Itb adequafelyl4epitt the'road network,. that will be the resp.-Onsib I i - I . i I ty of the owner- 6utll ned -on.th I Is'rezoi . rezoning . application. I a Me the GDP -does ; r not clearly indicate that the 'For example, � bTidge, over 178.1, is the total responsibilify� o f the owner. The- amended pro.ffer"iiidicAtes ihatthe-t6,wiI f be anew design and installation that wi—i fl occur as a result of,a kevepu6-Shari.ng Agree-ment entered into by-find•between-Ahe Virginid Department of -Transportation (VD_qT) and Frederick 6'6unty. Tfiiszst.ptteM.ent -should be'revised to'indica.WihaI this opportdhity" may'bea potential'bossibility,.h(it,do6s,nOt,relieve.the.owner:pf the ultim*ate responsibility for . ,installing the road network ultimately approved in this rezoning application. _ .,L Refer ia'Mddifidation #8 .,Phasing: Phasing w ill besqr itic a 1-totheimpact,o,fth.i§developmeit.on the' es provided xi servic byyFiredehck Co,unty. tWiffibui phasiing,accountability,,the actual financial iril'pactcAnnot.,be realistically modeled: It could conceivably,be�­poss'ible to develop the, entire residential component of 1,200. uniis witho�t developing any of-the commercial development. n Fr6derick,Couniy. Tlils,occurrence,wouldli'Aj.e.als,igni,ficant"egAtiv 3. Refer to the, Impaci Anall- Statement:. §iStatement:. Provide,;separate narrative&,eValuating the impnt:0f4he p rop n, osed-development oservices'providq4. by Frederick "County ,i'ticl,udiilg,,,, but not1ii-iiitcd.to, water, sewer, solid waste and transportation. k ',Ref6r to lrnpa61tAfialysis, Assumption f6r EkeVelbpm6.nt Prdgrarn,,ItemA1 The tabulation ---,of assumptions �Indicat6 that ta6le*j, Was based on 1,000466singg units. The narrative furnished W Heritage�C6mmons RezoningAp lication'Comments Page 2 Septernber 20 2013 with indicates- te posedadevelopmeptvill include 1;200 unitsRecty theonfictin the numberof`res dnt al units'. I can be'reache&at 72242,14 if you should liave: anyquestions ,regarding,ihe'above comments., Sincerely, " Harvey E: Strawsnyder; Jr, P.E. 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M Y (n a_ c L C z Y O > ti VI L c io�Ea tin 3 a �� °��� E �3 Y a c = E o V 0 QCL c fS5 U N Q E E O C H E 0 W E v v N a+ C v1 O1 L E E E a, O 6J O c u E Q a o ... c 0 c U O Y i r V O C Q) a E o LL H U -C O Y a 3 o U Q t .E O aj ° Y N Q Q) a O Q O Z3 a } Q c i Q O a 'C: ° :3 v c Ln 0 oz L- O E , a O u �o Cl a > n a O O 0 4 N ° ' o v O - _ M t c a f6 a Q - to Y . un n C Q) E E 0 V Ln Candice Perkins From: Jonathan Turkel Sent :, Wednesday; September 24,. 2014 3 :45 FPM . Xo: 'Candice,, Gc. Jason Robertson;, Eric1awrence Subject: Heritage Commons Proffer rRevision of 9/18/14 - P &R Comments RE: Heritage Commons proffer revision dated Sept 18, 2014 Candice, The.updated proffer statement does not sufficiently add ress the, concerns of the Parks and Recreation Department. The following outlines our comments -, 1. We are not satisfied`that monetary contributions are adequately addressed. 2. Proffer should clearly state that Airport „Rd, Warrior Dr, and Tevis5t, will, have 10 bicycle/ pedestrian accommodation, (as is,clearly identified inth'e.Russell 150 proffer). Current language is vague.in stating "'road” when presumably referring•to all'roads and stating a "ten foot (10') or such other appropriate width" rather than committing to a -10' width (as is recommended). 3. Beyond reference to ordinance requirements; T,he:11ecreationa1 Amenities section appears to pro_ffer:. a. To "construct pedestrian irailsand /or sidewalk.systems, which- gonnect each recreation area to the residential land uses within the Land -Bay." Comment:-- Connecting,recreafion areas;to users is appropriate.. b.. "to install a ten -foot (10') wide asphalt or,concrete trail,along the Buffalo L'iek Run Stream Valley" Comment: Some indication of "length should be provided forthis'proffer. 4. Bike /Pedestrian accommodation on the 1- 8111yover bridge should be provided. This is greatly needed. 5, DESIGN MODIFICATION 0OCUMEN'T- IVlodificati6n #6 Parks and Recreation'recoriiMends denial of this modification. This request significantly diminishes the open space requIrement and leaves Open the potential to claim other environmentally sensitive areas (flood plain, wetlands; and; steep, slopes) as open space. Please,let me,kri:o,w'if you have any questions_on.any,of the above. Thank you, Jon Jon Turkel Park and Stewardship Planner Frederick Co' Parks and Recreation 10,7'N., Kent St. Winchester, VA 22601. iturkel @fcva.us 0:(540)722 -8300 F ; (546) 665 -9687 i, 1 Rt O r--,\ N Q� LIB^ V J W O �I W U N C� a U Q� v W 11 l� r L a) Q1 > > L t v vi N O > I Q) > fO CQ) > Q) > u_ C m -O L j> ° Q) i C O E �n o in -O L Y L N N c 0 0. n E E ow o o E • = to p aVI ° N Y U u p ° Y a U O_ o I .° _ u a be _ hO 4 Y V1 Q p- v C Y O •� C70 N V1 In ' = c L o u o u o v v 0 ° 3' o u O Z z F- O Q z U OVA a * N -� N 0 U U C N a) QQ) _0 V Y > }r _ "O OQ C N O p O N NLL O C E O N 0 L U +�•' -0> > O C N c o a Q) w v E a a Q m E° c c E ai > o .o O v 0 . �Y - O Q O i C ti a) 0 to �{ N V C O C N V X m 4- O M O +� ° U d aJ U Q) C Q) +• Y O N v N Y v w m v Y Q) C N� N L— O = N V1 C V F C YO u Y C B a V) N c N 0 cY6 H N Y E CL v� c E a u E o° o i Q �n c c U~ c c U o a s v _ o 3 0 Y O C O E C a� u nA j. c L ra O �, v m L E E c O c >, a u v •�' E O u m u� u u .a c" L C fl. C � O O C "6 V U Q. 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Departn P r _. - .. u Mr'�Thomas Lawson' _., Lawson and SH& P L C P i,<Box 2746 Winchester, VA'22604 = RE; REZONING #02L 1'4 `OF HERITAGE COMMONS° 7 ;of',AannmgAan(t Development 546/665-5651 FAX: 540/'66151-6005 4 u This. letter serves to confirm;cactiona taken by the Frederick County Board of .Supervisors at their,. rneetmg on March 11; ' &t b ove referenced. request to .rezone 96.2$ acres from thesB23(Busmess General) Disfnct to;the R4 (Residential Planned Community) :D'istrict:and 54 acres,from` the RP (Residential Performance) District to the 'R4' (Residential Planned Commumty); pDistnct and 31 acres frorne the :RA (Rural Areas)` District .to the .R4 (Residential Planned ' Corrimunity)' District with proffers . The site fronts on, the west side of Front Ro v al Pike Route 522), loppos t- Airport Road ,(Route rt645); ;and has frontage on the east side, of .Interstate, 81, and are identifed _by Property3Identificatiori `Nuirbersy -63 A .150, 64 A =1 ":0 arid, 64 -A -12 in the Shawnee: Magisterial District ' Section 165 102,04 of rthe Frederick County Zoning Ordinance requires :a minimum penod of 12 months to ,elapse' before £the l eonsideration of another ,appheation for rezoning: of substantially the " same land to the same:zomng districtdesignation. Please do,riot hesitate: uto contact ,this office'lf you have fany questions regarding the denial of this, rezomgn application x '` - - Smcerel" - • d Can ice E' >Perkiris, AICP Senior Planner CEP %pd ` . cc: Heritage Commons; LLC; 140N, Hatcher Ave.; Purcelauille,, VA 20;132 A R 150 SPE,�LLC 621 E P' ratt St Suite 600; Baltimore,rMD:2 '1202 Gene Fishery Shawnee Dikri lsuljervisor, ' , Lawrenc 0A e Arntirogi and H Pai e Manuel; Shawnee Dtstnct Planning Commissioner -s x r g JaneiAriderson, Real Estate: Commissioner of Revenue '107 North, Kent Street, Suite 202 Winchester;° Wrgm a 2260,1 =5000 Py - COUNTY of .FREDERICK Departn P r _. - .. u Mr'�Thomas Lawson' _., Lawson and SH& P L C P i,<Box 2746 Winchester, VA'22604 = RE; REZONING #02L 1'4 `OF HERITAGE COMMONS° 7 ;of',AannmgAan(t Development 546/665-5651 FAX: 540/'66151-6005 4 u This. letter serves to confirm;cactiona taken by the Frederick County Board of .Supervisors at their,. rneetmg on March 11; ' &t b ove referenced. request to .rezone 96.2$ acres from thesB23(Busmess General) Disfnct to;the R4 (Residential Planned Community) :D'istrict:and 54 acres,from` the RP (Residential Performance) District to the 'R4' (Residential Planned Commumty); pDistnct and 31 acres frorne the :RA (Rural Areas)` District .to the .R4 (Residential Planned ' Corrimunity)' District with proffers . The site fronts on, the west side of Front Ro v al Pike Route 522), loppos t- Airport Road ,(Route rt645); ;and has frontage on the east side, of .Interstate, 81, and are identifed _by Property3Identificatiori `Nuirbersy -63 A .150, 64 A =1 ":0 arid, 64 -A -12 in the Shawnee: Magisterial District ' Section 165 102,04 of rthe Frederick County Zoning Ordinance requires :a minimum penod of 12 months to ,elapse' before £the l eonsideration of another ,appheation for rezoning: of substantially the " same land to the same:zomng districtdesignation. Please do,riot hesitate: uto contact ,this office'lf you have fany questions regarding the denial of this, rezomgn application x '` - - Smcerel" - • d Can ice E' >Perkiris, AICP Senior Planner CEP %pd ` . cc: Heritage Commons; LLC; 140N, Hatcher Ave.; Purcelauille,, VA 20;132 A R 150 SPE,�LLC 621 E P' ratt St Suite 600; Baltimore,rMD:2 '1202 Gene Fishery Shawnee Dikri lsuljervisor, ' , Lawrenc 0A e Arntirogi and H Pai e Manuel; Shawnee Dtstnct Planning Commissioner -s x r g JaneiAriderson, Real Estate: Commissioner of Revenue '107 North, Kent Street, Suite 202 Winchester;° Wrgm a 2260,1 =5000 COUNTY of FREDERICK Department of Planning and Dev6lopment 540/ 665-5651 Fax: 540/ 665-6395 Eric R. Lawrence., AICP Director, TO: Boprd,,o,f -Superyi'scil(s.m.embers Plarining Comrni'ssion members County Administrator FROM: Eric R. Lawrence, AICP, Planning Director' SUBJECT: Sept6hriber 3 2014­A ,Session pplication Briefing/Work, DATE:, August 2-2,20114 The -Planning Commission will bold a, Staff Application Briefing/Work, Session on Wednesday, September 3, , 2014 at 7:OOP i 1 M n the, Board of Supervisors Meeting Room, 107 N.'Kent Street, Winche�ster, Vir ers are encourage ginia. The Board, _of,Sbpervi'sbr members to attend and participate. The Application Briefing is. an. opportunity for 'the Planning C omm issi6n :and Board of Supervisors to learn ;about an appljcation deemed corriolicated and warranting detailed -i . ng, Commission's' Role S� and Responsibilities, the _ekplanations., Enabled per .the Plan.n briefing is to apprise the Commissioners and Board members regarding the details'of the application, both those itemthat meet-the, ordinance and those that do not. This,provides the -opportunity for-the Commissioh"and Board I' haVe,a common Understanding of the application prior to public hearing. The application that will be discussed during .rin this staff application briefirig, is the recently submitted Heritage, Comm(jhs rezoning application. An overview and evaluation of the _ application and agency comments is.attached. Pl.e'ase contact staff shouldyou have any questions. Thankyou. Attachment­Heriltagp, Comm.Qrfs Application Briefing Package 107 North Kent Street • Winchester Virginia 22601,5000 Contents on pages to follow: Staff Application Briefing — Heritage Commons' rezoning application overview Location Map Staff Briefing Report content' Current Zoningof Site Comprehensive Policy Plan Potential Impacts Fiscal lmpacts Transportation lmpacts . Agency Review C'oriments Proffer Statement review" Design Modifications'-Document Use, Density, Mix ` Capital Facility Impacts Multi-Modal Transportation linprovements Stormwater Quality Measures ,Recreational amenities Comprehensive Plan Conformity Phasing Heritage Commons Application content ,Application Proffer Statement Market and Fiscal lmpact,Analysis Russell 1.50 proffers (proffers of record, approved'in 2005) Comparison Table STAFF APPLICATION'BRIEFING HERITAGE COMMONS. '_Staff Contacts: Candice..E`., Perkins, AICP, Senior Planner John Bishop, AICP,. Deputy Director - Transportation Prepared;, August 21, 2014 The;. Staff Briefing, scheduled for,Septeniber 3, 2014,, offers:an opporWhity for staff to. review -with: the Planning Commission and- the Board of Supervisors ;the details of a ,complex application. This briefrng:benefitsVie Board, Commission, and. applicant, as, details of the P PP y complex application may be ,reviewed iewed and clarified,, and concerns expressed. Unresolved issues concerning-this application- are -noted throughbut,this report. Overview The, Heritage Coinmons,rezoning.is a coinplicated app lication.involving commercial, residential, and an extensive proffer /modification document. In keeping. with.the.Planning Commis'sion's Roles and Responsibilitie "sz the' Staff Application Briefing has been, utilized to apprise the Commissioners; regarding' the .details, of the application, including those items that meet the Comprehensive Plan and associated ordinances, and those items, that do not. The Heritage Commons rezoning application is a request to use the R4 zoning district, with modifications and�pioffers to achieve amixed use•developmentof 1,200 residential units and 700,000 square feet of commercial; uses. The project is located on the 150 'acre property commonly known- as Russell 1.5'0,'located west of the intersection of Front Royal Pike (Route. 522),,and Airport Road (Route 645). - The 1,200 residential, units, include 1`,050 multifamily units And 1'50 townhomes. The 700;00.0: square feet of commercial uses include '100,000 retail. and 600;000`- square feetoffice. Through the application's design.modification,document, efforts are being made to .enable the project to be an urban center. ---type development with mixed uses in single buildings, higher residential densities, reduced setbacks, and no•'buffers between uses. While the land uses shown.w'ith,Heritage Commons rezoning application are generally consistent with the, 2030 Comprehensive Plan (with the exception of landbay3); the-application does not- adequately address the impacts associated with this request; in particular, the. transportation;and fiscal:impacts. The following -items warrani discussion,dunng the Staff Application Briefing, and ultimately should be addressed to the satisfaction of the Planning Commission and Board of Supervisors: Many of tlie'Review Agency concerns, and comments remain unaddressed. The fiscal impacts associatedwith the residential uses proposed on the property have ,not been satisfactorily addressed It should be. evaluated whether the transportation improvements proffered by the Applicant are, adequate to address the impacts generated :6y this rezoning request and will facilitate the,long °range transportation goals of the Comprehensive, Plan. The.. lack of proffered phasing: of the commercial land uses'w th the residiontial.uses results in limited if any revenue to offset the residential iin acts ;. .The Comprehensive Plan designates the area in landbay 3 with employment land.uses not residential uses. as proposed by the rezoning, applicatioiz. WINCHESTER Subdivision 4 Ej Applications Parcels Building Footprints B1 (Business, Neighborhood District) B2 (Business, General Distrist) B3 (Business, Industrial Transition District) EM (Extractive Manufacturing District)r. HE (Higher Education District) M1 (Industrial, Light District) M2 (Industrial, General District) MH1 (Mobile Home Community District) MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District) Subdivision 647A 9E 64B'•2 3 64B 2 1 /�, • 648 A 64B•2646 A 32 .. 738 � 648 A 648 A 39 64 A 98 33A� 64��Y9C' 64 AIt9D>♦ 648 64B +A 34 646 A 64A )0 JA 1 _ A 72 643jB 6 A 6�6'A'37 648A 38 REZ0214 2 10A 648 A 73 648 A-t7-4 � 648 4TE`7.� 648A 80 648�A+75 ' 64B A 64B A 40 64BTy�►rp� 6bB•A� 648 41A�ly�r, 64 A�hl f648 4 A 648 A81 .648 A 77 A�68 * 648 A 65 ,64BtA�l 7 646 4T 6a 33 �y 4 A�87t•{64�A 86 -�sn�4 64��4 6481A 555 648 4f37 - 646'�A 88I� bqg ,r +�' airs! A 648 4s38• 648'Ar89 A 85 r ' l °548 648 4 39 648 t np 4' 91 64 A 45E 646 A 92 646 ""t1 ` 64 A.45C �64C A 1 A � 64 A�45H 64C A2 *6477 A��,3. 64C A 4 64'A 45H 64 A 450 64A 12•� 64A ,64C A 7 64 A 45F 45K 12 6 ♦, • 64A 4. 45KI lA 64A 64 A 64A 45K4 647 1 15 458 45K8 64 A ligiiii �, 64 A 18 < j Q $ BUSINESS PARK 4 1 � r USubdivision OflLilC.F� PRESTON PLACE Subdivision AIRPORT BUSINESS CENTER ` ® Subdivision .03 ( 110 QTSIJ49 . ei v 'LLR QO \ �'�,57S S5 07 i APL T r c e r v �P iNpF'I!yR 0 'OF Rp 4; <V4T TOSR, �4(s ,y IRPORT RD ".y. Note: REZ # 02 - 14 Frederick County Dept of Planning & Development Heritage Commons, LLC 107 N Kent St PINS: Suite 202 63 - A - 150, 64 - A - 10, Winchester, VA 22601 64 -A -12 540- 665 -5651 Map Created: August 15, 2014 Staff: cperkins 0 420 840 1,680 Feet Staff,Application`Briefing = Heritage Comino'ns August 21;.2014 Page 2 Current ZoninzoUthe Site The '150 acre site is composed of 3 parcels (64- A -1'0, 64 -A -12, and 64 -A -150) which were _rezoned in 2005. from the RA District to theB2:and RP Districts with Rezoning Application #01- 05 for Russell 150 with proffers. The proffer& approved with,Rezoriing #01 -05 are attached. The application seek_ s to rezone the site to the R4 (Residential. Planned Community) Zoning District. Comprehensive Policy Plan Land Use. The parcels comprising this rezoning application are located within the County's Urban Deveelopmeni,. Area. (UDA) and. Sewer and Water Service° Area (SWSA). The Urban Development Area ,defines the general area in. which more; 'intensive forms of residential developnient, will occur. In addition, The,Heritage ,Commons property is, located within the Senseny /Eastern; Frederick Urbana Area Plan. The Land Use Plan .calls .for the area north of Buffalo Lick Run and between. 1 -84 and the .future Warrior' Drive to be developed with Employment land uses and the area south. Buffalo Lick Run.for, High- Density Residential.. Areas planned for Employment land uses. area are envisioned to, allow for intensive Retail, Office, Flex -Tech, and /or° Light Industrial Land_ Use -in planned business: park, settings. The .Heritage Commons, rezoning allows°for commercial uses within all seven land bays: Landbay 1 -- 7.51 acres — 1.00 6/o Commercial• Landbay,2 — .8'.03 acres = 1,00°/. Commercial Landbay 3 — 9.73 ,acres — 5 %-95% Commercial, (remainder residential) Landbay 4 —21 91,acres — 1,00% Commercial. Landbay 5 — 2 -9.91 acres — 10 % -20% Commercial (remainder_ residential) Landbay 6r —'6.S3 acres = 6100% Commercial Landbay 7 — 59.95 acres - 10 % -20 % .Commercial (remainder residential) It should be noted thatlandbay`3 is the area.located between.-I-8 1. and the future Warriot'Drive.. The Comprehensive Plan, 'calls for employment .land uses within this Brea, and, therefore'tke designation 'of this area for mixed'use and up to 95% residential uses is inconsistent with ,the Comprehensive Plan. Areas planned•for�higher` density residential development are slated to develop with'12 =16 units per acre, and would :generally consist of a;mix of multifamily and; a:mix of other housing types. Thisdensityis,necessaryto accommodate, the anticipated growth.of the County withm_the urban areas,and is essential to support, urban center concept identified in the Comprehensive Plan. The Heritag.eCommons re zoning is proposing_ to,develop up to 1,200'residential units (maximum of 1.50 'townhouse,units, `1;050 multifamilyunits),on approximately 93.59 acres of iheproperty which would' equate •to 12.8 units per acre within the residential" land bays. The types of Rezoning #02; -14 — Heritage.Commons August 21,.2014 ;Page ,,3 residential +units m&the proposed densiti''es,within:the projectdare consistent with the.goals of the 2030 Cornprehensive'-Plan and,specifIcdlly.the Sensenq /,East'ern,Frederick U.rban,Area Plan: Zoning ,OYdi fiance ,- R4 District E The R4 {Residential Planned Community) District is a. district 'that allows for a mix of commercial and,residential land uses Tlie;distrrct is.intended'to create new•neighboihoods with an,appropriate,balancebctween resident al,.employrinerit and servige'uses 'Innovative design is ..,,encourage d. S ecial` care ist taken:iwthe' approval,,of R4 developments to ensure that necessary p -; facilities,- roads• and, improvements are ayailable or' provided, to support the ;R4 development: 'Planned community :developments shall onl'b- papproved m�conforrriance,w,ith the policies in the Comp ehensive Plan. R. The R4 District is a fle)6bte ,dis"tflbt'that allows for an applicant, to a number of modifications to the: 'Zoninobtdinancerto tailor the' requirements :to meet °they needs of their devel,oprnent:: Done properly °and in conformance wi'th.th Comprehensive Plan, the'R4 District K 9 ;p - can produce a unique and benefic�al;d'evelo merit -for the coma unity: As° stated in,the'intent of the district ` "special edr e is oaken iii: tbe`appr olwi f R4 developri?ents' to e.nsur ;e that necessai y a i 7 r ovemertts ar e dvaV .bl' or° �rovided: to.sir ort the R4 deuelo meat''.. f ` alit ies; "roads° and !n p I?v „ pp p As ;currently ,submctted, the Heritage Com'rrrons' rezoning application does .got' prouide forjtiie,ii'ecessary facilities or roads;to,support5tl e;development. Transportation. The Frederick County Eastern Road Plan: iov d`e_ s } uida z in fu ture;arter ial and' the' e re ard collector road, connections °in W eastern port-on;of the'County by identifying needed connections and `locations:. Plans' new development should provide Tor' the 'right -of ways. necessary to - 'i`mplemerit planned ° "road iri proVerrierit§ and new roads shown on `the: road °plan.,should be construe "ted by the developer when warranted. by the scale, intensity .or .impacts of the i z_ development'. SExist rig roads should be) improved as _necessary byiadjacent development to j implement the intentions of the plan.,, = WambrDriue and,the extension of.Airport.Road from =its current ;terminus; over- Interstate 81•, unto thetity of Winch=ester are,road_miproveinent needs. that are,identified in the:Eastern Road Plan that. dire ctly relate to the Russell 1.50 property :Both are:important improvements for, the. County and the dty,of Winchester collectively:,'Warrior Drive m projects to: the south of-the subs ect 5rezoning have provided for',a, four lanediyidedraised median road section:; Aceommodatioiis for constructtoii, of these .new riiajor ;collector roads'sh=ould be, _ mcorpora ed�in o,theproject: Corridor Appekran6e Bu f ers ' Theig,enseny /Eastern Frederick3Crban Area'•Plan.calls for a signi. cant corridor. appearance buffer along Route'S22 similar to ';that estabhshed. r the'Route`50 West corridor' in the Round,Hih Land'U_ se'Plan.,which consisted of;a 50, foot buffer- area; landscaping; and bike path: Rezoning' 402 -14 — Heritage Comjnons August 2,1,'2014 Page: 5 Potential Impacts Fiscal Impacts The application.'s proposed development of 1,200 residential dwellings and,700,000 square feet' of office /retail space may haye:a negative:fiscal- impact on the county. The.proffer statement has not placed any commitments on when the coinmercial_landbays will, be constructed. Tl e project could potentially build out the residential lay dbays n4diout constructing any, commercial uses.. Therefoteutil zing`the future°p.oteritial "tax contributions " of the cominerciatlandbays to offset the residential landbays, without phasing the commercial to be' built' in conjunction with the residential should,carefully be evaluated..Thisrcinforces the Board'`s.policy of not considering credits as part of the capitafe facilities evaluation'processes. = County. Development Impact-Model The Gounty''s Development .Impact ModeL,(Dllkl) is utilized tq project the capital fiscal. impacts that a residential developient will •place on the county over a 20-year °period., Through an extensive review in 2013/2014, the; DIM policy was reaffirmed that :the -DIM projection would consider residential capital 'A seal, 'impacts and. would not consider credits for commercial ,components.of.a development'proposal. On June,25,,2014 the Board,ofSupervisors adopted the updafe�DIM for use,in FY201:4. The following is, a bre,akdown,of lie projected impacts per dwelling unif for each,capital facility. Capital facility Town _.Apartment Fire and Rescue: $412, $,418 General Govermnent $33 $33 Public Safety $0 $0 - Library. $379 $3 -�_9 Parks and Recreation $1332- $1,332 School,Construction $115281 $10,535 Total h $13,437 $1.2,697` When applied. ,to the proffered residential mix (1,,050 apartments and 150 townh6uses), the DIM projects negative capital fiscal impacts of $15,347,400. - The'applcation does riot contain a proffered mitigation'proposal to address these impacts. This projection solely considers capital fiscal impacts;, operational "fiscal impacts are generallyanuch greater (recent analysis indicates expenses of a residential use exceed' $1,00,000 over 20. years). Rezoning #02 =14 — HeritageCommoiis Augusf21, 2014 Page -6 Applicant's Market: aiid Fiscal Impacts - Analysis (MFIA) The applicant has submitted a !Market and Fiscal Itnpacts,Analysis; (MFIA), authored by S.. Patz and' Associates, dated October 2:Q`13 (copy is' attached..to this Stiff-'Report). The applicant's MFIA. is based .onthe development's proposal of.1,200 housing units and 700,000 square-feet of commercial development, including a -new Frederick Couniyoffice building. The 1,200 housing units include 1,05:0 apartments and 150 townhouses.,. The commercial -space is modeled based on: 220,000. square; feet (county ;office and developer sponsored:building) ;.380,000 square feet office; and 100 ,000 - square feet :retail.. The applicant's MFIA evaluates on -site and off -site revenue and expenses,at build out; .build =out is projected to occur overa 1.5 year period. The applicant's MFIA projects an annual net fiscal, enefit of $4,300,000 at build -out. There are °a,number of'concerns with the applicants MFIA that; should be considered when digesting.the applicant -'s.MFIA'�s.conclusions. Many of the MFIA's ass'umptionsare not directly tied to a proffered _commitment and therefore do not directly relate-to the development proposal. Some of the concerns.ussociated with the applicant's MFIA include - The applicant's MFIA presumes the establishment of a new county office building on site;. and associated positive,synergies that would`b.e.catalysts for on -site commercial and residential demands:. This, county office building concept would represent 1/3 of the proposed commercial use. A. new county office building envisioned for the site is a speculative venture on the .part of the applicant. ; If'th'e county building does not materialize, thedemand for office and.retait will be significantly hindered. The.appIicant's MFIA models a development scenario that.is not proffered. The proffer does not guarantee that :any taxable commercial land: uses will be constructed, yet the MFIA projects signifcant-revenue generation from these' commercial uses. The-applicant''s MFWstatesthat "At best, Heritage:Cornmons can attract,25,000 square feet of office;space per year which results in a 15+ year. build out (page 37 of MFIA). This statement' further clarif es,that the commercial.laiid use isspeculative, and therefore may take over '.15 years to be fully - realized: - r The a pp licant's ;MFIA states thatapartmentunit rentswould target household incomes of $40,000 (page 27 of 1VIFIA)..'Yet, the MFIA calculates off site revenues reflective ofon- site residents earning an average, of $65,000 (page 38 of MFIA). It -might also be noted that the US, Census indicates that. the average `wage in .Frederick County- in .201:4 was $40,117. The. MFIA projects that theresidentiahcomponent of the project could be developed and occupied before'2018 (page 30 of WIA). The. MFIA siafesthatthe commercial'land use would. take more than 16 -years .to achieve, build:.out. Therefore, residential, uses would dominate the site for many years prior to commercial build,oui and revenue recovery. • The. applicant`s.MFIA is based on a .phasing plan, 'including 3 5 -year phases to 'add. residential, and -co mmercial'in a f scally'balanced approach :over a 1.5; year period. The proffer does not adhere to this MFIA modeled 3 phase approach. In fact, the proffer enables all res'i'dential units to be constructed within.the first 6 years, regardless ofa lack of cornniercial'development.. • The,fiscal values are based on build -out, which is projectedlo be in 15 years. The MFIA fails to discuss the negative fiscal realities if the housing,units,are front loaded (proffer Re2oning, #02 -14.— Heritage Commons August`21, 2014 Page 7 indicates a residential build -out withiin;no sooner than 6 years), and commercial fails to materialize.. The proffer does not link residential and commercial development; one can occur without thes.other =t. The MFIA, uses an apartment`StudentGeneration- Ratio ($GR) of. 1, while the County's DIM uses a SGR of .24-2'. The DIM uses-the •county's average SGR'for new apartments over the.past 8 years, The MFIA.utilizes.a Cost Per Pupil value ofS$ ,767, while the Frederick County. Public School's budget is :based on a Cost Per Pupil value of ;$9,773. . Presuming the °applicants MFIA reye-nue projections,are accurate, updating the -MFIA to reflect more realistic, residential costs (S:GR and Cost Per Pupil) results in a Net .Fiscal Benefit of $2,335,866 at buildout, but this ,projection would 4only, be achieved when the site was fully developed (1,,050 apartments, 150- townhouses; and 700,000 square: feet commercial uses). The: failure of the proffer to phase the deve'lopntent. process as desciibed. in ;the MFIA, and outlined below, will resul sighifkant- negative fseal impacts until such tiri'te as the site is fully developed. from MFIA page /U TrafFcamnact Analysis The Traffic Impact Analysis -(TIA) on.file from the previouslyapproyed application projects that the developmentof 294 siingle family attached - residential units,, 264,000,square feetofoffice,use, and 440;450 square feet of retail,use would,generate. 23,177 vehicle tripsper'day. The•reportwas . developed with primary access -to the project w be via the proposed western ;extension of Airport :Road which, would extend into the City, of Winchester via East Tev s 'S`treet extended. A secondary, accesspoint was :modeled from the project onto Route-522. However; the applicant :has proffered this.second.point�6f access as apotential femporaiy connection with an irate- arcel ,connection to the: adjoining -property- to 'the south being preferred• aril ultimate solution. The continuation of East'T,evis Street from the propertyto Route 522 was not: modeled in the TIA. The TIA concludes that the traffic - impacts associated with the Russell 150 application are 1st'5 2nd 5- 3rd''5 Phasing By Use Yrs. Yrs. Yrs. •Total Apartment Units- 300 375 375' 1,050 Townhouse t1 n its 100` 50 150 Commercial Square Feet 50,006 25,000 25,000 100,000 Office Square Feet 100,000 '175,000 `175;QQ0. 450,000 TrafFcamnact Analysis The Traffic Impact Analysis -(TIA) on.file from the previouslyapproyed application projects that the developmentof 294 siingle family attached - residential units,, 264,000,square feetofoffice,use, and 440;450 square feet of retail,use would,generate. 23,177 vehicle tripsper'day. The•reportwas . developed with primary access -to the project w be via the proposed western ;extension of Airport :Road which, would extend into the City, of Winchester via East Tev s 'S`treet extended. A secondary, accesspoint was :modeled from the project onto Route-522. However; the applicant :has proffered this.second.point�6f access as apotential femporaiy connection with an irate- arcel ,connection to the: adjoining -property- to 'the south being preferred• aril ultimate solution. The continuation of East'T,evis Street from the propertyto Route 522 was not: modeled in the TIA. The TIA concludes that the traffic - impacts associated with the Russell 150 application are r R'ezoninw #02 -i4 — Heri_fage Common§ .August 21,,2'0447 Page 8 acceptable and; manageable: It should be reco- gnized that, w ih the'. ekception of the Route 522%50/17 intersection °witli.fhe'lnterstate,8;,1 ramp, a level ofservice,`'`C' is achieved. T,he'above; noted intersection is currently :operating at,a level:of,serviee_C(F) When the "2010 "background °is added this.:intersection is projected'to operate at a level of— ervicehD`(F). The inclusion.of the 20Y0 build -out fnformation'results `in a,'level of service, D(F): = *( *-).represents AM(PM) LOS. While the: new rezoning a "pplicafion.currently being, considered did _not,appear to contemplate a mix ofuses that would�incfeasez' the previoualymodeled traffic sufficiently. "to -requ_ ire a n_ew.TlA; ihe,numerous, additional entrances on lthe proffer.,ed:GDP hayepot:been vetted through VDOT z and could 'be. cause for concern.; Transportdtion Approach The;previous application,,as noted on" the .companion,document;which.com ares the °two proffer- ,packages, included detailed proffers which dedicated rglit,of way andfully constructed Warrior Drive, Airport Drive Extended; East Tevis, Street `Extended ", and the;.Flyover,Bridge on I -81. These items were funded through ,the creation, of a: Community Deuelofinent A "ssociation or CDA: Staff Note In .the time 'since the ,previously approved deveCopmen( began to experience drffculty; the County has (of its own, volctio t), secured in excess t?f j $8 000,000,j*n•state funds to' match. with' private.dollars�io� aid in meeting these proffered oblgatio»s. (. 'The applicant's proposed, proffer package relies upon "the GDP graphic fo identi'fy "the road network that is being committed- to and. states that the applicant will participate 'in revenue 'sharing while noting °that the inatch comrriifinentcould :be metekwith.aa donation of real .property.: hi addition, the, Aetail shown onAhe GDP .image is.insufficienf to °determine what''m being committed °to or the timelines; of `said ,obligations. unlike the; previous proffer. The GDP also _.. p introduces ,a number of'entrances t_lat have�not been' revio.,usly discussed'. Iri;,Raddition. the commitment of capital in the amounv,of $3,500 ";per residential unit, for an ;approximate total of SI "' 00,000,,,has been removed along` with the commitment to bicycle facilitiesalong;<the roadways. Finally; based: on the_GDP'`and th'e -new written proffers it would appear °that" the applt'cant -'S commitment io, connecting Warrior'Drive to the south:as called forili the- Comprehensive>Plan is much^ reduced from;the previously approved "proffer packager Iri summary, whtle vi e aeknow "ledge Ghat °wi'tl the. failure of thetCDA, someFfonn of update inthe proffer language is 1'kely.needed; the currentproffers are `inadequate °and quite -vague °compared to the prevtous package wh'ich,*as very specific�in the commitments bemg`made and the triggers for implerrientation,, "f those improvements' as'well as iriclud ng sigriif cantcapital contributions Iri addit on thexproffer "s speci�ficallyfstate the'County ack.no*,,I''Odges that =the current proposed,r6ad netwofk.is `substan'tia'lly simi'.lar""to ihe,,one approved in the previous.package, Witmhe•reduced Rezoning #02 -14 — Heritage. ommons August,21,, 2`014 Page 9 commifinent to Warrior- Drive and` the.lack of detail on the'GDP, this determination cannot be made of this time. 1 ` AGENCY REVIEW COMMENTS: Virginia Dept. of Transportation (Dated September 18, 20'0): The documentation within the�appl'ication to rezone this property appears to have significant measurable iinpact.on Route 522. 