HomeMy WebLinkAbout03-14 Proffer StatementCo
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PLANNING COMMSSION: October 1., 2.04 - 'Recommended Approval
Ociober`8 2014 ❑ APPROVED' �❑ DENIED.
BOARD: OF SUPERVISORS ":, x
.AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
REZONING OA- t4 'MINOATROFFER REVISION OF GOVERNORS HILL
WHEREAS Rezoniri #
- � g 03 -°14 Minor Proffer Revision-, of Governors Hill,,sibrriitted.by Willi °am:H.
Gordon Associates, to revises the proffersassociated with Rezoning #1;0 ='08 and, #05=:13 relating fo ,the
"Transportation'''section.ofthe proffers:was considered.. The,
proffer revision, orfg nallyproffer;statement
dated S "epten! er` 2, 20'08, with a °final recision :dated `September 18;; 201`4 °applies Only Pto the properties
owned byJGR Three; L.L.G. (.647 A786rand )64 A,87), and doesinot.impact other propert es,identified under
the; Governors Hh Proffer Statement These modifications include the 'increase fromx200,00,0 to 3Q0;000,`
lsquafe .feet of office, floor space "which may `be, developed, utilizing access :from'tlle completed portion of
Coyerstone Drive_, This increase ;in floor space is located in Sections 15 2} and 15 %11 of the proffer
estatenent.
WHEREAS the "P"larinui Cornmissi'onheldda pubtit, meetin on.this rezonin on October `l: 2014
and forwarded a recommendation. of approval, and
WHEREAS; :the Board of S-, pervisoi s held a publicameeting on.this rezori ng.on October, 8, 2014, and.
WHEREAS, the Frederick Uounty, Board `of Supervisors finds the approvdl of this rezoning °`to be in =
ih_e, best "interest' of the pul?lie, health;.aafety, :welfare, :and "in .conformance with_tlie" Cornprehensiue
- Policy Plari -
NOW, T'HERE.FORE, BE IT ORDAINED by the `Ffederick,C.ounty.Board of Supervisors"that�
Ch4pter':1.65 of`the Frederick, C(u ty Code; Zoning,'is amended to revise the proffers associated with,
Rezoning °# 10, ,0.8 and OS =,13 relatrigto °the " Transportation "zsection of the proffers: This _minor proffer,'
°revision, originally proffer staternerit dated' September: 2, 200:&; withia final;. revision dated ,September.
18,,;- ;2014,,
modifies thet . square feet of office floor- space from ,2Q0000 to 300;00;0 which may be
developed °using access °.from:thecompleted portion of Coverstone,Driue;
`PDRes #3,0 -1.4.
03
REZONING:
PROPERTY,.-
RECORD OWNER:.
APPLICANT:
.; PROFFER STATEMENT
RZ: Al0 -08: R4 and RA. to `R4
278.0 Acres' +/
Tax .Map & Parcels 64 -A -83, 83'A, 84, 85, '86; and 87 (the
"Property")
Carpets Valley :Development, LLC and Governors Hill
LLC
Carpers Valley ,Development, LLC and Governors Hill,
LLC
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PROJECT NAME: Governors Hill
ORIGINAL DATE OF
PROFFERS: March 24,.2008 `
REVISION DATE': September 2, 2008; October ;3 L, 2008; December 8 2008;
January ,9; 2009, May 2013; Jurie 17, 2013, July 23,
2013; August, 15; 2013 September 6 2013; September 26,.
2013; September .18, 2014
The undersigned owners hereby proffer that the use and development of the
subject property. ('Property"), as, described above; shall be in conformance with the
following conditions,, which, shall supersede. all other `proffers that may .have been made
prior hereto. In the event, that the ,above referenced rezoning is not granted as applied for
by the Applicant ( "Applicant "),,these proffers "shall he deemed withdrawn and shall be null
and void. Further, these proffers are contingent upon final .rezoning of the Property with
"Final Rezoning" defined as that rezoning 'that i's in effect on the day upon which the
Frederick County Board. of.Coutity Supervisors (the "Board ") :grants the rezoning'. ,
The headings of the proffers :set forth below have been prepared for convenience':
or reference only and shall 'not; control. or affect the meaning or be, 'taken. as I 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 Propery adjacent fo or
including the improvement or' other' proffered requirement„ unless otherwise specified
herein. The °ter
m "Applicant " as, referenced herein shall include within, its, meaning, all
future owners; assigns; iand ' successors in `interest. When used in, these proffers, the
"Master, De ciopinent Plari shall refer to the plan entitled "Master Development Plan,
Governors Hill" prepared by-,,Patton Harris Rust & Associates, (the "MDP ") dated March
2008' revised January 9„ 2009.
L. 'LAND USE
1.1 The project shall be designed to establish interconnected mixed -use
residential and commercial /employment Land. Bays in general.
conformance with the MDP, and as is specifically set forth, in these•
Page, 1. of 12'
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proffers subject to minor modifications as necessary upon final Q
engineering including but not lirnited to intersection alignments.
1.2 All development, including street landscaping, shall 'be accomplished 'in
general 'conformance with the "Governors Hill, Design and
Development Standards ", prepared by PHR &A attached hereto and
incorporated herein by reference. (the "Design and Development
Standards ").
1.3 Residential uses shall be prohibited in the area identified as Land Bay 2
on the MDP. Furthermore, Land Bay 2 shall be restricted to those uses
permitted in the General Business (B -2) zoning district as specified in
the Frederick County Code Article X, §165 - 82B(1).
1-.4 Except as modified herein, areas of residential development on the
Property shall be limited to Land Bay 1 and shall be developed in
conformance with the regulations of the Residential. Planned Community
("M") zoning district, including permissible housing types set forth in
the :Frederick County Code Article VII, §:165 -67 through §165 -72, as
cross- referenced to Article VI, § 165 -58, through §165-66: Unit, types
and lot layouts within residential Land Bays may comprise any of the.
permitted. • unit °types as set forth in the .Design and ,Development
Standards, and authorized for the R4 district, and these Proffers.
1.5 Residential development on the Property shall not exceed 550 dwelling
units, with a mix of housing types permitted in the R4 district. Multi=
family units, as defined by the Design and Development Standards, shall.
not ,exceed, 50 % of the total number of dwelling units developed in the
project. No residential structures shall be closer than feet from the
centerline of the existing Winchester Airport _runway.
1.6 Prior to the Property exceeding 1,285,000 square feet of commercial
building floor `area, the Applicant shall submit to the' County a 'revised
Traffic Impact Analysis (TIA) for the Property. The total permitted
commercial building floor area may increase provided that the Applicant
completes _a .revised traffic impact analysis which identifies the impacts
of trip "s for, commercial development in excess of 45,815 Average, Daily
Trips (ADT) and mitigation, if necessary for said impacts is provided by
the Applicant in a form that is acceptable to the County and VDOT.