'This route is the VDOT roadway which has been considered as -the access to, the property feferenced. VDOT ',is NOT satisfied that the transportation proffers offered in the,.Heritage Commons Rezoning.Application dated Septeinber 5 2013 address,transportationconcerns associatedwith this request. The lack of detail in this rezoning request raises numerous questions that will need be addressed prior to VDOT support of this rezoning. request:. The request -fails to mention how the,proposed development trip geheration:compares to the previous Russell 150 TIA. There is not' a. clear detail (trip counts or approved site plans, etc.) as to when road facilities are to be constructed. The proposed bridge over. 1.4erstqW 81,, signals, as well as other on -site /off -site traffic facilities are not clearly identified As being a,responsibility of the developer. Are the roadway typical doss-sections/right-,of-way widths- to.remain as detailed in the; original Russell 150 MDP? Constructed; Warrior. Drive needs to be :show;n, extended all the, way to the southern property line,, Warrior Drive is a, critical part .of " the! Frederick County Transportation Plan'. The developer could build -it in phases, but it is a requirement for the streets to.be eligible for acceptance into the - Secondary System. The location;shown,in Exhibit "A" for Warri °or,Drive would cause the most' damage IQ the Buffalo Lick Run wetlands when the road "is extended as it is shown crossing the widest section of the wetlands. , The current Exhibit "A lacks the details of how Land Bay VII & Vill are'to access a public highway,:. There.i's no:mentiomof an inter- parcel connections with the adjacent property owners /developments. 'Rezoning #0204 — Heritage Commons ,Angus "t 21;; 201,4' - FireMarshal: Plans apgrov-W dated 9/2,0/,1'3 Frederiek- Winchester Sery ce.Authorit- (Dated September 9, 201:3);_ No comments Public Works, D.epartment;(Dated September 20; 2013): We.have completed our review ofthe proposed rezoning; applicatibintfor'Heiitigp COn tnons and offer the follow. comments::. Refer to the amended proffer statement, page 4,,;and paragraph 4, multi =modal transportation I mprovements: Expand the narrative to ad'egtzately desci7$e: `the` road network ,that will be 'i n stalled•by tleow,rier,,Also, revised the ,Generalized.D'evelopment,.Plan included as.proffer Exhibit ".A" to adequately depict the road network that will be responsibility of the owner outlined -:on this; rezoning application.' For example, thegGDP' does not clearly indicate that the bridge over 1-84 .-is- the'total- responsibility of the owner. The am ended - proffer i'ndtcatesahai thei e will be anew de -s-i" and n`§tallation that will occur as a result.�of a, Revenue 'SliartngAgreement,e"ntered into bytand.betweeri, ,,tfie Virginia Departmentof' ,. Transportation (UDQT) and Frederick County. This statement =should`bexeyised to indicate that, this 'opportunity may be a potential; possibility; but does not; relieve ;the owner of the ultimate: responsibility for, tnstalling ,the, road network ultimately approved in this rozotfing, application. Refer,to Modification= #8', P- hastng , Phasing,willgbe; critical-"to tl e impact:of.this development:on the services:provided'by Frederick County. Without phasing,accountability;,the actual financial impact: cannot be realistically modeled It, could conce'ivably'be °possible to develop the entire residential component of 1,,200 units, without developing any'of the %commercial development. T ry ve a significant' Ngafiye impact. on, Fre der -ick County:. This. occurrence would ha Refer=to: Impact Analysts;:Assuxnptiori for DeeTopment;Program„ Item #1,: he tabulation of. assumptionsa'iidicates that - table. #L was,based,on;1,0001ousiliguri ts: T-,he•narrative furmshed with the revised proffer statement; "ndicates,tliat he "proposed,deve l0 pmentw111;included 1,200 =units': Rectify-,the conflict in the °number. ;of residential :units., . Sanitaton Atifhority, (Dated September 1.6, 2013): Per your ;request, a reuiew'of the proposed_ rezoning hassbeen performed ThepFredenck County Sanitation Authority coffer -s "comments limited to the anticipated impact /effect `upon, ,the, authority's, Public water and sanitary "sewer system and the: demands thereon. The parcel is in ° the; water. and "sanitary sewer area,serued -by the authority: Based of '- the,location both water. service:and•sant't.a . •ewer" service' - ry s available:. < Santaryasewer `,treatmerit,.capacty at, ahe waste water.treatment p lant is also presently available. Sanitary:sewerconveyanee capacity and layout wTltl'bel. contingent on, the; applcant.performing a-- technical analysis of the: existing santfary:'sewer'.sy "stem within the area. `to be served and the ability of the' exi "sting. conveyance systerri,to accept.addit oval load. 'Likewise; wafer dtstr buhon °capacity wilhrequir"e, e.applicarit to;perform a ;te=hnical. analysis of"tlie exi "s"ting, system,within the area to be served,to determine r Rezoning „ #02 -14 — Heritage Commons August 21,<2014 Page 11, available capacity. Both water and sanitary sewer facilities are located within a reasonable distance from this site. Since certain easements ha already been filed,: any modifications to, the previous existing layout will.need.to modify the FGSA easement for both.water and sanitary sewer.. In addition, any material .exposed ;to weather and tonternplated' to be used will require manufacturer certification as integrity'of the, material` to be used'in constructing. either the water or sanitary sewer system: Please be aware that the Authority.does not review or comment upon:proffers and /or conditions proposed or submitted"bythe applicant in support•of or in conjunction with this application for rezoning, nor does the Authority assume or undertake any respgnsibility to review or comment upon any amended proffer`: and /or conditions which the Applicant may hereafter provide to Frederick County. Fred eriekCourity Department of Parks ;& Recreation (Dated Sentember.30. 2013): Park and Recreation would prefer trail along Buffalo Lick Run to have- a,public easement with the-Rome Owners. Association re'sponsible.for care /maintenance rather'than county ownership. The trail would appear to just''setvexe:sidents of development. Proffer- alludes to recreation a lenrties presumably to be built, as required by ordinance. Recreation: amenities to be.proffered as part of.the.rezoning should be stated as such. The "2005- proffer currently- in `force indicated .`1<.0 46ot. wide asphalt lanes separate from the vehieularrtravel lane” (p.4) onAll interior roads. This has been dropped in the current proffer statement: Separate 10' shared= use,.path's should.be constructed along_ all interior roads ,and on Rt. 522 property frontage: It is unclear if applicant is proffering "pedestriantrails and /or sidewalk system" beyond those required by ordinance: Multi -modal connectivity between residential, recreation, and commercial.areasshould be: constructed All 'multi =mgdal transportation acconunodation should meet VDOT standards for construction. Multi -modal accommodation should be incorporated = into I41 'flyover bridge construction. The, development does not,appear to offer theinonetary resources needed to offset,the "impact "the residents.of tlis:developmerit will have on the Parks and Recreations services provided by the County. Staff 1Vole. The trails klong :,Buffalo Lick Run are now intended to be owned by the HOA_and Dave public, access:. R.ee eational,anien ties are already an ordinance requirement beedyseOf the housing °type and slot size: Sidewalks are currently required along both sides of all streets. Oily the inclusion of the tedillgoes beyond 'orditzance'requirement. Monetary contributions have not beepaddressed. Winchester Regional Airport: Please see attached letter -dated October 10, 2013.Serena Rezoning:, #02' =14= Heritage Commons, August 2'1, 2014, _ ',Ma»uel., . F'reder.ick: County Public Schools;(Dafed October 4, 2 —,4): , 'Fred er ck County Public Schools _ -. has. review °the Heritage Commons rezoning application s - rnittedto,us on September 9,2013_ We offerthe following comments;` ii is noted that ihere'are no:cash proffers and that the applicant's co»sultant used and impact calculation. different from; the ,;County5s 'bev,elopment,ampaet, Model.- "This calculation used inatch_oui data,.andtfinancial.infortriation regardingFCPS that is,mcorrect Please refer to the Coin student generation.rates that do not nty's- Development Irrmpacf Model.foc student generation rates based._on our data. The F.CP_S - bud'g'et document is-available oril n0,`forr,.correct financial information. The FCPS budget for-;fiscal year 2, 13'„ total for all °aceourits, was `$ im,949,463. We spent $9,773' P efst&dnt m FY2011,. The cumulative impact of thi's development and' other developments m Frederick County will require construction. of new Tschools and, ;supp,.'ort facilitiesi Ito accommodate increase student enrollment. We estimate that the 10;0, single= family attached' '-it s aril 00.0:multi- family units in this developreni wilthouse °246•students.'64 high school student, 54;middle school: students,. and 128 elementarY=_schoohsiudents. In,drder�to.properly serve Ythese additional[students Frederick County Public �Schoolswould spend: anvestirnated $2,568,000; more per year in operation.costs(or $2,568' average'per unit per year) and, an esfirnated $9,05'S,000:_ n one- times,capital:expe if tunes . ,(or $9,05 � average pet,,4 ) � You will find; enclosed with this;letter;�a;more detailedtassessment Of the estimated:,impact'of Heritage`Ca ons.on FCP'S, includi'ng.attendance•zone information., Sfaff.Comment. The ppplicant''s economYe anali ?sis ,utilizeda'student.generaiion role of 0.,1 for the n7ul_tifainily units and 003 for the "townhouse units;. This• is co Ttrary,to student geiieratioir rates Oil. ' im.4he County's adopted f seal impact model. Tl e;a , licaut' s also showi ii - thaf.the School systein,spends' $5, 767 "in general fund taxes per PP g .pupil which would equate to a total impact. of '$D 8,lni Ilion pgryear for,dieir projected l47 pupils. The adopted_fscal:'impaetmodel shows the following siuden4generation.rates Single F'amily-AtYached .(175) Student"Generaf ion ' = Total. Students Elementary: " Q.:1'25�� : - 22 Nliddled 0.070, -- f2. 'High; ... ` " . "_ _- . 0.070 12 Multifamily (:1.;01,6,) _ Elementary„ 0.1'34 ,136 Middle 0;055 56 High. 6.067' 68 Rezoning1 #02 -14 — Heritage.Commgns August 21, 2014 P, age, 13 Therefore utilizing the Cozrnry's;adopled rizrn�bers, this developipentivould venerale a tolal of 306 students and a yearly impact of $2,770,830 (306 students x $9,055 per student). Frederick, County Attorney: Please see attached letter Wated September 210, 2013 firom Roderick B. Williams, County Attorney. City of Winchester Does the proposed height modification affect, -in any way, the future growth of-the Winchester Regional Airport. Proffer #4 on P, 14 of the Amended Proffer Statement is titled "Multi-Modal Transportation ;Improvements;" but'it only mentions one mode of transportation.. Is public transportation service contemplated given the very dense urban development proposed? Please consider naming the roadway from the roundabout west as "E. Tevis :Street ". e `Rezoning; #0244 — Hei itage�Commons August 21, 2014 Page'14 - Proffer Statement— Dated September 6,'2013-; revised.August 7, 2:014.. Proffer statements are tools that enable an applicant to tailor a development proposal to address - use'and design nrtentio .s °as well as mitigate impacts. Executive Summary The applicant .has proffered a Generalized. Develo p men"t,Plan (Exhibit A) for. the purpose of identifying the general road' layout and. land bays within'the development. 1. DesigdModircation 'Document The applicant has proffered. a. number of ordinance, modifications with this ,rezoning application. The R4 .,Zoning District` allows `an applicant to modify.Zoning Ordinance ,requirements' so that they may tailor the development ,to meet their.needs. Below is a outline of the requested modifications contained within "Exhibit B" with staffs comments: • Modification #1- Proffered Master Development Plan. The applicant_is requesting to provide a .Generalized, Deuelopment Plan. in lieu of a Master Development Plan: The MDP would come before :the Planning.Commission and the Board.of Supervisors as an inforinational a -later time. • Modifcation..#2 Permitted Uses. The applican6s requesting to =mix commercial and residential land uses,within the•same structure :and prohibit ` all MI (Light, Industrial) District Uses., Currentlythe:R4 may contain RP, B1, B2, B3 and -Ml District,uses. The applicant should also consider removing the.B3 District from the permitted usesdue to.t /re radusti;rgl tses associated with this district., • Modification- #3 — Mixture of Houshm Types IReguired. The applicanvis requesting a modification from the:requirement that no more. than.40% of the residential-areas maybe used for housing.other than single family (multfaamily, townhouses, etc) The applicant is :requesting'to utilize 100% of the residential area for single family attached (town houses) and multifamily residential units. • Mo dificatiorr = #4A— 'Residential.DensitV. The applicant is requesting a modification from the, maximum residential. density of 4 units per acre. The applicant is- requestingto utilize the d'ensities.,specified in RP District fortownhouses (10 units /acre) and multifamily residential (26, units /acre). This';area is slated,for,lrigll density, °resideiztialland uses.in' the Compfehensive Plamwith a'derrsity of12 -16: units /acre, tlierefore tie re_ quested modification zs i conformanee-with the Comprehensive- Plan. Modifcationr #5 _ Commercial & Industrial Areas. The applicant is requesting a modification from' the requirement that conrniercial'or indt&rial''uses inay not exceed 50% of the gross area of the, total planned community. The applicant -would like the abrlityto exceed' the: commercial area- beyorrd'50% of the project. The need for this modification is Unclear, 50: %-of the project�woufd be 75.2 acres, the niaziinum'corrtmeecial acreage shown under the applicant'sproffered table S 70.3-acres 71IodiFcation #6'- -open :Space:, The applicant °is requesting a modification; fiotn the minimum "30 0/o; open,space requirement. They are requesting that a minimum�of 1,5% of the,gross area of the development and 100% of the Buffalo Lick -Run Stream Valley area Rezoning- #02 -14_ — Heritage Commons August 21,;2014 Page, 1 -5 be designated as open- space. The decrease of open space from "30 to I`0%.seenis excessive. The minimum open space for B2 zoned developments is 15 %47iid:the,thinimum for mixed °residential development is 30 %_.. The justifcation for the'�niodifcation states that rogftop green spaces-and amenities could be provided, :however there. are.no proffers or guarantees that these types of abieii'ities will be provided. This modification has tlte.potential`to create ?,a;cohiniunity,with n b outdoor areas•for'recreatiou; which is contrary to the inient of the,R4 i. .-esidential planned�comni,ui,tiry. • Modification #7 - Buffers and Screenin The :applicant is requesting a modification/elimination from, the; ie41 irement for 'buffers':between•the`internal uses (uses within the:commercial and residential'landbays). The applicant is proposingto`provide perimeter zoning district'buffers where required.. The eliminatioh, of buffers enables residential uses (i.e. vapor mel.0 building) to be fronted on a street directly aeross from a commercial use, which creates, more of an urban. setting. Modification #8 Road Access. The applicant,is requesting a,modifi c'ation from the requirement that all, streets within the• planned community shall bel provided with a complete system of public streets. The applicant is _requesting that ;all major collector road 'systems identified in "the Comprehensive Plan shall be public streets but that all other' streets within the development may be "priva'te: They are• also; requesting a modification to,allow them.,to exceed the maximum distance a residentiaf structure,may be locatedfrom:a :public road. Applicant should provide commitment =that the ,Major Collector Roads will be constructed 'by 'the applicant`i�e etive and consistent`with the MCR design as a coMplete,street; • ,ModificationW9- Phasing. The�appl.icant.,isirequesting amodification/elimination from, the requirement that a schedule of phases be submitted. The ordinance requires an appl'icant'to specify the year the phase will be'completely-developed. The applicant is not phasing?the�commercial portions of the development and' has, a° proffered per year cap for residential phasing. The lack. of a proffered phasing plait" would enable till residential units to be constr. uc"ted without'any commercial land use. This results in,signifncant negative -seat impacts to the county buf al_so,wndermines the mined use, development concept and,possibly .niore.sigruficatnt creates a large,: ,intensive ,residential developm eli t.; • 1116difcation . #1;0- Height limitation and Dimensional died Intensity Requirements. The applicant requesting A. modification of the maximum height .of'office:buildings and hotel buildings .•Thecurrent heighi- max, imum for those structures;.is 60',The•applicant is requesting thatcommercial buildings, retail - buildings, office•buMings,,hotel buildings, and shared . commercial /residential- "buildings maybe constructed up'to 80' in height, not to iinclude�architecturalfeatures and antenna structures. The.ap- Want is also proposing a modification from the;current floor to.area ratio of 1:0 to2.0. • Modification. #]I,- Multifamily Residential BuildinQS. The applicant; is requesting a modification from the setback- requirement for multifamily. buildings. The ordinance currently requires`that:buildings over 60"be setback one fo:ot'for- every�foot over 60 up °to Rezoning: ";10244 — Heritage Commons August 21, 2014 Page 1' 6 the maxitnuin height -of .80.'., .The ,applicant. is ;proposing Jthdt. all buildings may be constructed,within 20' of public or private street; systems serving the community. This�results.in a more urbanaettiizg which secousistetit.w with that envisioned in Comprehensive,Plan;. • ModiTcatioh, #12 - Modified Apartment. Bui.ldih The applicant is requesting a modification to the dimensional requirements for.Garden Apartments <(.165- 402.09I). The garden apartmentaio using -:type has;a maximum-of'' 6 units perstructure a,height of 55' and 'setbacks of 35' from public roads; 20.' froin private roads, 20"7 side and 25' rear. Building• separation per ordinance is 2Q' ,or "35'-,depmding on the ,orientation. The applicant is proposing a n odtfication that for upto 64 units per structure, a height.of up to 8W and setbacks of 20' from, publie roads, .10' from private roads, 15' side and rear setbacks..P.rop`osed.building separation °is 15''. This results iu. 11 ore urban standards. (density and setbacks) sinular to those envisioned for.UDfI Centers. ' 2. Uses; Density and Mix: The applicant has. proffered -a mix of residential types. (single family attached, multifamily; .gated 'single 'family. attached, gated,�rnultifgrri I :shared residential and commercial structures, office and retail. There are ,seven land bays and. a Buffalo Lick Ru- _RIandbay. Land bays 31,, ,5 "a'ii"d' 7 total '9,3.59 acres and permit 90 -95% of the total landbay to be. utilized ;for,resideritial.purposes. Landbays 1,24 and 6 total.44.31 acres and consist of 100 %o commercial uses. The Buffalo Lick Run landbay consist of 1135 acres of preserved environmental .features. Based''on the proffered density: Mix. table, it is reasonable. to expect that over 60 .of the land area Will be'resideiitiahland "uses. Tlie previously approved proffers for Russell 1,50 proffers (which are the approved .proffers for the site) limited residential uses to 35% ofthe site. The�proffers place. a cap- of;l'.,200. residential .units. on the development. Therewill beta maximum of ;1.84 townhouse units within "the development and townhouses are only permitted within landbay 7. The remaining units will consist of multifamily units. There is-no cap or on the .commercial _square footage. This area is proposed'to c- nsist of busi ness /conzn�ercial and residential land uses and `therefore B3 (Industrial Transitrgn) -uses should';be prohibited on the site. 3., Capital Facility Impacts:: . The' applicant -has, submitted an economic -analysis preformed by,S., Patz & Associates. The applicant states "•the capital be.'nefits ofthe proposed uses on the Property more than compensate'Fiederick County, for any anticipated impact "., - -: The 2005°rezoning a proffered a.monetary contribution in tle_arrtountof $3,000 1 per _roes dentiat unit for-tlte public'schooI system, alump_sum contribution in the amount of $10;000 for Fire and,Rescue-Services, a $2;500 HOA startup fund and Rezoning; #02 -1,4 — Heritage Common -s� AugusV21; 20,14. Page IT or a riiillion fof the general tr anspot tatioh fund ($3;'500 peiii n i ) the pri!kious . proffer included' over $I.`8 mill on 'in, cash contrihutton, T/iese injone tkry ckirtriliutioirs %rave• alt.heen removed j, th& ewrezonrng applicdtto z. G 4. Multi - Modal `Transoortation.Imorovements't {The.apphcant•agrees`to install the road °networkthat is; depicted on the.G'DP and in an s alignment and_ a form that" meets'°VDOT geometric design,-,standards., The, applicant, further •states' that`they w,`rl'�L participate:: n. a Revenue ;Sharing Agi eemenf and that the funding for'the installation, of the•road network "shall be -paid by- Applicant in cash ;contributions or cash. equivalent contributions through the donation of real property ". " Warrior Drive qis depicted on the GDP as a; fi re, road, and the .Appl'icant proffers to _.. dedicate ROW at thef.time Wand, exact.aligiunent -, of Warrior 'Drive has; been. established:; ' This dedication will _occur when`.;tli'e, connecting section ,of jWarrior Drive has been dedicated by'the owner• of "the property to: `the, south: i Theprevtouseapplreati'on, as rote'd'otr the�eompai7ro ti {docuryreiit- ivliich,eompares the twa pr off rwckages, rn'cluded'detatled pi offer s wh" c /t, dedicated rigbt..of way a110clfy constructed ;Warrior Drive, Aii port Drive Extefided, East 'Tens Street Extended, and,tlie'Flyover B>"tdge on 14 . These ttetits were: funded`through the creatrott� of a Community Devm pin ent.Association or CDA.; T/ie`new rezoning proposes to, remove the commitmetits- for°the "coizstruetion� of these; roadways. t s, Stormwater'Ouality Measures: The applicant wi11Rb "e utilizing.Low Impact Development (LID) and Best; Management- Practices (BMP) A. no. d isturbance easeri: -will -also .be provided within' the Buffalo Lick Run stream Uall'ey. ..6. :Reeteation al., amenities: F Recreational phemties will :be *provided wrtliin Landbays Sand 7 grid idehtifed on the 'MOP The apphcant,will providewalkmg;trails and °side "walks)wrtlun the community and a.10' wide path along the BoffdlaLi'ck:ruri stream'Valley The,appli °canthiayalso install. an addt`ronal; l0' wi'de path along Buffalo Li "ck Run wliicl if: constructed would, be - ovwtied and maintdinedliy theJJOA but available for:ptiiblic access. Recreahondl ainentttes are: a ready. an: oPidtnance - Neyuirei lent ,beeduse, of the° housing Type and lot size Scdewalks�arecurrendy °,required along both sides of all = streets Only„ the: jnclusron of the trail goes beyond o-r`dinance requirement. - }. 7 . Comprehensive Plan Coi fortuity: The generalized development;plan,sbows the general area. and locafion of'the roads: to serve the_property, exact lo_ cations :will be`basedron final engineering: Acceptance of the ;proffer• statement constitutes` approval of the public,uses,,faciliiies,:and utili'ties.,and :their abihty'to e developed within the landliay,,s. Rezoning #02 =14 — Heritage- Commons August 21, 2014 ,Page IS -8. Phasing: N,o more than 4.00`units, can be :built within tbcfirstt two: years,of the development (first year commencing, on, the date of "the. rezoning if approved). The remaining residential units will be installed with'no,inore than 4.00 within the following`two'year term, and the remaining residential' units commencing no earlier than two years after the completion of the 800" unit. The lack of proffered: phasing which assures. coniniiekcial laud uses will be constructed prior .io,residential,uses; result in linzite&revenues and a potential for a sigizifi .cant >>regative:fiscal,impact on the county. Octobef,10,,2013 WINCH E$TEA J.3 EGIONAL AIRPORT .491 AIRPbRT ROAD - WiNCHESTER, VIRGINIA 22602 ;540).662 -5706 :. Thomas M.,.Lawson, Esquire Frederick County Center, LL"C Post Office Box 2740 - W'inchester, Virginia, 22604 Re: Rezoning Application .RA.& 62 /FAR to R4 Frederick 'County,. - .Center,;, LLC' R' 1.50 "SP,E, LLC Shams, ee. Magisterial:Disl'r`ict, Dear Mr. Lawson: On behalf of the Winchester Regional Airport Authority l have reviewed the referenced proposed'rezoning ;applicatlon' and offer the following comments.retated to possible negative impacts on existing and,future operations of the Winchester Regio =nal Airporf. 1.. The request to change; the current RP zoning; to R4; The;proposai,Would',allow an increase in acreage. for residential use from fifty- four'(54)-acres to•apj rozirnateI ,seventy -tvio (72) acres 3na.an increase in the�current maximum:allowance, of two hundred. ninety- faun( 294 ):townhomes °to nine hundred (900) apartment units and one hundred'(100) "touirihornes., • This parcel is l�.sated'\within� close proximity and immediately underthetraffic pattern of"Winchester Regional Airport which is apprpArnately 1,200 feet above:the ground elevation. Re-sfdentiai[developrnent adjacentta'or,under.a :flight path,used regula ly by aircraft as:they arrive,.cr'depart the WirichesiterAirporfisl subject to aircraft noise! 'Property owners ortenants are likely to ezpenenee�aircra t noise from over flights,of aircraft•en.tenng.or departing the4light.,pattems. As the airport, continues to expand services and operations in`feracbons.beiween I aircraft operationsand residents are: likely to increase. To ensure that potential. buyers and tenants are made aware of the� airport's existence,and aircraft noise andfly -over potential, the County should, Work with the,developerta develop a proffer provision that'It wil'Lgive written' notieeJta future property owners orUnants of -this potential through a disclosurestatemenLas a covenant in °their property deed or statement . within,"their rental lease agreement. This would bexconsistentWth,previous _ requirements,'for residential zoning within close proArri fy of the airport. • Winchester Regional Airpor(s a'vital.1ink In;the National•Air Transportation System, used by:private citizens, commercial charter users, coninjercial aircraft, bUsinessesf and industries thraughoutthe regionto transporl'people arid:goods )around the <world. The.systeinrof airports.tn the•Corhmonwealth provides numerous=critical services to en'hance.the quality•of life,health, safety {and = welfare of- Virginia citizens. i. { 1 i r.. The lNinches #er Regional Airpori�has a' direct and- significantleconomrc_ impact'on odreoriimunity and,we continually inrark towards expanding its operations. The Virgirila Qepaitmenfiof Aviation 201:1 Econom +c,lriipaciStudy stio vs that Wi_ hester R&- gi6haLAirport generated: 168itobs, payroll of. ,.$5`;882,00,0'00 and' economic actively of'$22,538000:JO`dur+ng 2010: °To be si�cessftal `in,ottr ventures, we need citizen support whtI _ +s ti a re6 ` hIfofr our,concem regard+ng;potential complaints aoout aiircraft noise wtiicf could` have a „negative impact ori: the airportfs twehty=four operation. 2 The,,Airport Authofi(y i5 Very concernediilnth €the•regbest to modify Frederick;C,aui ty zoning ordinance §165.201 03£(B')s {6) Hbiohf Limitations increasina, the maximum ;allowable tte+ghtFfcom srXfy (601 feettto, e'�ghtyg(80). fee #. • Because the parcel iies wrthrrthe airport sfligh# pattern,arid GF( Part7r7;protected airspace surfaces arid close proxrm fy to the extended cenlertiiie of Runway 14`62 future,'de, e6i6omen4s) would;requ+re an airspace;study in'aacordance.with the Gode Hof Virginia, °Se coon 15,:2 -2294, Eno Title 14 office Goi1e of FederalyRegulations {14. CFR-) Part 7T. The prime object+ves',of _H6,FAA are to promo a air. safety end the efficient use of; the navigable _t­­. irspace; To;aceomplish th+�aeroriautical studies are conducted` based on +nW"t:ron; provided &” oponents on an FAA Form, 7460 1,, NDGce�of Proposed Cbnslruction or,AI16 -id-n. • Deferrninat+on of any'impactio;the! nav +gab a airspace of the W+nc17es4er;Regipriai Arrporf -by the proposed increase, m the maXimum . allowable height o erg "ity (SQ) feetrcannaffbe estakilishedratIhi`s tirre.as Elie need, for thisirtcrease has not been provided. The A+rperhAutfiorityaencqurages the developer to suk snit this information at,the #ime;a'specifiodevelopmenf project has5been'identifie�d. j The Wincheste,r Regional Arrporf Auihoc (y cafingt support,high'den'0y resid&tiaFdevelopment { within ciose,proxirtity of he airport 'AJe',also reeognize!,the need to allgw progress Nithii� the Gounlyof Freder7ck and the abiii #y for,land owners`to-propose,:what they feet ?bestfitsfiheir heeds hovi�eversN,'e; must:try,to protects the "future viat ilily.o €the 4Uinchester ,Regional Airport;. ThAhk.you'for,giving this:your� nsideration and.should you'ha ye °questions' prleasEkcontact my office. Sm.cerety; Serena °R. Manuel' °Ulark K Flynn, WRAA Legal Cflu_nseior Chad Carper FAAdUUAOQ . ocoti0enn y;,VDCJA,' COUNTY `of FREDERICK 0S. Roderick'B. WHRams County Attorney : 540/722=8383 ;Fa_x'540/667 -0370 ... - , . E -mail: j rwiltia @cofredenckva.us', - September A, 2013., VIA E 'MAIL = tlawsoba co"m:- AND REGUL R:MAIL Thomas Moore Lawson; "Esq. ` Lawsori,and; Silek; P L C. P O. Box 2,740 Winchester, Virginia 22604 : - x Re Rezoning Application R_`150 SPE, LLC.property "HeritagerCgmmons" (f/k7a Russell L50), Parcel Numbers 63 =A 150;'64 A 1;.0, 64 A -12, consisting of 1'50 a, s' Proffer. Staterrient:dated (September 5' 2013 Dear Ty: You;liave submitted to Frederick Countyfor review the- above= referenced proposed f proffer�statement (the "P,roffer Statement ")' for the; propo "sed rezoning o f the indicated= property i ( the °`- Propeity ") in aheShawnee Magisterial District from "the RA (Rural Areas)pistrct,�tlie,RP (Residential Performance)'District; wrthprofferszand Elie enera0usiness) Distrct; with ' ! proffers, ,to the R4 (Resideritaal,Plapned,Commurii Distract, with p'- roffers � I,havenow° i reviewed the Proffer}Stafement and; >rt is my opinion thaf;the Proffer Sfatemerif'would "be m a i. form to.meet the' requirements ofthe Frederick County ° -orung Ordinance and the Code.,of, �liiginia,. and' would.'be,legally sufficient as a,p ;offer stateinerit', sublect-tb� th following comments : - 1 Desrgnahori of "'Applicant ;and "Record b'wner"; power of attorney _`Tlie materials; . i` in dicate that Frederick County Center, LlC is tie Applicant.and'that R -150 SPE LLC. is the Record Owner As' he materials ;,includiiig °the'P_roffer Statement; already contemplate; signatures'on behalf`ofjboth entities will'be necessary (though;inclusi'on;of FreiienekCOunty, Cen(OT -,i LIC appears superfluous) 'Tn additionj: 'Frederick County Center „LLC is "going to ' represent the3interests of R `150;SPE,4LC with °respect to thesezoning. appli cation, theri`R f, o t i 1 Q7 North Kent Street Winchester -, Virg oia 22601; s . A Ot Thomas.Moore Lawson, Esq. _September 20, 2013 'Paget SPE, LLC willneed to,execute,a power of'attorney Wanting 'such'authority to Frederick County Center, LLC. Furthermore;;uniess;an employee,,officer, or member of Frederi&County- Center, LLC is, going to represent the.i iterests of Frederick,County'Center, LLC, in which case Frederick County Center;. LLC`;will need to identify suclf person and` their capacity,, Frederick Courdy,Center,.LLCwill.rieed "to.execute"a power:ofattoiney granting such authority,to any representative other than an- employee, officer, ormeinber of Frederick County Center, LLC. 2. Beneficial ownership disclosure— County, (:odex §' 1b5- 1011,09, as authorized by Va. Code 15.2 -2289, requires. "a_compiete. disclosure of ownership. or parties:,m'interest.of real, estate for whichahe application has been:made ":. Foek .150 SPE .;LLC ;, as a limited liability company, this would be the - names' and ;addresses'ofinembers,.officers,• and any-directors, and the'same�for the .make- =u p of each of its rnembers,which- themselve "s are entities "other hair a publicly traded corporation with more 500,shareholders. See Va. Code § 15-1 =2289: 3. Delinquent taxes:- Count -Code, § :165- 102.02M); as:authorized by °V.a. Code '§ 15.2 2286(B), requires arezoning application to =include�proof that all .Courity�property taxes.are.paid and .that norMinquenttaxes are outstanding. Th6e,County Treasurer "s records show that regular real•.property..°"taxes,for the.Property are delinquent back to,2011.. In;addi i6n, although I'do understand thafthe CDA assessments are the subject ':of"ongoing',discussioris, the County Treasurer's records,also.,show that those taxes�are,delinquent`back to.2009.- `R- 1'50.SPE, LLC mustpay all applicable�delinquerit�taxesbefore: he`County'rnay consider anyxei zoning application for the' Property. ` 4. "A nended'Proffer Statement" "Original Date of Proffers "' and' "Revis on.Date(s) "— I have_pulled.a copy of the proffer-statement currently,in.forceTor the Propgty and note that the Proffer Statement is in, n6- ay based upon 'the proffer'stateineiit-curently in force. In addition, the;proposed rezoning does,not propose to keep or maintairi .any of the current zoning classifications (prinarily'RP and B2),'but.instead,proposes R4: zoning for•the entirety ;of the Property,, a zoning classification which,the Property "has nevephad: Accordingly, iris .inappropriate;to designatethe Proffer Statement as an "Amended Proffer Statement" or to show the "OriginafDate of'Pioffers" as being in 2005; or any "Revisioii.Date(s) ": Deletion of the word "Amended" and of the 01 -05 number,is "appropriate; listing�of September _5`, 2013 instead as the "Original.Date of Pioffers"is appropriate. "5. "Executive Summary -1S' wntence'— :Proffer statements themselves'acustomarily include- only specific future commitments with.respecf to the subject r ope . r tyind as: such, .do•not . customarily'andinfaet have;no- reasomto,,�reciie;tfie zohing'Witory of. the subject property: Accordingly, the?first,seritencejs completely unnecessarysurplusage :and should b6,Meted. Thomas -,Moore Lawson; Esq. September 20; 201 -3 Page 3 6. Executive Summary— Us paragraph, last seritence The timing.commitment'in this sentence, that proffered improvements. "shall be provided at the time of development of that portion of the site, adjacent: o the improvemenf renders the,Proffer Statement inappropriately vague.- Does "time of developmerit""mean' prior to site°plan; prior to,buildingpermit, prior to occupancy permit, or somethigg•61se? Notonly°does this vagueness ubstantially limit the efficacy of staff review of the.Proffer.Statemerit, but it would also •present a rriynad of potentially significant interpretation-.problems as the Property -develops: 7., 'Proffer 1 — County Code' § 1'65-501.06(9).provides; impertinent part, "An applicant may request as,part of an application for rezoning to the,R4' DistrictAhat a:modification;to specific requirements of the Subdivision' Ordinance 'this chapter,or otherrequirements of the Frederick CountyCode applicable.t&physical development be:granted." Therefore,xthis;proffer could simply state,; "Pursuantto County.Code § 165 = 50,1:06(0), .the design modifications set forth in Ezhibit'Rshall.applyto the•Property:" The lengthy language of this proffer; -in particular that_of the paragraph fallowing A and B,.is unnecessary and "unclear. 