2. CONSTRUCTION OF A UNIFIED DEVELOPMENT
2.4 The- Property shall be developed as one single and unified development
in accordance with applicable ordinances and regulations for the R4
zoning district, the MDP as approved by the Board, and this 'Proffer
Statement.
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3. ACCESS TO ARMORY PARCEL
3.1 The Applicant 'has designed and constructed .a two lane public roadway,
identified on' the MDP as Pendleton Drive, .from Arbor Court to the
entrance of "the Armory Site (TM 64- A -82). At such time that Tazewell
Road is constructed as depicted on the MDP,, the Applicant shall extend
Pendleton Drive to connect with Tazewell Road..
.4. PHASING OF RESIDENTIAL DEVELOPMENT
4.1 Building•permits for Land Bay I of the Property-shall be issued' on the
following phasing schedule:
Year 1 (Months 1 -1:2):
Year 2 (Months 13 -24);
Year 3 (Months 25 =36):
Year 4 (Months 37 -48):
140 building permits
140 building permits
140 building permits
130 building permits
The above identified phasing schedule is taken from the Date of Final
Rezoning (DFR). Any building permits not issued within any given year
may be carried over to the following year; however the Applicant shall not
make application for more than 200 residential building permits, in any given
year.
4.2 Commercial and employment uses may be constructed at any time.
4.3 Improvements including a 3,000 square foot community center, 3,500
square feet of neighborhood swimming pools,, and a dog park shall be,
constructed in conjunction with residential development in Land Bay 1
and the land, therefor shall be dedicated upon completion of the
improvements to the Property Owners Association. The location thereof
shall be depicted on final, subdivision plans for such residential
development. These recreational amenities shall serve to meet the
requirement of 1 recreation unit per '30 dwellings. These improvements
shall be completed prior to the issuance of the 281st residential building
permit.
5. ARCHITECTURE, SIGNAGE, AND LANDSCAPING;:
5.1 All- "buildings on. the Property shall be constructed using compatible
architectural styles. The Applicant shall establish one or more Architectural
Review` Boards through the required Property Owner Association to be
created to enforce and administer a unified development plan in general
conformity with the Design and Development Standards.
Page 3 of 12
5.2 All signage within the Property shall be in substantial conformity with a
comprehensive sign plan that meets the :requirements of the Zoning
Ordinance for signage; which shall be submitted in conjunction with the
first final site or subdivision plan for the Property.
6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS
6.1 The Applicant shall design and build a public pedestrian- bicycle trail
system to Virginia Department of Transportation standards that links
residential and commercial areas within the development. Said trails shall
be in thef locations ;generally depicted on the 'MDP. To the extent that such
trails are not depicted on the MDP at the time of Final Rezoning, such
trails shall be. connected 'with or linked to the internal street and sidewalk
network. Sidewalks shall be constructed on public streets to VDOT
standards, and a minimum of four -foot sidewalks shall be, constructed on
private streets. All combined pedestrian/bicycling trails shall be 10 feet
wide, and ,shall. have an. asphalt, surface.
7. FIRE & RESG,UE:
7.1 The Applicant shall contribute to the Board the sum of $422 per dwelling
unit for `fire and rescue purposes, payable upon the, issuance, of a building
permit for each .dwelling unit.
7.2 Following Final Rezoning,, the Master POA to be created in accordance,
herewith "shall contribute annually, on or before July lst of each year, the
sum of $100 per constructed residential unit, and $1,00 per 1000 square
feet of constructed commercial (not ,including any land in public use),: to
the fire and rescue company providing first .response service to the
Property. Such contribution shall be monitored and enforced by the
master P.OA, and the Board may require an accounting of such payments
at such times and. upon such conditions as 'it may determine necessary.
Said monetary contribution shall, cease at such time that the fire and rescue
company providing first response service is no longer a volunteer
operation or should the County adopt a fee for service plan to provide fire
and rescue services.
8. S'CHOOL&:
8.1 The Applicant shall contribute to the Board the sum of.$1,7 "14 -per dwelling .
unit, for educational purposes, payable upon the issuance of a building permit
for each dwelling unit.
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9. PARKS & OPEN SPACE:
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9.1 The Applicant shall contribute to the Board the sum of $343 per dwelling
unit .for' recreational purposes, payable upon • the issuance. of ,a, building
permit for each dwelling unit.
10. LIBRARIES:
10.1 The Applicant shall contribute to 'the Board the sum of $79 per dwelling
unit for library purposes, payable upon the issuance of a building permit
for each dwelling unit.
11. ADMINISTRATION BUILDING:
11..1 The Applicant shall contribute to the Board the sum of $79 per dwelling
unit upon issuance. of 'a building permit for each dwelling unit to be used
for construction of a general governmental administration building.
1.2. CREATION OF PROPERTY OWNERS' ASSOCIATION:
12.1 The Master Property Owners Association to be created in accordance
herewith: shall be created contemporaneously with the: first final site or
subdivision ;plan submitted for the Property.
12.2 The Applicant shall establish a Master Property Owners' Association
(hereinafter "'Master POA ") for Governors Hill, in its entirety, that shall,
among other .things, have responsibility for assuring compliance with
design guidelines and standards, signage requirements, landscape
maintenance, and similar matters. Any .homeowners' or property owners'
associations created for commercial or residential uses individually shall act
as a subset of the Master POA.
12.3 The residential' portion of the development shall be, made subject to one or
more Property Owners' Association(s) (hereinafter "Residential POA ")
that shall be responsible for the ownership, ;maintenance and repair of the
community, center-, walking trails in Land Bay 1, swimming ,pools, all
common areas, including any conservation areas that may be established
in accordance herewith not dedicated to the County or others, and
sformwater management facilities not dedicated to public use in Land Bay
1,, for each area subject to their jurisdiction, and shall be provided such
other _responsibilities, duties, and powers as are customary for such
associations or as may be required for such Residential POA, Herein.
12.4 In addition to such other duties and responsibilities as' may be assigned, a
Residential POA shall have title to and responsibility -for the following in
Land Bay 1: (i) all common open space areas not otherwise dedicated to
public use, (ii) common buffer areas located outside of residential lots;
(iii) private streets serving the residents who are members of such
Page 5 of 12
association; (iv) common solid waste disposal and ' recycling programs,,
including curbside pick -up of refuse by a private refuse collection
company, and (v) responsibility for the perpetual maintenance of any
street, perimeter, or road buffer areas, all of which buffer areas shall be
located within easements to be granted to the Residential POA. if platted
within residential or other lots, or otherwise granted to the Residential.
POA by appropriate instrument.
12.5 The Residential POA shall be so established that it possesses all necessary
powers, to set and revise fees and dues in sufficient sums to perform the
responsibilities, assigned to it hereunder and under the Declaration to be
recorded: creating such Association. In addition, upon any conveyance of
a residential, unit from the builder thereof to a home purchaser, there shall
be a fee, paid by the home purchaser to the Residential POA in an amount
equal to three times the then - current: monthly residential dues applicable to
the unit. so conveyed.
12.6 Any commercial portion of the development (with the exception of any
property .owned or leased by the United States, or Frederick- County) shall
be made subject to one or more Property Owners' Association(s)
(hereinafter ".Commercial POA"). Such Commercial POA(s) shall be
responsible for the ownership, maintenance and repair of all common
areas in Land Bay 2, including :any conservation areas that may be
established in accordance. herewith not dedicated to the County or others, .
and storinwater, management facilities (under common (open space)
ownership) not dedicated to public use for each area subject to their
jurisdiction, and shall be provided such other responsibilities, duties, and
powers as are customary for such associations or as may be required for
such Commercial POA herein.
12.7 In addition. to such other duties and responsibilities as may, be assigned, a,
Commercial POA, in Land Bay 2, shall have title to and responsibility for
(i) all common -open space areas not otherwise dedicated to public use, (ii)
common buffer areas located outside of commercial lots; (iii)
responsibility for the perpetual maintenance of any street, perimeter, or
road buffer areas, all of which buffer areas shall be located within
easements to be :granted to the Commercial POA if platted within.
commercial or other lots, or parcels, or otherwise granted to the
Commercial POA by appropriate :instrument.
13. WATER &'SEWER:
13.1 The Applicant shall be responsible for connecting the Property to public
water and sewer. It shall further be responsible for constructing all
facilities required .for such connection at the Property boundary. All water
and sewer infrastructure shall be constructed. in accordance with the
requirements of the Frederick County Sanitation Authority.
Page 6 of 12
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14. ENVIRONMENT:
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14.1 Stormwater management, and Best Management .Practices. (BMP) for the
Property shall be provided in accordance with the, Virginia Stormwater
Management Regulations, First Ed. 1999, Chapter 2, Table 2 -3.
14.2 The Applicant shall provide notice in all sales literature, in covenants,
conditions and ;restrictions for any Property Owners' Associations, of the
adjacency of the Winchester Regional. Airport. The Applicant shall
provide noise attenuation treatment for all residential units.
15. TRANSPORTATION:
15.1_ The major roadways to be constructed on. the Property shall be constructed
in the locations depicted on the MDP, with reasonable adjustments permitted
for final engineering.
15.2 Excluding :3.00,000 square feet of office uses which may be developed at
any "time: `utilizing access to the existing, completed portion of Coverstone
Drive, the, Applicant shall design and construct Coverstone Drive as a full
section with .raised medians on a minimum 90' right -of -way, utilizing the
following phasing schedule:
PHASE 1: Phase 1 shall consist of the full four lane section including a
ten -foot trail from Millwood Pike; to the "first intersection on
Coverstone Drive as depicted on the. MDP from Point A. to
Point B. Said roadway shall be constructed to base asphalt
prior to issuance of a certificate of occupancy for any
commercial building for the Property and/or prior to issuance
of a building permit for any residential units, excluding model
homes, located in Land Bay 1. Phase 1 improvements shall
consist of all necessary improvements, including signalization
when warranted by VDOT, to create a four way intersection at
the existing intersection of Inverlee Way and Millwood Pike as
shown on the MDP.
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PHASE 2: .Phase :,2, shall consist- of construction of a two lane section of
Coverstone Drive from Point .B to Point G as depicted_ on the
.MDP. Said roadway improvements shall be�completed prior to
issuance, of a certificate of occupancy for any use that would
cause' the Property to exceed 400,000 square feet of
commercial building area.
PHASE 3: Phase 3 shall consist of construction of the remaining two lane
section of Coverstone Drive from Point B to Point C as
depicted on the MDP. Said roadway improvements shall be
completed prior to; issuance of a certificate of occupancy. for
any use that would cause the Property to exceed 800,000
square feet of commercial building area.
PHASE 4: The Applicant shall design Coverstone Drive Extended as a four -
lane section from Prince Frederick to Relocated Route 522 as
depicted from Point D to Point E or for a :maximum distance of
800 feet when the alignment of Relocated 522 has been
determined by VDOT, and the right of way for this segment of
Coverstone Drive has been acquired by VDOT or Frederick
County. In the event that the alignment -for relocated Route 522
has not. been determined or if the rig_ ht of way for Coverstone
'Drive Extended is not secured by June 30, 2018 . then the
Applicant shall pay to the County $20;000 for transportation
improvements within the vicinity of the Property in lieu, of
designing said portion of Coverstone Drive. The Applicant
shall, further pay to the County $1.,000 for each permitted
residential unit as a contribution towards the future
construction of Coverstone Drive Extended, but if the
conditions above have not been met by June 30, 20.18 then
these funds may be used for other projects in the vicinity of the
Property that have a rational nexus to the Property. Such funds,
shall be paid at the time of °building permit issuance for each of
the permitted residential units.
15.3 Notwithstanding any other provisions of these proffers, the
Applicant shall construct Coverstone Drive as a full four-
lane section as required. in Proffer 15.2 from Millwood
Pike to Prince Frederick Drive prior` to November 1, 2025.
A median break and eastbound left turn lane shall be
constructed at the existing Millwood Pike and Inverlee
intersection prior to November 1., :201.5.
Page 8 of 12
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15.4 The Applicant shall design and construct Tazewell Road as shown on the
MDP as a minimum two `lane roadway within a 'variable width right of --�
way with a maximum right of way width of 60' °to provide access to
residential. uses within Land Bay 1 and other commercial areas of Land
Bay 2. Said 160' right of way width shall be required for Tazewell Road
between Coverstone Drive and Pendleton Drive. The right of way and
road width shall decrease for the remaining portions of Tazewell Road.
Said roadway shall be constructed in phases as needed for future
subdivision plans,. Furthermore, no certificate of occupancy for any
residential dwelling: that .is served by Tazewell Road, excluding model
homes, shall be issued until such time that access to Land Bay 1 from
Millwood Pike .iss provided via Coverstone Drive and Tazewell Road.
P5.5 `The Applicants shall pay to the County the amount of $75,000 for
signalization -or other road improvements at the intersection of Millwood
Pike (US Route '50) and Victory Road (Route 728). Such funds shall be
paid within sixty (60) days of the issuance of the first residential building
permit: in Land. Bay 1.
15:6, The Applicants shall pay to the County the amount of' $175;000 for
signalization or other road improvements at the* intersection of Costello
Drive and Prince Frederick Drive. Such funds shall be paid within sixty
(60) days of receiving written request from the County and VDOT after
,acceptance: of ,Phase 2 Coverstone Drive: Improvements per Proffer 15.2
into the State highway system.
15.7 .Access to :Millwood Pike shall be limited to Coverstone Drive as shown
on the .MDP with the exception of the private driveway currently serving
TM 64- A -83B. The Applicant shall close said driveway once access is
provided to TM 64 -A -83B via the 'internal residential street network as
depicted on the MDP. Additionally, the Applicant shall close the existing,
crossover previously used for access to the golf course concurrent with
Phase :l .improvements as provided by Proffer 15.2.