'If th6re'is;an•actual need for the concluding paragraph, ihen,it needs to; tie simplified down to perhaps a.single sentence. With respect tollie.particular•°design modifications proposed; the-following comments are in ordert • Modification, #J., — § 165 =50 ,62 — .Rezoning - procedure— While the Proffer Statement proffers reasons ; "forwaiving.thereguirement ofa 'master development plan to be submitted with the Proffer `Stators ent, the proposed modification lacks specificity with . re spect to preciselywhep any master development-plan(s) would be provided.. It.might be appropriate to statethat afmaster- develgpment.plan woul&be provided fora particular land bayprior toissuance of anypermits.for, work on °that land`bay._; • Modification 4.4 — § 1'65- 501'.06(D) - Commercial and'industrial areas — The proposed alternative. standard statewthat `industrial uses, should ... not [bel allowed ", but does.not indicate exactly which,uses /zorurigI district usesmould not; b6. allowed,. namely whether .this is just uses in tl a MI bistrict,or also those in theB3 Districtpr some subset(s) of one or both pf 4hose-districts. Also :the�prt ter would 46 - -WOI ton place the word "should" Modification #8 § 1.65 -50146(0-7 Please see the coir merit br staff in humber'9•+below'regardih the effect of no; phasing for this development. •I also'riote'that -' §:'165 -5014 06(M)`(3) indicates that;a "reasonable' "balance shall be maintained 'between residential: and nonresidential uses" and that, with�the propose d.deletion of this requirement,.'the P,roffer'Siatement therefore impliedly concedesahat the absence;ofany phasing meansthere ismo,assurance thatthe balance`would_be reasonable. o Modification'# 10 =:§ 165 =402 09((D 1;) = Multifamily residential buildings Thus modification, and,the Prof %r Statementin other places,, refers to residential,and commercial uses being, coritained;in. the same,buildings in some.-instarices;, but the Proffer i i Thomas, Moore Lawson;_ Esq. September 20, 2013 Page 4 Statement does not includeany actual proposed design modification °to this'effect, with design standardsfor.earrying�outsuc&a concept 8. 1 roffer2(A)(1) -This. proffer" dent fies;certaiA housing types — single = family attached, multi - family, gated single family attached, and gated-multi= family. -that the Property, "may. include ". Some of the housm&iype,terms.dwnot.appear in the County. Code. 'To prevenvany ambiguities, a best-practice would be�for this:pro&H6 use;only those; terms-contained hi County Code 65-462.09. ohi o lso, by s of he term th Co, include. ", this proffer is ambiguous as to: p y - g typ yunty Co&otherw.ise allows in RP zoning (which the R4 zoning follows, for residential uses). If other, housirig types are to be prohibited, then this proffer should so state: If other housing types ;are not to be prohibited, then there:is no .purpose for the inclusion of Proffer 2(4)(1), as it has'no effect. 9: Proffer. 3. The'purpose of a proffevstaternerit is to state the obligations to be imposed upon the property, being rezoned. Proffer,3 states;no.obligations . 'If the desirvof,the Owner and/or;the.Applicant`is, o include.a paragraph regarding capital fac lity.impac4, "the paragraph, should simply state; "Owner makes no monetary proffers to address any County `capital facilities impacts:" Also, staffshould be aware that the Proffer.Statement does�not:require any phasing of the development and,therefore, the °entirety of the residential portion of the Property (1,200 units)bcould be constructed and occupied, with the fulFeffect of its impacts felt, 'before any square footage of.busineso, commercial, office ,and/or,retaif development -is constructed-or ,occupied, to offset ;ii y portion ,of.the:residential.impacts.: Alongahese lines; staffmay further wish.to consider-thebfollowing general factors (as well,as mor&specific factors not discussed' here ) with respect to theImpact,Anal.ysis• Statement ("IAS" ).accompanying the Proffer Statement: • The IAS's assumptio*p to the total number of housing units (I',000) is flawed, as Proffer 2(C) would'. en nt•as many as 1,200 housing units: The IAS assumes development of 450,000 square feet -of taxable office space on'the Property, within'a 15 year build but- period: By way of comparison, according,to real property tax,records, among significant office buildingsan Fredenck County are the FEMk office building on the Rutherford; site, with ,approximately,1*60,000,square feet, and the Trex office building.on- Exeter Drive, with approximately 60,000 square. feet. Therefore, for the_assumption to hold;true, Federick County',wouldneed to add the equivalent of two° FEMA buildings and two. Trex Buildings, on the Property alone, in a l5 :year period. • With respedto certain pupiIAata, "the 1AS states this is "based on data from site managers at better apartment proiects ". This is wholly inadequate as a.data source .citation. Thomas Moore La _ - Septecritier�20, 2.013`: ; Page: 5 • The IAS :cites S.. Patz &- Associates, Inc. as a source, but,generall"y does not:`identify -published'or industry sources uponAwhich S ,Pa_ti &,Associates; Inc. - relied. • The total 'CountyF�Yl`4,non schools budget -is $82;780;460'(see-attached - $52,869,263 plus $29;911, P - andnot $57,670, -_ 5'. ,Also; the application of the,,69.8 %' T rcent�Tax Burden " °to .reduce;the budget amount in the IAS is`unexplained Taking these two factors together, the eosts.are,m fact slightly more than °twnce;($82;78Q 460 versus $40,244;367) the assumption hkhe;IAS. Cd"`FY14 s- 6dgeis64892,40,and ot $753,47.AThe total; . gain, a discrepancy in magnitude,,of over- :twofold: If riofalready providedfor S ,PatzC &f Associates ,Inc, curncula vitae -for key, personnel, and a list of key'eiigagements and; *' it- testimony given would b'e;appropiiafe; as. S. Patz & Associates 'appears'to. haveno websitie or any other read y-ascertainable credentials to suggest- a;reasonable_ basis 'forxeliance onits report. 1;0; Pr "offer 4, -The second sentencedoesnot state an obligation of the Owner'and'therefore isinappropriate -for,,inclusion in the,proffer and should be delefed The third _sentence purports to: 4 obligate the County to: enter into. a VDOT revenue sharing agreement: The -Board of `Supervisors does not ;hiye the authority to5commit io a fi%t'urelaffirmative actin the contexv-dPa proffer statement and; therefore, the sentence should ,be deleted,, With. the deletion of the third sentence, thefouriti sentence might best read, "Owner =agrees to participate inRoneaor more VDOT revenue sharing agreements;for't1e,;fundrig of,thedesign and the funding of theinstallaUon of the;road network;, which'shdl lie in substaritial,.c6nformance, with4the,designs set;forth iri Exhibit A: "' 1,1. Proffer 6.- The first two s6tences b nof� "state�any•obligations beyond.:any3existing ordinance obligations and,;as -such; ,are not:appropriate for`mclusion=i - a proffers "tatement. Also, i whetherthe=Counfy desires to accept dedication:.of, he trail easement °is -questionable. 'Ordinarily, the applical le property owners" associations) owns traiHAdilities in,fee;simple_and maintains - 4 such facilitie "s. In this rega d, the conceptof the trail being held; as only an easement also; raises the,finther questionsbfwho w..ould liold'the fee simple intereeVih the p?opertytsub ect to the easement and whythey woizl °d wish to:ma ii., , tlw fee simple interest: 12; Proffer 7 This proffer is inappropriate, as it does notiprovide-- -for what;would be „- considem, adequate notice for purposes of mandatory reviews under, Va. Code °§ 15.2- 2232.. Spec fically ,;atspresent, the Proffer Stateinent;ifself identifies only thearail i a pul lick facility.. Section.15:2= 2232,requiies "u-- -k a feafiire' is, already shown;on the', adopted,master .plan or parf,thereo -or. is deemed so under subsection D;:no: street'or'corinection -to anexisting street, parkor otherpubhc; area, public building or public strueture;, whetlierpublicly or privately r owned, "hall.be constructed, established or. authorized; unless,arid unW,the general location:or, approximate; 16catloh, character;;aridexterit thereof has,been submrtted;to anOpppovedi by'the . A commission as being substantially in accord with the adopted comprehensive plan or'.. part thereof" The effect of the.'proffer, if approved, would prevent ariy and all review under Va. Code § 15.2 -2232 of any and all ,additional public,facilittes, including in particular as to the "character" and " extent" of, such facilities, and iagain, :other than the trail, the.Proffer Statement currently - provides no information regarding the " character "Wand "ekierit" of'any such future facilities.' 13. Proffer, 8(A),,and (B) — To the extentthat these proffers seek °to pennit;signs beyond and/or different from ihoseahai CountytCode § 1:65 - 201,06 permits; the Proffer. Statement - cannot modify-the Zoning;Ordinance, in the absence of.'compliance in the Proffer "Statement,with the design:modification requirements ofCounty Code § 1651-;50 i.06(0). I have.not reviewed the substance ofthe mbffers as to whether the proffers; are .suitable and -appropriate for this specific development, as it is my understanding that review will be done by staff and the Planning Comriiission. Siricer- urs . Roderick B. Williams County Attorney Attachment .n cc: Candice;E. Perkins, Senior:Planner . The exception m subsection D of VA. Code §,15,2 2232 does not apply in the current circumstances 'because subsection'D requires: "the?governing'body has by ordinance orreiolution defied standards. governing the ,construction; establishment�or ,authorization,of such public areaJaellity,or use,or has approved':rt throiigh acceptance of proffer'made parsuant to § 15.2 - 2303" The Board:of Supervisors has--not by ordinance or resolution defu ed sUh standards:..L ikewise, as the' Pioffe i-- 'Siateinent;identifes only. the - trail; the Board "'of Supervisors cannot becoiiMdered to have approved` anyother >facilities;by'acceptance of the: ProfferiStafemenf. School System, FY 20 :1372014 `Total County Expenditures $24796721,$64: - Goveiiiment Adihin., 21.2% Jail, 7.2% 3:4% ces, 0.2% td, 0.3% V0 C.ounty 'of Frederick; VA 1.1 FY 20:13= 2014 2011 =12 2011 -12 2012 -13 2012=13 2013 -14 %o of Total County Expenditures Budgeted Actual Budgeted 'Estimated Adopted Total' General Govemment Administration 71817,698 7;791,083 7,890,635 8;599;585 8;348;432 3.4% Judicial, Administration 2,029388 1;909;677' 1,940,620 1;961,826` . 2,124,752 .86% Public Safety 19,814;667 19,920,126 19,414,037 20,636,884 20,713,355 8.4% Public'Works 3,995;895' 3,518,554 3;955;055 3,405;082 3;940;814 1.6% Health/Welfare 7;228;685 6,690;169 7,058;184 6,411;108. 0935,132 2.8 0/p Community College 56;493 56;493 56;493 56,493 56,493 _02% Parks, Recreation & Cultural 4,972,994' 4,9118,`974 4,929;830 4;600,909, 5,107,445 2i1% Community Development 1,782,52. 9,680,290 1 753,69:7 1•,676,928 1,818,346 73% Miscellaneous 3,123;638 3,788,710 41162;773; 4,162,773 3;824,494 1.5% Subtotal 50,822,385 50,274,076 51;161,324 „ 51;511,588, 52,869,263 21,3% Other Funds Regional,Jail 16;425,072 16,2517,267 17;380;185 17;339,696 18;41,5,374 7.4% Landfill 8,3071530 5,903,595 8;226;180 7;739;551 6;626;620 2.7% Division o(Court,'Services 1;107;584 1,375,528 588;809 547;157 .600;489. .24% Shawneeland Sanitary District 777;700 322,105 766;702 867,622 849,550 .34% Airport;Opera{ing, 3,159,728 1,833,270 3;159;728 1;798;932 2,298,838 93 %' Cake Holiday Sanitary District, 0 0 0 0 1,120,326 :45% Subtotal 29;77,7,614• 25;931;765 30,121,604 28;292;958 29,911,197 I2.10/c School: System, - School'Funds 140;917;763_ 135,637,621 145,593,962 152,103,660' 151020,343 61.0 %, Deb[ Servic_ a Fund' 13;711,078 '13,8317,559 13,951,052' 13;951';052 13,872,061' 5.6% Subtotal 1 °54,628,841 149;475,180 159,545,014 1661054712' 164,892,404 660% Total Expenditures" 235;228;840 225681,021 240,827,942 245,859,258 247;672,864 100.0% *Excludes transfers. C.ounty 'of Frederick; VA 1.1 FY 20:13= 2014 REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA :To .be --completed by.PldriningStaff.- Fee, Amount, Paid. Received Zq"hin Aniendmien'VNiUbibef, Date 9, Date Pm C H6afing' Date' 13OS' ff itt 777 71 -4, 'The ing idedby.-the qpplicant-.�,- ,follow information shaltbepr& All parcel' identification nuihbers, deed'book and page nVmbers maybe obtained from the Office of the Commissioner -of -Revenue,.,RehI Estate MAs"ion,- 107 North Kent'Street, Winchester. 1. Applicant:. Name:, Heritage Commons, LLC Telephone: (7Q3) 338-9599 Addr6ss: 14014.'Hatcher,.Avenlue 06rcellviflei, VA 20132. 2. Property Owner Of different than. above): Naine.;, RA.50 -SPE, LLC telephone: (443)'263 -2987 Address: 621E Pratt Street, Suite MO Baffimore,; MD. 21202 3. Contact person if other than above: Name: Thoniat° Moore, Lawson, Esquire Telepqjonp, (540) 665-0050 A. Property Information: a. Pr9p erty,ldeniificati on Number(s) X63- A -15 64_A10 64-A-42 bl. ToWzcreagetobe rezoned: _15049, C. Total acreage of the pgce - 1(s) to berezohed.(if the entirety-of the,parcel(§)js not being rezoned); d. Current zoning deli gnatJo n( s), and acres ge(s),ih each designation- RA."and,821RP Noposed zoning designation(s), I , and acre4ge(s) in each designation: _R4 Mag�isieiial Disthct(s): 'Shawnee 2 5. , ChecklisCL "Oheck the f6ll.owing�j"t'ems.ihat-`hEive been iiicfudeawit.h*this-'application. 21 Lpcation,niap Agency Comments 171 Piat Fees Deed to property Impact Analysis -Statement Verificafidn, of taxeg,paid Proffer S.tatement Plat depiciing,exicicmeets andbounds for the proposed zoning district Digital,copl'es-(pdfs)-of,'all,*.subniitfedd6ciuhdntg, maps :-a'nd,eAibiig� 6'. The, Code Virkinia allows us to reilu6stlull disclosure of 'owife . rship:ih relatiori to rezoning; applications. Please list;belowall, owners oYpitties in interest of thejand,,t6 be rezoned: 'Kl5OSPE,LLC;'Heritage-Commor!s,.4,C—,tTqt -qoujnty Center, L L-C 7. Adj6hihig Property: TARCEUDAUMBEIR USE ZONING.� see attached 8. Location:: The property' i.s'locate.7d• at. (give exact location based on' nearest r,o ad, and -distance, from neatest intersection, using, toad names and route numbers): west-side of Front Royal Pike(Route 522) opposite Airport Road,(route, 645).and has frontage on the east.side�of Interstate 81 13 zoning 9., The'&Ilowig information' shoul& be proVided'ackording,to the type of Te- pyoposed.. See attached Amended: Prdffer Statement Number -of Units Pr6vosed SingleTarnily homes: Townbome; Multi -Fanailyf Non-:Residential Lots: Mobile Horne' Hotel Rooms: Sguare,iooiage�of Propd" ed Uses Office: Service Station: Mahu'fadturing: Restaurant: Warehouse: Commercial': Other: 10; Signature: I (we), the undersigned, do Hereby respectfully make application a#d,Pi,-ti_fi6n theTrederi6k Couqty'Bpard of Supervisors to;anendthe zoning ordinance an d10 change Ahe,zoring map of- Frederick County, Virginia. I (We) authorize Freddrick County y-offi6als to enter the property: foi site ihsp6ctibn.pprpPses. 1',(we) understaqd:,,that"ilieaign,i'ssued whewthis af)WicatioVis . mbinitted ifibst be placed at the frbnt property, fine,at least. seV.bn days .pri&.toAh Planiiink public hearing and the Board of Supervisors vublicleir'ng and inaiAtained sofas to be Niigi.bld frfrom the road rijht-df-way until ihe-.hearing; - I (we) hereby certify .that: this. application and 'its accompanying materials s are true and accurate tothebest ofrriy.,(our ) knqwle ge. Applicant(§)': a4VCole Execudve Vice Went Pres .14 Date: Date: a ; Adjoining Prioperty PARCEL ID NUMBER. USE ZONING 63,7A-1 23A Vacant land RA 64-A-9 Vacant land - B2 64 -A - 10A Vacant land for'Church RA 64-A-1 I Residential PIP 64-A-14 Vacant land B2 64-A- 18 Vacant land B2/RP 64B-A-4-91 Residential RP 6413-A-73 Church B2 64B-A-73B Vacant, land RP 64B-A-89 Residential RP 64B-A-92 Residential RP 64B-4-E Vacant land RP 64134-F Residential RP ,64B'-4-H Residential RP 6413-4-8 Residential RP 64B-4-9A Residential RP '648-4- YOA Residential RP 64B-4-25J -Res I identi'al RP 64B4-26 Vacant,land. PIP 6413-4-27 Vacant -land RP 64B-4-28 Residential RP 64B-4-29 Vacant land RP 64B-4-30 Residential RP 64B74-31 Vacant: land RP 64B-4-32 Vacant land: RP 64B-4-33 Residential RP 64134-34 Residential RP 64B4-35 Vacant land RP 64B-4-36 V;Acaht,lqnd RP 64B4-37 Residential RP 64B-4=3'8 'Residential RP 64B-4-39 Vacant land RP 64C-Ar'1 Residential RP 64c-A-2 Residential RP 64'C7-A-3 Residential RP 04C-A-4 Residential RP 64C -A -7 -A-7 Residential RP W4 A=9 Vacant land RP ,04C-A- I I Residential RP 64C -A -13 Residential RP 64C-A- 13 A, Residential RP 64C' =1 -15 Residential RP ADJOINING PROPERTY ERS OWN ;•. �. ,x Owners of property adioni nk the- land.wiil be:notified of the Planning Commission.and the.Board_of Supervisor "s meetings: For.the purpose of this application, adjoining property is any property abutting.-the requested property on the_ de or rear..or any property: directly across a public right -of -way; a private ,right -of -way; or a watercourse from-the 'requested; property.. The applicant is required to obtain the following information on each adjoining property including the "parcel identification number which ,may be obtained from the office of the Commissioner of ;Rev:eiiue. The .Conm7 ss ones ^orthe_ Revenue is ,located on the 2nd floor of the Frederick County "Adminisirative Building, 107 North.KentStreet N Property'I de- ntih cation, Numbef Address.., Namel.EFG Investments, LLC 340 W. Parkins Mill Road Winchester, VA 22602 Property #,63- A -123A Name Madison IL, .LLC .558 Be:nn.ys Beach Road Front'' Royal, VA 22630 Property # 64 -A -18 Name Michael and Cheryl Shepard ° 179 George Drive.., ° Winchester., VA 2-2602 ` property #64 -A -14 - A. Name Mon tie Gibson, Jr. 867 Front Royal Pike Winchester - -, VA 22602 -: Property #'64C -A -13 and 64,C-A 1'3A Nan lNilliam and';Krist' Lueas' .831 Front Royal Pike Winchester, VA.22602 Property # 64C -A -1 ,1 Name. Winchester Outdoor 355 S. Potomac Street Hagerstown, MD 2174.0 - Property: #64C -A -9 Name Cornerstone LP,. LLP PO Box 2497. . Winchester, VA-22604 Property #64C -1 -15 Name Elwood H. Whitacre; -Sr-. 721 Front.Royal Pike Winchester, VA.22602 Property'. #64C =A-7 'Name Charles and Darlene- Barnard PO Box 4585 Winchester, VA 22604 Property # 64C -A =4 - 15 Name and Properiy�Identifkation N:umk;er Address NameJoseph and Lynnette Embree 687 Front Royal Pike Winchester, VA 22602 Property 464C -A =2 and 64C -A -3 °Name Ronald and Monica Grim 673 Front Royal, Pike Winchester, VA 22602 Property #64C -A -1 -Name Shelton an ,d Geneve Conway 667 Front Royal. Pike Winchester., VA 226,02' Property, #64B -A =92 Name .,Ph lip 'and.,Judy Young 655 Front Royal: Pike, Winchester., VA 22602 Property: #64B.- A -4 -9;1 Name" Scottie D. Dotson, 371 Chimney Circle Middletown, V,22645 Property° #64B -A -89 Nast Barbara, Ann Hot, et�al,. c/o Wayne,Godlove''325,Tevrs Street Winchester, VAS °22601, Piroperty 464B -4 -8 -' Name Charles and Elener, McFarland and Chafles C.:McFadand, Jr 116 Royal: Avenue. Wincheme.r.,. VA 22602 Property W64B` -4 -9A and. 64.B- 4- 10A... Nave Calvin and Dorothy Hott. 131' 'Royal Avenue Winchester; VA 22602 Property #64:B -4 738 and 64B =4 -39 Name John and Marsha, Kelly., 1=37 Royal_ Avenue- Winchester, VA. 22602: Property #.64B -4 =36 and 64B -4 -37 Name Eric P. Yowell 149 Royal :Avenue_ Winchester, VA- 226,02 Property #64B -4 -34 and 64B -4 -35 NameThe Beincefield Group, LLC PO Box 337 Ashton, MD.. 20861 Property 464B-4-32 and' 64B -4=33 Name Bonnie:Jean. Oates `a.nd. Misty Dawn. Miller 15.1 Front ,Drive Winchester,, VA- 22602 ;Pro6erty #64B -4 -30 and 64B -4 -31 Nam' e,Charles and .Betty Courtney 161 Front. Drive Winchester, VA;22602 Property #,646 -4 -26, 6,46 -4 27 ',;646- 4- 28.antl,646 -4 -29 rra1,ie.Thomas S:.Mudd 179 Front Drive Winchester, VA 22602 Property. #'64,B. -4 25J ; 16 ' _ E i ,I :Name and Property Identi&ation:Numb& Address; `Nalme;Robert and-Patricia Shank-- 1'85_Front Drive Winchester ,VA 22602 woperty #64B -4 =H NAMeTara M': Crosen t89 Front Drive. Win. Chester, VA.22602; Property #64B -4 -F Naii" eArthurand J,uanita� Belt 201. Front, Drive Winchester, VA 22;6.02. Property #.64 -A -11 Name Daniel and Angela Hepner 256 Devland Drive Winchester, VA 226.03 Property #646-4 -E Nai;le_Calvary Church of the :Brethren 578 Front. Royal flike Winchester, VA 22602 Property #64 =A -1 OA and':64B, -A -7.3 Name FLG ,Residual Trust Properties; LLC PO .Box 888 Wi n eheste:r, VA 22604 Property #'64 -A -9 Name;FQ Residual Trust Properties, LLCtand Campfield, L'LC PQ' Box 88.8 Winehest er, VA 22604, Pro p ert y " #64 6 -A = Name Property .# Name Property' #' Name Property # Name Property, #` Name Property# Name Property Name Property #- 16 i HERITAGE "COMMONS' PROFFER' STATEMENT REZONING: RZ# 01 -05. Rural Areas. (RA),: Business :General. (92); and. Residential- Performance (RP) to - Residential Planned, C,on munity Distr-ict,(R4). PROPERTY: 150.5,9 acres Tax. Map Parcels, #63,= A- ],SQ,.64-A74 0 and 64-A -12 (collectively the" Property" RECORD'OWNER: R 150 SPE, LLC t APPLICANT: Heritage Cpyn ons, LLC ( "-Applicant" ) PROJECT NAME: H'eritageCornmons ORIGINAL DATE. OF PROFFERS,: September-6, 2013 REVISION DATE(S) Aug_ ust 7, 20,14; Executive Summary - The Property was originally rezoned in'Septeniber 2005` under the name of Russell 1.50. The Property has since changed ownership•,and .the<new owner wishes to rezone the Property to j Residential Planned Community- District (94) The undersigned, Heritage Commons, LLC, its successors and assigns, hereby .proffers' ihat the use.. and development 6f the subject property shall be in strict accordance with the, following conditions ;ands shall supersede and replace all 1 other proffers made prior'`hereto. It is further'the statement'. and intent that with the acceptance of the proffers contained herein_ any and. all..pXrior proffers affecting this'Property:shall be deemed null, void, land , terminated. In the event.the above.= referenced, amendments, are not granted as applied - Tor -by Applicant, the below described` proffers shall be. withdrawn and. be null and void. The .h'eadings -of .ihe proffers set forth 1 06w have been prepared for' convenience or. reference only -arid shall riot`control or affect the'meaning or`be.taken_ as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that'portion.of the site adjacent to ''the i'mprovement;• unless otherwise specified herein. `References made to the Master Development. Plan, hereinafter referred to as the Generalized Development Plan- dated August 7, 101`4, as required `by the Frederick County Zoning Ordinance,; -are to be 'interpreted, to be, references to the specific Generalized` Development Plan sheets .attached:hereto and incorpgrated herein by reference asp "Exhibit A:" _ I i 4 i The_ exact boundary and _acreage of'each land; bay maybe shifted to a reasonable degree at the, time Hof site plan submission for each land .bay 'in order to accommodate engineering or design considerations. Applicant is.suhmitting a, Generalized :Development, Plan, Exhibit A, as part of a rezoning application. The Generalized Development, -Plan is ,provided' in . heu of a Master Development Plan and contains ;all information deemed, appropriate: by the Frederick County 'Planning Department.. The Generalized Development Plan does not eliminate the requirement for a Master Development Plan for the portion of the "site: to be developed; which will be provided following rezoning ,approval ~of the- 1,50.59 +/- acre ;site. L DESIGN MODIFICATION DOCUMENT: In order for Applicant and 'Frederick County to implement this Residential Planned Community District, it will, be: important, for Applicant and Frederick County Planning Staff to ,have the opportunity to anticipate;incor•porate and 'develop new design types and configurations that iriay be suitable. This':is, to include the allowance for the installation of multi- family immediately adjacent and in some casmin the -,same structure as business (commercial)° uses. A. Pursuant to Article II, Amendments of the Frederick County.Zoning Ordinance, the approval of this Ammended Proffer Statement 'constitutes an, amendment to 'the zoning ordinance, which will allow for-the, implementation of. the Residential Planned Community District. B. Applicant, 'has, `proffered a Design Modification Document. dated July 30, 2014, that is- attached and incorporatedher eto_as "Exhibit B.'' In addition -to the above:;: ay approving the. Amended. Proffer 'Statement, the Frederick County. Board of 'Supervisors agrees: without :need of any further Board of Supervisors or Planning Department approval, to any inodi'ffcations of any matter- which has been previously agreed to and therefore approved' by Frederick County. Further still, any submitted revisions to the approved Generalized Development Plan, and/or any of 'its requirements for. any development zoned. R4 which affect the perimeter-ofi the development ,or which would increase the .overall density of the development shall yrequire the gBoarrd of Supervisors' approval. If, in the reasonable discretion of the' Frederick County D'e arfinent ,the Planning Depart ment; decides any requested modification should be reuiewed'by.the Frederick'County, Board of :Supervisors, it may secure said approyal by placing this,.matter before, the: Frederick' County Board of Supervisors ,at its next; regularly, scheduled xne.eting :Howeveri and not•witl standing what 4s! stated above .:once a modification has been. approved administratively; Applicant. shall' not be required to seek approval for any subsequent similar modification. 2:- USES, DEN'SITY•AN°DMIX: A (I)- Applicant, shall develop a mix of unit types that may.include:'single -. .family .attached, multi=family; gated°single- family attached,- gated multi - family, shared residential and m comercial structures; office . and .retail. The following list in (2) below contains those uses which: could exist within thef.Property.• 2 (2) Ttie following •list of Ufid, Bays within. the Land Bay ]Breakdown. Table set's forth, the general development paipmeters 6h. the "Property and is consistent with the proffered' Generalized Development Plan identrfi'ed as Exhibit A. The development: will adhere. to, the land: bay breakdown °depicted in ;the GDP arid.the L "and B, av .Breakdown Table. ;LAND BAY AREAKb6wN LAND POTENTIAL LAND °USE APPROX., . .RESIDENTIAL COMMERCIAL BAY ACREAGE. MIN %MA, X MIN/MAX ACREAGE' %o. ACREAGE' %, 1, Use allowed 'in B 14, B =2, B� 3.. 7.51 acres ' .0% MIN; AC':, 1,00 %MIN: AC. Districts 'and Design= 0 %, MAX AC 100% MAX. AC Modification Document,. " 2 Uses allowed in '$ 1, B =:2; B =3 8..0.3 acres 0 %. MIN ;: Ac, I00 %a MIN, AC. Di'str'icts :and Design ` ' O% MA X ; AC "' :100 %a MAX:. AC� Modification !Document`.. 3 Uses allowed. ui B 1, .B =2, B -3 9:73 acres 5% � MIN .AC., . 5% 1V11N. AC.: RP Districts.and Design MAX. AC 95% MAX. AC Modification Docurnen . • 4 Uses allowed in B 1, B -2, B 3 ,21:94 ac_ res 091,9 MIN. • 1:0.0% MIN. AC. Districts: and b.esign 0% M, AX A'C 1,00%, MAX. AC Modification Docum'ent,:. 5' U "ses allowed in. ;B 1 , $:. -2, tB 3 29 91 acres 80% &MIN , AC: 10% MIN. AC. RP' Districts and', Desrgn '90 %1 MAX. AC 20 %.MAX. AC 1V- 0dificat "on Document. ` 6 Uses allowed ih B 1 ,,19 -2, B;3 83 6. - acresi _ 0% MIN AC:. l0q% MIN. AC. Districts and Design' 'O/-MAX G ' - 1.00% MAX: AC Modification-Document T L7ses.allowed in;$ 1, 13 ' B;3 ' 53.95:acres '80 %o MIN. AC. '10% 1V1'tN. AC'. RP`Drstr`icts and Des'i'gn- = 900/6 MAX. AC 206/o MAX. AC "Modification Document $uffato. Open Space, Trail System „' . 1235 acres Lick LJtilitres;Road Crossings: Run. 'The. actual. acreage idenfifted foreach =Land Bay is based on.the bubble diagram ',calculated on the r proffered Generalized Deyelopni6fit Plan and'mayafluctuate base&ori firral',survey'work,, 3 f - , For purposes of calculating density pursuant to the Frederick County Zoning Ordinance,. all, dedications and conveyances of land. for, public. use..and /ot -for the use of the development: or any Homeowners Association shall be credited 'iii said calculations. C. There shall_ be a unit cap of 1;200 residential. units, within., Land Bays 3, 5, and 7. Applicant may develop and. build between one hundred fifty, (150) and one hundred eighty -four ( 1,84) townhouses on. the- Property' and that any townhouses will; only bey built in Land Bay 7. There are no limits on the percentage or-'square feet of business, commer`cia'l; office and/or retail development as,referenced,above. 3.. CAPITAL FACILITY IMPACTS: Applicant acknowledges, that Frederick; County -has adopted. a fiscal impact model. Applicant has attached !an economic* :analysis, which has' been° 'perfornied by S. Patz & Associates, Inc. ( "S. Patz "). - This analysis confirn-is that; the proposed uses within Heritage Commons will generate a, net positive benefit''' Frederick County. As & result.there will not -be a need to .make any payments towards Frederick County services. The specifics of the capital benefit to Frederick'County are, $4,300000,00 annually: Itj the event of any suggestion that a payment ought to be made towards the impacts when factored in with the capital benefits to Frederick County as -_a result of the mstallation,of the proposed .uses, if-:should be treated as an offset. As stated in the. S. Patz analysis the capital benefits of the proposed• uses on the Property more than compensate Frederick 'County-for any anticipated impact.. 4. MULTI -MODAL TRANSPORTATION IMPROVEMENTS: Applicant agrees to 'install the road, "network that is depicted on the Generalized Development .Plan and iii an .alignment and a form that meets - Virginia Department- of Transportation ( "VDOT ") geometr=ic design standards. Both Frederick `County and Applicant acknowledge that the road, network. shown on, the Generalized Development Plan, Exhibit A, is substantially similar to the, road ;alignrilent that was 'approved -in the original rezoning. The parties recognize that there will We a new design and installation` -that will occur as a result of a Revenue. ;Sharing Agreement entered `into by and between VDOT and Frederic k. County and also a separate agreement entered nit' ,by and between Frederick County and. . Applicant. Applicant, does 'agree to participate, pursuant to the'. terms. of said ,agreements, in the: design, and funding of the installation of the road network, which shall be in substantial conformance with the designs set forth in Exhibit A. The funding for the installation of the road network :shall be paid by Applicant in cash contributions Or :. cash equivalent contributions through the donation of real.. property., It should be noted. that Warrior Drive is depicted: on the Generalized Development Plan as -a future road` to be dedicated'and` installed to provide access to Land Ba y -s, and 5 Applicant proffers to dedicate . a right- of =w,ay at the time the exact alignment of Warrior Drive has. been established: Warrior,, Drive will be installed under the current Revenue Sharing Agreement in accordance with this exact alignment to ;a point no less than five hundred fifty feet, (550').from the traffic circle. Applicant.further, proffers to dedicate a right of way sufficient for at least a four. -lane asection of Vartior,06vo at. .a time when it, is deemed, appropriate by Applicant to connect with 'a four -lane section of Warrior Drive crossing the property �to the south (Tax Map 4 N'o 63 =A= 123.A). Such dedication, will occur when the, corinecting,,seeti`on' of,'Warrior Drive has been dedicated. 'by the ow "her of 'the property to the south (.Tax ;Map No. 63- A- 123A). Such dedication shall substantially conform -to 4he;,generaL location: of Warrior` Drive shown on the. GDP Applicant ,further :proffers: that it will reasonably cooperate with, Frederick County and VDOT ato obtain a revenue.sharing` agreement for the °,road. .. STORMWATER,OUALITYaMEASURES': -Applicant hereby proffers xhat all business (commercial) and 'residential site plans submitted to Ftederick.�Courity';will - e designed to implement Low. Impact` Development (LID) and /or Best :Management Practices (BMP) to ,promote atorrnwatet quality measures. A statement Will ;beprovided on.;each business (commercial) and, residential site°.plan identifying the party or parties responsible for maintaining. these 'LID and /or: BMP' facilities ;as A. c ondition of site plan approval.: Applieant hereby pi.offo s,� to establish' a no .disturbance= easement within the, Buffalo Lick Run .Streani , Valley `that 4s depicted on the Generalized Development Plari.. The ;purpose of `this no disturbance easement.is to prohibit development activities within the business (commercial). and residential `land bays that are ;located" within the::defined area. The orily..improvements that may,occur�wi'thm this rio d' sturbarice easeinerit will include road',.crossi'rigs,•`utility installations, stormwate r`management-,fac_ilitie "s;;,Id dscooing Land w- ilking trails. - r . 6: RECREATIONAL AMENITIES :, Applicant proffers;. that recreational amenities; will be provided within Land -Bays 5 and. 7. The. exact amenities will 'be� identified 'on. the Master, Development Plan to ensure' conformity with ordinance requirements Apphcant also proffers to install walking trails and sidewalks w,itliin. the: community :and, to install a 'ten- foot..(.l'0 ') wide asphalt or concrete trail along; the Buffalo Lick Run Strearm Valley `depicted. ono`E'xhibi't_. A, of which, the ;location will, be .identified on, the Master- Development Plan:, In addition; and 'at Applicant "s discretion, ,Applicant may install' a $econd ten -foot: (1'0')' wide 'asplial1, or concrete trajI (on the other side of Buffalo _Lick Run Stream); In the event�th'e Applicant does construct ^a.`second. trail, it is; intended that the ten foot (10') wide asphalt -or concrete trai'l(s) will be owned and ma' tained by the Heritage Corrimoris HOA and'w-'ill breavailable forpublic access. =Applicant shall construct::pedestriari. trails and/or ;sidewalk, - systen s, which connect each recreation. area'to. ,the residential. land ,uses within the defiined. Land Bay: The ;final, location arid the g F , g raiitm o" g f fany such, easements and %or trails shall.. be .at the subdivision design_ plan stage. Such trails or sidewalk system shall be constructed 'of materials selected :by Applicant provided they are�not part of the sidewalk system within the public right -of =way. 7. COMPREHENSIVE,`PLAN' CONFORMITY: By, accepting; 'and approving this rezoning. application, the Frederick County_ Board of Supervisors authorizes the location; and_ provision of those public uses ,rfacilit es., and utilities; `specifically• referericedFon the,, Generalized ;Development; •Plan;, m 'thi Amended `Proffer Statement; and' ",design, plans, rwell as the extension and construction of water :and, sewer f'nestand facilities and ioa&riecessaiy to serve 'this Property pursuant to Virginia Cdde Section 15 2 2232, and the Frederick_ County Code: The general: area of1'oc4tion for roads necessary to serve tlis Property are as�shown: on the .Generalized -Development Plari"with the exact locations' to be d'ete . ined based. on. fi nal-engmeer ng an as approved, by Frederick County. Acceptance' - of this Amended Proffer'Statement constitutes approval of .th. e public uses; ,facihtes,' and utilities: and their ability to be, developed within the 'Land Bays identified on Exhibit A, and thereby ;I excepts said, public use&..; facilities, and utilities 'from. further Comprehensive -Plan conformity review. .'K - PHASING` Applicant states - and ;acknowledges that: the, uses proffered to be installed onthe'Heritage Commons' Property' are�signifrcant and will take a considerable amount of time_ to .develop and install' on the +Property. It` s anti¢ pated`that�the initial.uses„ nsia`lled will be of:a °commercial use and nature, and Applicant .isi committed to attempting to develop; a mulf family component at the initial commencement- of development and construction lnxesponse to .comments received, fro the County agencies; Applicant is prepared to comrrt that no more than four hundred (400) residential units wiltbe� developed .and built within .the first two (2) veal s- of development, with the first year commencing.