15.8 All public, right -of -ways shall be dedicated to Frederick County as part of
the subdivision approval process, consistent with applicable Virginia law.
15.9 All' public streets and roads shall be designed in accordance with the
Virginia Department of Transportation specifications, :subject to review
and approval by Frederick County and VDOT.
15.10 All private; streets and roads shall be constructed in accordance with the
current: Virginia Department of Transportation structural standards, and as
may be modified by`the County, and shall be owned and maintained by the
Property Owners. Association served by such streets or roads.
Page 9 of 12
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1511 T h e design of off -site road improvements shall be in -general conformance
with the plan entitled "Governors Hill Road Improvements" Sheets 1 -2, as Oo
-prepared by Patton Harris Rust and Associates, dated October 30, 2008.
Excluding 300,000 square feet of office; uses which may be developed at
anytime utilizing °access to the existing completed ,portion of Coverstone
_Drive, off-site 'improvements shall be constructed in three phases as
depicted on the aforementioned plans as follows:
Phase A: Phase A improvements shall consist of improvements at the
intersection of Millwood Pike /Inverlee Way /Coverstone Drive
and shall, be completed coincident with ,Phase 1 Coverstone
Drive construction per Proffer 15.2.
Phase B: Phase B improvements shall consist of .improvements at the
intersections of Millwood Pike/Prince Frederick Drive and,
Prince Frederick Drive /Costello Drive. Phase B improvements
shall. be completed coincident with. Phase 2 Coverstone Drive
construction per Proffer 15.2.
Phase C: Phase .0 improvements shall consist of improvements at the
intersection of Millwood Pike /Sulphur Spring Road. Phase C
improvements shall be completed coincident with Phase 3
Coverstone.Drive construction per Proffer 15.2.
15.12 The Applicant shall make good faith efforts to obtain any off -site right of
way needed to complete any proffered off -site transportation
improvements. In the event that the Applicant is not able to obtain the
right of way and,Iurther, the County and /or State of Virginia do not obtain
the necessary right, of way, in lieu of constructing the road improvement,
the Applicant: shall provide a monetary contribution to Frederick County
that is equivalent. to the estimated construction cost of those road
improvements that could not be implemented. The construction cost
estimate shall be subject to review and. approval by VDOT. The monetary
contribution shall coincide with the commercial area, threshold that
triggers the off -site road improvement as identified in Proffer 15.11.
15.13 Any future transportation analyses which may be required for the
Property,- shall utilize Code 820 "Retail" per the I.T.E. Trip Generation
Manual 7th Edition for any commercial use other than office use.
Page 10 of 12
15.14 In the event any proffered off -site road improvements are constructed by
others, the Applicant shall provide a monetary contribution_ to .Frederick
'County that is equivalent to the estimated construction costs of those
proffered road improvements not installed by the Applicant. The'
construction cost. estimate shall be subject to review and approval, by
VDOT. The monetary contribution shall coincide with the commercial.area
threshold that triggers the off -site road improvements as identified_ in
Proffer 15,:1;1.
16. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION
The Applicant shall conduct or cause to be conducted. a Phase I Archaeological
Investigation of the Property, prior to the approval of the first final site or
subdivision, plan for the Property, and shall complete Phase 11 and III
investigations thereof as may be demonstrated to be necessary by the Phase I
study.
17. ESCALATOR CLAUSE
171.1 In the event "any monetary contributions set forth in the Proffer Statement
are paid to the Frederick County Board County Supervisors ("Board")
within. 30 months of October 12, 2005, as applied for by the Applicant,
said contributions shall be in the amounts as stated herein. Any monetary
contributions' set forth in the Proffer Statement which are paid to the Board
after 30 months following October 12, 2005 shall be adjusted in
accordance with the Urban Consumer Price ;Index ( "CPI -U ") published by
the United States Department of Labor,; such that at the time, contributions .
are paid, they shall be adjusted by the percentage change in the CPI -U
from that date 30 months after. October 12, 2005 to the most recently
available CPI -U to the date the contributions are paid, subject to a cap of
5% per year, non - compounded,
18. SEPTEMBER 18, 2014 PROFFER REVISION
18.1 The revisioris dated September 18,: 20.14 apply only to tax parcels 64 -A -86
,and 64 -A -87 and do not apply to the other properties subject to the Proffer
Statement dated ;September 26, .20`.13. These modifications increase from
200,000 -to 300,000 the square footage of office floor space which may be
developed, on: any or all of the properties subject to the Proffer Statement
dated. September 26, 2013, utilizing access from the completed portion of
Coverstone Drive. This increase in floor space is indicated in Sections 15.2
and 15.11 ofthis`Proffer Statement.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
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By JPG ThreeL.L.'C Manag' i i ng,'Meffiber
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STATE OF VIRGINIA,, AT LARGE
The fore gging mstrum nt-, acknowledged bef6re me this _Lq:�—day of
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My co sio io fires 31
Notary Public
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THIS SUPPLE-MEN, TO REZONING APPLICATION,
nade and dated' this
4ayp , "t telber31Q4., byand,betwppi JGR-THk
M.LbCi a VirainiA-liffifted
liability company; ,.ELLEN, LLC,aVirjzi'fti'aliniited i i I lit m
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Virginia limited liability; company, MOC THREE, 1LO, a Virginia limited liability
company,; `SUSAN SANDERSALC a Virginia jinifted, liability company, LIBERTY
HILL'UC.,'a V` limited liability company, . T-HOMAS A.,DI1C
_,K,, TIMOTHY J.
DICIK,and. M1,01-AEUE6 bltk (the "Owner0) affi...WUNTY OF'PREDERICK
V,IRGIN1A'(1Ti.ederiek Couinfv").
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RECITALS:.
A. The.`Ownets:are-.vest&d with sim 'le Title to 'those certain parcels, of land
11 _ - - - I.. . . p_
bbiifg,-mofe particularly deschbtd.on,,Exhibit "A' attached herefo-,and. incorporated herein by
reference *.a§-&set 6iitJh full (the"-Prooefty7).
B.. th'e,-Owfi&t§ have' previously §tlbffiittdd that; certain Rezoning Application
Form, :thatccirtairi revised Proffer Statement and, that certain Special Limited%Pd.wef of
AfromeyLto the ,Freae'n"6k4C-ount.v.b' artmentof`Pldhj�ifig�k'
ep as part 6f a
'request, to,modify and amend the Proffers, previously. approved for the Property (.the
"Rezoning Applic2itidn"),
C. Through -inadvertencej the Rezoning Application was not signed by all, of the
Owners of the Property.
D. The Owners intend to correct said omission and-hereby ratify and approve.: the
Rezoning Application and all documents submitted in connection therewith.
O
N
-NOW THEREFORE, WITNESSETH: °. For good and valuable.consideration, the
receipt and sufficiency of which are here by,acknowledged, the parties hereby agree as
follows:
1. Recitals: The Recitals are made a'material part hereof and incorporated herein by
reference as if set out in full.
2. Approval of Rezoning Application: The Owners hereby-ratify and approve the
Rezoning Application, that certain Proffer: Statenient.,bearing a revision.date -of Septerriber 18,
,20.14, that certain Special Limited. Power of Attorney dated September 19, 2014, and all
documents submitted in connection therewith, and are bound by all such documents, as
evidenced by their execution of this Supplement-: to Rezoning Application. This Supplement
To Rezoning Application is made part of.the Rezoning Application, that certain Proffer
Statenent'bearing a revision date of September 18, 201.4, that certain Special Limited Power
of Attorney dated September 19, 2014, and' all documents submitted in connection. therewith'.
t
WITNESS the following signatures�and seals:
JGR THREE, LLC
By ,�/ �� (SEAL)
HN `G. RUSSELL, III, Manager,
STATE OF SOUTH CAROLINA,. AT LARGE,
CITY /COUNTY OF %ice t✓jQOA-f�_ , to-wit:
The foregoing instrument was acknowledged before me on the 'day.of
2014, by John G. Russell, III, who is Manager of JOR THREE, LLCM a
Virginia Limited Liability Company: t,
C *tr.. pion Expires: May 21. 2017
My commission expires
• O Q v�
NOT PUBLIC y J
v
MDC THREE, LLC
(SEAL)
I-IN G. RUSSELL; III, Manager
STATE OF SOUTH CAROLINA; AT LARGE,
CITY /COUNTY OF to-wit-
The foregoing instrument was acknowledged before me -on the 26
day of
5k7nja*??67Z— , 2014, by John G. Russell, III, who is Manager of MDC
THREE, LLC, a
Virginia Limited Liability Company.
Ov'.!7.ission Expires: May 21.201
My commission expires
%\
NO A Y PU IC
\ ti a :p ;
SUSAN SANDERS, LLC
(SEAL)
HN G. RUS ELL, III, Manager
STATE OF SOUTH CAROLINA, AT LARGE,
CITY /COUNTY OF 9A-,7d v-F ^X1' , to -wit:
The foregoing instrument was acknowledged before me on the Z6
day of
l-#?Mh 6rn— , 2014, by John G. Russell, III, who is Manager of SUSAN SANDERS,,
LLC, a Virginia Limited Liability Company.
Ca _sioii expires: Mlay 21.201 i
My commission expires'
J .
NOT Y PUBLIC
.3-
o o+
HILL
I ?, LC, g
In
ST T E.,6F VIRGINIA, AV A' RG
to-wit.-
The foregoing tnsfruniciit.,,wagl,a'c-k-n,owle'dged 400W e!.oh;. the I day of
;'2;Q14, 'by, anagdr- ofLIBERTY HILL, L.C., a
` Virgo Ftjl�haifd G.151-6k, who 'T&M
a,Limited P abli �YCompany.
M"'
cqmm,i,,s.si.qn pire
m
NOTARY
PUBC10 NOTA-RY'PUBt-It--,.
REG, #258316
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IT 14 AS A'i'DICK y-RICHAR, 1'01�3-K,-his
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to"wib
The, fore 99 tq&j - ps - t�-uipe�f was acknowledged before tht. on, j day of
-
0 In ir k
r� _j,2014,,by-k c la .1 A G 'D id- , At,tome
for Thomas A. Di&..
Ivly cbnunissionexpifes, -o 3 1 'Pblk
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NOTARY PUBLIC
PUBLIC:,
REM.#2 3,1,s
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(SEAL)
TI ' ®THY J: DICK, by K CHIARD G DICK, his
Attorney -;in -Fact
STATE; OF VIRGINIA, AT LARG'
CITY/•EA�Fd O .' fo =wit:
The foregoing instrument,was acknowledged befoWme.on thel q A--d' ay�of
2014 . Y Richard G. Dick, Attorney in- FacTfor Timothy J:.Dck:.
114y commission expires 3. 2Q a'
NOTARY "•.�� ':.
PUBLIC �? ' NQTARY`PUBLI ''
HEG. #258315 I
n MY''COM- MISSION - � •� ��
P fis c ;,
,moo `: / (SEAL);
^� F _4 \ iGILC1rIAEL E. DICK, ; "by RICHARD G . 016K, his
FA LTN
Attorney- ln-Fadt
S ,ATaO , VIRG1NlA, AT °L RGE,
CITY %e6 T OPT , to vit
The foregomginstrument was acknowledged before me on the �q 4-4-�ld ay of
7014,,by Richard G. Dick, Attorney -in -Fact :for Michael E. Dick.
NV Y commis on expires
N M NOTARY PUBLIC`
�Q r' 'NOTARY
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EXHIBIT "A"
PARCEL:,ONE All of'(hat certain lot,br. parcel df;land, together'with all
improvements. thereon "and all rights, rights of way; and appurtenances thereunto:
P 49, contam>ing 107.4389 acres, more or`less, more particularly described on
_.
that cert ain prat tithed Boundary Line.' Adjustment Between Goverirors. HilL:aird
Winchester' Airport "'d'afed.March 28, 2006, revised Augu t 31, 2007;Arawn'
by Cory.Ivl. Haynes; `L S, attached. to that certain Deed of B undary Line ;Adjustment
dated `S'epteinber 21:,;2007; of record in the ;Clerk; s Office of'the Circuit ,Court' of
:F,redeh'& County; Virginia -as Instrument. No. 07001,5617-, and 'incorporated herein'by
�._ .
,reference as if"set.oiat `in fill.
Taa MAp No ;) :64 -A46 ,
PARCELJWO All of ih-dt certain lot or parcel' of;la , together with, all
A
inprov.,ements thereon and: all ngh'ts, ngl is of way; :and appurtenances thereunto
aelongng, coitaimng 14 ,7423 acres, more or less, more particularly described on that
:certain plat tifled "Plai`Showirig Right of Way,;Dedicatiori &:Dedicat1on/Vacatioh d
'Vanous Easements '-on thd'Propertyrof Careers Walley Development, L L:,C." dated
may,1'1; 2007; revisedNoveinber'28,,.2007, drawn7by,Cory ]VI J'
.Haynes L.:S., attached
=to that;certain Dedication for Street Purposes ;and Vacationrof Eaaement,dated January
4, `2008, of record^ in the aforesaid Clerk's Office as -Instrument Now Q80002010, and
incorporated herein by'reference as if set,`.ouvin full;,
T ax' Ma p. N o.: 64-A -87
The foregoing Parcel One and Parcel Two are tlie, same,l'and"s; acydired by
.the Owners by that,.certain Trustee's Deed dated December 3:0, 20x13 of record jn. the
Clerk';s;Office;ofIhe;.Circuii Court of'Predenck,Cunty,Virgiriia as lnstrument N6..