�on the date of the approval of the rezonin_ g The = remaining residential. units will be proffered 'to be .installed .with n_ o more than four hundred ^(400) residential units, within the next two (2) year term following, and the remaining residential_ units commencing no earlier'than two (2) years after the; compfetion of the eight, hundredth; (800`h) - residential; unit. I [rerriairidert "Of `page,intentionall -r Ieft blank] 1 6 N I • S IGNATURE.PAGE The conditions aef To"rth,h6fein are the proffers for Heritage, Commons and supersede all previous proffer statements submitted for this Property. I Respectfully submitted, - I - I i -HERITAGE COly MONS, LLC By: Matahew M.ilstead Its: Manager COMMONWEALTN OFNIRGINIA; AT LARGE `COUNTY OFFREDERICK, to -wit. g � The .foregoing instrument was ac owled ed before me this i day of , 20f4 by Matthew NIi stead, Manager of'HERTTAGE COMMONS, LLC. I N. ,T RY BLIC I M. K Nly:coriimission expires: ° °° ` • °" °••° �� Registration number: �•' �,'• r REGI# 7155256 MY_COMMISSIOW. o ; EXPIREg_ :: d� LTH - I - I I i I 7 R 15 P , :LLC y Earl W Cole, III Its: Manager i i COMMONWEALTH.OF VIRGINIA, AT LARGE 'COUNTY OF FREDERICK; to -wit: i The foregoing instrument was acknowledged before me this, ddy %VG 2014 by Earl'W. Cole; III;`Ivlanager of`R:150.SPE LLO. ,o TARY PUBLIC ! Nl -commission ex fires:' . w C (/ EL Y P QpoA A.e Registration number: O Ike�r ' l i r . - 8 / 0\14 IIII N �T /I I N L_� - -- All It �'� � III , � � �� v ! � 1 ` � v \ v � --- -- _ •�' / ( \ A � �� vv`�Ji^`�� ` � r .. , � / � �� �,_ / r , —, �_ ,� \ (•i i' � lit °� �� _ �, ______, / I 1 r , At ,0'� t � —n CD ` Ada l� � /I W � r'v _ �� v �� � AAA i � .'—__� ` V A�� A� ^' � � v � �' / �_� � �i • r r r I p° '1 to i m A v,,W�`�,v j7___ - - -� h I` � � avow -- �- —, O-�°a° �, \.gip, � "\ �.\ , \ Q i, D , / ♦ i ®- - --- m (D 1 i� I 1-46 0 A,� n9/ I '' i �� ° O •I �t/r 1r ' � � J' � r � �. ^�) rl rlAi ',�rr � i I 00 __ � ��b , r _ Zr-^ �I �v -� , V C` / �' �� ©Q '�_ �•��/ it I/ r r � v v �� NW It �I t CD Z CL / �' (°�D C� J rr it IL l l u I al` 'a O/ fl✓ I/ r I _ n \I w r..ti -� 1•, J i Op O oni Associates Inc. rwsar$ Engineers • Surveyors • Planners ° Landscape Arch ti ' 8 az ljl$�R� / $pg.+g ➢� °p �alpliN aal�:R.i General Development Plan HERITAGE COMMONS FREDERICK COUNTY. VA ru orate xutr C NOTIFIED 0 ."ER O= a� xonnto or ANY o t' d E xo xtrun/s MODIFICATION ' #1, Ordinance >,Requirement § b5 501;;02 Rezoning Procedure: tn, order to 'have -land rezoned to the :R4- District; 'a master,'development plan meetin g. all r".equirements of this'chapt6r.- shall:. be submitted with`rezori ng application. Alternative Design. Standard,: ' an order to have land rezoned to, the R4 District, a proffered Generalized _Development Plan .identifying the concept of the` overall acreage ,and it -' relationship to; adjoining properties and adjoinmg roadwaysshall_beosubin tted With rezoning application.- The, Generalized Development. Plan for Heritage Comrnoris> will provide Land Bay. "s 'to, d"emonsfrater'the - proposed general land use plan layout for the entire acreage. The Proffer Statement for 'Heritage Commons will also ,provide a matrix identifying: the residential and' `non- residential land uses within, each Land Bay, the projected acreage -of each Land Bay grid the percentage of residential and commercial land . use within -each Lan&Bay ctassified as, Mixed =Use Commercial /Residentia }. Justifrcation:for Modification'. A :densely planned eommgin ty on 'l.'5-'O;'28,4-,­,acre—s: of and' cannot be completely master planned as a condition of rezoning approval.; 'These, 'communities. are, :dynamic due. to the- market; therefore, the exact location of residential units; :;internal "roads; ^.neighborhood commercial, recreational amenities; open spaceand's gn ficant env `onnierital :features,are difficult °to identify at. this stage, in the- process;: The Applicanv should' be prepai ed. :to identify basic information pertain ngTto the overall d'evefopment of:ihe planned coin pity to, inform decision :makers and interested c t'izens'how the, general land, use patterris.;and major road systems "will, be developed should -a ;rezoning `be approved: The use _of a Generalized D'evel'opment Plan and' Proffer. .. Statement as a tool for `this purpose `is..reasonable; as it contains ;illustrative and general development information that can =assist in understanding the basic concepts of .a planned community-.and guide. the ;more formalized Master Development Plan process following rezoning approval. Therefore, its is requested that a 'Generalized 'Development- Plan be permitted to function 'in the place- of 'a :detailed :Master ,Development Plan. during° the rezoning process. A Master 'Development Plan -will: ;bey provided subsequent to the ,rezoning approval process to ensure consistency with subdilisiotides`ign plans arid site design plans'within the project • ` r . MODIFICATION #2 §165 - 501.03 Permitted Uses Ordinance Requirement: All uses are allowed 'in tlie; R4 Residential Planned Community District that are allowed in the; following:,zoriing districts: _ L � j RP Residential Performance District; B1 Neighborhoo&Bus tress District B2 Business General District, _ W Tnd' strial Transition bistrict, M=1 ;Light l idustr al District I Alternative Design-. Standard: The Mixed -Use Commercial /Residential" Land Bays: identified on the proffered Generalized Development Plan are slated for dense uiban;;commercial' and residential_ land use; which may include commercial and residential `'land uses ` that; are'located within the same structure; or within, connected structures. N'o M-1 (light:industrial) uses; will be permitted ',Just fcation for Modification: !' Heritage Commons. is planned •as an.- ur`baii center design 'form That will contain :single - family f ' attached, multi - family, units, corninere al, retail; and office: structures,; an'd is`titictures that may comprise a.combinat`ion of these -land':uses-_'The ability to,provid'e; for mixed -use residential and commercial,. retail and /or office land use`wrthin the same structure or within connected structures+ is in keeping with urban ;form design,: `which_provtde's, a very_ efficient "u`se- .of.Jand and provides opportunities. for residents to, .live; shop, and -wor=k within the same area of'their; ,community. e 1VIODIFIGAT,ION #,3 _. §1;65 5.01' _ :OS,Mizture of Housing Types Required Ordinance Reounement' Each planned . community shall be expected to cont mixture .of ,housing types -that is- typical. for fe,Ximing, and planned residential neighborhoods m Frederick County, No more. than 4'0% of the area of -portions of'the,.plariiied community designated, for residential. uses shall be used. for any'ofthe following fiousmg types; duplexes, fnultiplexes atrium houses; weak -link townhouses; townhouses or,,garden apartments or any, combination,,ofthose"hous ng.'types. .Alternative Design Standard`:`: _ The ,Mixed -Use, Commercial /Res`ident at Land. :Bays deritified, ~on the ;proffered Generalized Development Plan are slated; for dense u lian residential housing,"types. To achieve this 'type of urban .resident'ial development single family detached residentidh,:units ' 'ill, not be required as. a component of the residential mix;,aridz single - family attache&and mul "ti- family residential units will be ;allowed to comprise 100 %; of therresid'ential,'housing units!:w thin the Heritage Commons prof ect: Justification for Modification' Heritage Commons 'is planned )as an urf-an center: design- forrri "that will .contain single- family attached develo mentd- -. The tRe "s dente 1 Planned C,ommurin Dmnctd -use commercial, retail, and office y p ty promotes suburban residential design form "that is predominately residential. with a minimum" percentage of non- residential :land use. Tl e impfermntation °of si"gnificanf percentages .of -non- residential land use 'within Heritage Commons dictates the need. for�`lighei :density residential land' use: to facilitate this form of development; f MODIFICATION #4 §465' Mil , 6(.C) Res den "tial Density Ordin"a"nce ROquiren!ent Residential Dens ty.. The. maxiri.unr �allow:ed' gross density" for 'residences, °in thee. 'planned community development shall be four�units ,-per'ac're. w F Alternative Design. S'tandard The Mixed =Use Commercial /Residential; Land .Bays ,identified _ 6n -the proffered Generafized Development'Plan are slated for denseurban•residerif al housing types: To achieve this type of ufl a66.residential development, the gross densities specified in Section 165=402.053 for- multi- family and single- faniily'aftach_ed:residential 1'and use;shall be-D6 r ti tted. •Justificati wfor Modification> Heritage Comri?oris is' planned as' an urban center design form that will_ ", "contain single- family attached and multi - family 'housing units within a 'mixed -uses commercial; :retail and off'ce development. The $oaid of Supervrsos recently approued'mcreased; densities for residential development within. then Urban Development Area (UDA) for .maximize- the residential . j development potential within this portori `of the County: The- 2039 .Comprehensive Plan identifes "this property as being planned for employment;'and hrgh density. yesidential (1.2 -,16 units /.acre) land use; there fore,.rt;isappiopriate to allow this type. of:resrdential density within the 'Heritage Commons development- r 00DIEICATION #5 . 0',0 540 1 6 6 06(D) Comme'td ale &..Industr,ial Areas - Ordiinance Requirement:? C'DQ cial -and industrial areas: Tfie areas :for commercial or industna_ 1 uses shall not exceed 5.0% of the gross area of the iofal planned community {SufficTeint commercial .and: industrial areas shall be ;provided, to - meet.tl e needs oflfMe planned community, to provide an appropriate . balance of uses and to lessen the aver "all. impact of the planned com'munify on .Frederick County: 2. A minimum of 10 %: of the:gross.area of thefproject'shall be:used for business, and industrial uses. A-- lternative; Desi`4n- ,Standard: g i g y Given fhe dense plannm : fo`_r theHenta `e Commons Land -Ba s, the ,areas ifor commercial :areas may ,exceed, I and 'should be encouraged to; exceed 50 % �of the :'gross area. Further, to, be consistent. with the Compreherisive`IPlari, industrial; -'- shoi ld:no"t be encouraged, and 'therefore; Commons Land Bays_ By doing this, he.balance in. the•densecareas . m =allowed in the He-i,* -e�_ not ill allow for higher.' density resid'ential_:uses and will',;create, „Land Bays that lend' themselves to w. creatin&, a'commun ty where residents can truly Irve; •work :and play all..in the same immediate _ • y y ,�• .._ � g g Commons community. A Land; �Ba Breakdown Table has been - mco orated. mto the Heritage Co Proffer Statement to demonstrate: they minimum and..maximum acrea es for commercial and residential developmenttl roughout;the'project,. Justf cation.:for Modification: A densely planned :community, TI-4T area that; is designated, under` the Comprehensive Plan as ouch should: provide, for ,a fiigher ;percentage mix ,of ,commercial :uses. Given :the intensity and extent of commercial, uses ahey would be more harmonious ifs they were mixed in with, or adjacent to higher density residential development,- The Generalized D.evelopment.Plan will. depict the Land Bays where it_ is anticipated that the higher den "si "ty resi'defitial and commercial uses wih be mixed _and also areas that will he designated ", purely..for comiriercial. With the transportation ;networks aiid .cofinecirv.AV of all the Land Bays, howyevet;. it is. anticipated' that the' ;activity level of -residences,. :commercial' _shopping, dining and work w'ilL'.be laid .out so that °the: r i residents will be able to: walk; back and: .forth, between these "uses Arid n ot need use their automobiles to access these•Tfacilifi'es Arid ameriifies MODIFICATION #6 §165- 501:06(E) Open Space Ordinance Requirement: Open .Space, A minimum of A % of the. gross area of any proposed development shall be designated as common open: space., Alternative. Desi2n..Standard: A minimum of 15 % of the gross.area"of the Mixed -Use, Commercial /Residential Land Bays, and 100 % of the gross area of 'the :Buffalo Lick Run Stream Valley Land ,Bay` : d6itifed on the proffered Generalized Development Plan shall be designated ;as common open space. Justification for Modification: Heritage Commons is planned zs,an. urban, center design form that will contain single - family attached- and multi- family housing' units within a mixed -use conunerc al; - retail and office development. This type- of urban center. design, provides opportunities Tor ind6or and outdoor `. receational amenities and fac'i'lities, pedesh:ian "sidewalk and ,trail' systems, central plazas and squares; small exterior '-urban - scales green -space areas, and rooftop green -space or rooftop amenity areas;; therefore, vast° expanses of _green: space :area: are not conducive for this type of development. The location of open space areas and the types of ;recreational amenities will be identified. on the; Master Development;Planto ensure conformity with,ordinance.requirements. A4 DIFICATION; #7 §165 501 4 6(G):B "uffers an`d Sereeri ng; Ordinance Reoui'rements Buffers and. Screening .Buffers an screening shall lie provided between: various uses and housing.types,as . ifthe- usesvyere.`1`1 - atedwithihtheRP;;B.l,�B2,for,N l_ZoningDistrict.according to! the uses allowed in those_ districts:. Buffers .and screenitig:•,shall be provided accord_ ingly!as specified in Section 1654-20-3.02 of this: Chapter:- Road - :efficiency buffers shall be provided' according to the requirements .of `that secfion. In addition;, along ,the perimeter boundary of the `Residential Plarin Co ed Community District,, buffers and' screens shall 'be ,provided in- relation to adjoinin g properties as if "the usesin,tlie plannedcomtnunity were located in the.RP; 131, B2, or 'M1. -Z,oning Distr -icts. Alternative. Design. Staiidard- -Buffers and screeri ing. shall be provided °aloifg 'tlie perimeter boundary :of the, Residential.-Planned Community Dishict: whefq�lp posed. C,omtnei'cial Retail 'and Off ee .Land Bays. adjoin existing residential land use,, of where single, family. `attached and. = mulfifamily° residential units, adjoin existing single = family; detached 'residential_ .land u§&- Buffers and ,screening .shall be provided. :accordingly :as- specified :in,. Section 1-65 =203 02,(Q);, Section, 165 - 2-`03'.02(13), and Section 1.65- 203 02(E), of this Chapter. Justification for'M'odifi'cati'on .Heritage Commons, is planned as an urban center}�design,.forrn iliat will incorporate mixed =use commercial'.and residential `land use immediately adjaeerit`to each other. Land uses within this form' of _development are intended to be integrated; ;and, in some instances elocated, within. the same' structures, therefore, the' requirement for internal' buffers ;and 'screening are not practical in aehieVng this 'type of urban design: ^ . Th e alternative design standard, provides :for, adequate buffers and screening along. the perimeter of,the Heritage Commons project to protect, existing residential land uses. - This buffer and. screening standard is corisistent`with appl cable'residential separation buffers and zoning district buffers utilized `yin, other- portions of the Urban :Development, Area. s y MODIFICATION #8` §465 5OL.06(I)%Rowd_Access Ordinance Requirement: Road° Access. ,All _planned community ,,developments shall fiave .di'rect access. °to an ,arterial or- ed1lector road ov to roads, "improved to arterial' 'or collector, standards. The, °pl'anned community developme-nt�shall `be provided with a complete system of public streets dedicated "to the Virginia Department =of'Transportation: Altematiye`Design Standard: The, proffered Generalized Development` Plan ;shall' provide for' major collector road systerris identified in the Comprehensive ''Policy Plan;, which; will b e public streets dedicated to the `Virginia Department °of Transportation;, All; other street 'systeri s, located. within, the ,Heritage Commons development may be designed and 'consf ucted .as private' streets; which will be maintained by a master associahori:or sub - associations created,,duringithe subdivision design:, and' site plan' - ,design process_ ,All private streets shall `be�desigried in general to -meet, vertical base design standards utilized by the Vi �ginia:Department :of Transportation based on pr "ojeeted h`affic volumes 'for the identified eland' uses `wi_ihih .the project All lot`s created within the 'Herita.ge s Commons = development may bezl'gcated`:gn private streets; which shall not:'be: subject to distance `limitations from planned public sfreeis within-the project. Justification for Modification:-, Heritage Commons is planned as'an urban center design form; that will contain a, variety, of street systems .that are designed :in general, to, meet vertical base design' =standards utilized by the Virginia..Department;of Transportation 'based on,.pi °ojectedIraffic volumes for'the identified land, uses within the project, The ability to utilize °private street `design will provide design flexibility throughout the project `that. would,otherwi`se noi'he practiI&A�aue to `_rri ' Virginia D' partneni. of Transportation street design :standards,. The, ability to utilize °private' t eet design will also allow for innovative storm water :management low - impact design and ,landscaping design to assist in meeting water quality measures for the.proj'eet. f _ f - IVIODIFICATION #9 _ §165 ,501._O,G(NI) .Phasing; 0tdinahce Requirement: Phasing: A schedule of phases ,shall be, submitted- with :each- proposed planned community. The schedule; shall specify ;the year in which .each "phase will be; completely developed. No f subdivision. or site plans; .shall b:e approved in the planned community unless they are in accordance with the,approed{schedule Alternative Design Standard: A:.Phas ng Plan and Phasing, Schedule shall not: be: required for the;Heritage' Commons project. Justification„for N4odification': Heritage-Commons is. planned as: an ,urban .center design form thatwirilI contain.rnixed land use including, commercial,, retail, office; single4am _ly attached and multi` -farm y housing units within 3 a master planned project.- Heirtage Corrurions exceeds�.the comrnereial; retail. and office. land use' k percentages from coiivenfonal residential planned conirnunity prgJects; and may incorporate mixed commercial and residential land use within the same. structure. - ,Therefore, it is: not . prac"tical,•to,,require_,a. phasing, schedule and time,'-fine that hmits. the ability for the project to develop, fas this will be dictated b >y market eond'itions.. I i - '. MODIFICATION, #1",0 §165= 201.03(B)'(6)1-lgh et Limitations' §165- 601.02 `Dimensional and, Ilitensfty, Requirements- Otdiinance Requirement: General office buildings,'in. tfie B2 and B3' Districts and: hotel' and motel buildings in. the B2. Zoning Di`s "tric , shall, be exempt from the maximum height requirements of those; zoning districts., ` Iri no; case "shall the height of 'such buildings, exceed 60 feet. . When, ,such exemptions are j - proposed adjacent 'to &Ts -titig residential. uses; the;l3oard. 'of ,Supervisors shall' review the, site development plan pursuant fo the provisions of S.ecti6n:1,65 Alternatiy. Dcsi'gn,Standatd--- { Commercial buildings, retail buildings, officesbuildings, hotel buildings; and" shared commercial. and resi`dential'build ngs may, be cgnstiucted up to 80 feet iri.:height,, not:to °include architectural screerii "ng featui es :and antenna structures: Additionally, commercial buildings; retai'1 'buildings, office buildings, hotel buildings;, ', arid shared coinn erci-al :and residential buildings may be developed with a floor area,to, lot ,area, ratio (FAR) of 2%;Of. Justification for Modi =cation:. 1 Heritage: Commons is' lanried _as a dense urban center deli n form that will promote 'vertical p -g construction- throughout the project. The ability to construct buildings to 80 feet in height'is ,r consistent with the height; allowance for multifamily residential buildings; which. will be developed within tfie'pro�ect, Other zoning: districts within the-6o uAtyafl'ow ,for office buildings and other, structures to be., constructed up to 90 feet in height and allow for a, "floor area, to lot area 4 ratio of .0. therefore, the`Heritage Commons :urban center des`i'gn forrn..is consistent with these } more'intensive types:,of development currentlypermitted by County -,CodeI_ ti _ MODIFICATION.411 ., §"165 402 09( J )(pl).Mul"t_ifamily,Residential Buildings Ordinance Requirement`. . _ Prihci' a'1 building ,(max) 60; feet; ;provided ;than a mulfffamily residential building may be, erected to a maximum of.8Q feet"if;ii,is set back sfromt road, right of ways,'and from.lot lines in addition-to each 6hhe required minimum yard-; dimensions, a ,distance; of :not. less .than one foof for each one foot of height that it: exceeds°;thesixty -foot limit. Alternative Design >Stand"ard: Comme "rcial buildings, retail' buildings, 'office° liuildinp; Hotel buildings, and shared commercial and resi "dential buildirigs4 may lie constructed within `20 feet of:public- of-private street,systems serving the cofmnunity Justification for Modification: Heritage Commons is planned as a dense urban center des`i n form that, will promote vertcal eonstiuetiori, tluoughout the project:, This design °form .'should' provide "flexibil'ity to promote building coast action that.,abuts,.wideF pedestr an`walkway" areas.1hat adjoin public and private street systeiiis;. Uiban,center design promotes. bi ild;to setback hues,, which are: not proposed as, a, regWrement,for Heritage Commons, however, this` alternative; design standard,vill allow for this I form of design.should' it be;desired liy.�the developer of`tlie project. i. F , i - _i Ordinance Requirement: '- This - housing type consists of buildings :that-contain multiple' dwelling units that share a common yard area. The eriti`re,.dwelling, �uni't does: not necessarily have to be' on the same: fl' oor Garden :apartments shal,be!at least. two stories,high' but no ° inoretlan fourstories::and`shall "contain six or more units in. a, single structured not o' exceed l °6 units wilhinm single 'Dimensionai, requirements shall be as:follows:. A. Lot Dimensions i Al 'Maximum 'site. impervious surface ratio I: B. Building - Setbacks 01 From public road,right -of way 35 feet, B2 From. private,road'right =of way; off;street'pank ng of or 20 feet driveway B3 Sid e -- .(peiimetei),_, 2Q :feet B4'Rear (perimeter) 2S: feet B'S Rear for balconies and, 1,26 feet < B.6 Mir muin; on- site >build ng spacing', Buildings placed side to s d_ shall have armmimum distance of,20 feetlieiween,buirdings buildings °placed side; to; back shall have a;tniniinum °distance .of 35_ feet between buildings;, Buildings back to backahal'l liave;a "minimum d stance,of 50'feet between buildings_ C. Minirnum'P`arking Ci Requn ed -off street .parking 2 per unit W .Principal.building, (max): SS feet: rY g - .) _ D2 Accesso :: ;build`in max 20rfe 0 Alternative` Design.:Standard This housing fiype consists of buildings that contain multiple; dwelling units that-share a common outdoor ,area.. Dwellings. can, be on ,multiple- floors with buildmgsr tieing gat least' two stories' but not.more; than, six° stories:; Dwellings can have `interrial or external :corridors at; the discretion ;of i the developer.. Mod�if ed- apartment buildings shall contain .a: miniinuin.:of� 16 duelling units. but, may:not exceed'more than:64 dw,ellmg .units within a siiigle'structure D.imensi"or al requirements shgfbe�as follows:; , �� B.. Building Setbacks B1 From public road right -of -:way 20 feet " B2 From private road right -of- -way, off- streetparking lot or 10 feet driveway 83 Side (perimeter) 15 feet 84 Rear (perimeter) 1'S : feet. B5 Rear for balconies and.decks. 20 feet B6 Minimum on -site building.spacing 15 feet side to side; 15 feet side to back, _1.5 feet back to back C. Minimum Parking C:1 Required off - street parking 2;per'unit,, inclusive of garage D. 'Height Dl Principal building (inax)` 80 feet' D21 Accessory building (max), 5.0 feet D3 Maintenance buildings _(relax): 20 feet Justification -for Modification: Heritage Commons is p lanned as,a dense .urban center desigwform .that will promote massing of dwelling units:throughout the project_ This design form should provide flexibility to promote building construction that accommodates an ;appropriate number of dwelling units within a single structure. The dimensional requirements provided ,for the Modified,Apartment Building., achieve appropriate setbacks for siting: of buildings and . protection of adjoining properties, while providing densities more in keeping with a denseurban center design form. t : Introduction' The following is the, market; study and Fiscal fiinpactsf Analysis (FIA) in. support of the' proposed mxed'use development of, 'the 150'.6 acre Heritage Commons development ,proposal '(formerly Russe11.150, LLC) Iocated al'orng, the west side of, Front; 'Royal Pike• (U.S. Route' 522),'.south.of: the I -81/U S.. -Route 50 .interchange and opposite Airport Road:, The site extends approximately' 1250; feet along .Route 522, and has frontage `(1'300' :feet)' ,'on the east , sidde of I=81, at a location where, a new" overpass. is planned ,that wilt `extend East Tevis Street in `the City of Winchester east into the Heritage' Commons site ai- d ultimately to `an ,intersection with U _s Route 522 at two locations. The;'`following reporfi s prepared in two sections; The first`�section presents the market analysis in ,support of the; - mixed -use development, ,proposal for Heritage Commons. The: market analy "sus demonstrates. that market ,s. "upporf for the Heritage, Commons. proposal exis.fs ands based on; evolving market trends; in ,a market area 'that consists of the City of inchester and Frederick. County,. The expected 'development period,for this '150 ±,acre property, based on;the development proposal, is.approximately 15 years,. from .the. projected; start of ;building: development in 2015': The _second section of the report is the Fiscal Impacts 'Analysis; wh' '1 shows the net revenues projected. from project build -out compared'-with, increased :expenses to the County from the - proposed on;Lsrter development,. 'Gryeri, the fact that the deevelopment proposal l ass considerable commercial space planned within the 40t acres of commercially zoned area, or 30;.0% of the total deuelopalile acreage; Hop.. tage' Commons will, ,generate a, Epos`itive FIA ;and, will provide considerable; new net° tax: re "venue to, Frederick Cbunty`over`tlie 2015 to 2030 period and., beyond. The; FIAis; pre,pa "red in ;three five -year development phases ao ill °castrate` that net revenues.`will accrue to the County during 'th e r re 1,5+ vear development period. All. revenue >arid,expeiise d. t are.;`preserited in constant, 2013 dollar values. The phasing' of new,_Ad'vel'opment is 'based,. in part, on the sponsor's ,;exis.ting commitments for site 2, u B Y - I development; at the time of the start ,of' development ,and, din pant;, on fhe evolving T. developrnent;trend's within:the market area as calculated`.by the:market.analyss. The following chart, summarizes the overall d'evel'opment ,plan ,for Heritage Commons, ilt, shows a master plan for 1,200 housing: units- on. 75'.3 acres of residential zoned wand and `7Q0,000 square feet of commercial develooment, including the new Frederick Goun .' . otfi`ee ,luildil g• Tae planned develo nent; ro ram will be more fully expanded upon ih the_ f ollow•ing analysis.; Market, Rate aApa1 upenCS 1,050' • For -Sale T6wrihomes , Bb ('subtotal residential) (1120Q); -Office Space .exduding County Bldg. 450,000 ` i,,c ouiity wfice,�Buiiding l50 °,000" "Retail & Service Comme'r -c`ial 1`00;000 I The site setting;;map ofi "`tl1e,`Heritage Conlmoris site is shownnext: The site 'is a'djaeent to the City of °Wiricfiester_along I =8,1 and just over one :mile: 'south of the Route! g. _ - -. 17 mterehan e with 1 -81 near the''Shertan'doah University'Campus. Number 5' on, the; map shows; the locate &fi to`the- primary site entrance to- Heritage Cornmons across from Airport Road. Number 6::is the;`loeation. of the proposed view bridge over I -81. The 4Shenaridoah Uriiversity'Campus is shown. by _Number "7 The `srte frontage runs north from lust aouth of .Buffa'lo 'Lick Run (No..'$)'to the small resdential,subdivision along Front Roy4'A therrioith � Map.A „also shows. the ,`site's close proximity to several. of, the - Winehbster area's regional highways The Winchester. `Regional. Airport;. Shenandoah Uriive "rsty Campus, li stoi'ic downtown W hi hester "'.arid Apple Bloss6af Mall'( ,umber 9); are all witl iil<close proximity' to, the` site: -"The`, new bridge over I -81; along with the extension of'East Tevis Street, will, provide direct ,access to the Pleasant Valley `R`oa`d vorrid`or and to JuW Early 3 • 0 Drive, both area roadways with an abundance of retail space, medical office space and employment centers. f ,` " 77 r• v. Map A - Heritage Commons Site Location Map 4 Y 0 Site Description and Development Proposal Site Description The Heritage Commons site is a slightly rolling, irregularly shaped, 150 -acre property located between Interstate 81 on the west and Front Royal Pike (U.S. 522) on the east at a location directly across from the entrance to Airport Road. The property is vacant and partially covered with small trees and bushes, but the property is predominantly meadowland. Part of the Buffalo Run stream runs through the property in an east -west direction and will be retained as open space and an amenity featuere for the development. Following are photos of the site and it's setting along U.S. Route 522. The photos show views into the property from U.S. Route 522 West into the site and photos of the Route 522 corridor. At present, this is an undeveloped section of Front Royal Pike, but a second development proposal, adjacent to Heritage Commons, called Madison Village, is also being studied for new development, as described below. JIM View Into Site Showing Topography and Tree Coverage 5 • \J Photos of Heritage Commons & Route 522 Corridor View West From U.S. Route 522 View North Along U.S. Route 522 Expanded View of Site T YID View South From U.S. Route 522/Airport Road Intersection Adjacent land uses consist of residential developments and vacant land. Development north of the site consists of the 40t unit Funkhouser single - family subdivision, which was developed in the mid- 1990s. East of the site, along Front Royal Pike, are mature single - family homes in the Miller Heights subdivision. Land south of the Heritage Commons site is largely vacant, but with the adjacent parcel of 51.3 acres planned for a mixed -use development with a mix of towns and 2 • • apartments, called Madison Village (see Number 10). The developers of Madison Village is currently in the early stages of rezoning from RA (Rural Area) to 46.26 acres of RP (Residential Performance) and 5 acres to B2 (General Business). Collectively, this rezoning application is planned to accommodate 480 apartment units, 160 townhomes and 107,000 square feet of retail space. The application was tabled by the Planning Commission in August, 2013 to allow the applicant to work out issues required by County staff. The Planning Commission could revisit the application by the end of 2013. A northern aerial view of the Heritage Commons site is shown below. Aerial of Heritage Commons The Heritage Commons site is presently only accessible via Front Royal Pike (Route 522). Route 522 is a regional arterial that runs north-south from the Frederick County line into the City of Winchester and then north somewhat circulating into West Virginia. Relevant for the Heritage Commons proposal is its interchange with Route 50 and close proximity to the Route 50/17 interchange with I -81. In front of the subject, Route 522 is a four lane, undivided roadway that runs in a generally north-south direction parallel to Interstate 81. Route 522 provides quick access 7 0 • to Millwood Pike (U.S. Route 68), about one mile north, which accesses Interstate 81's Exit 313 and the City of Winchester. Route 522 also provides direct access to a 150,000± square foot Walmart south at its intersection with Tasker Road that opened in early - 2012. About 300 full -time employees work at the retailer, which includes a full grocery store, garden center and pharmacy. 6 s ro �R x9 1 .°° h� �' Ru R°un0 Hill Rd z' 141-37 ,. H,! D4 4 ;511 0 k4 g,4 Arry.y 9 �� 'Qa Rxk IAi Hef.c�w �,n �� Her'borM !4FIBwrf W +,oc 77 4f), Or `�Pna Urri1rF ,Gpm Rb:m qr gnu Q - o` i ��nes Rd '44 Jti gRa J� tl Fti�1 S 3 Yyr SpnStnY Rd ' Heritsee Heritage Commons Site Setting 4 Cr �M. Adjacent to the Walmart are two small industrial parks: Eastgate Industrial Park and Jouan Global Center, which collectively include four tenants. The largest tenants in the industrial park are the FBI Records Management Division, which occupies 160,300± square feet at 170 Marcel Drive, and Home Depot Distribution Center, which occupies 0 t = M` 9 a t 201 "Rainvill 755;860+ s,. uare' feet of space a •F e: Road. Tenants'in these:parks.are detailed u1- tlie"bble below:; The next `important ;development area near .Heritage Commons is located along an{d off of- Airport Road, nnmediately east of the •I lerrtage Commons 'site `D•evelopment''s ;along Airport Road, which include, residential, office and industrial uses, are detailed °ii1 the - paragraphs ;he. l . ➢ ,Preston Place East of the single family Homes: that fropt Front Royal 1? ke is _ Preston •1'1_ace, ;a 236 =unit affordable , a_partnent compl'ez. that; was built u1;'three I :. phases under tle' federal L IHTC program :durmg;Y the 19.92 to. `1997 period.' This propertyl.s .typically fully occupied and was recently renovated., l ➢ W: Chester egional Aitryport a public use airport owned `.by the Winchester. `. Regional Air ort Authon . is located along this roadway The airport covers i,375 P acres and has, ore asphalt. paved '- runway.,Approxirnately 45, people work at the r e airport: ➢3 Airport Business `Park is located across .`the street from the Winchester Regional F -.. « .. Airport along Arport;'1Zoad': 'The park corsi_st`s of a total of;nme structures ori, y Aviation'. Drive; Airport Road, Admiral Byrd; Drive: and Muskoka Court: Coll'echvely, development in lus park.confams 724,76Q± square feet::of office and, p th office t industrials ace on 110± acres, though much of this spa`ce,is flex space wi 'and, industrial use. Tlie jar est tenant in the industrial" park.'is, Kohl's; which' 'operates a 422;660± • _ g square foot distribution center :that `opened' on a: 64 27 =acre ;par"cel ;in 1997` and. 9 employs 300+ people -M I C, Industries, a company that: manufactures machines that build. steel; Uuildiigs, "operates,,its Internahgal Manufacturing Facility in a i 150000± square ;foot fae'ihty sat 390;Airport `Road The company o p ened with '.100 employees,.and addedan additional'139 employees.in 20.04: The most iecenf _building•to open, nJhe,` nd" trial park is a'17,340± square foot ' structure at 17,Q,'94uskoka Court, a seiyice. center.` operated: by, Averitt Express; a a proider, off reight transportation and supply chain inanagemeilt. Westview, Business Centre is located easf of `the Winchester Regional Airport •. " ' . Victory Lane; T11is along M 11WO- -dPike's,,mtersections­ with •Arbor Cour•t� -and industrialpark consists of 2.7, structures, Collectively,,Westv_iew Business,:Ceiltre irichides '802,31`0± square feet of spacer 'The :average structure' size 'in. this industrial park" i5 2020 1--,square "feet. ; `'. Several Tenants m Westvrew Business Centre are not industrial rn nature such;as Vahey Cyele Center' and Grove's Winchester Harley Davidson, two, auto dealers: that occupy over 50,000 square feet,n, the';park. The largest structure: in the park -. _..