1t460'000 T8.:
N1L8 /pmnlsmb
c \Foreclosure \Careers - Vallee
supplenient?to!Rezoiuiig Application
9 /26X14
•
OFFICIAL. RECEIPT
FREDERICK CIRCUIT COURT
DEED RECEIPT
DATE: 10/16/14 TIME: 1,0,,:12:0.8 ACCOUNT'.: 06,9CLR1400087Q3 RECEIPT: 140000'18099
CASHIER:: VHE REG'.: WE1.7 TYPE`.: OTHER PAYMENT`: FULL PAYMENT
INSTRUMENT 14Q00'81,03, BOOK;: PAGE: RECORDED', 10/16/14 AT .10': 12
GRANTOR.:'CARPERS VALLEY DEVELOPMENT LLC; EX: N. LOC:: CO
GRANTEE:. CARPER& VALLEY DEVELOPMENT LLCi EX 'N PCT': 100%
AND ,ADDRESS
RECEIVED OF : FREDERICK COUNTY `VIRGINIA
CHECK:: $40:0,0
DESCRIPTION, 1: SH:`DIST PAGES:: .29 OP: 0
2;: NA_ ME S' • 0 l .
I ,CONSIDERATION: 0.0, A /VAL: 00 MAP`: 'MISC
PIN.:
3 0.1 DEEDS 42 8,. 5`0' 14 5, VSLF 1. SO
106 TECHNOLOGY TRST FN_D. 51.0'0
- TENDERED 4D_ 0.0
AMOUNT ;PAID c. 35 . 0'0
CHANGE AMT 5.00'.
CLERK _F COURT: REBECCA P. HOGAN =
PAYOR'" $" .COPY'
RECEIPT' COPY 1 OF 2,
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Patton Harris Rust & Associates
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GOVERNORS HILL
Engineers. Surveyors, Planners. Landscape Architects.
DATE
AUGUST 29, 2008
ROAD IMPROVEMENTS
OVERALL PLAN
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AUGUST 29, 2008 ROAD IMPROVEMENTS INTERSECTIONS 14532 Lee Road ;ne�aa
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DESCRIPTION wTE REVS'D rrEVwo APR✓D wTe
REVISION PROPE
1 SURVEY ?ROJEC- T'-LE
GREENWAY ENG. Patton Harris Rust b Associates
GOVERNORS HILL Engineers, Surveyors. Planners. Landscape Architects. +c'
DATE o
AUGUST 29, 2008 ROAD IMPROVEMENTS INTERSECTIONS 14532 Lee Road ;ne�aa
SCALE 'T /T T R Chantilly, VA 20151 -1679
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PROAFERST, 1,E
kEZ 0 RZ NliIJ T6,0s",k4'andkAibA 4' 4
�PkOPERTV` es
Tax.lVlap & Parcels-64-A'93V,0 ,84
A5., 861 and
87jthe
Y
`RECORD OWNER;_ 'Car' rid Governors Hill
pers Valley Development,. LL' a'
LLC
�arpe s Valley Development,, LLC zffid Governors Hill
APPLICAN r a qp
LLC
PROJECT NAME:, Gov'6ffior& Hill
ORIGINAL 1)
PATEOF
PROFFERS!, ':March24, -2008
REVISION DA TE- t b eP. .
2, ,2,0
.08, Ddf6bcr'3j",2009; ;December '&,,2008,
J. U 9, 2 009`
Nfays , Qh ',, - ly
2Q13 . August 5',, 201'3, Sept I qrp'ber, 6,2013, September 26;:,,
;
2013; September I `1i.2014,
The d7 �d of -th&
unid'qsigne; owners hereby proff6r that ,the use an
subject pygpeft. y ('!Propbr-y" as described a" '&b s al be `'in conformance cc Wjth the),
conji tior s,'wifch shall sop&rsede'allbifer -ptbffdrs "that may, have been made
prior rcio.. In,"ihe eni,,that :ihe.iabovei,refereii-ced , rezoning -is not. granted as applied or
rior, hereto
bY.
the Applicant, (Appfi-caid'),Afies-�: gfoffef`§� shall be � d6erne�d:,Wfthdrawn; and shall be null.
A
i ifie"- --ffers are qontipgeijt,'gp I
r; sp: Pro -on tezoniryk -of the Pro
and void Fufthe -perty w'It.
Al S day upon th&
"Final I 'R — " d finedi asAhat,rezoning that in effect d
eKQnjng, S. w
Fredenck..County" 8oa,rd'Of 'County Supervisors ( the " Board ") iits't�e-rezon
The headings -:Of " -the ,,.-proffers get forth below -,have; 'been' , ftr.qliged for convenience
or, tefefoiipe only and shall not * control, :or l affect thdi meaiiiinig or be taken as- an
interpretation of any .., rovision, of the .p The impro'vements proffered' heref .sha I
y provided ,at the. time! .
of,devol'o development, portion of Popqrty',A-d- to '
p jayep. or'
ih6ludng— the- -improvemeJn 'i or offiev proffered requirement; :unless.: Otherwise specified`
The te ' • "Appicant as ref6refced fiekefin ghall ffi6lude.wtthp, fts pe�anhig,'dff
future owners,, as§i'gH§t,:aftd 'succe�`successors in interest. When used in 6 e-s--e.
Development Plan'! sh6ll,fefek to the plan ,entiffod, "Master- Devel'omelit - Plan,,
., Governors; Hill" prepared 'Pation.Harris Rust & Asso ciat es, (tfi6, MO dated,"M Sp6 h
PQ8:',! revised , January 9;, 20.09.
1. LAND. U E
The project shall' be, desi,
-L_J� T to q5tAbli§h, interconnected. iAixed-use,
residential and 'commercialVemployment; Land ' Bays in g - e6dral
conf6rinance,_ with. the; MOP, .arid as is.-,, spec ifipally set forth in. these,
Page! f of 12
proffers subject =fo inmof: ,modifications as, necessary, upon' final
engmeenng including but' oil. hmfed to intersection alignments,.
1,.2 All, d'evelopm ",ent, including street: landseapmg;;, shall be accomplished 'in
general coriforii ance wifh Hea ".Governors Hill, Design and,
" Development Standards "; prepared ' by EHR &A_ �aftached hereto, and
rp
mco "orated her by reference (the "Design and 'Development
;Standards ")',, '
13 Residential uses shall be" "prohibited in'-the, area' identified as Land Bay 2
on the IV M I q eriuore; Land Bay `2 shall. be, °restricted toy those, uses
permitted iii the `General Business (B=2) zoning district as specified in
the "Frederick .County.6ode Article. X, § 1.65 '82B(L):.
1;4 Except; as ri odified' Herein, areas of re "sideritial development on the
Property •shall be limited, to Land Bay 1 and" shall" be * developed -in,
conform_ ante with tlie, regulations of the Residential` Planned Community
R4 r) zoning, adistrict-, including' permissible: Housing types set, forth -iii
( ,�
the F'
f*ederibk, .County Code Article VII, §1,65.767
through §165 =72, as:
cross- referenced to. Article. VI, §;165 =58.; through §1:65-66: Uiit,.type`s
w 4 and lot layouts within residential Land Bays., may comprise any of, the
perm M unit . fypes as set forth im the) 'De "sign °and Development
Standards, and authori2ed -for the-R4 district, and tR' Proffers.