- is, 100,000+ square foot warehouse owned by U rgul a, Storage. Services. Larger" - " tenants" r `the ark mcI' d p }. Blue Ridge Industries is ,+Winchester- b "ased" company that, spec-iali''ze in manufacturm custom m ec g J tin'g moldmg:. Blu`e_Ri`dge Industries employs 60± eo le P P. - "Annan'dale,Millwork and Allied,Systems C'ofporation.is a Winche`s'ter- i" __ _ . based ::manufacturer of wall.panels, hand, rails:,and stairs., The company 'employs 100ttpeople :on 40,000:square foot facility: Clariant- tor; oration; a 30 -em _ loyee . cheinieal merchant wholesaler, P P occupies 30,000': square "feet: Winchester,-- Woodworking ;Corporation; a - manufacturer of custom millwork; employs 30 people and occupies 56;920 square feeL- „. ■ Probuil'd; a manufacturer of wall; panels; roof and 'floor "trusses, employs .. over "100,people ;and occupies,28,320 square feet. j Al Creative_ Urethanes;, a manufacturer` of icastable and "xeacf on in etrrig.,, Molding, and stamping, .employs,`30 people, aril occupies 30;000 square. " feet. f• E 10, A PiAiwn.Service'Corp a 15- employe' Wmclester- =based landsc- aping . company that occupies 12150,square_feet:,` Action _Concrete Suppliesy:a 15- employee material merchant, wholesaler that O occupies °_ square feet. " Navy Federal :Credit {Union,, which operates iii a, 109;300 square foof wffice structure on Security : Drive;' where, it employees 900 ±'people: These: 'area utdustrial� and manufacturing, firms empfoy, approximately 3;000 people andjepresent a ready market for -new retail space4i,B ritage:Comrnons. i There are a!so five modest s zed office buildmgs al" A" 6ci- {;Road with a total, of hearty 70;000 square;feet These�lr "kely have 150+ employees. The, paragraphs to folfow = describe the -,developments - north, of Heritage Commons. along ;Front - lZoyal` Pike and Millwood Pike;, east of. Interstate 81.. ;Included" in. this area .are structures occupied by FedEx Freight „aiid' Wilson Trucking CorpQraon, among others: This area consists _primaril "y of hotels, :retailers; and',,offices: There are older facilities but, in Addition to Ithe 3,00"0± e- mployees af. the industrial and office - o buildings along ,Airport .Road, another, 1;500 ±: employees= .are; located .here" in the following' businesses, ,. `Costco Warehouse TheyCostco store, is 129 2201,square; feet with 200+ employee. Delco Plaza is a. 162,630+ square foot retail center with a '52;590 ±; square foot: Gabriel Brothers,. a 29,000± _square ;foot= Food Lion, a 24,480± square foot Room, Store and. ;_a 14;400 ±'s quare,foot Body Renew. „ - ➢ Horizon Developxnerit Shop °ping; Center has a 34;150± _square fopf Big Lots„Store t and a 13,440+ square foot Jo Anne Fabrics &Crafts: Restaurants °in _tMs.. area include: Cracker Barreli, IHOP Texas Steakhouse & Saloon, Hibachi Grill,* Supreme Buffet;, Golden Coral;,Blue "Fox Billiards Banand Grill Waffle Ho , e Subway,' and .hos Toltecos Mexican Restauranf G'as rStafions m this, area mclude ; Gitgo;- Exxon, Shell and BP. , - '' "➢ Office_ The,newest office developments built ih,tfiis:area were constructed' nahe late-1980s. account, for'73;100± square 'feet: The offices. of .the- Middle East District,, UPS. Army Corps of =Engineers, las; 600± people employed here. - _l -1 Hotels. hotels consisting of :a total of SW *66ms are located -within this area: Four were, built during. the, 19A80s none were Guilt ii :the 190k, and four were. built during the -20006; decade.: `The newest. of these 'hotels: is ,tle 70 -room; six story Aloft Winchester; which opened m June; 2010: In_ 'summa ry, .'approx mately.:4,500t people are ,employed ;near the Heritage Cori coons property in ;'the locations: desc "gibed ''above: The; larger, County emplpyers. closet to the' Heritage'Cominons site,. are shown ,m the ;map below The purpose:;of the deta led.analysis;:gf area` employment ! for'the° e, aluation of one sours,of Aemand ,for' market support for the 'retail „space planned;for Heritage Commons: Severatretaifers are located west:of Intersfa'te 81`along;S'Pleasant Va11cy�Road . tY and;`1VIi11wood,Pike,, south .0 Shenandoah U uversi, -j and near the Heritage Commons; site: Mailers in this: area,areshown in'the aerial below:; ` I. t The above retailers consist of a mix of thelarge <enclosed Apple Blossomt. Mall, r ers{ (Winchester Commons; Winchester'Stahori, Apple Blossom several retail strip cent; `Corners); °and• several large.'fi`ee- standing :retailers such as K= IVlarfj `Wal Mart; Lowe's; ( and Best Bu Ma'or retailers ui `this area are listed;in the chart below: i i Shenandoah University The' only university it Wrincl ester - Frederick' County°is Shenandoah University a comprehensive private uriiv „ersity; `located approximately ,two 1'3 R'etailers,AlonE S.- Eleasant °ValleyBoad,' - Name Size 7 _ - Arich'ors, App1e:B'Iossorn Corners,_ . 240560 .' Martm' , Ofhce;.Ma -, Kohl s ,Books- A'Mil lion , all Apple Blossom Mall 440 600 Belk JCPenney Sears, De lc Tlaza 1 6,2,630 Gabriel Bfothers; Food.Lion, Rbbn 'SOre-,-&Sd'y. Renew' Free;'Standing -- K- Mart; Lowe' s; Walmari, Besi,B'tiy - Pleasant Valley Marketplace, 1-20"'0 OQ Staples Dgllar Tree Winchester Commons. 173 790, _ Target,T J ,Maxx Pef3mart Homebepot,Pier 1 Imports; , Winchester S•tariori," 1'67,000 - hh "re Ross nBed Bath;& Be. ond; Michaels, OldlNav Source S' Patz & As "sociatesfield survey Shenandoah University The' only university it Wrincl ester - Frederick' County°is Shenandoah University a comprehensive private uriiv „ersity; `located approximately ,two 1'3 miles, north of. the. Heritage ,Commons site. The. university currently employs 229 full- time. and. `171 -part hme employees for a total of ,..400 employees , Enrollment trends -are presented in the 'table below and show .a Fall;• 2012,,;enr6lfinent; -of 4,176 students,, of which 58% ;are undergraduate. students and 42% are graduate students in .masteri s- or doctoral- degree .programs: Fa11 8tuollment;Histo13ca1'Tttads by`8tndcnt Lctrel 2006 2007` 2008 2009 ;2010 3011 Zdis .padeegaduaie , -_ _ First- Time'Fie_shmen' 'Only., - - " .309 ;:" ' -398 -�` ° '402 '. _ - 435 408 343 457 All Freslime i •405 487 '697 ' - 553 + 506 920 '519' • . SoPI'mares, - 397 389 301 .423 460 -421 362 Jtu.1wa a_ .. 261 +'` 310 , 229 312 376 365 394 Semors: 352 B79 .444 -416 498: 5 536 NDS6Undassifiid 26 71 "49 p50 _ ;31, 478 X500 DsUnelsssirmi; 86 - X27 0 13 ' 11 0 _91 _ Undecgrad_ Total = 1,527 FiisEPnofadmal - 1,658 °. •1.720 ` '1,767 . X148!2 ,2;290 2,402' "- 'First'Trofessional - _ -�: 40.8 '440 _ 420 - 434 - - '463 -' -45 - - 489 'NDB Fv t P 4o "iowW. 0 ^0 0 0 4 -'5 5 °'Plrft- PiafecdendTotal; - ,408 _ '.440 - 426 -- 484 '4641 ..46,1 494 - _ £. - -- �;- Maafeeti`_. _ _ - _ 629.: -- - — - ' 620 - - - - 720 , r . -,768 °. -.. :783 __ _ 781 -_ 771 . _ - - � Doctoral; .;_ .- 275 329 377 _ 417: 923 390. 377 .NDSUnelassirwdGR 271 346 ' ,274 X233 :. 124 - •• X130 j •.132 fiiaAuste Total.. ,,. •. 1:178 ., 1;245 1,371 ,, .;1,418 '1,330 .1,301 _1;280 TotolHefAcouaE,,: - _3 }110 =3,390' '3.811 - 3,619',' 3.674 TC! 417 NDS: =iNnri= [legree Seeking DS , Degree'Seekng _ E = In terms of Tr enrollment, Shenandoah University officials anticipate a xough enrollment growth of about; 65 percent by Falf 2017;2- This wquld push the f_ enrollment; headcount -to 4,380- students by Fall 201.7: Most of ` lhis growth will be realized in the uridergraduatefpopulation.. us; dorm ' Shenandoah - University currently' has 840 on -camp bed "s, for undergraduates, wluch are typically fully occupied, with- the,reMq g non - commuting up, dergraduate and; graduate students residing :in off= campus;, non= institutional supported', housing. No exclusive graduate housing is provided at the. University. Seventy ssx percent of. all F>rst Year students' (mcludmg transfer,students) have lived on- campus.in recent.years'.; ;1.4 Shenandoah University has; early plans; to increase th'e'ir 'on- campus bed count from` '840 to a target of 1,300; bed's;, wliiell would allow the; University to increase xa. enr "ohmerit. New eo zstruction 1n a ;phased approach is plaruied;'to; achieve this goal. `With tl e, net ;gain of'beds, several Odsting.Tesidence halls will be phased °out while the i -115-bed, Parker Residence 'Hall will'be, remodeled. for first y_ear', st - &hts".af d reduced to `9.5 beds: Due 'to planned'expansion at,',the university; the existing 846 bedsl could increase- to 950 beds, by .201.7; 1;190 beds by `2022 -and 1;31'0 =bed's by 2027,:' This,expan'sion plan cotl'd� be 'speculative, lint with clearly be .`set in :place well after Heritage; Commons ;is started and the addition of bhi campus. beds will be, modest in the searl'y stages of expansion. Data indicates that aliout 3;400+ izn'versty students ciirreiitly live; off- campus, ' ilyp rinar ' private apartments with some- 'stud e nts livng.at their family, home. Ewen. With'; the „expansion of on campus beds to :1,300 ±, in the future; tiiere will be at least 3000± stu'dent`s living, off - campus 16t„,mcludin g increases, in ehr&llineht over the ne:&5 +° Fyeam,(e :g. a five; percent, growth is, anticipated by62017). -The presence, of `these students . cieafes aistrongginaiketfor apartments at neaiby,locahons:; Summ'ary., The ,a'bov..e analysis has! a °three=fold, purpose, : First and foremost is "to identify the; site,locatior and determine whether tl'e setting is;markefable for the types of land uses proposed The ste.'has excellent highway access; proxirruty 'to, employment and g g land" ideal centers.:and' .commercial, facilities and, no, nea'r'by, bh hhn ;land uses: It is ari loca'ti'on for;stu_ deritsand "staff "from Shenandoah University. .- Second, I Tentage Commons will,have 100;000 +'sq,uare feet of retail space:af'buil'd out: The 4; 50Q± employ ",`ees working in the immediate area, A ong ,Airport Road; arid, Miffwood;Avenue, and._2;500 ±:.new- employees in office :and' °retail .ispace to "be-built on site,'represent a r°_eady markef for new• retail' tenants. The tlurd:issue,is'.to estabhshthat,:along with the.;new Gourity courthouse that;s plaiuied,for the site; this =lbcation will'be competitivelfor'new,office "space development: The? data presented &above shows that;'between office space• and,�flex industrial space,, the Route; 522 /Airport Road corridor, -have :art ,abundance; <of, offic&,and flex=,space , albeit primarily mature, space. ' - Heritage' Commons D'euelopmerit.Plari, ' TF e prop•o "sed Generalized` °Devei'opment'Plan (GDP)' for Heritage'Commons is presented 'below. It shows five commercial' land bays. with a fatal of .45± acres. These are located on the north.; ide of the property. Two'have frontage, along -Front Royal, Pike and two have %f'rointage on, tl e new'bridge,,tha`t• is plaxuled fora I 81 crossing. The-new 150';000 s, :ware foot court adii irustration building is to be located i f Land ;Bay Mat the q^ corder of FreedomPl'aza{and•Front Royal Drive. The; resid'enhal, area consists .of two lar ".ge land ,bays'w. "ith'.a6out. 75 acres. These . - r apartment,unit deelo)ment;r'and townhorne, deyelopment, as shown pp, page 3 above• ! The:GDP'has.1212 acres set aside:_for openaspace and an internal srtetra , system_. - The. 'open °space area includes the attr_acti'v'e, $uffalo L ckAun- Strearn Valley. There are'. 2342' acres of road .network planned within, the:150 acre, property, including the, :traffic circle -that connects Freedom•,P1aza.Boulevard, Warrior Drive and Cen_fer Boulevard. 16 77- 'gA' �ca:kw'ALWAL I MCI! Kl- C&M��L WMIL MIM SALE: IM As, 'the. Thei G vareA ji�, a 7 PP,49 PrO gelleralAormat at, is time. site requires. t q p ap�, A 'defai 6d developme rezonmg.-with'tr-ed�ii�k�COiiiii�.s� ff M*pP P, -mom, nt ­H' -'-- e,- t� N lip,prepared lhe� planning prcicess- progresses.-,,, , ow mer;. a , t tirftd� Oaf! -:as ina�rkktdfe,; upscale a -ts uru . w .,p.anne.d arid thes'ev%�' Ohimairkel trend 'b- I, piiases ofI50unfts-per''Phase." Thl�,,�Ofcbufg�'. fiangq�, ase�d u a. sed deV61ovrnenQ§'l ikel yy. The: f&owiniz Aevations rep!�osent'a"dibsiv�W-C-Oncept�.under study for the first -,pha�§e -6f, the aoaitihOA d—f-Aev 110 tl lil is� �p SI, -e 9�1 -ble �&A sev- rall- apartment develop�ers-,,willbelinvolv�-d go, that ofhef,d'esign� a-- 'hk rl f f6fit h4ses-- �e,y: or. rp P) 17 Frederick',County officials have selected the IIeritage:Commoris property,for the location ;of a new :County radministration 'bu ldmg, ."WI7 i h will be relocated from downtown' Wmchesier. ` ➢ The County's current 65,000+ square foot< office `'building at107 No; `Ken& Street and other County ~occupied build' contain apprmehhatey lOQ000 square, feet ;`The 'new , buildmg af; Heritage Commons, `will have p. 150,000 square feet and may include employees; of the, County's ,School Board- Jn total;'atleastj300 people'are expected`to work at the building. Project openug; is .likely ,in 201'5%16. Following is' the conceptual ` reidermg for the building with an exterior'thaf.is d "esgned'•`to:resemble:a historic textile mill. WWI s. r Lx qYU t., County Office Building Elevation With theCounty,o.ffice.11$u irig on site;'thesponsors of.Heritage Cofnin- have committed to construct: 1- q g e:offices for, an ad'acent 70,000t -is uare foot„of -ffee buildiri °to -had coin antes that do bus p mess with County <goverriinent staff This buildmgis' planed ,fo ,. be built of the. same `time fi@ame as the County.office building;, These two buildings � - ll,aceount for 220;000' square feet of the proposed' 600,000 ` square +foot office space The remaining` '380,000 square feet will be,built over, they ` :1'9 F, following; l5± years, at a rate of 25;OQ0 square feef per xyear on average; based .on market -trends,�as'presented iii the paragraphs which follow. FIer" tage Commons will also have 100,000 ±,§quare felt o "f retail :space:, At'this�tirne, the Herita, e ',Coinmons+sportsgr has'werbal,commitmerits for at least 30,OQO square feet,4ne4udrng:; A convenience: center.. _ Y< Two res_tauraits+ :Bank.? r 'Child day ca renter This total is likely to lie expanded to at bast 5[1,0[lfl: squares feet by project opening. Retail/ Commercial space includes -a wide- range = of uses for, both residential consumers ' and�area businesses. �' Thus, `af project gpenrng, Ijentage'Comritoris, rs'lkely to have: 150± apartment units available for "lease } 30 ±Aownhornes =for sale 22Q 000 +square feet of.q. ice:space Uurlt 50;000 square.,feet of retail space within a: small - center;, on. pad. sites or as ground floor space within office biiildmgs zThej mai ing portions -of the develo"pmerit will;be built overni me,, as described: in,the market analysis °.for each,land.,use. East, Tevis; Street%Freed`om Plaza Bridge:; fn addition'to the, -.new Count -., ffice. burl'dmg on site, Winchester City officials and Frederick° County officials :have approved the `eonstrtiction,`-of the East Tevrs ,Street - extension through! the Glaize Property Winchester east and on #o the1,Heritage commons property via; a new bnd'ge oven I 81,, a as shownn the aerial: to followw.! The road aligninent through; the;IHritage Commons property rrs also ioted.;'lt rs possible that the roadway ;improvements will-tart m2 014 and be completed'; n 2017. 20 Sectibitl Market'•AnalVs "s; This' section of the report is a .summary markef,.analya s in support of lhe, four: _ ' laud uses proposed for Heritage Commons ,,Including,apartmentunit development,,for- safe'townhome sales, off ce�space and'retail,space The :analysis of,each land use follows a, demographic and economic analysis of� the market, area of Winchester. and Frederick County., Demographic Anal The Census total population' count for 2010 for the: two jurisdictions of the market •area is a combined 1015.10. The 2Q10 market area census is nearly' 22,000 above, the 2000 :count, whicli is an average net population, growth.of 2,000 per year. The. majority, of the marketurea population, and, most.of 1h gro. over `the past 30± years, has ;been•'in the County: The: population forecastof 11$;800 by�201,8. _s based on,a'lower g " "rowth rate in the; market area compared with the 2000 decade'. The grow;th.durng t11e 201'0 'to 2013 period: has been. +slower due; to the, past recession; and the effects of expecfed continued: modest . growth in the-new .home -sales :markef. Tlu "'s trend is reflected f1 the American Community Survey ACS b the Census;, which _shows a 201'2`population of 107;200: tY Y ) y However, ,jobs. _and employment are now increasing' ,and °the: FBI. in particular; is expected to bring, in. 1;200 employees to 'the' °market; area by'2ol6. While that is not a. °hard -and fast "' date; many of the' new•.employees, are aikely'tc -mov& to the market area by: 2018. We ,used, a five year projection period, as lha„t4s likely the maximum period for 'a comfortlevel in,, forecasting'for,reaf estate development:, The first•phase of development; at He "ritage?.Commons will occur during this period. Thus, fort housing, in particular,. cu'r" "rent trends are,AA41or the post'2Q18 t me;frame:; 22 Additionally, the comparison between at- ,place jobs and employment is modest in 'terms 'of out - commuting. The higher- gas prices. _are a deterrent° for .'market area - workers, to commute to ;No "rtilern Vrgiria: All'of: these factors,;-were taken into a "ccourif for'-our forecast :popul'ation of 1118,800 by,2018. Half of the market area�s'G'roup, Quarters.`population, consists; of- students in on- ',,` dorm's at Shenandoah University. The, other part: +of' the Group •Quarters I G h o lt es�and,nsthThe growth po population is ersons .ln s. ' tals, gi in Group Quarters 'shown in Table 1 -' is based on;tlie new idoira., rooms, „expected -to be built; b Shenandoah Universi' b '`2018 The: subtraction of Grou ,Quarters; population. y tY . . P P P from total population, is. Hou- Behold Population, 'whieh are. the)`basis for the projection, new4lou "swig uniW0ih4nd , Household Trends 1ri,2010;'the °market_area.had' 9 %470'housel ol&based,.on the census count_ This total is ,7;400+ .inore' than, in', 2010. A, Rey point "in, ;the growth .of' households,is that the;aerage; lioisehold';;size increased, considerably during t1eF 2000 Y deeade from 2153 •to 2:60 in 2010., Thus is: the, .of,persons doubling up during the recession:d'ize to °.job losses and %ovs.al'ary deductions, It is also `the.; esul_t_of`persons not 23 forini"ng their. own .household° due,. to ahe :overall economy. The increase 'in the a_ verage household size meant that growth ;in 201'0 was abelow the level normally created by population grow;th;; " For 2018, a reversal of "the increase in the. average household. size is expected to decrease, to 2:53;, the same -rate as ;in 2000. At this rate, households are expected to increase °to 46;13Q by:2018,, a net grow th of nearly 6;700 households:, Renter: Households. In, 2010;, the, census count showed that 30.2 percent of all market area households were renters. That. percentage i would include- Shenandoah University students who hvo off'.campus. The percenfage `of'renters .in the market area declined, over the, past 20+ years. It l as conhniio isly been bet6w the; state. arnd national averages. However;, based :on: the data to be presented on new apartment; unit . additions - to the market'area. since 2010,, and; for, the post "2013' period; ,a, slight increase iri, the percer tage.,of, renters %isl, expected: The :market area ,is! projected W have 30.6 percent ,renter`househol'ds by =2018 , or 14,110:renters., Higher= Income Renter, . Ho,useholds., , We used. $40,000 as the minimum . household;income foi renters who can afford the' rents' at new apartment d..eveloprnents. Those rents are. approximately _$950 to $1,000 net for a new one - bedroom unit and $1,100 to .$1;150 net for a two' bedroom with two full baths. At.30 %0 of income. allocated to net rent;; a household with .an ,income; of $'40,000 can afford a net rent of ap;proximaiely $1,,000: That for,new apartment units:, The; 2010 Census did not pfovde income data. The ACS data; are:not fully usable related, to Household, income_ calculation, -as, the: are not, consistenf. with past b aruival y census counts. Thus,. 'the .2010 ,estimate for renters' with incomesz of.' $40;000, when incomes -are reported in, 2013 dollars', is based on. a calculation of trend data from th 1990.and -20.00 census by.the staff of SPA. Our estimates show that the market area has 5- 04+ renters in the income me category under study, 2010. nd -that. total . is expected to expand to 6;070 renters by 2618. The percentage 'd"higher income: renters 'is" likely to cofttinue< to decline- due `to the expected iric,.reasie,i-n, the for -'s'a'16, homez frfarkot, b, t4he absolute totals, ate, expanding-: Overall, there has,leen, steady demographic growth in, the market,area -and that. trend should continue :Th-em, has, been -a sizabIL, growth Aine renters during the 2000 d&adep With approximately 30, ,percent of net household growth renter These data show a,continued need :for 'new rental housing .,.Iii .the patagrzkphs below, the rental household' 440. and .,fien:d,-s? -Will be. compared with Past, apartmeri( unit , 'development 'development and active proposals to calculate net - apartment unit demand, over the forecast period. Owner Ffbifsehol&; As of 2010, the market area .had 15 000 ±, owner households ,With, incomes, n constant 2013 dollars; .of',$75-!000-.;Fmd ubove. That is 'the Mes repofted ,income ran g-e identified as the target 0,5iket: f0r,'iiewh6ftie sales mi the,,M'arkL,.t area ,including the type, of for=sale fiousing. proposed, at Heritage efifag& C6mmons. By -2018, the number of hcirrie owners with„ incomes of 1$75,000' +An&ab6v, e7 is. expected to increase by 3,1500.1 Base:. Economic: Trend's. Af7pldcjejo. h s in market atk6f ar­d increased in 2010, 2011 and 201-21:,.,affer a. decline -'m I -`20.09 during. the recession. - the 20.13 �Jata,not yet published, the . peak year, of 2008 are likely to � show ,thc� area ,s atlace: p _ '- jobs are :Af:bk, Ab6v i�� and are likely to contnue expand{ o wit an,imprQving,n?Oonal"'ocbnom y Thin ­ trend AK, a- I So 'A Q , employm en t W hic diff&fs7ftdm ut, place f 0 bs and the i4m-6ef.-of, mdiket�:area re�idehts Who�,if, employed, Market dt& fefei-$� si e employment is'increasin duYemployrentis decreasing,. There, are a few 'large developments -in. the market -area, that are ,expected to geqer-W net po p ulatiph,.'employiijent andjqb growthj luding, 25, F.EMA The federal, government presence i`s growing m. the Winchester Region. They Federal Emergency Mana'gemerit Agency opened an operation headquarters at 430 Market Street m'-2008.' The facility houses. more than 600 FE °MA, staff: and, is the agency s Disaster Operations Center; - Army Corps of `Engineers Also in the area is`the U,S�Ai. Corps of Engineers located at 255 'Fort Collier Road': Theo industrial site hous_'es office, printing; warehouse and secure_ d facilities for headquarters of the ,agency's Tr_'ansatlantic Division: The= FBI, `irs currentl lanrun on "building a ,256,43.0± square foot, facility .in Y •p g Frederick County, called the Records Management Tacil ty_ The: facility -will' consolidate FBI's :paper =records and; also provides• sforago,for'NAtiohal .Archives and Records Ad- " trahon S •;;(�NARA) coiriplianf; records „in an; environmentally condihoried, fire - protected 'space The proposed, facility` will include, a record management tU:uildmg This`;facility' is anticipated to open in 2016 and could employ, as •maiiyras 1•,200 people.,, MckeK sson. Corp:,. a Health: care services. and information technology company,, ,is building a renew' - distribution, center, m— 2013 that, wilt ,employ -20.5. people. The company will distribute medical and su "rgical; applies to physician offices„ surgery centers,.long term care facilities ;and home care bizsiriess "es: 'Navy Federal.Credit'lU pion is'rbuilding'another facilityon its Winchester campus to add 400'lobs.., The credit uiuon `currently has a'bou't 500 workers at its sitet on ty in. Winchester: Most of the new jobs will be customer- support Security Drive = positions with :,salaries above 00R, The facility, is scheduled to open in. ate 2013. ➢ :Rubbermaid; ,Commercial:7Prodiicts Inc.. a"iulounc6d that it; `would expand ,ifs operahonsi ih, ` nchester m `2011 and - establish a, distribution center "'in, Frederick; County as• the company 'invests in„ high - technology, - energy- efficient injection, mol_dmgmaclunes to upgrade "'the Winchester facility's production capability into acetate -of= Elie- art.logistics'center:.The: result °w ill: be,the'creation of 71.new,jobs. H'P Hood;.operafes a 375,080 ±, square foot iriilk plant. of.160 Hood Way where employs, over, 420 people The c70 any, announced that it° would ~ex ,ah - the p _. facility to increase ultra high temperature produchon•capacity,;creating 7,.5''new :jobs.. Apartment MaiketAnalisis Eolhowmg, summary `market analysis for new' apart, Ti ,unit development in the market area-., For:', this >analy' T we studied 'the market for 150 -260 new units: for -,26, initial project development at Heritage "Commons., T he >study is ;for a. new modern '2 apartment complex with only one - and two- bedroom units The forecast date.for unit d'elvery' is '2016;/ 17 ,Current markef' area, `net, "rents ,(2013 dollars) for` new units are $950 to $1;000 for a one = bedroom and:$1;100±:netfor a t o- 'bedroom:with'two,full baths. We also assume, an apartment complex: with 'a competitive mix of on- site'Arn ities. _ Within these :arameters market su . ort<is anal, :zed f p pp y or .reciter- househoTdsl with, i incomes of° $40;000 and- above. A ,$950 net' rent will, require arc mcoine of ,$38,000 and above, based on MI' dollars: Thus, to,,be somewhat conservative; we; used $40,000 as the minimum household`rincomefor the target- market. The demographic analysis' 'is presented in Table!, .1 on. page 23. The key demographic factor under study for new apartment unit developmenf is the magnitude -and growth. of renters with incomes; of $40;000,�and •above. Our,analys s_!shows that the :mark& area had approximately 5,100: xenter,.housef lds with, _incomes of $40,000+ in 2010, at the, time of the .Census count. By 2,018, this total is expected to increase to about 1: Oft or a, growth of qOO+7 renters:-fof the 2010 for201$ peri01 or 100 ± 'households per year on average. Competitive Apartment" 1VIarket. The following table :shows �a list of existing rental'' housing units #hat would be 'competitive, or somewhat competitive, with new urifs at Heritage'Commons, once, built JExcept for`twelveg(oufof 481 otal) apartinenfs at Cedar hill that-, were. •just ;leased in .August, 20,13, the- market; area has only three apartment complOces that were`' *ilt: s`irue,2003 and none since 2Q05., Summerfield and Stuart Hill are,°the: two newer,and "be'tter apartment ,properties in the market area. In studying't1ie.Winchester area 'apartmentmarket; only 40 ±•percent`of #1 e'identified`be "tter I rental units pare in defined apartment complexes:, There are .condos `for rent, a s_izable'. number of fowns ,for rent by .pr " ".ofessonal real sestafe. companies,; and currently 80, rentals in ad'a'ptive reuse buildiings 'in'Old Town. 27 IJ •. ➢ .FEMA The federal.governmeht pie.sence'a W growing -in- the Winchester,Regi'on. The Federal Emergency :Managernerit Agency opened . aii operation, ieadquarters at430 Market Street in, '2008,T- he.facility.houses'more than 600'FEMA staff ;and is the,agency'a Disaster''0 rations =Center;, Army Corp_ s' of ;Engineers. ANOLin the area is:;the US, Army Corps of "Engineers locafed at: 255 RFort• Collier Road. 'The.:industrial site'- houses office, printing, warehouses and° ;secured ",;fac litress.for headquarters of the agency's Transatlantic Division.: - The FBI .is currently - planning, on: building ,a 256,430± square foot facility in Frederick County, .called the •Records Management Facility. The facility, will consolidate F,BI`,S `paper'xecords and'also', provides storage for "National Archives and. Records Administration`s .(NARA) compliant records; in an environmentally _f 4 - conditioned; fire - protected .space. The proposed facility will include a. record management, bifilding 'Thi's facilit y `is anticipated to open in 2016 and, could employ as- manyas 1;20.Q people;< WKesson Corp., a health care services and ihforhiatnoritechnology company; is building, ,a•. new ,distribution dcenter in 2013 that=will-'employ' 205 people, The, company, will distribute medical and surgncaf suppfies to physician offices, surgery centers; longA mcare facilities,:and home care'bus_finesses. Navy Federal Credit Uuon ns build rig another facnlnty;on its Winchester, campus to _a.dd 400 lolls ''The' c °relit union; currently has about; 500' Worker's, at its: site on Security D'nue Th- Winchester Most of the new jobs will be customer - support positions, Wit11 salaries above;`$40,000., The. facility is scheduled t& open in late 2013. ➢„ Rubbermaid 'Commercial' `Prod'ucts Inc ,,announced' that: it would ,expand its . operations. nn, Winchester w: 611 and establish a, distribution, center in Frederick County as the ,company ;invests in high- fechxiology,, energy.= efficient injection molding machines to upgrade °the W nchester•facility's— production capabnlity:into, A state-o£;'the artlogistic& center The result Will`be the creation of 71 new jobs. ➢ I=IP'Hoo(foperates a :375,080± square foot- milk plant at `160 :Hood Way °where it e- oyms, over. 420 people Tl e` company announced. °that it would` expand, the facility. to increase ultra , ig! temperature production capacity;, creatuzg ;75 new Jobs: _ Apartinerit;M, ket Analysis; Follownrig is a. summary;market analysis for new apartment unit•development in the,`market area`. ' For this analysis, we. studied the market for 150 -200 'new units for w, 26 Thi's list does, not include rentals by individual_- owners = we 'found very few i available units on'Craig,s List= and does not include single- family rentals: 'Some of ;the t t = units' are, rented.by- university students, bift:that is a smalltotal of the, occupancy shown in Table 2. " Tlxere are" five key points shown by `tlae data m Table 2'; in regard to the `e• magiutude'and quality of the; Winchester apartinentiinarket 1: Fora marketplace wth,5,400+ renters (m2013<) with incomes of $40';000; 'the :total i ,competihve . apar,tment: unit count ; ,is- modest, at 1,360 ±; particularly 8'Yen fhe, fact that, many `of, -the apartment: units listed in Table 2 ,are .- below :the ,rents- proposed for -new• :apartment 'unit development and, will not compete for the: $40;00.0 +.income renter- 2. The;vacancy rate�is,near zero for the identified _higher•rent properties;'. 3 Most of` °the new apartment u_ruts being placed of the Market at this time are one- bedroom units yin upper fl "oors of ;renovated, Old, Town buildings; (except for 'the units coming on lute. Cedar Hill as no ted ,below:); s :4 Nearly 60; percent of. the apartment units, that are listed -in, Table :2' were built prior. to,2000; and l 5. Tasker - Village,,'with 64'•units; is-the; 'onty, market, rent newer apartment coriiplex in,the market�area: 'Many, of fhe.,other.rental units in the. County, are at towns and, condos for rent: E _ 28 T'Ale<2 Characteristics of Competitive?Apartment Completes -and Othcrfiigher End Rentals ',Heritage Comnioi s Marl( tfArea, S4)teihUk,2013. Dates 'Total, Vacani Built Oriits" Dniis A pa rtffi6t'. Onllpl a xes Summerfield 4, Treetops: 1995 52 Stuart Hill 2003. 180 Tasker'Vill'age 2005 64` Pemberton 1998" 120 PepperU;ee 1'987/89 194. (Subtotal). Other Rentals.,V Lakeside Condo Teuis.Si., Aparimenis Fok Court W indstone IT W. Limestone TH'.'s, Old Town'Rental "s, " Sau nders,.'Constiuciion;R'ental s' bdkcrest Realtors; Hables Real Estate (Subtotal) . Total" Notes:- IPTotals'iriclude rental Mid- 2000 =s 1997' 2002%03_ 2003 M_ id- 2000''s 2b06/•1'3: _ NA :NA 'NA 50; •;20, _'25 75 20. 45'- 120 .13,0,7. 26 Source ' Reld, an&teleph ne _survey by S': Patz &Associates; Inc. Pipeline- Proposals., , .At this ti me; there' are four acti"vee proposals' for :new' apartment,unit developinent;in the°market area 1. ,lubal Square is �a;140 -unit apartment proposal ;that.has .been approved by j City, officials for.rezoning: J,ubal Square•is "expected.to attract'Shenandoah University students for at I&M, 40 of - -the 140 planned units- This -proposal. will ,likely" be ready for occupancy,,by, sometirnerin 2016. It includes .28 three - bedroom -units and 20 .two- bedroom units with ',dens. The remainder are: one and, two.- ' bed'room units,. 2 Qld town Properties:: City officials have approved the addition ;of' 80 r apartment units -in adaptive •reuse; buildings an. cold Town. These will open.for, lease -zp -over the next year or so. 3 _.. .Cedar .Creek Place is a .132= ,unitapartmert,proposal ,for a site along Cedar Creek "Grade at the western side of the City. If is in a _preliminary study i phase; at. this time with 'a, requirement for rezoning: The rezoning app; ca-tion will be xeview.ed `by ,the City planning commission in, early 29 October., It is.likely that Cedar:Creek Placewilrl,be approved,and opemby early 2016:, .. 4 Cedar Hill is,,,a. yew. constru_ etion. 48: =unit apartment hu ld ng, open r g in, ' 1- 2 =unit • `Bases: The firsfbuilding, is no v o ert and at least, seven. of .12 units °are occupied.. The second'`buildmg ishundcr- -construction aria will likely be ready'Jor occupancy prior to. the end` of 2013. Site work has started :for the - lastdtwo buildings. This s ;a „non- amenitized. property and likely an, attractive property for university 'students :given its location. The” un is are'two and three- bedroom. These pipeline proposal data are, summarized m the,.chart to` follow with an' adjushnerit f or apartment ynits expected' fo, have: some.: unit "s; occupied Uy Shenand'oah k University, students., These data °show; if Jubal,Square is builtand Cedar Creekl?lace are approved; the number; of competithye market area apartment units for families will he increased by 350 tinits, ' ' Within the •;County there are 'two +active development proposal`s with aparaineilt units: as, plan compxorierits O'he .is: Heritage Commons;' the other is; Madison, 'Village;. which is located adjacent to then south side of Heritage Commons Madison Village is . pl`aiu-ied for'640'housing units,,:of wli eh 250± units',will'be apartment-.units: The plam-as, } reported-to us, is for- the apartment. unit. development 'to 'be dies last' `phase of 'the 1.. P p men, Number ^of Planned'rApartment "Units (1013= 2018) ,Juba] Square_; f0a l`P Cedar• Hill 30 Ll Old'Town,Properties „ 80 Cedar Creek_Place 132 Total 340 (rounded). Conclusions O:ur_ demaild analysis. shows ?marketj- suppor,.t for 800± new apartment units 'for the: 2010'to .2018 period, ezcI ding `units: 'to be,'occup ed by' area,, .college students. This projection could be conservativer iven the'large;nuinber of rental'; units' "m investor owned units ' an_d the ,recent increase: and success, of new apartment` r . _ 30 } 'conipl'exes. 'The chart';on'.page 30 shows, that 340 ±; = units °are,lkely fo` be- built. in the near future, with tlie_ _small .Cedar'Hill Apartmenf currently under construction and continued addition of the;"gQ iuiiits planned ih adaptive reuse Uuildmgs ,in Old' Town.'tiUinchester. The net demand for4new`units by, 2018 is '4 "60" units•., Jubal Square ^will be an attractive ,apartxrient ;property; . Uiut will have a large 1. • percentage,.of ?large two's and three's: Cedar Creek Place i§, located-.on the westaide oE' X two sin a mixture;of four: =story elevatgf" buildings the :City aril wilLcontain all one s and; ,. arid.'three -story gardens: Both willaave a: fuh,range. ?of amenities Both are likely to be in marketing in 2016 ,and 2017. f 1 . r � f F yCedar Hill- R ure y- ��, ;,��� �� .���..•, � as � ..a. - -' °. .,ff „ay , C �.c .. �y^t., � � '�: «._�_,.:cP t, s ag �"= ��,• ,�a�'fi�i tip `�x��� = �� �,` { &�'.'` "�� �* .ate• �� Completed Building . Suil`dirig Under Construction i Madison '\Village, n approved by :County offieials; will `Have, apartment, unft comp onents,'buf' likelv, the aapa tment units willknot be':d'eveloped ;fovs 'venal years and {. likely after the .fnihal •;phases. of development: _at Jeri, :,Commons. "The, city of Winchester has a .future apartment site at Ward. `Plaza; if that: site i 's redeveloped, and another -furthevsite °exists along the north end of =1Vleadow Branch Avenue, but only after ' Meadow Branch Avenuejs extended' 1-0 Route 56 in 2016 or after;. . - Y P P b for 'new 'apartment units ent'iz" demand, _ Thus, our`;: anal sis shows both a = _, currently and _a net deniAnd for 460 ±; units2,over tt a next'-five',years: There.are no active apartment proposals fo_r-. new develo,'pment -at this time other than the 'apartinenfi projec ts hstied "above The future apa "r'tment- proposal's t- Madison Village; Ward Plaza and Meadow Branch Avenue are not «yet- ready to _start arid. all' of the pipeline; pTOposals are still several years in I theluture., Thus, if the first, 150 to y -- 200'uruts,are� built at Heritage! Comm.._ons m 2015/ °1'6 and- - a' .. .. t1' pP y rket 'for ava labih for occu anc b 2017,, market su ort, will clearl exist. The ma better- zpdrtmenf .unft&,shoul d. continue -to.m' 'crease: and •a successful, phase one of " apartmenturut development; should. be a catalyst for future phases, as' the market for quality rental,hoiismg4expands:. . 32 ... ._ Townhouse Market Anal .sis ;Her- itage' Commons will als "o; h4 ve..150 low ale that .w,'ll. be; priced 'in the: '0 ti an.average; witiYupgrades to, the base -price, and:reported:in constant 2013 dollars The chart below +.-shows .that there ,are' four ache new townhome . subdivisions in ,the market ar`,ea at this hme arld one, Orchard' Hill,,•that °was closed ,out - earlier this yea,_. The, average sales pr'i'ce for -these homes 'is $225;700 , ,but $236'3Q0 without•`the; lower priced Brooklar d, Marlor ` These represent recorded sales; price °s with <r" current prices somewhat higher These &ices-.are m the same, pprice range planned for >. Heritage Commons. - 'There are only, 100+ lots kV A il ableriA these townhouse subdivisions. at, this; 'tirne;; pp ovals that could be, devetope'd in time: The.- with' another 200 nor'�so, lots with, a r Madison Village, proposal. hoas4 a mix of; singles aril towns and', could' a'dd more t . t towrihomes lots to this, total,if;approved „and a;secondr- ezoning proposal;' Willow Run, ` will „add 1.;390 homes on nearly 360 acres at U. ul 'd- ,out;'wrtl►,approximately400 of these homes ,planned for to " "w "nhome's Tlie owner,of Willow tin has proffered that no' more jT } than 200`;homes: would< be built? annually; so with other• housing types planned,, ,only a- hm fed number,'of .townhomes earn lje added ,annually at,this subdivision, which is located° on;,the_ west side of the market; area..near: the S'R 37 bypass: near :tlZe Crest Hill, neighborhood of'the County;, The'rezorung,application was approv, ed i'n' Fall; 2012:, 33 Following. are photos of townhomes' at four of the active :subdivisions. Autumn Glen is not,incli ded,,as'it is- inarket'ed as age= restricted housing. Orchard- .-Hill is now sold` out -:and Autumn Glen is at near build ouft as is Bro 'klarid Manor. Curreht- competition for.tbwvns at He'r'itage Coinirions'will coine from Fieldstone and Snowden Bridge: Madison Village, ;isF approved and. should be in inarketirig at the.same time as Heritage, Coinmons. 34. Fieldstone "y:t "*°°.""' -- �' ' ,gyp y� R■,.„ � °.', , t - ` sh, Orchard Hill - Snowden Bridge = The sales pace fo'r new 'towitl ome sales m. the market area was 72 .in -2012' and P - 50t';totiA i hk in 2013. The 2013 total; will be near the 2012 figure, when reported of an annuahzed:basis. These two years represent start: uptyears for >riew Home sales After tle: - - - ). u recent recession;;, T nnu he market =area aal,_average'fsale aotalshould,increase',as buyer ".confidences iiriproves. _ < i - �: ; These, data and "analyses show' full; market support for'the proposed= puce ,ran gea for °towns at Herita e Commons. Data also show ,that 25 home sales annually] during the -" i 'first year ear or two of ,marketin at Herita e Commons. is likely the ,:potential • market,,.- 'indicating that a• five fo. six; year marketirig period will be required for sell_ out of 150' { townfiomes, at 'the <sale prices._projected. The: market area will have: increased, , = compehtiort for ;new ;townhome' sales- in.. 2014 and after. - How,ever, none _ of` the: a t' competitiVe.srtes -°have the tocahonal; advantages of Heritage Commons Attractive and well :priced' homes on Heritage Commons'.�should..be :fully competitive, 'but within an, increasing -. compe, ve, mar'kef; 35 3 Heritage, Commons is planned for 600,000, square feef,of.office s-pace., -That total ilic,ludestl-fe proposed 'j,50',OQO.'squoife fo6t:County Office -Building ad' ,a7O,O,O,'Osquare fd6t building, playffi.ed.. fof 1,dey-elOpment by the sponsor of Eleritagf, Commons as new space for busiriess that need 'lose proximity -to County goverrimenE o.ffices. The, County office building i is,likely­io qn,20,15/16. The svonsor�s -planned building will open at 1 ft_ the, same time. In addition: to the 120,000 square, feet of -office spaceR in these two- buildv p Heritage,qprmphs will have'laid -and, zp m_asiit, -plan for 380,000 Excluding some of the Odor offi'co, buildings. in- ffijeAifs-f­oVic 'downtown. of Winchester:; and elsewhere `ih_ the: region, and ' the' buildings; occupied `by City agencies,, the :market. area has approximately 1.3 million square feet of newer office space; with "hewer",&-firied as, space built;since 1988. 'This total also excludes the existing 65,300 square foiot,c6uhtv -office building. The following para g- r aphs summarize'the, findings of DurTesearch on the market area office space;. -E�, in.1 market area,, 400 0 Of the 13± milli so4c! I k square of office: sq0-dre feet .(35--'9/6)i§;,,medical office space. These buildings are clustered n& ar ilie, h st )i t dLori Amherst - Street and along Jubal EarlyDrive. Bofh'are locAlons- in'theEft— The Heritage 'CoimmaAs, site .is' not, likely. =to be -a coin "p location, for medical office space.. One condo medical bu e e lding�, .85,00 a 0� sq k f 4 et is now -under, construction for e aifly=2014 opening- apdWrveaf-l-vfdll. Va near 00% occupancy rate. The medical :6ffice space is ;a 1'00% Excftiding= the large government builditgs, such as FEMAand USACE;- I.hp market area has 650j0QQ± i-scivare feel, of-hewer spAce; Thesei.are buildirfqBuildi;v7of mostly o 0 squat feet 10,000,to 50, 0 square 200. i 12non- medial' related, I purpose office b,4iklingsbuilt tb,� a total of 280280;000 , OO square feet. For thei 2Q00 , were l b _u decacfe, tfie saverage,annual building,, pace, for geheralIvurposeoffice space 36 was 2&000:­ quare feet per year: This space 'has-, 13'± percent vacancy rate'. The 501 =519 J,ubal Early Drive' building: with 39,500 square feet. is, the .newestt 'office building in' the, Arket' area" Then building :was started during the - recession andxompleted in 2012. I't was recently purchased, by. a ;tenant who w�ll occupy the majority of'the,`building' The office space i market in the market area '`s`toppee during, the post- 9400, recession period. At present; there are no" active proposals' for f ew space:. - Along Airport Road are several "flex ",office buildmgs,witli a.nu, f office and industrial space;., These buildings 'include 120,000 square feet; of 1 space, plus 11­1 0 foot Nayy'Federal Credit Union. Overall, the general;purpose office: space. market is somewhat' stagnant with only the .3970004- Uuildmg or ,'Jubal Early''Drive 'built since 'N09' The vacancy ;rate, is, high. HbwWeverjhere are three pos tivedssues to reemphasize: 1. The Federal G'overnment.,iss. increasing its "pressure :" in the area { ,an&expanding.the amount of office space that.ifrequires, .2.. Over half of ;the ,general office' space :iii the market area- is 'mature;. i ,arid 3; The CountyP S mature market area, flex space represents an expansion niar`ket,for: new ,, , :space. The Heritage.. , - - - - s',s t- is well located for office space d'eyelopment, particularly with, the new County office building: `Tlitis'Herifage Commons will likely be',competitiverfor,,new officers .pace after the new County office ,building is open. At best, Hentage Commons can attract 25,000, square feet of office' "space per "year;, with, expected, additional County space, aq pQs§ib h y I _arge federal;goyernment;sp,ce. This pace ofide elopment would require 15± year for.f ill build out of &h ",available" sites for 380 o00.square„feet of office spaceo,ver and,above the'220 OOOcommitted square feet Retail Space , Her -tage Commons will hake, approximately . 100,OQ0 square , feet of_, retail 'commerci'al space. This Will be primarily, restaurant space,, personnel service 37 F .i l r t i I r space and non- retail spacer such as- banks, ,child day care center, business - service space, coffee sliops,, computer ;store, etc -. Only Bali of the space is expected to be classified as retail space for resident expenditure potential. As shown on page 19, the sponsor -already has discussions with'busiriesses that would occupy 30,000 square feet, of which 20,000 square feetwill. compete for expenditure potential for consumer goods. At build out, Heritage Commons willhave 1,200 _homes occupied by households With an average income (2013 dollars) of $65,000. These households have a combined. household, income of $78 million. Households in this income category will spend 15 percent of their income.,foe (1) food.consumed: away from home; (2) some food for home preparation (3) miscellaneous purchases; (4) personal services; etc. That total is $11.7 million, of which 20 percent. can be captured" 'by on -site retailers, if retail space is available, or about $2.341million. Retail'. Sales Analysis at (201.3 dollars) There will'be= 2,0 00 -on =site employees at the 600,000 square feet of on -site office space, if built, and 5,000 ±� employees in area busiinesses. These employees will likely spend an average. of $10 per. day for 260 work days for lunch and other local purchases, for, ,a total -of $18.2 million. -If attractive retail stores are available on site at Heritage Commons, 20 percent of this expenditure; potential, or $16 million can be .captured by on- site'retail stores. M Number On= Site,Housel olds 1,200 Average'Household Income $65,000 Total Household Income $.7,800 000 Conyenience;Purchases (at'15 %) $11,700;000 On -Site Capture (20 %) $2,340;000 There will'be= 2,0 00 -on =site employees at the 600,000 square feet of on -site office space, if built, and 5,000 ±� employees in area busiinesses. These employees will likely spend an average. of $10 per. day for 260 work days for lunch and other local purchases, for, ,a total -of $18.2 million. -If attractive retail stores are available on site at Heritage Commons, 20 percent of this expenditure; potential, or $16 million can be .captured by on- site'retail stores. M On -Site and Area Employee Retail -Lunch Time Expenditure Potential. (2013 dollars) Number On -Site and Area Employees 7,'0007 Lunchtime Daily Expenditure Potei5fial'(260'days): - Annual Lunchtime Expenditure Potential $i ;18,200,000' Heritage Commons Retail Store Capture (at 20 %) $3,600;0,00, i These, •two sources of retail' sales expenditure, plus a 20 inflow sales from other area households will generate 'total retail sales of $713 ;million:, At an average sales per square foot of $200, this aiulual sales potential will. support `35,600 square feet of retail . space. Thus,, to support 100,000 *square feet of commercial space on.`I-Ioritage Commons, the majority of .the •space needs to be ;service and business related. This could. be feasible with quality office, tenants on site. i . I Market Study'Conclusion The projection of" real estate developraerit over' a 15+ .year period is speculative; at best. H, owevef, :,there are .sufficient, data to provide a comfort level. that full market support exists for the Heritage Commons proposal, as presented, with the following F qualifications: S Even with increased. competition, the apartnernt unit and townhome; totals are marketable •within a 15 -year development period at Heritage Commons. To achieve 600000 square, feet of office space; in or beyond the 1`5± year development period; will require one or more sizable( users. The site setting and new' bridge, over. I =81 should allow for that: i 39 i ➢ To achieve "100,000 square, feet of retail space; given the nearby competition, at least one sizable tenant ,of, 1500+ square feet will be required. 'We used the proposed land use totals for the FIA,to follow. ,Adjtistments can be made to this calcul'ati'on,.if required. r i ' Sectoin lI Fiscal and Economic Impacts Analysis The: fiscal and economic impacts analysis to follow is presented in two ways: first, those ;impacts which occur directly from activities on= site: at. Heritage Commons; and, second; those uilpacts, which occur off -cite due to multiplier or spin -off effects of resident and business expenditures in the :County. The off -site impacts will be explained further on in this report the presenf;_section deals with'the on-.site impacts. The on -site impacts include taxes generated by the development that will accrue to the County, M such as the real'property ' and' personal property taxes for the development and its residents and businesses: The fiscal impacts 'analysis also. projects 'the `publ'ic °'service and'fac_rinty costs to be incurred by Frederick County by developmet on -site and for-: off - site spin -off effects. The results of the fiscal impacts analysis will be to compare the tax revenues generated by property development with the, tax- suppoted costs incurred by the County to determine the net;fiscal impacts in terms. of a revenue; surplus or deficit .over costs. This is done for both on -site and 'off -site impacts. Tofal annual impacts for the property at 'buildout of the project will be projected ,at the. outset, to be followed 'by impacts by five- year phases over the 15 -year course of development of the site. Results are given in constant year 2013 dollars, rounded to the nearest ten dollars. Summary of Fiscal Impacts This:. - section of, the report for Heritage ,Commons will detail the economic and fiscal impacts of the development over its 15 -year development period, with the recognition' tlat'the off -site impacts` may lag somewhat behmd�d'evelopment and on -site impacts as the market responds, to changes: in demand for goods and ,services. Table 3 presentss..a summary of the: fiscal impacts that will be derived in this section of the report. _ It shows the: °sources of net fiscal benefits, being the difference between tax revenues generated and tax- supported ,costs incurred by the County to serve Heritage; Commons. These are annual impacts, expressed in constant 2013 dollars, to avoid projecting inflation , rates. The-overall yearly impact: of Heritage Commons after buildout and full 41 i response. 'by the locate economy would be '$4:3 million in het revenue surplus: -for, Frederick County: T elparagrap W to; follow present•the derivations of these figure's. Table 3': • Summary of Tax,Reyenues Tax- supported.Cbsts and'Net Fiscal Benefits, On -site and'Off "site; by Development:Coinponents at Buil'dout, Heritage Commons,.Frederick County,:V�rg�ma,Gconstant 20T3 -Tax Tax- supported. :Net Fiscal Develogment'Comnonent . Revenue, Costs; Benefit: Aparfinents On= Site'Impacts! $1,840;540; -$1,264,880 $575;660 Off site Impacts $4-54,6 141M-750; 7.50; 335 850 Total Impact $2 295;140 4f,383,636 Townhousesi Onm to Impacts $389,750' -.$427,;670= - $37,920 Off =site Impacts, " '130 920: -$3T-380: 99 540. Toiallmpact $520,670 $459,050 $61',,620 _Commercial' Floor Space On- site:Im'pacts $'445;240: - $66,280' $378;960 Off =site; Impacts $637,27 0 :4118,,750!' 7.50 $5418,520 Total 'Impact $1,082;510 - $1.85,030' $897;480 Office Floor. - Space[ °On- site4mpacts' 4,11424,,610 -=$45,1,930 $969 „680 Off'ste Impacts s $' °1 887:940 7$30,700r' . h .488 240 Total Impact $3,309550, - $851.,630 $2,457;920 ToW Heritage Commons; On -site Impact__- - $4,097;140 - $2,2:10,760 $4,886;380 Off -site Impacts; $3,110;730 - 366&,-580! $2,442,150, Total;Impact $7,207;870 $2;879,340 $4,328;530 Sources: FY20 4 AdoptedBudgetW Frederick °County, Virginia,;, V.-S;. Department of Commerce, and S. Patz &:Associates, Inc.. 42 On -site Imvacts: Tax Revenues . • The revenues to be considered in this report are taxes collected by Frederick County for General Fund use. `These include the property taxes, utility tax, and other smaller taxes. The paragraphs- to follow document the derivation of the -tax amounts for ll( the on -site development at the4pr6perty. Real Property Tax. 'For convenience, the- real; property (or real. estate) tax is treated, first, for the residential.;development on -site, and then for the non - residential i development on -site. This, separation is. done; to. simplify, the presentation.. Total taxes for residential and non- residertial will `then be combined too give total on -site taxes. Table 4 presents the findings for the real property tax for the residential units to be built at Heritage Commons,: which. include, both. rental apartments and 'for =sale townhouses. The. table is straightforward:' numbers of units are: multiplied by average market value per unit; and the. result is taxes at the County tax rate of $0.585 Per $100 of value. Market values per unit were ,confirmed by field. research _on compefitive projects. The I. total tax from residential units at the property would be almost,$920,000 at buildout. Table 4. Derivation of`Real Property Tax for Residential Units On- siteat Heritage Commons at Buildout, Frederick County, Virginia (constant $2013) Apartments Townhouses Subtotal Value Per Unit $115,000 $240,000 $130.620 Number of Units 1,050 150 1,200 Total Market Value $120,750,000` - $363,000;000 $15:697501000 Real Estate Tax Per $'100 $0.585 $0.585 $0.5.85 Total'l"Real.Estate Tax $706;390 $210,600. $979,990 Tax Per Unit' $673 $"1,404, $764 Sources:' FY 2014 Adopted Budget for.Frederick County, Virginia, and S. Patz & Assoc -Inc. - 43 Market value for the non residential '(commercial_ and, office) uses on site are based on. developerhard. costs,'plus soft costs, -land costs and' site work Th6coinmercial. ;space includes both-,retail and services space: 'For the office space, only the taxable arnouOt.is included; which is,450;000 square feet out ofthe total of 600,000 square feet to be built on site. The remaining 150;000 square feet will be in public; use ei-and will be non- 'taxable. The methodology, follows that for` the commercial uses; -with unit costs multiplied by nlum- ber­,of 'square feet, and the resulting value multiplied by the real property, tax' rate. Together; 'the'non- residential' uses :would produce almost $555000 in taxes per -year. Table. 5: �Derivation:of Real Property. Tavfor Non - residential. Units On =site at 'Heritage.Cominons at Buildout (constant.$2013) Non - residential Commercial Office Subtotal Cost Per Square.foot $1211 $;183:5:0 $:172.32 Number ofSquare Feet 100,000 450,000 550,000 Total.Market Value $12,200,000 $82,575',000 $94,775,000 Real Estate Tax Per,$,100 $0.5,85 $0.585. W5�85 Total Real Estate'Tax' $7.1,370 $483,06.0 $554,430 Tax Per Square Foot '$0.71 $°1:07 $1.01 Sources, FY 2014 Adopted Budget for Frederick County, Virginia; and S..Patz & Assoc., Inc. The chart below summarizes real property taxes at the property, for alItresidential. Arid non= residential uses. The, total real property ,taxes, from on -site: development equals approximately $1.5,;million at:buildout. Residential Non - residential Total Total MarketaValue $f56,750,000 $94,775,000 $25111525;000 Real Estate, Tax Per. $;1.00 $,0.585 $0.585 $0:585; Total Real Estate Tax $916,990 $554,430 $1,471.,420 .. P..ersorial.Property Taxes. Bo li residents and busme "s_ses are :assessed personal (business), property :takes For,residents, this is a tax, on motor vehicles, for ;businesses it is a• tax• on fiir "nture, fixtures, and equipment (FE &E)'y To address' resid'eiltial. personal property 'taxes; the .first step is Ito estimate: the average depreciated value 5per vehicle °in the .County The sequence of� calculation. -'to achieve' This ?we; shown in, 'Table 6- and summarized asFfollows Tl e EY 2014 Adopted Budget for F'rederi'c County ,gives ari allocation. of $41 k million f6f4expe'cted personal property •taxes. Based on the •percent of reap estate assessn Brits that', re residential -:69 perceAtz - it i` :estimated that residential person al property taxes, are $2& million. • To. this• base. `is added. •the amount of Personal Property: Tax Relief Act (PPTRA) funding the, Coiinty- is. expected to receive from the •State; of Virginia, at 48 percent ofresideilhal`.property taxes; or about•$14 million, bringing the total to $42 million •: Dividing °the total resi`d`ential; personal property °`tax by the tax- rate produces the total, assessed,val "ue of vehicles in thevCounty,§864 million; � . •. Aceordin. to the statistics seci on rof' the 'current'budge't; there are- almost 30,000 households (occupied ho. using units) in. the, County, ead'1 having; an average, of 2.3 vehicles,, fora ":County total of ",al'most 69 000,vehicles . r f• Dividing the number of; vehielesl into the total assessed' valueof vehicles ,gives an average assessed; waluerper, vel icl'e +of $14600. I t 4'5 t - . Table 6.; Estfination of'& Average4)epreciated, Value�of Residential Vehicles, Frederick .Coiin iva -(constant , _ 4 Amount Personal'PN&rty Tax FY 2014 $4;1.,14'3_,379 Percenf ,Residential 0 69 Residential Pfbb, a- x $28;388;932 PPTRA ' @48% $13;626;687.. Total Residential Tax $42,015;61',9 Residentia]°Depreciated Value $864,5;18,902' Number of Household's 291I858 Ave.Uehicles `P:er. Hou "sehold 2:3 Number,of Uelicles ' 68;673. Depreciated Value;per'Vehicle, $ °,1'2.,589: _Sources:; .FY 2Q_14 Adopted Budget aiid Staiistical .Section f6.r•Frederick,Couniy, Virginia; and.F'rederick County "Department of Revenue Table 7 applies the average ;assessed, valise- per vehicle: and the personal tax: rate in the ,County to the ;numbers^ of apartments and townhouses` to be built at Heritage Commons. This yieldsi -a personal ;property tax -of $796,Q(O� for ;the apartments and $166;000 for the townhouses; for, a ,residential total of, $I 1 million. In the analysis, an occupancy _rate of 95 percent ds• assumed to" account 'for normal vacancy and 'turnover. `This is}a,cbiiservative, figure gas actual occupancies may be higher: ., I , �I f I r f t i r i 1 i - _Commons at Build_64 `( instant $2013): Table 7. Personal Proper- O'Taxes! For Residential Uses-af Heritage Commons, at` Buildoutl(constant; $2013)1 _Commons at Build_64 `( instant $2013): Aiiartments Townhouses,' Subtotal Nuinhe"r of Hoy "seholds' ° @95,% 998: 143 1,141 Vehicles Per Household 1 ".60 1..90; 1.64 Number-of Vehicles_ 1 596 271 1,867 Valu`ePer Vehicle, $'12;589, $12489 $:12 -,589, Total Depreciated Val ue' $20;091,799 $3;408,430 $236500,229 Tax @ ;$4 586/$`100 $976;464 $165 650 $'1;142,110 Tax Per'Unit $930. $1,.104 - $1,002 Sources: S: Patz &Assocl'ates; Inc: For non- residential floor space! an';average,and total FF &E cost is shown,aua.Table 8. This is depreciated 'to :an average of 40 M'_- Itipl`ying, by 'the tax rate: yields the; projected,business,property tax the fov proposed'development,,a;total of $248,000 for the non - residential properties: Tables 8. Personal Property Taxes "'For' Non = residential Bes;at Heritag'e _Commons at Build_64 `( instant $2013): COmm'ercfal :.Office Subtotal Toi'alFloor 'Space.(Sq._Ft. 1':00;000 450;000 55Q,Q00' FF &E /Square: Foot $15 $25 .$23 Total FF&E $1,5;00,000 $;1_1';25000` $12,750,000' "Depree ated <;fo; 40;% 000;000 $4,,50000 $5,100,000 'T @;$4.86/$}00; , $29;160 218;7.00 $247:,'96G `Tax Pei=: Square;Fooc $0.29= $0:49' $0:45 Sources: S. Patz &.Assoc.,, Inc. In the chart below, the on -site residential and non - residential personal property taxes at Heritage Commons are added. to give, $1.3 million in annual taxes after buil'dout. Residential Non= residential Total Total Depreciated Taxable.Value $23;500,229 $5,100,000 $28,600,229 Tax at $4.86 Per'$100 $1,142;1 M, $24.-7;860 $1,389,970: Tax Per Unit/Square Foot $1;002 .$0.45. Retail. Sales Tax. Of the 100,000 .square 'feet of commercial space, at Heritage Commons it is estimafed that '80. percent will be in convenience retail. or restaurant space, both _subject to the retail sales' tax. 'The- remaining 20 percent would be comprised of non- taxable personal and business; services: This is a "best guess' est9mate at this time. However; for the fiscal" impacts analysis, it is a. small 'tax .and any changes will not greatly affect the overall net`tax revenue analysis. With sales at'build'out of $200 per square foot (an. estimate that may change over time depending on the retail/ service space mix), sales receipts for the retail and restaurant space would, come to $16 million annually. These are modest levels of business receipts because- this center will not have an anchor tenant such as a big box store or supermarket: These, taxable sales yield $160,000 at 1:0 percent tax rate. .• Business 'License Taxes,. Certain businesses are taxed in the County Ii -nderlhe - ) tax. 'The o, cases' in effect. ness, Pr6fessio 1, and-Occupational. License 'here are taxes on, retail. sale's and vrcif6ksiorial services, which include all private office space. The commercial space, is,liirtited to retail space,: and the .office space excludes gqvemm e 1 I nt, space. 'In Table --IQj the'respective: BPOL'tax •rates, are applied to'the taxable receipts in coirvifioftiil and -priVate office space yield* a total of $685O in BPOL taxes, annually. 49 s Table 10. Business, P,rofessional,and Occupational (BPOL).Tax at the Non- Consumer- Utility_ Taxes: 'Expenditures on. utilities. are typically taxed in Virginia municipalities on ;at least three 'of the following utilities: electric, gas, water, land line, cell phone, and ,internet. For .Households most, utility taxes are approximately _$3.00 per month per utility; for three utilities 'this is $108 per household per year. For the approximately 1;000 Households in 'apartinents, this comes to a tax of $107;730, and for the approximately�140 households in townhouses this tax comes to $15,390, for a total in residential. units of $123;120. Non - residen`ti'al utility taxes :are determined by backing "residential utility' taxes out of the total County FY. 2014 budget -for utilities of $4.25'million. This is done in Table 11, resulting in an estimate of +$40 'in utility taxes per employee per year. With an estimated 200 employees in, commercial space, the utility tax. for that space, would come to $8;,060. Similarly, with 1;500 employees in private office space, the utility taxes;.in offices would come to _$60470jor total non - residential` utility taxes of.$68,530. -50 "Commercial Office Total Taxable Floor Space 80,000 450,000 530,000 Receipts Per Square 'Foot $300 $250 Total 'Receipts $24,000,000 $11,2,500,000 $136,500,000 Tax Rate Per x$100. $0.20 $0:58 BPOL Tax $32,000 $652,500 $684,500 Tax Per Gross Square Foot $032 -$1.45 $1.29 Source: S. Patz & Assoc.,.,Im.; Consumer- Utility_ Taxes: 'Expenditures on. utilities. are typically taxed in Virginia municipalities on ;at least three 'of the following utilities: electric, gas, water, land line, cell phone, and ,internet. For .Households most, utility taxes are approximately _$3.00 per month per utility; for three utilities 'this is $108 per household per year. For the approximately 1;000 Households in 'apartinents, this comes to a tax of $107;730, and for the approximately�140 households in townhouses this tax comes to $15,390, for a total in residential. units of $123;120. Non - residen`ti'al utility taxes :are determined by backing "residential utility' taxes out of the total County FY. 2014 budget -for utilities of $4.25'million. This is done in Table 11, resulting in an estimate of +$40 'in utility taxes per employee per year. With an estimated 200 employees in, commercial space, the utility tax. for that space, would come to $8;,060. Similarly, with 1;500 employees in private office space, the utility taxes;.in offices would come to _$60470jor total non - residential` utility taxes of.$68,530. -50 Table 1L, Utility Taxes' Per_;Empl'oyee, Frederick Cotjiify, Viriiiiia'(constant 2013: Amount COO ty Util',fyTazes FY 2014- $4;250;000: Number of Households 29, 858; Utility Taxes- PerHou`sehold $1'08r Residential Utility Taxes $3 224,,664 Non >Resid'ential Uf lity Taxes' $'.1,025;33'6 Employment 25,43`3' Taxes Per Employee "$40 Sources: VV -2014 Adopted �86&et and' Statistical' Section% for Frederick County,; Virginia,, Total resideritial and ,non- residential utility taxes`would:'total $191,660 annually after'liuildout ' con's'tant year:.201`3:doltars.; Meals Taz Of' the '100,000 ;square 'feet °._of commerc al',space at the site, up `to 8.O;ObO,square feetacould,' . q corCyeniegc -e retail or' restaurants, the`lafter comprising 1000 square, a roximatel Restaurants are fairly receipts intensive, liege' assumed at. $300 q _ PP Y: per' square' foot; for sales(recelpts) of:d$3.0 million. Tax, on $3 .'0',miflion. of sales at four + percent giues,an `amount .,of $1=20,000, as Table 1Z shows.. f v 5.1 r i a ; r i } Table-12., -Meal;Taxes of Heritage Commons at ' Buildout: (constant.:$2Q13) Amount Restaurant _FfoonS.pace Sq. Feet ]'01;000 Sales Per Square Toot $300 Total _Sales; $3;000;000 Tax aY 4 0% _ $120;000 Tax Per Gross `SF Sources, S ;..Patz & Assoc.jno, Motor Vehicle" Licenses.. The analysis for personal property fazes estimated 1,596 vehicles at. the apar..trilents; aid 271 at the towrhouses. Then license fee `is $25` per vehicle, giving total fees of $3.9,900' at the apartments, and,$6770, at the townhouses.: Tofal.fees'would be $46;676:.. Recordation Taz Real .estate ownership transfers :are taxes; at the state; level at thel rate of 5015, per $,100. ,,of value. One ,third of this .is returned'to, the municipality, a. 'rate of $'0833: ,per $1'00. Assumm'g ;that townhouse units are registe "red for recordation, three times in.20 years = mit al recordation plus resales ;every 10.years -and apartments and non-residential :are recorded 'twice in 20 years; the following annual average recordation taxes; would' accrue (see Table 1M. Table 13'. Annual Average Recordation; Tax at Heritame Commons, it. Mildmit ('constant $20B) Total26 -` Aniival Taxable.Value YearTax Ave Tax. Apartments $24.159000 a $20j,250 $10,060 Townhouses $108;000000 $-9'0',000: $4,500 Residential $349;500;000 $29:1,,2501 $14,560 Commercial $241400;000: $20 330. $1.,,020 Office $I6 5,150;000: l37 °630, 6 880 Nbn- residential. $'1'$9,550,000' $15,7,960 $7,900 Total Recordafi`on'Tax $530„050;000 1540,2_10 $22;4'60, Source. Sh Patz &Assoc:., Inc ; Summary of Ori =site Tax Revenues: 'Table 14 summarizes t11e' taxes by type for residential uses at the site, and. Table 15 present"§ those taxes -for. non-residential uses. Both tables: are for project bu"Adout. Residential faxes,-,tot 1, $12' million and non- residential, taxes total $1_.!8 million. ;A "s Table; l6 shows; the total', f revenue to accrue to Frederick County at bu ldout;of t6e'sit'e would come-to $41 inihion,aiuzually; in constant year 2013 dollars_. Among :th_e residential. taxes; 'the major 'so urce i "the apartments, as they comprise; many more ,units than do tl e.4own 'houses 53- i i 4 r i } d i 1 i i E Table 14. Summary cif Taxes Residential Uses atlieritage °Commons, k Buildout,.Feederick County, Virpinia.(constant $2013). Apartments. Townhouses, Residential Real Estate Tax $7,06,390 $197,440 $903, 830. Personal Property7ax. $976,460 $_165;650 $1,142,110 .Retail ,Safes Tax $0 $0 . $0 BPOL Tax $0 $0 $0 Consumer Utility Tax $107,730 $15,390 $123,120 Meals Tax $0 . $0 $0 Motor - Vehicle Lic. Fee $39,900 $6,770 $46,670 Recordation Tax 10,060 $4.500 $14.560 Total Annual Taxes $1;840,540 $389,750 $2,230,290 Taxes. Per Unit $1,753 $2 =,5.98 $.1,,989 Sources: S. 1'atz & Assoc., Inc. Commercial space;,being much less than office.space, contributes a much smaller portion' of the rion= residential tax revenue, just less than 25 percent: The total non- residential tax of$1.8`.niillion:avera'ges $3.35'per square foot.in taxes. 54 Table.!15'.� Summary ?of Taxes Non - residential Uses. at Heritage . Commons; ai.Bi ildout; Eyed' rick, County;; Virginia, '(6nstant$2013) Real= Estaie;'Tax $71,370 $483;060 $5454,430 Personals.Property Taz:. '$29; ] 60 $21 "8;76.0' $24.7,00 Retail. Sales, Tax. 3160,000. $0 BPOL Taz: $32';000' $652;500: $684;500 Consumer Utility Tax $8,060 $60;,470 $„68,540 Meal's Tax '$4120;000° $0; $'1.20;000 Motor Veh�cl'e Lic Fee $0 $0 $0 Recordation Tax $l „020 $6;880, $7.;900 Total Annual Taxes, $421,6:10' $'1;421;6:10' $1,843 230 Taxes. Per_' Sq. Foot' $4:22 $3`.16' $3.35 Sources: S.,Patz &.Assoc.,, Inc. i . Among all taxes- from: t11e site; the ;two predominant ones are the two 'property taxes; with appyoximately $1 -A4 million �in� tax, receipts each forth' County. This =is about 35 percent of the #axes, u eachl case, meaxung that, the' proper- ty'taxes' account for almost (, p taxes.. The BPOL ,tax.is third i' size, and $0:7,mill on, or 17 percent, of 70 'percent of total' „ (lie Total. Thus tax derives,pnmarily °from the office space.. 55 Table_ 16. 'Summary, of Taxes From' Residential -and Non - residential Uses at Heritage Commons, atBuildout (constant $2013) Residential Norr- Resid.. Total Amount Real Estate Tax $003;830 $554,430 $1,458,260 Personal Property Tax $1,142,110 $247,860 $1,389,970 Retail Sales Tax, ", - $0 $760;000 $160,000 BPOL`Tax $0 $684,500 $684,500 Consumer U(ility Tax' $123,120 $68,540 $1 91,660 Meals Tax $0 $:120;000 $120,000 Motor Whicle,Lic.: Fee $46;670 !$0' ' ;$46,670 Recordation Tax $14,560,- 7 9.00 22 460. Total-Annual Taxes $2,230;290 $1,843,230 $4,073;520 'Sources: S.'Patz.& Assoc., Inc. Costs to the County The previous'. section ha& derived the. major tax .revenues that, would, accrue to Frederick County from then on -site development at :Herita`ge Commons. The fiscal impacts analysis compares revenues with `costs In this ease,: since taxes are deposited in 'the County's General. "Fund, ''those revenues for the site, are compared with the tax - supported costs, that :the. County. would incur in serving the residents and businesses at the site. Other sources, of revenue ,and costs are excluded, since they accrue to separate funds in:which expenditures generally equal revenues. i The source: for `the tax - supported costs the County would 'incur for. service to the, residences and' businesses at Heritage. Commons is the County's FY 2014 Adopted . i i Budget; In the succeeding; paragraphs. the budget is 'presented both` in terms ,of'. a .:budgeted revenues and budgeted expenses. The tax - supported portion; of the budgeted expenditures is derived- and expressed 'on a per capita basin - for ,population (representing residents), employment (representing businesses), and pupils 56 (representing costs of public; education. The per capita e`osts to the County will be applied to the popula'ti`on, "em ioy-ment'wyd pupils a't•'tl e site to, determine the overall costs .to `the'County from the development of the site County Budget ' Exp'enditur'es.. The recent history, ,'of expenditures in the . I! Frederick County-, 1?izd'get is. _presented, r; Table, 17; FY 2012r is the actual audited f expenditure, FY 2W =is the estimated expenditure;, and° FY 2014 is''the current adopted lziidget,for the County,'. Thetotal budget #or FY 2014 of, $133', _million shows `a small but ;FY-201-1 . m FY''20,14,. the transfer prog"ression from FY 212 hrogi Qftle"total - i to; the School'Fund• of $75 million;represents'56 percent of the General.Fund budget. The 'School Tiund has other sources; of funding besides these" ta -- Transfers,: such. as' state'•and federal grants.. 