{ ,L5 Reside_ntW. d"evelobment on, the .Property shall :not;. exceed '550, dwelling?
units, with a` in'k of housing types permitted in 'the R4 district., Mulri=
family units, as "defined by -the Design and Development Standards,, shall
not, exceed 50% of the total ,number of dwelling, •units developed in the.
project. No..residential straetureswshal;l''be closer than 2000 feet°frori, the
centerline of °the ,ex sung Vlinchesier Aifpom runway..
1.6 . Prior to the ',Property exceeding 1,285,000 s`quareP "feet, of commercial _
j bdf ing fl00' f,aiea, the Applicant; shall' submit to .the ;County a xevised
Traffic Impact; Analysis' ,(TIA) 'for the. "Property:' The total
k commercialt,building, floor area: may increase prom °ded 'that the Applicant.
completes a. revised traffic. impact analysis which idenrifies the impacts
'. ;of trips! for comrriercial development in excess of 45,'815 Average Daily
=T),:iid'
mitigatio n, if necessary for;said impacts is provided 'by
ant iwa. form" that is acceptable to the' County„, and VDOT.
2.1. CONSTRUCTION OF A UNIFIED DEVELOPMENT
. 2.1 . 'The Property shall ;be developed as one! single and. umf, ed ;developrner t
-in accordance with applicable ordinances and regulations for the R'4
T
zoning; district," the MDP as approved by 'the Bgard, and, iliis Proffer
r
Statement.
Page,2;of 12
3. ACCESS TO ARMORY 'PARCEL
11 The Applicant ha`s designed 'Aiid constructed a two lane pub'l'ic roadway,
identified' on the MDP as Pendleton Drive, from Arbor Court to the
entrance of the Armory Site (TM 64- A =82): At-, such time, that Tazewell
Road- ids constructed as' depicted on the MDP, the Applicant shall extend
Pendleton prive to connect: with Tazewell Road.
4. PHASING. OF RESIDENTIAL DEVELOPMENT
4.,1 Building permits for .Land Bay I of the Property shall be ,issued on the
following phasing schedule:
Year 11 (Months 1 -42): 140 building permits
Year 2.(M'oinths 13 -24): 140 'building permits
Year 3..(M0nths 25 1136): 140 building permits
-Year 4 (Months 37-48;): 130 building permits
The above 'identiffed phasing schedule is 'taken from the Date of Final-
Rezopiq '(DFR): Any :building, permits no't 'issued within any given , year
may be carried over to the following:, year, 'however the Applicant shall not
make 'application for` more than 200 residential building permits in any given
year.
4.2 'Commercial' 'arid` employment uses .may be constructed at "any time.
4,3' Improvements including• a 3,000 .square foot community .center, 3,500
square feet of neighborhood swimming pools, and a dog park shall be
:constructed in conjunction with residential development in Land 'Bay I
and the land therefor shall be dedicated upon completion of the
improvements to the Property Owners Association. The location thereof
shall be depicted on final subdivision plans for such residential
development. These :recreational amenities; . shall serve to meet the
requirement ' of 1 recreation unit per '30 dwellings. These improvements
shall be .completed prior to the issuance of the 281 s residential building
permit.
5. -ARCHITECTURE•, SIGNAGE, AND LANDSCAPING:
5.1
All buildings. ;on the Property shall be constructed using. compatible
'architectural styles. The Applicant shall establish one or more Architectural.
Review Boafds through the required .Property Owner, Association to be:
..created 'to enforce and administer a unified development plan in ..general
conformity with the ;Design and Development Standards.
Page 3 of 12
5.2 Al] . signage.: within the Property shall be. -in substantial. conformity with. a
comprehensive sign plan that meets the requirements of the Zoning.
Ordinance, for :signage, which shall be, submitted in, conjunction with the
first final site or subdivision plan for the Property.,
6. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS
-6,.1 The Applicant shall design and build a: public pedestrian - bicycle trail
system, to Virginia Department of Transportation. standards that links
residential and, commercial areas within the :development. Said trails shall
be in 4. he locations generally depicted on the MDP: To, the extent that such
{ trai' -ls are not depicted on the MDP at, the. time of Final Rezoning, such
trails shall be connected with or linked to the. :internal.. street and sidewalk
network. Sidewalks shall, be constructed, on public streets to VDOT
standards, and ra. minimum, of four -foot sidewalks shall be constructed 'on
private streets. All combined pedestrian/bicycl_ ng' trails shall be 1'0 feet
wide,,and -shall have an,asphalt surface.
7,. FIRE & RESCUE,:
7.1 The .Applicant shall contribute to the Board the` sum of $422, per dwelling
unit for fire and rescue purposes, payable upon. the issuance of a 'building
permit for each- dwelling unit.
7.2 Following Final. Rezoning,, the Master POA to be created in accordance
:herewith :shall contribute annually, on or, before July _isi of each year, the
sum of $;1'00 ,per constructed residential:. unit, and $1'00 per 1000 square
feet of constructed' commercial ,(not including any land in public use), to
the fire and rescue company providing . first. response service to the
Property.- Such; . contribution shall be monitored and enforced by the
master POA,; and the Board may require an accounting of such payments
" of such times and upon such conditions :as fit 'may 'deternine necessary.
Said_monetary>.contribution shall cease° at such time, that; the fire and rescue
company - providing first response service is no longer a volunteer.
operation or, should the County adopt ,a fee for service, plan to provide fire
and :rescue services.
8'.
SCHOOLS':
X8:1 The .Applicant shall contribute 'to the .Board the 'sum of $1,714 per
dwelling„ unit for 'educational purposes, payable upon the issuance of a
building .permit, for, each dwelling, unit.
Page 4 of 12
_y
9 PARKS' '& 'OPEN SPACE:
9.1 "The Applica t. shall, eonfribute to the .Board the sure of $343 per dwelling
unit for recreational purposes, payable upon the, issuance of a building
pennif, for each dwelling unit.
10. LIBRARIES:
10.1 The Applicant shall contribute to the-,Board the sum of $•79 per dwelling
unit. for library purposes, payable upon ' the issuance of 'a building perinif
for each dwelling unit.
1 L. ADMINISTRATION. BUILDING:
Th
11.1 e Applicant shall contribute to the Board the sum of $79 per dwelling
unit upon ,;issuance of a.building, permit for each dwelling unit to be used
;for construction of'a general governmental administration building.
12. CREATION OF PROPERTY OWNERS' ASSOCIATION•:.
12:1 The Master Property., Owners Association to lie created in accordance
herewith. shall be created contemporaneously with the first final site or
subdivision plan submitted ,for'the Property:,
12'.2 The Applicant shall establish a Master Property. Owners' Association
(hereinafter "Master POA ") for iGoVqmors Hill, 'in its entirety, that shall,
among; other.. things, have responsibility for assuring compliance, with
design guidelines and standards, signage requirements; landscape
maintenance; "and similar -matters. Any homeowners' or property owners'
associations created for commercial or residential uses individually shall act
as a subset of the Master POA.