4 4 E P „ . 'S7 y TWe 17'. TIr'mds Annual Ge n*erat Fund BuQeN, Fredibfick C - ouhty, FY2012.'to FY2014,_ V . ieginia, FY2012 FY2014, Actual Estimated Adopted Functional Areas Administration $7;807,957 $8-.616,4159 $8,394,217 Judicial Administration- $1,90%95 . 71 $1,961;826 $2,124,752 Public Safety $2.3,0531,6136 $24,924,782 $25,,469,242 Public Works $3,518,554 $3,405,482 $3,940,814 fiealth�and'Welfare. -%,6910,169 $6;41T],]08. $6,935,132 Community College $56,493 $56,493 $56,493 Parks, Rec.r& Cultural- $5,918,9,74 $4,690;000 $5,107•;445 Comm-unity Development , $1,680,290- 1,676,928 $1,818,346 'Subtotal _$50,235,750 $51,653,587 $53,846;441 Non- departmental Transfers ,School, $71- ,021,5 =59 $75,353,472 Other $2,561-,645 $2.561,645 Subtotal $73,536,153. $7415961,25.9 $17,915,1,17 Other $3351501 $1,601,128 $1,262,849 Subtotal Non- departmental $73,871,;654 $76;187,386 $19,,07,9.66 TO'tal General Fu►id $124,107,404 401 i O$1:27,840;973' $133,024,407 Sources: FY 2014 Adopted Budget for Frederi& County, Virginia County Budget Revenues. The purpose of presenting a' 'summary of County revenues - in Table 18 is to. show what portion is, from- by taxes. This proportion .represents-, the `Iax, burden". for the budget, representing the amount of the County's revenues that. County 'residents and -businesses must make up in taxes..• 'Table 18 shows that of the budgeted revenues for the'Jast three, fiscal years, taxes' comprise 69 percent: to 70 percent of the revenues for 'non-school expenditures. This is the -non-school tax buiden. 'The transf&,, to the,.schoolsl is 100 percent tax - supported 0 C Table, l8.„ Summary'of'Generat Fund .Revenues .Fceder,ick'Counfy, Vikfiiia, FY -2014 Actual= Estimated Adopted Revenue &i ree FY2012: - FY2013 FY2014 GenealRropery'Txe ; $86822,543 $8,253';5 12 $87,168,3.79 Other, Local Taxes; $28;344,455 $30,13'4;962 $28 429,460' Total.Tax0' �.. $`115166;998. $;11`7;388 +,474 $f15,59,7; Other Local Revenue ." $5 950;460 37,078;590 34;9205-7 Total :L6cal Revenue $'121`,11;7,458 $124,467,064: $420,422,796 Non ocal' Revenue $13,498;942;, $13,215,840_ 3-11'601;61 l' T,otal..GeneralFund $134,616,,400 $137,6821904 $]'33,024,407 Local Taxes, $411 5,166,09 $;11'7,388,474 $!'I 5,,597,839 L'ess:,School Transfer - =$71,021,559 - $72,024,6l`3. - $75,353',4:72., 'Taxes Except_Scliool $441'45;439 $45,363;861 $4;0,'244;3:67 'Total General Fund `- ' $134 6.16 '400 $1' -37 682;.904 $'1332024;,407 Less:'School Transfer ' `$71;02'1,55:9. - 'P2,024;6x3 ;$75,353-,472 Non School E xpen d itbir es; ° ,N '.$63,594, 41 $65-,,658',291 $57;670,935 Tax Burden Except School's 6_94% 69':1'% 69.8% Sources:: FY:201.4 Adopted B,ud'get:for`Fred'erick•Couniy 'Virginia- . Per Capita. County :Costs. ' In'Table.l9 ;budgeted Gener' d . Eizn°d,expenditures for 'FY 2014 are allocatei4 to population, empl'oynent;...and, liublic school. pupils. One hundred cent of the: General Fund. transfer 'to; the School, Fund 'is,.fax, supported,. meaning that General, Fund tax supported costs per pupil °are $5,767 based on-,recent enrollment of 13 Q66 pupil's in -the County school'systern. Non_ school, expenditures are; Allocated''b' d' trrient to the; two other classessof usersp population and employment Foremost functional non school, departrrenis; total FY 2014.expenditures.are allocated °to: the: users in pigportion to = their, numbers,, ,6 percent population; and' `24 .percent p y exceptions are health and, welfare, community colleges and parks, em to ment. The recreahon,'and culture;. which are allocated in their entirety 'to population.. The table 59' s' shows that the; per capita cost {bf'services and facilities for the popul'ahori; average $402 per capita;, for employees; the amount is' $301 per+ capita. Y Table:200, General.Fund- Expenditure's for Population and krnployment :Frederick, County :Virgima`;;FY2014 Population Employment Total Gen -Fund. Adininistration $6,377 - ;5-9.2 $2,022,625 $8,394121,7 Judicial Adininistrat_ion $1,612,783 $511,;969 $2,124;,7.5.2 Public�S'afety _ $1- 9,332,311 $6136;931 $25,469,2,42: Public Works $2;991,257 $949;557 $3,940;814 Health and Welfare $6,935,132. $0. $6,935,1`32 Community"College = $56•,493 $0' $56;493' Parks, Rec. &Cultural $5,107;445 $0 $5,,1'07,445' Community Development $1,3801207 $438;,139- $1 ,818;346, ©lh'er 2 902 965 $0,21,529 , 3 824'. 494 Subtotal $46;690,-184- $10,980,751 $57,67,0;935 Percefit -Mx Burden 69:8% _69.8% 69.8% Total. Tax� Burden $32,587,697 $7,662;670: $40;244,367 Number of Persop`s .80,11;8 25,433 105,55:1 Per Capita $407 $301 $_381 Schools Transfer- $75,353;472 $0 $751353,472 Percent Tax Burden = 160.0% 0:0% 100.0% TotaPTax ,.Burden $75,353;472. $0 $75;353,472 Number of Pupil's 1:3;066 0 13.066 Per Capita $51767 $0` $51767 Total Generallund $122;043,656 i$10,980,751 $03,024,407 Sources: FY 2014 Adopted .G'eneral Fund Budget and Statistical Section; Frederick y , gima ,and S'. Patz� &- Assoc.; Inc, Count , ir V On =site: Costs to ,the, County. Per capita costs for the ;County fare' multiplied by poputati'on, employees -and_ pupils at Heritage` Commons to e- stimate the costs that Freden k,County will incur in serving the Heritage Commons development at bultdout: The foll`owuzg- ;paragraphs derive the. estimated` costs to the .County 'from t the deuelopxnent, first population;; next pupils and finally employment; Data ,in Table 21 show the.: number of"household's at 95` percent of all residential, units, which it'has been f shown is conservative. At ,$407 per capita, the aparhnents entail County polulation costs of $690,000 annually,; in .constant year 2013 dollars. 'By comparison, the townhouses entail $1'56,00,0 in population costs. Table 21. General Fund Costs for Frederick County'Allocated to Residents at Heritage Commons,(constant $2013) Apartments Townhouses Total' No. of Households 998 `143 1.140 Population /Hbusehold, 1:7 2.7. L83 Total' Population 1,696 385 2,081 Cost Per Capita, $407 $407 $4.07. Population Costs $689,610 $156,470 $846,080 Costs Per Unit $657 $1,;043 Sources; FY 2014 Adopted General Fund.Budget and Statistical Section.,, Frederick. County, Virginia, and S. Patz:& Assoc., ,Inc. School costs have the greatest cost impact from the site•.on the.County. The key to school costs is the pupil generation rate, that is, the number of public school pupils that can be expected, on average, from each housing unit. The pupil generation rate for i . apartments is based on the :area's two better and most comparable apartments. Both j ,happen to be in Winchester; there is only one non - subsidized apartirient -compl'ex in the { County, and- t is not�of the; quality that will be develope`d:at the Heritage Commons site. There are few decent apartment „comparabl'es to evaluate student generation rates for the study of Heritage Commons, as most area apartment communities are at lower rents. Pepper Tree acid Stuart Hill are the. 'two best examples of comparables to' Heritage Common's. Pupil generafi'on rates for those two apartments are ;shown in the chart Below and. used for the : analysis of apartment unit pupil, generation at Heritage Commons. 61 i i I i i Apartments. Pupll's Units,. Rate Pepper Tree 20 194' 0.103 Stuan'Hill 9 l80 0 '. 050 Total 29 374 0 '.078 To be, more conservative, a pupil, generation rate of 0.1 pupils per apartment unfit is assumed. For townhouises; the rate-for better properties; is 0.3 pupils per unit. For the townhouses, a similar approach had'Ueen taken, in the survey of; existing new, active comparable townhouse developments to; assess .their pupil generation rates. Overall, these are 0.33' pupils per townhouse, as follows (these data are from the Frederick County School District). Townhouses Puuils U l6. Rate Brookland'Manor 20 68 0.294 Snowden.Bridge 20 44 0.455 Fieldstone 8 34 0.235 Total- 48 14:6 0329 At $5,767 in General Fund_ 'taxes per pupil, the 147 pupils expected at the site would generate $0:8 million in tax- supported school costs for the County, $0.6 million from the apartments and, $0.2 million for the townhouses. 62 Table 22. Costs to°Suptiort Public School Puuils at Heritage .Commons by Housing Type (constant.$201'3) ' Total Population Costs $689,6;10 $156;470 $846,080 School Costs' 575,2M $271200 Apartments Townhouses , Total $1,,692,55.0 No. of Households 998 143 1,140 Pupils P,er H'Hold 0.100, 'O.. 30 0.1:29. No. Of.Pupils - 100 ' 47 147. Cost Per Pupil $5,767 $5,767 $5,767 School Costs, $575,270 $271,200 $846;470 Cost Per Unit $548 $1.,808 $705 Sources: FY 2014, Adopted General Fund Budget and Statistical Section, Frederick County, Virginia, Frederick County School District; and S. PatZ,& Assoc, Inc. The following chart summarizes the _costs to the County from the residential development proposed for,the site: ,Apartments Townhouses ' Total Population Costs $689,6;10 $156;470 $846,080 School Costs' 575,2M $271200 $846;470 Total Costs $1;264,880 $427,670 $1,,692,55.0 Costs- from =the. businesses at Heritage Commons :come from, the number of employees at the establishments. Costs are relatively .small from the commercial space since it is of limited. extent; at -$6,0,000 ;annually. Costs attributed -to employees in office 'space would come to $4501,000 for 1,500 employees. 63 I i 0. • Table 23. "Costs.for to Support. Emplovees at Heritage- ,Commons (constant $200) Office .Commercial Taxable Total Floor'Space: SF 100;000 450.11000 550,000 Sq. Ft:/Emplo.yee -- 500 300 324 Employees 200 1;500 1,700 Cost Per'En�ployee $301 $301 $301 Employment.Costs $60;260 $451,930 $51-2,190 Costs Per Sq .Ft. $0.60 $1.00 $0..93. Sources: FY 20.1.4 Adopted GeneraLFund :Budgetand $tatistical Section, °Frederick County, Virginia, and,S. Pav & :A'ssoc., Yiic_': Net Fiscal Impact. The nef'fiscal.impact is the net benefit in terms of the surplus ('or deficit) of tax revertues compared to tax - supported 'costs for Frederick County from - Heritage Commons,. as planned. Ai.buildout Heritage Commons would produce a total net surplus revenue. of.$1.9 million, as shown. in. Table 24, This is the, difference between revenue of $4.1 million and costs of $2.2 million annually. Over -70 percent of the net, benefit would come.from, the, rton- residential components of`the development because of the high costs ofpublic`school education for the residenfal components. M { i r- t - i i �j I Table,.24; SunnmafybfOn =site Tax.- Revenues; County .,Costs; in et, iscal Benefit' °by Type of'Developrnent M,Her-ita; a Cornmons'at Bu- ildout jcWiAant.$201'3); Aoartments, Townhouses - Residential Total' Tax Revenue. $1,840,540 $3891750 $2,230;290 Tax- supported'CostsF - ;$1,264;880 - $427;670 - $1,692;550 Net Fiscal Benefit $575;66- 0 $37;920 $537;7.40' .Number of units ' . 1-,;050 _150` 1;20.0 Net Benefit Per 'Unit.. $548 -$253 Commercial Office Non- residential Total Tax Revenue- �' 421,;61' $1,42 1, 84°3� ;L0 Tax- supported'Costs $50';260, - 45I 930 5111.90. Net FI�Scal.Benefit ' $361,35.0 -' $969,680; _ $1,33;1,030 Number of SgFeet 100;000 450,;000. 550;000' Net Benefiffer S.F.. $3:61. Residential Non- residential Tofal , Total.'Tax,Revenue $2 230;290, $1,843,;220' ;$40733;510' Tax- supported;Costs, - $1;692,550 5'1'2190 - $2,204,740 Net Fiscal $'enefit $537;740 $=1,331;030' $1,868,.'770 Source:, S._Patz & Associates, Inc. f . Off=site Impacts .Economic aiid Fiscal In. addition to the revenues and costs that accrue. to Frederick County from the development' ":on - site;" ass described above; 'there are also off' -s te, . impacts that :oecur,'as, a result 0 f ',resident employees and. 'businesses expenditures throughout 'the: County County, asadih businesses re.spend the business receipts off sife, for the purchase. of goods: and services from other vendors in the County. The multipliers used in this aria" lysis are s ecfic to `Frederick County, . Virginia. Consumer bud ets are ',identified b.. the U S,'$ureau„of Labor'Statistics by area andineome level; There: is no direct budget information for Frederick Courity, and the income level for the; ash" ton; D.C. area is 65 t too high, to be applicable here. 'instead, national data for a budget for - household income in the $50,000'.s :has been chosen for tlae apartments, and, household incomes of ;$90,000 j for residents "ins the townhouses. About 77 percent of this income 'is spent, other, uses being taxes, savings and transfers to others not living in the household. It is assumed that 40 percent of all consumer and businesses expenditures from the on -site development are made outside of Frederick County,: and 60 percent are retained within the County. Among the larger expenditures by consumers are .19: percent for shelter and `27 percent for retail trade, including automobiles. Consumer expenditures made off -site, in the County are ,translated into economic impacts in the ,Cbunty:using multiplier matrices provided .for the; local area `by the U.S. -Bureau of Economic Analysis.- These multipliers capture the round' -by -round flows of expenditures in the County imtiated`byresidents and.: businesses from on -site. There are separate matrices for business receipts, employment and employee earnings. The items in the consumer budget are multiplied. -in turn by these expenditure - specific categories in.. each, matrix and summed 'toi give: the "ripple effect, "spin-off," or "multiplier effect" of circulation of money through the economy. The, ripple effects; plus the original, consumer expenditures, equal the'total economic impacts of apartment, residents on the City economy': Business Receipts.. The chart below sets forth the economic dollar flows set in motion by' expenditures off -site by residents .and businesses at the Heritage Commons. The direct 'expenditures represent, the expenditures by on -site residents and businesses offsite directly. They total' $170 million when housing units are occupied,<and businesses in operation.- Tlie.largest;component would comefrorri the 450,000•square feet of privately - occupied. office space. M This :$170, million in expenditures for goods and _services would. be expected to comprise 60 percent in'- county dollar flows, which would create: another $220 million in ripple effects or spin -off within the County. The ripple effect would be two to three times direct expenditures. The exception is commercial; where retail trade can be expected to -make ,most of its wholesale, purchases of.goods and services from.sources j outside the County. Residents of, townhouses-create relatively. greater impacts than do apartment, renters because of higher income of households in fowi houses. Altogether, k . thei business impact in Frederick County, would come "to $390 million. These: of£ site impacts also create, -tax-. receipts and 'costs;. to the County as. do on -site impacts (see. above). Of&site Impacts by Land Use Apartments Townhouses` Commercial OflFice Direct Ezpenditu`res $23,207;000 s5,967,000 $28,000:000' $112,5001000 Indirect Spip -off Effect $47,255,000 $16;564;000 $8,026,000 $147,938,000 Total Business Receipts $70,462';000 $22,5°31,;000. $36;026,000 $260,438,000 Emvlovinent and`Earnin9­s Previous analysis identified 1,700 employees that would be on -site at the property, most being occupants of •office space. Another 2,240 jobs would be created `off= site by 'the spin -off ' from 'the on -site development. The- office 'space on-site at .Heritage Commons would have -the greatest impact, creating over" 1,300` off-site jobs off -site in the County. These, off -site :employment impacts would generate $149 .million in employee earnings in the County-. This would be _an average of about $67,000 per employee. This is Heavily inhuenced'by ;the higher income jobs spun -off from the offices ,on site. Off;-site, Fiscal - Impacts The methodology used in .projecting fiscal impacts off= site mirror those used to project fiscal. mpacts on -site. As before; revenues will be limited to taxes, and •costs. will N those thatmust-be tax- supported, as based on employment. The RIMS I1 multipliers 67 - a frgm the Bureau' of ;Economic Ai - alysis break receipts, employment and. earnings -impacts- down iiato 21 ;different sectors; and, the impact dollar amounts (business _ p �. reuelues) ;in the aectors form. ;the; ,basis ;for determining taxes:. Many taxes can be: (�f "Calculated. directly from .'these're`ceipts, or from :employment created' off-site_ in the same s fashion as for on site taxes Costs to the County can likewise, be calculated, from ,off- site employment created: Because of their commercial, nature, the =non- residential components at Heritage;_ Commons would ``be .expected to:. yield. considerably, _greater off -site impacts than, would the off site expenditures of residents,.at the site., This ,is,. the. case; with the • non-residential components havdng ,,a,. net fiscal benefit of::, $20 million annually; compared to. $0.5 ,millionv for the, residential 'components, for- aAotal of $2.4 ;million am -mall'. after buildout1n constant 2013 dollarsv Table, 2515e1ow; summarizes the off -site fiscal impacts, by type. of 'user Appendix Tables A-4, A'5 and.A =6 g'i�e the'iildividual tax I sources; for each type' of .use. i 0 Table 25. Summary`of Off -site Spin- offlmpacts for Heritage Commons, at` lWildout, by Type oUUse (constant-$2013), Tax Tax =supported, Net.Eiscal' Type of Use Revenuer Costs' Benefit Apartments $454,600 -$7.18,75.0 :$335,850. Townhouses $L30;920 - $31;380 $99,540 Commercial $637-,270 -$118,750 $518,520 Office 1 887,9.40. 4394,74Y­ 1.48-8,24G Total Off -site Impacts $3,-] 10,130 $668,580 $2,442,150 Sources: ;Bureau of.Economic Development and Bureau of Labor Statistics, U.S. Department of�Commerce; _Adopted FY2.01,4 Budget for FredenckCoun y,. Virginia,. and S. Patz & Associates, Inc. Summary of On- and Off -site Impacts The overall ,anultial "impacts, both on =site and off -site spinoff, would be substantial from Heritage Commons for Frederick County. Total' tax revenue each year would be. $7.2 million„ compared. to c6sts fo. the County of:$2.9 millionj1 his, would leave a net fiscal benefit of $4.3 million annually for the County. These overall impacts are summarized in'Table 26;by. type ,of use on -site atHeritage ,Commons. 4 Table,3, above in the introduction fo ,this section, and ,Appendix Table A -7 provide detail on both the on- site' and off - site impacts from the development. RE a Table 26. Summary of` Total :: -On= site; andOff =site Impacts for Heritage:, Commons;'at Buildout, by'TypeofUse,(constant$200) Tail. Tax= supported. Net'Fis' al Revenue Costs Beneftw Apartments $2,295,140 $:1,383;630 '$911,510 Tow. ilho.uses $520,670 - $459;05.0 $61,620 Commercial $,1,058;880 - $'179,010 $879,870 Office 3' 3'09 550° 851 ,630. $2,457,020, Total Offsite Impacts $7,184•,240 =$2,873,`320: $4;310;920° Sources: Bureau of'Economic D'evefopment and_Rureau:ofFtabor Statistics, " U.S Department'o�Commerce „Adopted 17Y2614 Budget,'for Frede�_�ck,County;;Vjrgiii'ia, and;S. Patz &,Associates;.'Inc Pa'asing of'.Hertage.Commons. The,development of Hentag "e, Commons is£planned for three five -year phases, for a buildout period- of 15 years The--.chart— below sets °forth the phasing scheme for ,1= 1`eritage. Commons, and .the•,discussion following the chart�v addresses the net fiscal be' enefit to.;acc "ruei'fo tlie, County' for each type of us6for each$phase Phasing-Bv, Use, 1st 5 yrs 2nd'8Yrs 3`45Yrs Total AparimentUnits 300 375' 375 1,1050 Townhouse Units, 50 1,50 .Commercial .,Square Feet = 50,000' 25;000' 25 -000 100;000 Office Square Feet 100`,00,0 175',000' 175;000 450;000 The net'fscal be nefits each,,, 'base are calculated by-multiplying 'the n.umber of units' or' square' feet of :development 'for' each development _component times. the net, benefit per sunit`(for res dentl— or square foot.(for -non - residential). All of thesebei efit parameters- have -been derived �and se lor..tfi'in p' vious tables in, this economic and, ;fiscal 70 i iiripacts section of the report, or in, Appendix tables in the case of off -site benefits., The calculations are summarized in Appendix. Tables A -8 and.A -9. Heritage Commons would generate on -site net benefits of $500,000 to $700,000 during-each phase of the, three five -,year phases in. the 15 -year development program. Only the townhouses show any, deficits, as has been shown previously, due to the high cost of educating public: ,,,school students living "in townhouses; These are annual amounts, in. constant.2013 dollars.. Total' on -site benefits over the 15' -year development prograin.would "come to�$1:9 riiillion•each„ year. Off -site net;fiscal,benefits average about $800,000 each year, for:,,--a ftotal 4,$214:million over the 15-year 'buildout period. It should be reiterated actual. off -site, benefits: _M?ky lag behind on -site development° and impacts due to give the market time, to r "espond to increased demand 'in 'the 'County from Heritage Commons. Total netfiscalbenefits = on -site and off- site.- would be in the�$13 million to $1-.5 million " range for each five year, development. -phase in the 15 -year development program. The apartments and the commercial space would contribute about $900,000 in benefits over huildout; with the; office space contributing $2.5 million.- The total annual net;fiscal benefit for Heritage Commons would be.:$4.3,million.= 'Total on -:site and off -site net fiscal benefits are.summarized in Table 33 by type of development component and five -year phase (seeAppendix Table A -8 and A -9 for details). 71 r� Table:27. Total' Oh- -site and' Off -site Net°Fiscal. Benefits for HeritigeT Heritage Commons B Five- .Year. Phase, �at Buildout, Fr ede "rick County, Virginia (constant $2013) Phases lst 5 yrsr 2nd.5 Y'es, 3`d'.5'Yrs Total. Apartments $260,430 $325;540 ` $325;540 911 $;51'.0 Townhouses 1$41,080: $20,540 $61,620 Commercial. Floor •Space $439,935' $2.19;968 $219,968; $8,79;870 ,Office Floor Space 546,100 955 860: $955,860 $2,457,920 Total.Ne't Benef t $1;287;645 $1;'521,908: $1;;501,3"68° $4,31'0;920 °Soufce S'. Patz,& Associates,Inc. f f I I i _ ' 72 APPEIVDIX.TABT;ES 73 f Table A -L `Annual General Fund Expenditure Budgets, by Department or, Function; Frederick- .County.; Vir�inia,FY2612 -FY20W FY2012 FV2613 FY2014 Actual - Estimated Adopted Functional Areas Administration, $7;807;957 $8,616,459 $8,394,217 Judicial Administrat on $1,909,957' $1,961,826 $2,124,752 Public Safety $23,653,636 $24;924,782 $25,469,242 Public Works $3,51.8,554 "$3,405,482 $3,940;814 Health and. W,eYare� $6,690;169 $6;411,10& $67935,132 Community College $56,493 :$56,493 $56,493 Parks, Rec. &.Cultural $5,918,974 $4,690,909 $5,107,445 Community Development $1,680,290 $1-,676,928 $- 1,818;346 Subtotal $50,235,750 $5.1;653;587 $53,846,441 Non- departmental Transfers' School Operating; Fund $55;456,793 $57;398,462 $60,727,321 School Debi Svc. Fund_ $14,626,151 $14,626,151 $14,626_ ,151 School Construction $600,000 $0 $0 School Special Grants $41,499 $0 $0 School Capital Fund $297, 116 LO LO Subtotal School $71,021.,559 $72;024;613 $75,353,472 Other. Transfers Unemployment Fund $15,473 $0 $0 Co. DebcSvc. Fund $2,499,121 $2,561,645 $2,561 -,645 Subtotal Other Trans. $2,514;594 $2;561;645 $1561,645 Subtotal Transfers $73,536,153 $74;586,258 $77,91'5,117 Other-Expenditures Merit /Fringe /COLA $335,501 $1,30.1,128" $606,507 Operating Contingency $0 $300,000 $656,342 Subtotal' Other $335;501 $1;601,128. $1;262,849 Subtotal Non -depart. $73,871,654 $76,187,386 $7..9;177,966 Total General Fund $124,107,404 $127;840,973 $133;024';,407' Source: Adopted FY2014 Budget, Frederick County, Virginia 74 Table A=2. rGeneril Fund.Budgeted:Re *.enues and: Expenditures by °Source,. Ered'erick -. County,: Virginia,.FY201,2- FY2014 ' .Actual' Estimated. Ardopted, Revenue Source = FY201`2 FY2013 FY2014. General Property axes $86,822;543. $87',2.53,5`1'2 $87,168,379 Other Local Taxes „$28,344,455 $30;1344962,-' . $28,429,460 Total Taxes $]'15.,166,998 $1.17;388;4 -74 _ $a 15,,597;839 Other, Local. Revenuer $5,950.4-60, $7'078,590 $4;824;957' Total Local Revenue $1.21 ,117;4'58 $ 124,467 .,064 $1'20 ;422,796 Non -focal Revenue . $'13,498;942. $] 3' 2F1 '5840 $11601;611 Total General Fund,Revenue $134,616,400, $137;682 904 $4`33 ;024,407 Local'. Taxes $'115,166,998 $117,3881474 $'115,597,839 Less. Sctiool`Tr`ansfet - $71,0241559 $72,0 24,613; =$75,353',472' Taxes.Except School $44,1451439 $45;.363,861 $40;244,3,67 Expenditures. Total General Fund $1.34 616;400 $137'682,904` $1;33 02'.4,407 Less: Scllool'Transfer $71,021,55.9 $72;024 ;613' $75,353,4,72 Non- School Expenditures $63,5,94;84.1 " . $65;;658,29;1, $57.;670,935 Tax Burden Except School's' 69:4 %, 69.1% 69.8% Source: Ado ted'.FY20;1,4 Bud' et, Frederick', p g" County „Virginia 75 Table A -3. Alloeation of General Fund Expenditures io Population (residents) and Employment (Businesses), Frederick County; Virginia, FV2014 Department or Function Population Employment Total Gen. Fund Ad'mini'stration $6,371,592 $2,022 ;625 $8,394;217 Judicial Administration $1,612-,783 $51:1,969 $2,124,752 Public Safety $19,3321311 $6,1`36,931 $25,469 ;242 'Public Works $2,991;257 $_949,557 $3,940,814 Health, and Welfare $6,935,132 $0 $6,935,132 Community .College $56,493 $0 $56,493 Parks, Rec. & Cultural $5,107,4:45 $0. $5,107,445 Community Development $1';380;207 $438;139` $1,818,346 Other . $2,902,965 3921,529 $3,824;494 Subtotal, $46;690,1.84 $10,980,751 $57,670;935. Percent Tax -Burden 69.8% 69.8% 69.8% Total Tax Burden $32;581;697 $7,662,670 $40,2441367 Number.of °:Persons 80,118 25,433 105551 Per Capita- $407 $301 $381 Schools Traiisfer $751353;472. $0 $75,,353,472 Percent Tax Burden 100.0% 0.00/0, 100.0% Total Tax;Burden. '$75;353;472 $0 $75,353,472 Number of Pupils 13,066 0 13;066 Per. Capita; $5,767 $0' $5,767 Total General Fund. $122,043,656 $1.0;980,751 $133,024,407 Source: Adopted FY20;14. Budgerand Statistical Section, Frederick C6unty, Virginia 76 Table A-4. S6nimary:of- Annual Tax'Revenues, Cckmty,Costs ,,,'and Nett 1. n ,.,, F..iscal'Benefit;Created,Off site by tife,=Res detitiiil Unitsat HeAfaje Commons, at'rBuildox&(constani $2013)' Apartments` Townhouses. Residential;. Iii acts', Inhac "ts Inoacts! Real. Estatejax $:103,750 ,$28;820 $132 570' Business Property' Tax $86;200' $23;950' $710,150 .. BPOL Tax. $81,4,40 $21,370 $102 810 I I .i. Retail'- Sale's Tax $73,020 $23,350 $96,370 { Motel Taz< $12;8.10' $4.1,100 $;16,91 ":0 " Meal's Tax $64,740 ,$207Q0` $85 440 Motor Vehicle Licenses; _. $16,750 $4;430 $2'1,780, Utility Tax $45,4890 4` 200 .$,20.,09"0 Total Revenue $454,600 $1 "30;920 $58{5,520 . Less Costs, -$148,750 _$3 L386r 1.50 130, Net Fiscal' Benefit $335;850 $99;54,0' $435,390 -. + Niimber.OfUnits 1.,;050 1`50. 1,200 Net Benefit,Per.Unit, $320, '$66,4 $363 Sources- BureaC� of ,Economic Development. and:Bureau �of'L-abor 'Statistics, U.S. Depar`tmerit of Commerce Adopted FY261,4: Budge ;for Frederick County, Virginia, and''. S Pati Associates; �} t _ Inc: I .i. i K i 77 1 Table A -5. 'Summary of Annual Tax Revenues, County Costs;. and Net Fiscal Benefit° Created Off -site by the Non = residential Vomponents?acfleritage Conimons, at$uildout(constant 201`3.. Sources: Bureau of Economic Development and Bureau of.Labor Statistics, U.S., Department:of Commerce, Adopted FY2014 Budget for Frederick Courity, Virginia, and S. Paz & Associates', Inc. W. Commercial 'Office Non- residential Impacts Impacts Impacts Real Estate Tax $103,750 $349,240 $452,990 Business Property Tax. $86,200. $290,140 $376,340 BPOL'Tax $10,900 $961,280 $972,180 Retail Sales Tax $241_,290. • $21.,040 $262,330 Motel Tax $4,220 $71.,780 $76,000 Me'* als.`Tax $170,590 $84;600 $255,190 Motor Vehicle Licenses $4;43,0 $56;380 _ $60,810 Utility Tax $15,890 $53,490 $69,310 Total Revenue $637,270 $1,887,940 $2,525,210 $0' $0 Less Costs 7$118,150 - 399 700 -$5 18 450 $0 $0 Neffiscal'Benefit : $5181;520 $1;488,240 $2,006,760 Number of Sq. Feet 100,000. 450,000 .550,000 Net.-Benefit Per S'F. $5:19 $3':3'1 $3.65 Sources: Bureau of Economic Development and Bureau of.Labor Statistics, U.S., Department:of Commerce, Adopted FY2014 Budget for Frederick Courity, Virginia, and S. Paz & Associates', Inc. W. 'Table A =6 , .Summary of Annual:Tax Revenues, County, Costs; andAet ,Fi`scal.Benefit Created Off srfe_by thetResid`ential and,Non -; residentiaf Cow onents''at-'',Heritage Commons; at.Bi ildbut, Frederick Counnty;- Virginia ("consiaiit $20,D)' Re' "sidential, 'Non' =residential. Total I :Impacts Impacts = Impacts ' Real Estate Tax .. $',]'32;570' $4'52;990 $58'5;-_560 'Business' Property Tax $110,1 °50 $3,76,340 $486;490 BPOL Tax $:1021,81':0 $972 4X0 $1;074;990. Retail Sales Tax $96,;370 ' $262,330 $358 ;700 Motel Tax $1 °6,9']'0' $,76;000 $92;910 Meals Tax $85,440 $255,1 99 $340;630 Motor Vehicle Licerfses' " $21;1;80; $60 8K1`0. $8`];990 Ufility Tax, , 090 69 370 89 .4;60 Total Revenue °$585,520 - 2,S2.5;2- 10 $3,110,730 Less'Cosfs ,-'5150J,`3 - 51.8450. -$668,,580. - Net Fi`scaf Benefit $435,39.0 $2;006,760. $2;442,150 ` Sources:, B.ureau of "Economic: Develobinent and Bu reau o ,, Labor Statistics; U S , Depaitm&it of'Commerce;,Adopted aFY2014Budget fqr' . Frederick County, Vi`rgmia, apd6S. Pak & =Associates, Inc. 79 ' 4 i i f ' Y S . 79 Table A-,5. =Summary of 'Annual Tax Revenues, County Costs, and Net ' Fiscal .Benefit,Created.Off= sife.by the Non- residential ,Component s'at;Her tage.Commons, at Buildout. (constant ., 2013 Real .Estate Tax Business Property Tax BPOL Tax Retail ,Sales Tax Motel Tax Meals Tax Motor'Vehicle Licenses Utility Tax Total Revenue Less Costs Net, Fiscal Benefit Number :of ;S'q.. Feet Net Benefit Per S.F.,. -Commercial Office Non - residential Impacts Impacts Impacts $1,03,750 $349,240 $452,990 $86,200 $290,140 $376,340 $'1000 $961,280 $972,180 $241,,290. $21';,040 $262,330 $41220 $,71,;78.0 $76,000 $1 70,5.90 $84,600 $255,,1,90 $4;430 $561'384 $60;810 $'15,'890 $53,480 .$69,370 $637,270 $'1,887,,940 $2,525,210. $0 $0 - 118,750• 4399,700 -$5 f8,450 $0 $0 .$5.18,520' '$1,488,240' $2,006,760 1,00,000 450;000 550,000 $5.19 $3.31 $3.65 Sources: Burewof°Economic Development,and•Bureau of Labor Statistics, -U.S. Department of Commerce,,Adopted FY20o14.Budget for Frederick County, Virginia, and S. Patz & Associates, Inc. Table A T-, rSummary of AlloAnnual.On -site and.OfUsite'Impacts�6f; 'Heritage Commons -by Type 6(1 se on Site, at Buildout,. Frederick =County, Virginia,(constant °$2013).. Apartments Townhouses Residential Total Tax Revenue _ $2;295,140 $520,670 - $2,815,810 Tax- supported Costs -$1, -383;630 -$459',050 - $1,842,680 Net Fiscal .Benefit $9,1,1;5:10 $61,620 $973,130 Units 1,050 150 1,200 Net Benefit Per Unit $;868 $411 Commercial Office Non - residential Total.Tax °Revenue: $1.,08.2,51;0 $3,3.09;550 $4 ,,392,060 Tax supported Costs -$f85.030 .- 85l ;630 - $1,036,660 Net Fiscal Benefit $897,480 $2,4571920 $3,355;400 Square Feet 1(00,,000 450;000 -, 550;000 ?Net Benefit Aer'S.F.. 18.97 $5.46 Residential Non=residential Total Total Tax Revenue $2,815,810 $4,392,060 $7 „207,870 Tax- ,supportedt -lists ; $1,,842,680 $1,036,666 $2;879,340 Net Fiscal Benefit $973,130 $3,355,400 34,328,530 Sources: 'Bureau of Economic Development and Bureau of Labor Statistics, U.S. Department of Commerce, Adopted`FY201.4:Budget for Frederick County, Virginia, acid =S. Patz & Associates, Inc. :i Talile A =8 Su'minacy of On =s te.Net for;- Each' Phase of °tti'e'Dev'elopment B'uildouf,¢Frederck-County, Fiscal:BenefitsXor Each:Development;Component P'ro� ram, Heritage.Cominons[at, �'r�inia $•2013)'. - • (con'sfant Phases 1st 5 ,yrs. 2'nd 5 Yrs 3rd 5 °Y;rs. Total` Number of Apartment Units' 300: 375 375 1,050 Net Benefit at<$548 /Unit $464,470 - $205,590. '$205,590` $575 ;660 Nuiri6er of Townhouse. °Units 100 50 1'50 Net, Benefit at =$253 /Unit , ` = $25280 $_1`2;640 $37920 Number:of.Commercial.Sq.`Ft 501,Q604 :25,0,0°0 21-5 ;000: ]00;000 Net Benefit at $79LS $180,5 $90,33:$ $903 3;8 $361,350 Number of'Office Square'R' x00,000 1`75 000: 1751000,: 450000 Net BenefA'at`$2'.15 /SF :$215,480 $377,10. ,$377,,1,00,' $969;680 Total Net Oh -site: Benefit. $535,3;45, $,660,3.88, $67.3;028 $.1,,868;770 Source;' S. Patz. & Associates;, Inc "Table A: -9. Surr rtiary of'.Off -site Net for Each Phase:of' he Fiscal Benefits for, Each Development Component at Development'Pro r`am;.Herita ~e .Commoio County, Virginia $2013) Buildout;;Fre(ieeick ,(constant Phases 1st 5: yrs, 2nd 5 Yrs, 3rd-5 Yrs- Total Number of Apartment' Units. 30b: 375,: 375; 1,050 Net Benefit. at $320 /Un _t; ' $95;960 $119,950 $,r l 9,950 $335,850. Number of TokA6'Use Unit -s 1 "00 50 150; Net Benefit at $664 /Un t' $6060 $33,1 "80 $99,540 Number of Commercial -Sqt Fi 50;000 25.;000 .25,,00:0 100':000 Net Benefit at $5:19 /SF $259,260 $12 -0 $';1 °29,630 $518,520 Nlrrmber °o Office Square,Feet, 100',000' 11,5,',-000 ' 175,000 450 000 Net.,Benefit at,$3.31 4SF. $330,720 $578;760 $578;760 $1,488;2'40 Total .Off -site; Benefit, :_ $752;300' $861,520 $828;340 $2,442,150 Source: S. Patz,& Associafes,Flnc. NMEAkDM�ENT LIA 1` Cti0 PI=ANN >1-NG C.C)Nj l,s`SIG'>v, Nl, dh 1:6. W5, Rcc e)'Di iac n Approval B0AR1) ()t S:- I'riZU]S O ZS K Sc}i)itnh�r?8,2Q�� , `.� A1',l?k'OV.�I). � IjLti1F>7 ' ORDIaN.ANC>: AMREN'D1NG THE ZONING DISTRICT Mr1Y — REZON`i`G140' 1 -Oa FOR RUSSEL , 150. 1 WHEREAS `Rezoniin #Ol 05:for Ru ",`sell 1.9 Nyas surrnitted h} Gzecn�3av "Eng`incering to rezone, . s g. 9fi ?,A acres frc)nl IZpi (Rw=a1.11`reas)17rstri`i to R2. (:Gen'cral Bu's °ness);Distfiet,and 54 acres from 1?A (Rural _ rea5 },D strici'to RP-( Residentral ;Perfe�rriaancObistrici.a phis pro iert) fr nts.un thew °est siciz of'rront' �. Rc }'al P op}?ostte rrpor.t= Road',(Roufc 6��j;,in the.ShwAh&e 7vlaoisfier..ia.1 District, and 'i_s. j `i ii ntifrcd by I'roperfy Ident`ific.atioil N"w'y rers (PT 064 A, .) and G =f1 1?•; I he'propzrt) ,a1sc� grunts on thz past s>�Icro( °Intc,rsat� i31.: _ A Wkf S, thc,1'l ru�ln?inComn itisign';held a'pu1,1r'c ?l �arEnO�� n t!i'is ieioni!no on IVlarcfi, M.2005; 2'U05; and i .. VUEREAS the.8oard of 5uperVi'. 0rs,hcld a public liearini� on fl>>s,',rezoniiigoii April 13.20,055. and WHEREAS ilic 1-itc�ierick'Ccaxrnty Board of Scrperv'se�r5 finds tlle:appru\;�tl c�(this rtzt tirn�� 'to he :iii _ - i1a'e best inicresi of t_]'c pulii'ic_ healtil s�fet);, �ie]fare; and rnconfoin»nc �,rth,ht C'�mprctinsl.\`c: �r , . r tht t- T H i-d r. �c tV'3a !3 t�ec� d \ - � ncl�l(l.l; .i �� �):1 in I' =il s'�� \ , iU_\ L S e �lri]i',i}v 1� e.. ItLU`iC, . . ,.\ E11,,(,ac/;l•)n'1'flll � )l�i 1�.( i'1,aj� il),' ln�ti ,j Dlstri; tsand.5 r"; lr( RA (Rui`al �rcas) I)i: U tit ito`RP (IZs'tird�irti'al i?�.rt �rniance).0 str i'ut., as descrihvd b} °the ab p) rcatt irk and plat tirEhmru�d auhl��'t to- thc,;attac hcd cc).ndrtI S, 1. th&,a}?pl>canl and' • tlie�`p),olaert�, c���s)c►. , - - - - This; oidi ianc.e, shall' b in efi�ct 0114he date:�f ad' .ptic�n, Passedlhis ?8ih day of epte' -- SOU by the 1*61 Ming fecorded A'Ot'c: : (halrm�,it Richard C `Shack }e V Aye Barbara an Uf Aye . Gina .A. T �rretiler . Nay" Gary d)os.c y na 1. 1'y1y .`h _ AYe Bi}1 A?1 f N:i Ay.e Aye P - , A c 0 PY TTr.ST lo}v� i. �1 , .� -• L I ' 1I)16cs.. I I-O l -)()I Rtj.;,�d 50 Rczoil'mg RcAq cd 0clober,17. 2004; Revised Fcbrour• 17. fi4,i-wh l h 1A 00 Reviscd Scliteifiber 28,120M RUSSELL 150, LC PROFFER STATE MENT RLIONNG': R-4# W -05 Ru-1-41 Areas (RA) to B;q,;Hws,,,, General (132); and kesldcntj'al Perf'ormance (RP) i) ( M) F-R IY: 1,50.29-acres A T Paruis 964-( 10 G4- ((A)) -1? RL.CORD OWNER, I 50,LC A 13 P I . I CA NT-. Russell 1'5.0„]-C (here-in afier djs' p'phcafit"), PROJECT NAME"r RLISS&II 150 0RICIIN,AL DATE 01-' PROFFI-RS: Oct Obe e 004 RED BION DAj-E- Septembcr 1.6, 2005 Pursuant to Sect oh 15:22-22229.6 Et. ,Seel. cif' the Cade 61' Vii �;iriia;: 19.50, as amended, and tfie- provision's. of' the Frederick C.Oup.ty Zoning Ordinance With respect to conditional Z011ill", the UJIdCr-tined apIlicant hereby. proffers that ". s I n the evellt the Board of S L P C FV i S Ci1S ,(f r,I m (�.d&jeK COLltV ViFI)ihia shall approve R&onM- u.,Aj)pII cation 401 -0.5 'foIr the rowniI16) of L5Q-2g=I-Iacl-cs;fi-o)ll the Rural Arelis,(R-N District to 96.281=acrcs of BIlslncss General 012): District and 54.0± -acres Residential Performance (RP) District, SIj_ I '6t�e I I developilicili Of tile: SLIII lfc l property ("Property' Ii I bb d I - conformity with the Terms and conditions sct forth h&eill. except to the CXiCllf that SLICII terms and conditions may be SLI bseqLICIIIIN; amended or revised b e tile appi licani. and such. b. upp-oved by the F-redcrick Coun'tv Board Of SL]perv'iso-rs in accordance vvifllr the said Code and, Zonlfiu, . Ordinance. 'Jlajjce. I]] the - ee,.ejjt that such re./onifio is not granted, thea these proffers shall be These pr6l*Fers shall 'he bill-cil-11 JQ&i�ld �.k'lihdrawn and have no ellect. whatson.,cr. g, Upon the Ah.plicam and any Iqual successors; licil's, M assigns: J'he Pro Russel] 140. and more particularly -described ',its the lands ownal Ij\. Russell 11-50 LC' bkmio all of Tax Map Parcel's 64-qAy),- 10 land -64-((A),)- 12 ails! Iur,ther 'S -tihotk-n :vm la j?IJt.C-IlIItIeCI .$U.r%tcv of the Remaijjj�jjj� J­Unds.-of June H. Russell, by Fb&I and :Associates ckiled'Februll-N 1 3, 19) 1 . t I I Y Iaaxlf l ?il Rvtnuii!, �' itm,4�(,mo'hcr 20( }3,. Ke,O &e f chniliN I, ' - Il �`(:.y�ri \1 grli. -,I,r Ali t,l1 ri �r• i I .. 1! �i,lrs i3o.itiid ,cptcolbcl -2 i. _00.1 . i', C:'cncralireul.Dc�ili►iimcn "t l';lan, . 11ie applicant hi rchy prof 1c Fs "tO de velop: tlae° I'.ic�pca "ty'in substantial =eonfoa =trance Nvitl a Gel crali, /M Uca.elopiaactit`Plan pie} aced l):y Green ;N �a�, .l ngitacertnbf4ated. S'e- ptcmt?er 16, �U ;f): ( "CI)P }: ipptu�'cc3 ati.'�iart of he° aeon.in? appiicattota f hc.,C ;ill " -;is intended to de I livatiez ilic nl'1' i0t \till and pro i'de access to the, c�>fiiiaae,tci`al andi.r�sirli:ntiat; .l'and liars: Flit :ralindahmtt design tdentified at tlie iniersectietn t>f War icii• °'DiNX,c' slid - '-tacit lboad- h�lrnd'ed fs 'nionded to he developed unli ss the 1 ttkiita l: pattrri'i at of franspcctriati °on ( "GDO 7_ ) . d'eterniines that at itthei- itiferscctiOn 'desitn l during thc:: and -,approval. ctf: the ;Public. Itr►pi ci�"cment P13 t1 ioI thrti l anspofl�iti,oti tmpi ovtnneni. V n:Ua" approval. o'l another interjection dcti,i'6ti at 1 arnei' nri�'e and Air }atirt Road hxte:nded will taut necessitate ap}arO al of, a j!if'w: (DUI', la` the Board'' of S`LIPCI JSOM ,I ]IC'OP Identi''fies t} c 96).'Mf = acre 13usnc�s Gtncral ,(F3�Y I�a�trict, land'.ba } and the. � °�,.0,. -acre IZesi'denr�rl Pca f�riaaanee {Rl?) Diati`let l�n�1 bay,.. -' ' 11:1 'T ;rans'ii%i`tafion; . A. to Participate) The Applicant, hyrcby!` proffas tci participate fu "l!y .iii the Cbnatrt`tinat} l)calcloptncnt' :lttitlaor,it�''( "C D 1 "z) �pccia] tattng distttct:f ' 'the:,putpose of. fi:iaaricingffie constructioaa cif spec), fier puibh�'� i>afrast`i-uct ieflyr dcscttibzd as (,1} ahe .l ntei•state a8l /East'I ev`is Street' ilja c r hr'igc (?) the _t_hproiihfatcs,ot 1'tr'arrior Ditre: "Ariport Road'1 ztcnded .and ")✓ai, 1 evi's Street and idssOei; tcd 12i °c) Ie, Lanes tt11 vibe, Pi peaty ;, ;and (3): certain N ater and sct.vea LaoRal faclttties; associated h ih _se thor(iufl'Iafares. '11i Wil. zati'on of' the CDA pro ads funding for t'liz tiit»t ltarie<<>: s dt ;el(thnient of all 66v r -ed pub.lic ,infrastructure., thus criablino th e(lnstructipii of all O.T those, f<ac:ili`tics i'n� a siii 1-1Te ui�i`fieii project cgnrurrvnf. \NiTl� ili.r !n sf' phase of 1) -iN ate inipreat etaactits. 1f f0 and rtas'on the described, ainprpternct?is xvithin this "sgctlk are tindblc "to tie eoiiip,l•c'kd through Mae (DA fund tag. sc� irce -. tlae.Ahplieant.a�; ee� t;olfuiad and co ipletesaid iin,R htsi coricurrc tit `vv14h the: first- phase,of i III proveli -ients hy- the Apjlhcant: 13i: 1fi %at t.t (tr ;1)t Ikl i nppl,i; utt taerc h� }?i o(1c is tp c(instrttct 'the dklntatc.seclio,- of 1 C17' v ith 'n p aatacee ith ihe; RLI is Impio�,eniei t Plan that �N'`tlf be-apprcitcd l7jt the I, t o �t to Iu ctanlc�rn r),O ] petit tea "�tii�t di �telol)ni nt act "�it1" orl the Property:, Ile � ppl)C� nt sa a`ll dcdic�ifc a fttt �t,i:li ri lit; cal t'a,, cxtendit g from thc,,iiatet,5,ccti n+ tA,i'th fit eeh ru ti]i ticdtu "tliern b�' und'iry. of 'th Prtilicrt; in in' ali��tirriea t consistent tenet" the \ I)O P tP }�rc)j-eci .I?tal tic l,n ;}iio -t'cti Grit J'la'n' fl le tntcr:5ee tiiiii ctf t'I if,pi r llri�e . anal I yt5t ,l,ct t� ;5t t 's.UcilJ 1 ` ctiij(it died sea as "tea mai'ntaiii i,�fst `hc �,i5: tr,cer .as the tlari�ii�rla I'llm mcnt I lid ,rttt�iuc.ticitl; tt,rth,;lrrpzart` Ro,,fd'' F\,wii cd shJI'I he in, the foffn of Aeviscd (ki6bu2i. 2004..R6,ised Fcbruary 17, NM5 1.6, 2!)015. sip(c1056 10. 2005 R'n-isL:d'ScpjCkqbcF Nt,2005* ion des' n "'s warranted a TOUlIddI561.1t. UllIeSS 001 IeS 'that, dffbffier. interkCt, *ili dLll- I g' the rcvi,e\v tend a P prc.)�`al of the PtAbU_ linl5row-ment Plan for thl's transportation , Mfl)r6N'6mnl. I f for° uny roas-on the Jescri.bed 1-ilipro'vements wifliuj, this section are tillable to, be completed flu-101.1011 the CDA funding SOUrce'. t , lie applicant-agrees to fund and complele Bald 111.1proveill.cilt's Coilcuill-eill with the first please of JmproverrientS by the Ail -port R(.,)acI E.Mcndcd )_'hc :applicant Ureby proff'ers- uq construct tile uttlmiat,q section of'Ali-porI. Road Extended ithill the Properiv, ill (oril'Ormance \with the PtiblIc Improvement flan that \\,']I be jpl-.)ro\,cd by VDO'It* prior to any development activity -�)ri the Propictjv. 'Lille, Applicant Sill-Ill dedicate as requircd by V,D0T.,-cxtendin',, from tile eastern boundary of tile 1,Topertv.lo tile lillersectioll with Warrior Drive. Ili, an aligrinw:nt-consistent with the CMP and the V:D0T Public IMpro•*,cment flan. The .-N,pplicant shall install full 'illter. >eCtioll fipprov'cments al' the Front Royal Pi.ke• (Route 52-2)..xnd Airport Road Extended intersection as warranted by VD0T. The mlerscetiori,N.vith Warrior Drive shall be itll,tlle form of a,ro uJidzib:01,11 unless VD.OT Jeterml lie,, flpaf,'lwli.her 1-ritefsectioll.desian is warranted during.- the revie-w-, and approval of the Public -Improve.ment Plan for this transportation i ill pro vem.'erit., IfA'6f any reason the described im-ProvementS 'A:Itll-ln this -cc. the Applicanvagrees section are. L�inahlc, to be completed through tile. CI)A ftinding soui to fund acrd complete: said implOvehients concurrent wit.h the Fi t phase of Ts Improvements In i-he Applicant. 1). Interstate 811Fust!1Ve-vis Street Flyover Bri-dge )'lie. Applicant her(bN proffers to construct a Iqulrrlqne flyover bridge crossing of .�e Interstate 81 t6alk)�Y­ftir fire ,Last T is Street connecti-on between Frederick County and •ihe City J WincheMer. I'lic conSITLICli011 Of the four -Lane flyover bridge and associated _slde\va[ks will be ]']I o6nforrriarice -xviih the Public Improvement Plan that wdl be �apps pved bv VD0T prior to any deyclopnicrit activity on th.e-Property. IT for any reason 'he described illlprb� . 'en)e_hts within this scction.arc unable to be conijileted through -the CDA lllrldillg SQUI-Ce, the Applicant aorOeS,•o i-fund and corril-,)Icte said improvements concurrent the lust 1) C� it I I haS. of irliprove-olents, by tile Applicant. East,'YevisStreet W14hin Properh. 'llic Apj)­l'T,C',_frlt, jito'll"efS to c0llStrUCt the Li.11IMate soctibri.ol"E'5st I'Mis Street with ill . 'tlyc' Propert}, in c'onformance xvith tile Public lnlprovc�m_(mt Plan that :\N.,Iil be development activity on the Property. "I"he Applicant appr�yved b�' Orlor. to �any, �4)all dcjdi�111*; it 111TIlInfuhl P-0-l"ool wide I'lulll-()f'-wav e.mon,dal- fr6in the western houl dary of, tile llrollert_:v to the northern houlu lary of the Property III all al wriment Ifs f 01, "Illy PLAI I �m pro vt? ill C I all. lit; with 111C. ind tile V'l)(.)T ;lj e F e. ron> e. d' -it cr:r. (t tGh r,, 2iA F uss I1 -ci-6r ju Rids i UttiiGcr'r y'UQa Rcthcd Frhruan 17 '(iO 32c,i r,il 61 uri '16 '0115 IZ xi, i`tii ;j,Rmh,ti rya cin the desciitacel improvcmcnj. N.Nit}ii1 this seclici5 are unable to ,be cciniplitW ihr6zuf;h tl c C'n;1 tuiidt 'n, 'source the .rapJ�l,real t of roes t r fund and c �rtI plete ti iid il��fat ;oacments ccrncurre»t 4itf Ilse fiist hhas cif in p-ovcnlcntsby the Applied 'l. I 7�. Coritri:hutron to l Iederick CounIN, G�nc -rail. ,1 t utsPurttrt'=ion Fund 1'he .A pplI lnt ic.rch` pt_rt(7ors tet prmYidc'a monefatv coiltrrbu't -inn une�tndltt inall� °to the ! f-rcd'ulck 'C ounty�' C,en ral Tianti1)-tatrgfa F;unci 'Ili tllc 'amount %of Sl, aoU'ogO Q�,. I,his u ti�, t ck c Cout)" at the tinestf'bu'lcill permimanzt �' unt► ion issuaneecf�ir the: i•csrdcnit tl pc- ittron 'o'f thi. }`'ro}�et,t,} li'z A1�hlieant, shall pro�ride `a pLr unit mcmetary e <iltt "ihufittn o.i'S; {,U; UO'JO {uI'd the S c011 rll' plaent, or such' iti "(I amc)tults kL1sc:d upon the total cl.IeSrdent al. t.u>>ts w'hi'ch ','`i1;1. Ii i i a r cc_] 6I ((,1. }) 1 ;eln "ter -I'aI ccl .C'unricct��ia; l h 1pplrcant _l ereb�'' ptoffe`rys to 'pr`o�ide fir air rntcr = =- paicel pub']ic ,Jr' ct' cori ect it bete -cn the: rc Sid.�ntial pojii n t�f tl z I'rcipetty, and Ta: ; Maj�, ;Parccl' 6'}- ((A)) -I8: If an n)lcr.- p,ucel cofilf -flan ua11,i be. ceinstrticted to. C'MACct Alitl-, another p_cjb]iq street o n tax. Map ;Parcel IVat the, time ,o',f deb :elop��i�nt of hc, ftla] residential phasc< ��rtl in they° Pr�opeitti the Apf heart '�'rrll d'cdr�atc' a 0 foot r' ht Irf =x,a�� Uel��eeit they puh_ic,strect serf <,ing the; esid11tra] ;potation.,of the Propzt ti and Tax Map I'at ;cc l G4- ((f1 ))- 1: .8. and t'i'll foons 'Koc(t l?e pu_lr'Lrc strzet scn ing `the r esMcrtti`al ppyfibn pt the - Propo;tv to I cod nix—t to, Front Roy al ;A'rl:e (RUute ,,)-4 _ l.' . t I.A. B`_i'cGCje-I:an'es t the :1p Aicant 'a er.eb} -j r,offers,'tu construct- brcycic lands A n� \?t arr,'or D"rrx c , Airport �d'. ;aiid Last he � is Stt c t' hin. hPopert_v sdcpic "tcd oh -th (DP'. Rc%rd r t nd � hesc ` hre le lat�cs vkil`1, he de. n�,ci-a5 ,10 lout «' de 4isf�11a1t ltii��S szlxi ite 'from the ;e}iicular I ttai.l 1 tnLs tnd 'include=d as,`jatt �'f'the. 'VDnT cppto� ;i:d }'uhlic. Impro�etleni Plan f`i rc.i crl'thr r o, rd c3�uri'h�d ih2rt e Cf Icir =an} teas "on the descritcc� r]17prt0 v l T17lllt5' rih`in,. tlhts s�cticiti ark tinal?1.c :in be ,comple ed thrcYugh the C`DA ;tunditig seiurce,, the Appheant, to, ',fund ',an,d ;e rn }stet Bird 'irnpru� cnicnf`s cor curr&mt with the first ph=ase' cal" rmpro�.ements hY;tlx - 1fplicajat, it '` ±.G I Cc[ 1 w.,Is r71t iI It-, rCIcTR�bci OD?! �Rc% iscd,SCpi6nha 29, 26(i t� Russ�!9 I �O 111. Res 1de mtkil A. Re5idoifiu'LQse, Restriction Tlj� App%l il'um-t hk�,f01 . jiivl'IePs to prohlbli the f6 I fi*busim), tYpes mthill the 11 �l 1 1.0 1 Single i'Mil I I detaLhed ti. itibj'al i. Garcicn,5partments Ii'., Pliasin" The Apphcant herchy layoff rs ihal Lielflal.de�vlo jim ent shall be phased zto lf I tthc , '0 11111111,)L�r- of 'rCsldCn6a1,7 buildihig. permits to. f6r' per clile-nd'ar- year !an bcainning 1n .the calendar,,N.ear:hi Nvhic'h theAlaster De�lovrnen'i PT js approved. Th appli'et lie lxVr�struct 1q OW.Prini" �vfliin the "'Res, deftti'dl Performance (jUi) "Districi. 1,141i'd 'bav is4,111 b 'con"Stpue'tej Masollf), 11YaR trgatrl).Oits. (Le, brick-, t ivale over arc,hiiectural" blo.c-R'. n'atunil, or otiltur.ed .510rie. or gq I n a �h-A 1 uni of ei�oht.y •p inWC pe Ctnit tile C-xt J, r,��,a L I e z, I Surf -e, -,I't siv; "of,g] a \Mon: ars Contr-ilJ,Ai'ojyto F'st btish Roiiie,mmiers' Association Fund,� 1 he .Alpplicant ;lien -by:p TersAwestabl"',,l) a start7up . Rind development yof V- w.1th'frl the Rroperty-4hat an initial Iurn.p''SLII F IIIPIiN 11lelA 'Of $2.5001DO'by the I ant and an add 41 o , na A ,payment of $, atti�d` I 6t, of whIch the lS:Se- stimc�it. for 10,0 DO fort each 1�1, eki'i is to be colleL-,fed at the ,tiio,- of` "iiniiiai,Ii-a'nsfeil,of"title and lie:, -11 onicoN-ners , Association ('110,ok,") LalngLftdUe Vv111 Ile lnc ti R sllr 'Lfi-ve Covend-nt' -it ain-d' Deed of y) rq e��, 1-11 1 t 10 trIan'sfer . qrb. o I x - oi I er I sh i p� 11) a t ols-11fes dic, �av'ai Lit)] hAv! of tho�se, fiinds I pfi6r I)o �ufri2iup fu It'll e all and ffiafnl��hanc p�()ns A from the A I th PPIK ,funds Jof tfe- 61Q shall ti -'ade I'Or ilia `Pllrp(; 1_1 , YY R '0 of,rnai lie Ialc. `o'f all I'm Provemens the C();111 I 1Y 1 areas, ', hjlity insural Cg strect fig•ht a - s essnen s .iii T, I" 1, 5`0 R E. R t; set CJot' iii "r n7 '(]G' " i:eii l c t ruary I i 20051 Rrri i•ri V,n cl l;l, �li(li lit f, \p l,.fi �rnirnI fIvI A6 Iif Revised Scpi6nbci 28; 2005 .'11oiietaarns (-ontribij ions lo Oif'setAinpact a1)mv,elopmog, Hie and :rsi nc l ��tineis o'1'al e aho to desci;the:d ptohc "fty hcrely.,�c>l antattl)i hrcaiier that in tlic c�:cnt ic�i ntn� ill,pltwtic�n' U'1 t) >, is apptov�ed; the�,undcitii led va,ill piy�tc the Ise -abut ct" :ol 6,intt thutions as follow-s; -I "t tti ndtc.d that the I itieal Impact 1\lodcl Output R'lod -itic pr,;ip tt �d bs the I rCdct tc l C iatit)t� Planning ll�la?it tniett stn Oc,tohu ' ^6. '_O. {) >ndi'Cai�s 'tlac c_onhtnec3i i ztit�tLiti�il rit>d cctriii�eritil usi s pii�1'jLt�dPubouoh t iiti ri:_ronm will NJ ic;t s'din to> Prederiek niemct�ira -: cuntiihut +t:o�ii ��cc�tJti that tt��jtcatcd KN thy t;esult5 of the I t caa. Inapac,t cl'Uutput i\10( ule. -1. I'uhl;'C Schizo ,� stc`i 1 h� xljiplii:ant ji reh� pt6 "Is to c`ti,ijlit�ik�yi_te $?.O ), )pct t ;esilduatial unit to Vic ciircctei to i"icdei;ic;l: krdi its. I''iihltc ,5c,hocils. Tlii -s ahl hL11(i at the ,tiaiae o,f :butl'diti�� „per Ili” it issuance ci'f caeh toside n tt tl d yelling unit oil, the :1?ro p rta". 11.. Fire,and Re:scuc Sea °v ices; �. The APIDli'cant huw;� pro fus tc e�t,ntri'bute nl:. UUCI OO�for. i�e ar, rescue ec.FVices co he directed fo; the local_ lire and fc-scue.c) in}aaIiy hrcw it i'h(_5 first respQn k- sc v°icz to ihe, 5 1'iol>crt) T pi's. nrc�net u� ccinirib :ution, shall h , paid. ai, the, tiiiae of i'ssuane.e of tl e.firsr huildin -__•permit pn,�tlae I'rojuij. • I � ' Storan�vatti Q'.ualhh= ,Measures the a })plicant liuebv, 11r ffia!s that all OmmeTcial and re5idcntial site !plans �t hiaaiited . to l i;cd� l tel: C � tnt� \ \; `II h do si�»c -d vo "I pl,em n' l po Impact 1)eMolin cnt .(L.10) and sir , Best Mattaoejlle•ni Practices (.B' j[q tc), promote yu li -) -, IIeaSUI -CS. i. S >icment. \vi,l_l, be provided >,n each .commercial tnd tc Siir vital stt� 11,111 1 •'t- lie party or part'i'es responsihlc, fir niaipt�ttnitag these LIi),andror 131\fF? f iul:ities asa cunditi0 �f`s to °pl'aa1 ap'Pr Oa']- fhb 6,app'I cant-'l ctch�,';1?to1•ICT to c�tthl�ish a no �ittituthan4c, a5emci t vti'itl in tlir: l;iiilalo: I -.iA, R`,uIjL streaan v,alle\ that. Is depicted tin the (_ DP..I a?;urpQSe• C)1 thi"s irci ' distuah ins; easenlcnt is t i prt'ihih t dc�° lcipmcnt atf tUti s v\:itliii . t1 le r011111 r•rc ul attdlr�ti d ntial kand htvs; hat!ar� I�>eat�J \a'th-- thed�.lined aiea, The tcti\aitv tlatit nri ° oec;ua^ \v.iilii this no distttrhtil ce eJs�mciit`"will include u installat.'trn and t s t'ilyi t\. iaio]<< 'road civssi lilt thr c6iii'ivatioii' cal' \Varrip'r d (ii"m"I'1 (),:10L)ci 2.1 2004 rL1S.'III IAGRC«Eonhw Rn Ised (.Mober,1i, 2004 Revised FL:hru_3rN 17- 200? kcN.isc&Scptcmbc_i 28.x2005 V1. S _Ynatbre The conditions -cd above shall be bincil,ju, prOffei tipon ale heirs " 'executors. - adminlstfator`,, assigns and SUCCCSSOTS III 01C. interest of the ld oxviler. is rezon-mo-and III th-e event the Board 0FSLJP�I_vI.;(2)rs grants this accents the( c)'ndltl6ns, the prof'f`ered conclltionls,Isli.al,ll, lapply to the land rezoned, Ill addition to Other f&qL61-z111CIIIS Set forih 1n tht, Fredcric'k- County Code. SLhl 'tt?d: lanauer Date �,er L11' n c I �v. N Russell l SO. L Coill Illcm \vCAI th of V11-01111ci, cltvCiDof Y­edev- (c� To W1 tt: The foregoing instruiiieiit was ack'now.1ched,befOre me this 351+1 day of apfenl �X.r M06 by _D�Iver Ise LC My't'oni'misslon E\,pircs . I-AVV NotarY. Public 64 -A -9A FRED, L • GLAIZE, JR. T.M. 64B —A -73 RESIDUAL •77?UST do . 114. .IPF / CALVARY CHURCH CAMPF7ELD LLC ` ,� OF INE BRETHREN o;N INSTR. IF040022471 . ��� !�� DB. 328 PG_ 681 co �o •.�' FENCE POST d° T M 64 -A -11 R, ARTHUR' A.• BELT do !RF F.M. 64 -A- J0A 5 7/2" IPF CALVARY ,CHURCH OF g JUAN %TA S BELT • THE BRETHREN DB 710. PG. 255' D8. 465 PG. 464 T.M. 64B -4 -E IPF (PINCHm) " KlR9Y L. HEPNER, R.,,& �! LOUISE R: HEPNER' •�i 314' IPF DB_ 319. PG. 15 .h� 0 S h 5k%52 s9 �� o • �A00 ���' E` e� 1 ' I- IR, J ROYAL kf � c L 1 �o� (ROU1E 777)' ..N Q. IRF 4 V �' T. Mi 63 -A -150' 1' IPF L17 B2 ZONE PT 4 c" � Cc vDH MON PT 9628 +/ ,ACRES • 1RF' W /CAP V' cc 518 /RF O q0. ?,. FENCE POST r .y PT' ' ..N. IRF W /CAP IRF W /CAP ell PT PT 4, PT tis PT RP ZONE 54.0` +I ACRES TM. 63- A -123A £F.0 1NVESTNENTS, LLC D8 968 PG 354 500 0 500 T M 64 =A-18 WNFRED G. KOKORSKY T M 64—A -14 08 468 PG J50 /CI MEL .S., qtr_ GRAPHIC ;SCALE CHERn SHEPARD. (IN Ftrr) 1NSTROJ0000500 EXHIBIT SHOWING, ZONING DISTRICT LINE BETWEEN RP ZONE` AND 'B2 ZONE ON THE 1-AND OF RUSSELL 150,, LC SHAWNEE MAGISTERIAL DISTRICT, FREDEPICK COUNTY, VIRGINIA SCALE-J-=300' DA. TE: SEPTEMBER X1;6, 2005 GREENWAY ENGINEERING 151 Windy Hill,Lane Engineers Winchester,` Yrginiaa22602 Surveyors Telephone: (540J 6624185 FAX- (540) 722 -9528 Founded,in)971 www:greenwayeng;cQm 3701 SHEET 1 OF 2 _ C1NE, DATA, I 5i S S 01'4627_ `W 1 1154;61;' L2 S S 69640 20 ' W'. 2 26:96° ` 5i S S 01'4627_ `W 1 1154;61;' L2 S S 69640 20 ' W'. 2 26:96° ` L3 S S 29'13.'19 ";W 6 64:04'` L4__. .. S S,01-4741 -'W _ ` ` 5.2-5-T L5, . 5 5:55-5357 +W" . . :51.18•" L6;. S S '14'0824' "V _ _ . ,59:50'' L7 . N N_• 69'51'16- "W 3 375.`10' ` L8 N N 7l'05 58 ;W 3 333 41 L9. ; ; N 56'54 f9 •E- 1 1.45.40' 00, N N 03'14 46 W - 1 197.69 S "5 ?-5135;: f $ $00.62 .La12 S S' 4T4.9 22 E... . .- 272'65.' VJ1 - "_ , ,S 3118:35 W' 4 497.94 -^ `14' ` a N N 58'15'41 W' . 6 6107M". 05° ' 'S' 31;06:34.' W' t 7 799.'82' it 6 S S02-01 . eW 3 332;'70 L 17' ' 'S 8753-44"' CURVE DATA CURVE- AAOMS" :; ARC' CHORD: :BEARING _DELTA CJc... 5674-58'' . 174;`64' 474:63 "_ S 0?'3921._'W ':. 01 45 48' C2. 6161.'!6'` 277:'02" •.278:99" S: 05'59-39-` W- 702'3434 '- C3._. _ J1698 " 417`88 41758 :: S?03'29,56 W. 073317 a ;. NOTES; 1. THE, BDUNDARK INFORMARON. SHOWN -N£R£ON is - BAS£D "ON. A ,CURRENT 'FIELD ' SUR4iE?' 8Y rHlS` .FIRM, C6M6 LETED'_61 RAr 18; 2005: I 2., NQ `TITLE `REPORT :fURNISH£D 'E4S£MENTS AIAY''EX/ST WHICH ARE NOT SHOWN I IRE `= 1/h. IRON RE34R FOUND - 1PF = - IRON "PIPE'FOUND �WH, MON _ 'CONCREff VDH MONUM£A7 FOUND PT. =: POINT °(UNMONUMENTFD) . i EXHIBITT SHQW.ING -` ZQNING° D►STRlCT LINE BETWEEN RP ZONE <A°NU B2 ZONE` „ ON THE `LAND OF RUSSELL 150, L C i t SHAWNEE MAGISTERIAL D/57RICT FREDERICK COUNTY, `VIRGINIA SCALE N ;A, DATE: SEPTEMBER '1;6`, 2005' G REENWAY ENGINEERING I51 Wtndy FIi11 Lane Engineers: tench "ester T�ugrn`ia ;22602 Surveyors Telephone: (540),'662.4185 FAX (5'40) 722,9528 F64nrlr4 in 1971. �wwgrecnxayeng.cOm 37p.1 SHEET__ a ;. NOTES; 1. THE, BDUNDARK INFORMARON. SHOWN -N£R£ON is - BAS£D "ON. A ,CURRENT 'FIELD ' SUR4iE?' 8Y rHlS` .FIRM, C6M6 LETED'_61 RAr 18; 2005: I 2., NQ `TITLE `REPORT :fURNISH£D 'E4S£MENTS AIAY''EX/ST WHICH ARE NOT SHOWN I IRE `= 1/h. IRON RE34R FOUND - 1PF = - IRON "PIPE'FOUND �WH, MON _ 'CONCREff VDH MONUM£A7 FOUND PT. =: POINT °(UNMONUMENTFD) . i EXHIBITT SHQW.ING -` ZQNING° D►STRlCT LINE BETWEEN RP ZONE <A°NU B2 ZONE` „ ON THE `LAND OF RUSSELL 150, L C i t SHAWNEE MAGISTERIAL D/57RICT FREDERICK COUNTY, `VIRGINIA SCALE N ;A, DATE: SEPTEMBER '1;6`, 2005' G REENWAY ENGINEERING I51 Wtndy FIi11 Lane Engineers: tench "ester T�ugrn`ia ;22602 Surveyors Telephone: (540),'662.4185 FAX (5'40) 722,9528 F64nrlr4 in 1971. �wwgrecnxayeng.cOm 37p.1 SHEET__ ,/ Om o> 'E I L RUN C� �— Jr- z 9 p . two 0 a O C-� o e � •i m ro c� 0 J ��► � ,moo c� d o � L 1 $ $ GENERALIZED DEVELOPMENT PLAN RUSSELL 150 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA N ° l n DATE REVISION 0 GREENWAY ENGiNEEI VlWhestw, Vlr&° 22W2 Tmlft�° °'°- "2-«65 ::..5pa�an��. am r Z� oco) 9 p . two 0 a O C-� o e � •i m ro c� 0 J ��► � ,moo c� d o � L 1 $ $ GENERALIZED DEVELOPMENT PLAN RUSSELL 150 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA N ° l n DATE REVISION 0)- nwr rn� moo- vumy .. GREENWAY ENGiNEEI VlWhestw, Vlr&° 22W2 Tmlft�° °'°- "2-«65 ::..5pa�an��. am r rn q ) co 00 08 I 0 r-1 i m r f D\ m� \ Z \ \m1 v 9 p . two 0 a O C-� o e � •i m ro c� 0 J ��► � ,moo c� d o � L 1 $ $ GENERALIZED DEVELOPMENT PLAN RUSSELL 150 SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VA N ° l n DATE REVISION 0)- nwr rn� moo- vumy .. GREENWAY ENGiNEEI VlWhestw, Vlr&° 22W2 Tmlft�° °'°- "2-«65 ::..5pa�an��. am r ra �u . cu _x E cu 0 > - :3 bo ro Ln a) m U aj U " U 'M UM l6 00 .0 0 X, :E8 aj u E-- -CU E' U. :• m 0 0. �. V L U U c -a) = 0 E E E' 4_j 4-J C: u -0 C 0 x 'E x' C: 4� V, (U 0' 0 -4� C CL 41 C. C: ra O ar to u N G) L. • o� �u . cu _x E cu 0 > - :3 bo ro Ln a) m U aj U " U 'M UM l6 00 .0 0 X, :E8 aj u E-- -CU E' U. :• m 0 0. Q) c E tto c U U c -a) = E E E E' 4_j 4-J C: u -0 C 0 x 'E x' C: 4� V, (U 0' 0 -4� C CL 41 C. C: O ar to u N G) L. • o� �u . 0 > - :3 N .0 0 X, aj M' .0 C: CL CL F l7 to 0 L c E tto c DLO 0 0 4_j 4-J C: u -0 C 0 c M 0 .— -4� C: 4� V, (U 0' 0 -4� C CL 41 C. 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" �xy.�rJx ac t,»G -- r B a s� CLARKE COUNTY _ � a +� � a �c L 1460N r- 'FREDERICK)PIKE) _2W I INCHESTER VAf22603'+'_ i rr d. 7 s x>,*c.'•'' .a`P dz`FW4''.ejn ° ,..+., '�` '�, ' �,�„�5p �' ,� s .^-- 1 � y+� r s-'f T p.�•y-�'t¢ r ,x a1+.+i nny.,.tr r'�'..r -,? 'r J..% {'7„ 1�"'` , } p e rrts - WAVY I x,,,',�.^".o--�„ 3 , cf r ca u. 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" �xy.�rJx ac t,»G -- r B a s� CLARKE COUNTY _ � a +� � a �c L 1460N r- 'FREDERICK)PIKE) _2W I INCHESTER VAf22603'+'_ i rr d. 7 s x>,*c.'•'' .a`P dz`FW4''.ejn ° ,..+., '�` '�, ' �,�„�5p �' ,� s .^-- 1 � y+� r s-'f T p.�•y-�'t¢ r ,x a1+.+i nny.,.tr r'�'..r -,? 'r J..% {'7„ 1�"'` , } p e rrts - WAVY I x,,,',�.^".o--�„ 3 , cf r ca u. '���'a.^-a" tie u- pp:zr• q r Forte L _ pp U, ,_��i 05'1`4�0�5i1,8i iii 6304 83ii' 3 5 9,} y ,.T °, � �M rrte�,, Yip 1.-1` c:�(C'y ryn f. � . v, a, .� _,�M'• -t€ �.v;.li .IAYW'� b. -.:. .r �',�- Y _ _ d o G Car-di ce::Perki'ns° „ From:' V1 aye Corbett, Sent: a; Monday „August 11, 20.1'_4n9 38;-AM To Candice Perkins Subject:;, RE': 8150' /,Herita e Com _..9 rrioris , I. REtaxesare�- urrent as of this dater. Wayne, 1 ,, 'AR� �. RR, - � cw a 0f6�e t�f�Treasurec. . r • ta'�nrt5t�q,� V�i ?''0�14; - � - `R Won GartS;tt t�t[3i Pt ta�ie g i st1 5 i^ aa P! r 11666. Fr "'k 54 Ab - Frraro�4CKrdrU�:.6�'�� fe�t}'9ecv!! 4°el tl� +' , From: Candice Perkins Sent, Monday,. August 11, 20148:501 AM To 'Wl yn_e;Corbett _. Cc ;• Enc Lawrence r = Subject, 8150 /Heritage Commons Hi. Wayne, li Canryou°verify if the R150/H, eritage.Corhmons,prope'rties (63 -A- 150,' 64 7A710,'64- A.12),areicurrent with. their taxes? Th'a n ks,, 'Candice. Candice Per'kns.; AICP 4 Senor Planner Frederick County'De,par,'tment of Planning &,bevelopment 107.N;orth Kent Street r ' 1 _ i'nchester, Virginia °:22601, • i (540)665 5651 - (540),'665• -6395 (fax)' - ' cperki'ns @'fcva.us - www.fcva.usr .. • r 1. - I r That the inforr 'atiori contained in this Reneficial Ownership Disclosure: is . complete, that all partnerships, corporations and trusts owning 10% o or, more of the Applicant, Party in Interest, and/or Title.,, Owner of'.the land have been, listed: arrd'broken down. WITNESS .the following signature:. tl�, y€ Earl W. Cole, III` Its` Manager STATE/COMMONWEALTH OF' A / , CITY /COUNTY OF, Tl CI ,.fo -wit: The foregomg instrum ent was; acknowledged before rne' this d'ay of August, 2014, b ole; III, Manager of RL5;01 SPE LLC. GIOWpF otary Pubfic � U/ 40RE _ssion,exprres Registration Number: y: Earl W. Cole, III Its: Manager _ STA J TE /CQMMON WE . .. _ LTH OF CITY_ /COUNTY OF, / (/ , to =wit. " The `foregoing :instrument was.acknowledged before;me this day ,of August, 201 -4, by Earl' W. Cole, III, Manager of Frederick County Center, LLC. R- N ary Public CRO My comrr ission expires .' ". wP..••°•''''• �F9 . Registration Number: aQ •o M i A09 ? �, m% •,, OR E eGOJ2 Beneficial Ownership Disclosure Pursuant to §'15.2 -2289 of the Code of Virginia, 1950 ;as amended, and §165-101.09 of the; Code of the County of Frederick, Virginia, the., Owner provides the following, complete disclosure of ownership or 'parties in interest of real estate for which the application has been made. Applicant j Heritage. Commons, LLC' 1,40'N. Hatcher Avenue I Purcellv.ille, VA 20132 There are 1.00 or fewer shareholders and all shareholders are listed below: B.A. Griffin, LLC . Bruce A. Griffin. 140 N. Hatcher Avenue Purcellville, VA. 20132 i i Tagua, 'LLC Matthew B.. Milstead 13567 Cobra Drive,, Herndon., VA 201.71 Duncan, M'. Black 8229-Boone Boulevard Suite 630 Vienna, VA 22.182 That the information contained -in this Beneficial .Ownership Disclosure is complete, that all partnerships, corporations and trusts .owning 10% or more of the Applicant and /or Title Owner of the•land have been listed and broken down. [remainder of page intentionally left blank] WI_-T,NESS ithe following signature: By: Matthew B. Milstead Its: Manager' ffArFFYCOMMONWEALTH Or' Vir niq eff3tz COUNTY OF �YPQ�IC)4' to -wit: The "foregoing`,instrument was: acknowledged: before, me this, day of August, 2014, hy'Matthew B.:Milstcad, Manager of Heritage Conunons,,LLG. Nota Y ubli: ' OeoQOVee�oaooeooA® My commission expires: °po Re- istration_Nunlber �; O,TARY REG:# 7155256' N � MY °COMMISS C-) ION: off; EXPIRES g o 92131720 IS; °° ?tr a T H O o 0 0 ®° Pee000ee� REZONING APPLICATION: FORM FREDERICK COUNTY, VIRGINIA To be co ey Plan Staff Fee Amount Paid $. ash 79. 5, 7nnina�' Amenriment Nn`mher- 0'2-.1,4.. bate Received . A„v R ).n,i A The; following information shall be pro,vicled by the applieant:. 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: Heritage Commons LLC Telephone: µ(7O3) 338 -9599 Address: 140 N. Hatcher Avenue ceilvd Pur le; VA920132' I Property Owner (if diffe rent than above)- Name: 1.50 SPE, LL-C Telephone: mm(443) 263 -2987 Address: 621 E. Pratt,Street, Suite 600 Baltimore MD21202. v �� 3: Contact person if other, than above: Name: Thomas Moore Lawson, Esquire Telephone: (540)t65-0050 4. Property information: a. Property Ideniification•Number(s): 63-A-150,64-A-10,64-A-12 b. Total' acreage. to, be rezoned: 1150.-59 + C. Total acreage of the parcel(s) to be rezoned (if the entirety of the parcel(s) "is not being rezoned): _ _ d. Current zoning esi nations and ac __. _ _. g g {) � acreage(s) in each designation: _RA and B2/RP' e. Proposed zoning, designations) :and acreages) in each designation:: �s 1 y r = Shawnee f. Magisterial District(s):..___ 12 _ ,L�1�1 5, Checklist.:.Clieck"the fiillowingitc rri,�, that have been included with this application. Location =map Agency_ Qom_ meets, m Plat Fee& Deed to property lrripact Analysis Statement Verification of taxes! paid, Proffer-Statement Plat °depicting exact n eeis:and bounds for the proposed zoning district Digital copies .(pdf s) of all submitted documents, neaps and exhibits 6. The Code of Virginia allows us to request full. disclosure of ownership in r•.elation; to rezoning applications. Please list below all owners,or parties in.interest of the land to be rezoned: R'150.SPE, LLC; Heritage Commons, L LC; .Frederick <County Center, LLC i 13 9 The following;information. should lie proyided accord ng'to the typeiof`rezoning proposed: ,. Se6 attached Amended'Prc&r Statement= Number.. of Units Proposed Single °Family homes:; T.owrihome: 1Vlulti- Family: Non Residential Lots; Mobile Home: Hotel Rooms: Square`Footage ofProposed Uses` Office: Service. Station:, Retail: Manufacturing . Restaurant: _ Warehouse: Commercial: Other: 10. Signature: I (we), the, undersigned, do' hereby ^respectfully rAakefapplication and )eti ion the,Freder ck`. County Board of SupetVisors'to ameiid:the zoning ordinaiice and,to change the zoning map 'of Frederick County; Virginia:. 1. (we) authorize. Frederick County officials to enter the property` for site inspection purposes. 1,(we) understand that"the s'ign'issued when this application is, :subniittedtrust be ;placed at the• front property line ataeast; seven days prior to ther'Planning Commission public hearing and °the Boardof .Supervisors:public.hearing andmaintained°so as to be visible from theroad right =of -way until the. hearing. I (we) hereby= certify that this application and its accompanying materials are, true and accurate to the`besVofmy.(our) knowledge. Applicants) Date: Date: Qwner(s); c :4, Date: Date:. Executive Vice President 14 f . he foticzry ng i fora atit its t i& ,kip` Ovid e€ c s t cti to tta� type of _ a .,._ p�-�ypttsect, aee'attached;' A ►�n�ibd (gaffer Mate "m' rit, . iamt�er �f Utut� I?i���ses an I� arrzzfy hazrte� z To dlio tee: ' '''Natt�'R�.�,ic�eriiial Lots: I�gcibl' "eIiczzn�. NcitetyT�c�oz�s { e- S�u�re�Eaotane �s:Prcasa��d Uses, - i�tc e w: eie S.taticar'.; a:. Rttarat� iahaaas_:= Sig_ xza pre: I '(u=c }', the .under�f_rhe' 640; h 6r e rrea ec4 'idt n� ltic a .3' cata<�r ;anal tiicsi ;thi I i,e Brick: i Count4�3tara�uf Sia P Y t I' t? } r zsats tc� ainez�the'?onin�iardznar� e an :t�xc��arr ert3 c e�nirig =rr7 I af= Fzuti€ rzck''Cc�unty; irir rita I P : atzthonze P' ret Sri_ jazaty .af €_il, al"s tip enterutl e: „ �Prpperty fpr S to "nsia ct►c"z p rp��ses, _ l we 'txnr ers't nc3 that tlzc :s 'gn iss ,eel � ir:n th s a pii�ati0 t5 ��a%rznztle i.mu�t.oe Iaceci at; fk�e3 iY liz e at least .§eveja_tik�ts; c�z tz� the't'a r�rzing C�rzzliaz� czri iab i , }ieu ng Y azati °ti 'Boar -t, S�i��rvz4�irs pub li�`�a�ariz7g �i�c� rr �znt- "" — d sc?.as icy tie �riszi�lc3ft �?tn the i;t�ati rigl t,; ��ray i�ati l.th -i ear fig. I (use)aertay c crtrf v tst this app, ltaiczi aaad its accirpanj itg azatexii's era. tz�ae end. a izrate t� tl e:best of y, (bur)Fknowlcdgc. site ` ppticant(s }' f' r : -- 7., Adjoin*Property.: PARCEL4D NUMBER USE „ , ZONING 63 A 1'23A Vacant land RA 64 =A -9 Vacant land, B2 6;4 A40A Vacant, land :for Church RA 64-A-11 Residential RP ' 64-A-1 4 Vacant land B2 64 A -18 Vacant land 'B.2/RR 6413- AA-9.1 Residential Y RP 6 4 B - A T) Church 132 64B -A =7313° 4° Vacant; land RP 6411-A49 Residential RP' 6413 A =92 Residential. RP 64j3,4,-,E Vacant; land. RP ;641 -4 -F Residential RP 64B -4- -H Residential RP 6413-4 -8 Residential RP' 6413-4 -9A Residential, RP' 64134 LOA . Residential. RP 64134-25J Residential, RP 64B -4 -26 Vacant land RP 6413-4,21 Vacant land RP 6;4B -4 =28: Residential RP 64B -4 -29 Vacant land RP 6413-4 -30 Residential RP +6413-4 -31 Vacant, land RP :641 =4 -32 :Vacant land RP 6413-4-3'3 Residential RP 6413 -4 -34 Residential RP 6413-4-35 Vacant land RP .6413:4-3,6. Vacant4and RP 64BA -37 Residential RP' 641374-38 Residential RP 6413-4 -39 Vacant land RP 64C A =;1 Residential RP' 6 4C -A -2 Residential RP 64:C -A=3 Residential. RP 64C -A -4 Residential, RP 64C -A -7 Residential RP ;6.4C -A -9 Vacant land RP .64C' -A -11` Residential RP 64C -A -.13 Residential RP 64C -A -] 3A Residential RP '64C- .1 -'15 Residential RP ADJOINING PROPERTY OWNERSW' Owners of property!adjommg'the land will be nofified of the Plannmg`C:ommissiotrand`the Board'of Supervisors meefings. IFor ,,the purpose of thjs application, ad�;om�ng property is,any property abutting the requested property on the side or `rear or any property directly across a public: right of way, a p rivate, r,,'ight of way, ,or a via °tercourse from the ;requested',propert. The applicant`s required to obtain the.fol'lowing information on ad�oinmgp °roperty. including 'the f parcel idenfification number: which may be obtained. from the office of the Commissioner of ! Revenuer The: Commissrone� of the Revenue: is located on the 2iTd floor of;the Frederick County' Administrative B"uildin"g, 10'7;N6)4h Kent Street. Name and Pro er • . tY Identificafon, Number P�. Address Name„EF'Gs Investments; L;LG 340W.. Parkins-Mill' Road Winchester, :VA 22602. Property ° #,63- A -123A. NameMadison II„ LL'C 558' Benh;y5 Beach Road Front Royal, VA 22630 Property;# 64 -A -18 Name Michael `and Cheryl She,pard' 17.9 George Drive Winchester;. VA 22602 - r Porty; pe =64-A -14 Name,,Wntie Gibson, Jr.. 867 Front'R'byal Pike Wmch'ester; VA,22602 erq.P e64C- A- 13land 6 ,C' A -13A I Name William and KrM8 Lucas P... 831 Front Roya Pike V1/inchester, VA 2260 Property ± #64C -A -11 NameUVinchester Outdoor. 355 & Potomac,,Street Hagerstown; MD 21740 Property, 964C -A -9 name Cornersf'on'e LP, 'L.LP PO Box -2497 Winchester; VA, 22604 _ Piq e_rty #.64C '1` 1�5 Name Elwood H Whitacre; Sr, 721 Front, Royal. "_Pike Winchester,, VA 22602,. property #..64C .-A=:7 , Name Charles ..and Darl;ene,,Barnard PO ;Box 4585 Winchester; VA. 22604 Property: #'-64C -A=4 Name and Property' Pdentificationf Nuriiber Address NameJo'seph;dand Lynneffe E`mb.ree ,,687 Front Royed, Pike °Winchester,. VA, 22602 Property. #64C =A -2 and. 64C =A -3 Name Ronald and Monica Grim 673 Front ;Royal Pike Winchester, VA 22602; Property #64C -A -1 NaineS,helton and Geneve Conway 667 Front Royal Pike Winchester, VA 22602 Pr6peV'Y #.64'B =A -92 and Judy Young 655` Front'R'oyal Pike Winchester, VA 22602 Eamlip_ 48 -A 4 -91, Name,&Mttie D. Dotson. 371 Chlmi ey Circe ' Middletown, M22645' Property #64B -A -89 NameBarbara Ann Hotta; etal. c/o Wayne, Godlove, 325' Tev'is Stre=et Winchester, VA.22601 PropertyA64B' -4 -8 Name Cfiarles and Elener McFarland and,Chafles C. McFarland, Jr. R' y 116 0, al ,Avenue Winchester, VA,22602 Property; #.646 -4 9A and 64874-1 OA ame ' Htt NCl oh 131 Royal Avenue Winchester; VA.22602 Property # 6484-3.8 "anal -64B ,4' =39 Nam4ohn and Marsha.,Kel,ly 137 Royal :Avenue; Wln''hester, VA 22602' Yroperty#64B =4. 36 and:64B -4 -37 Name,Eric P. Yow efl 14,'.9 Royal Avenue y Winchester, VA,22602 Property #646-4 -34; and; 64B�4=35 ,NameThe BrihMildld Group, LLC PO Box 33:7 Ashton; MD 20961: a :Property #'64B: -4 32 and 64B. 74 -33 Nam6Bonnie,J,ean :Oates and.' Misty:Dawn'Miller 151 Front Drive Winchester; VA 22602 Property #;646 =4.30 °and 648 =4 =31 Name Charles and Betty Courtney 161 Front Drive, Winchester; VA 226.02 . Pr6perty`#;64B4- 26,'648 -4 27; 64,B4-28 and 64B -4 -29 NameThomas S. Mudd 179,Front Drive 'Winchester VA 22602 Property 9'646- 4-253 16 •_, . d 'N a me,Property°Identification Number,'' - ' : °Address Name;Robert and' Patri cia Shank 185 Front,Drive Winchester, VA.22602 Property #64,874 =H Name Tara M.:Cro en " • = TOR Drive: Winchester, VA 226021 Property' #64B -4 -F NameArthur. and Juanita-Belt .,. 201 Front Drive Winchester, VA22602' Property #64 -A =1'1 Name Daniel and A'n el °a Hepner g. 2561Devland Drive Winchester; VA 22603 Property #:64B =4 =E_ ". riameCalvary Church,of the B'.rethren U Front Royal 'Pike V1/inchesler, VA 22602 Property #',-'64- A- 10A•an'd; 64,bA =73. Name FLG Residual' Trust Properties; LLC TRO, Box 88$ = Winchester, 0,22604 Propeq 464=A -:9 Name FLGtResidual, Trust Properties; LLC•and Campfield'; LLC ,PO' B °oX 8;8:8! Win, chester, VA,22604 .Property #`64:B- A -73'B Name Property. #' Name Pfoperty # Name- �PfopertyF.# ' Name ' _ Property# Name; `Property # ' Name .Property.# Name. Prgperty #'