12.3 The residential, portion. of'the development- shall be made subject to one or
more "Property Owners! Association(§)' '(hereinafter "Residential POA ")
that shall be responsible for the ownership, :maintenance and repair of the
community center, walking trails in, Land Bay 1, - swimming pools, all
common -areas, including any conservation areas 'that may be established
in_ ,accordance, herewith not dedicated to!, the County or _others; and
storthwater management facilities not dedicated to, public use in 'Land. Bay
1; fora each area subject, to their jurisdiction, and shall= be' provided. such
Other responsibilities, duties, and powers as "are customary for.. such
associations oras may be required for such Residential POA herein.
12.4 hi .addition to, such other duties and responsibilities as may be assigned, a
Residential POA '"shall have, title to and responsibility for the, following in
Land Bay 1 '(i) all, common open space areas not otherwise: dedicated to,
public use, (ii) common buffer, areas .located outside, of residential. lots;
(iii) private streets serving the residents who are members of such
Page 5 of 12
assoeiafi`on (iv) coniinon solid waste disposal and _ recycling- programs,
including,. curbside pick -up °of. refuse by a private refuse, collection
company, and "(v) responsibility for the perpetual 'maintenance of any
street,. perimeter,, or road buffer areas, all of which. _buffer ' areas, shall be
located within easements to 'be:granted to the Residential POA if platted
within- residential or. other. lots, or otherwise granted to 'the Residential
POA by appropriate instrument.
12.5 The Residential ,POA shall -'be so established that it possesses all necessary,
powers to'- set and revise fees and dues in sufficient 'sums', to perform the.
responsibilities :assigned to it hereunder and under the Declaration to, be
recorded creating isuch Association. In 'addition,' upon any conveyance of
a,,residential. unit from the builder thereof to a home -purchaser,;. there shall
be a,,fee paid .by °the home purchaser to the Residential POA `in an amount
equal to,three.times the ,then- current monthly residential dues applicable to
`the unit so -conveyed.
12.6 Any commercial portion of the development ("with the exception of any
property :owned or leased by the United States; or Frederick County) .shall
be made,. subject to one or more Property Owners' Assocation(s)
.(hereinafter, "Commercial PDX " .). Such Commercial POA(s) shall be
responsible. for the ownership, maintenance and repair of all common
areas in 'Land Bay 2, including any conservation areas that may be
established in accordance herewith not dedicated to the County or others,
and stormwater management 'facilities ( under. common (open space)
ownership) not, dedicated to public use for each,. area subject to their
jurisdiction, and :shall: be provided such other ;responsibilities, duties, and
powers. as; ;are customary, for such associations or as may be required for
such Commercial POA herein.
117 in addition. Ito, such other duties and responsibilities as may be assigned, a
' Commercial PON in Land Bay 2, shall have title `to and responsibility for
(i) all common open space areas not, otherwise dedicated to public use, (ii)
common buffer areas located outside of commercial lots; (iii)
responsibility for the perpetual maintenance of any street, perimeter, or
road buffer areas, all of which buffer areas° shall be located. within
easements to be granted to. the Commercial POA if platted within
commercial. "or other lots,' or� parcels, or otherwise rgr6nted to `the
Commercial. POA byappropriate instrument.
13. WATER & SEWER:
c
13.1 The Applicant shall be responsible for connecting the Property to 'public,
water and sewer..' It shall ,further be responsible 'for constructing all'
facilities required for such connection at the Property- boundary. All :water
and sewer. .infrastructure shall be . constructed in accordance with the,
requirements of the Frederick County Sanitation. Authority.
Page 6 of 12
i
14. ENVIRONMENT:
14.1 S "tormwater inanageinent and .Best Management Practices (BMP) for the
Property` shall, be provided -iii accordance with. the Virginia Stormwat&
Management Regulations, First Ed. 199:9, Chapter 2, Table'2 -3.
1.4.2 The- Applicant'..shall provide .notice in all. sales literature, in covenants,
conditions and restrictions; for _any Property Owners' ,Associations, of the
adjacency of the Winchester .Regional Airport. The Applicant shall
provide n oise aitenuation treatment for all, residential units.
1,5,. TRANSPORTATION.;
153 . The major. roadways to be constructed on the Property shall: be constructed
in :the, locations depicted on the MDP, with reasonable adjustments
permitted, for final' engineering.
15.2_ Excluding �0300,000. square :feet of office uses which ,niay be
developed.at -any time utilizing access, to the. existing - completed portion of
Cove'rstoue. Drive,. the .Applicant. shall design- and constructi Coverstorie "
Drive as a full section with raised medians on a -minimum 90 'right -of -way,
utilizing the following phasing schedule:
PHASE 1: Phase I shall consist of the full four _lane_ section including - a
`ten -.foot trail .from Millwood Pike to the 'first 'intersection on
,Covers'tone Drive as depicted on ,the MDP from Point A. to
Point B. Said roadway shall' be constructed to. base asphalt
prior to, issuance of a certificate of occupancy for, any .
commercial building for the Property 'and /or .prior to issuance
of a building, permit ;for„ any, residential ,units, excluding model
homes, located in Land Bay` L. Phase l improvements shall
consist of all necessary improvements, ,including.. signalization
when .warranted by VDOT, to create a four=way intersection at
-the existing intersection of Inverlee Way arid Millwood Pike as
shown' on 'the MDP.
Page 7 ofU
PHASE 2: Phase 2 shall. consist of constructiob of a' „two, 'lane section of
Coverstone Drive from :Point :B to Point C as depicted on the
'MOP. Said. roadway improvements shall be completed prior to,
issuance of a certificate "of occupancy for any use that would
cause the Property 'to exceed 400,000 square; feet of
commercial building area.
PHASE 3: Phase 3 shall consist of construction of the 'remaining two lane.
section of Coverstone Drive fronT 'Point B 'to Point C as
depicted on the MDP. Said roadway 'improvements shall be
completed. prior to issuance of a.-certificate of occupancy- for'
any "use that would cause. the Property to exceed 800,000
square feet of commercial building area.
PHASE 4> Th& Applicant shall design Coverstone Drive Extended as a four=
lane, section from Prince. Frederick to Relocated Route 522 as
depicted from Point D to Point 'E or for a "maximum distance of
' ..800 feet mhen..the alignment. 'of, Relocated 5,22 Iasi been
determined by VDOT, and the right of way for- this segment of
Coverstone Drive ha_ s been: acquired. by VDOT or Frederick
County: In the event that the alignment„ for relocated Route 522„
has, not been determined or if "the right of way for Zo,verstone.
Drive Exiended is not secured by June 30, 2018 then the
Applicant shall- pay to the Courity -$20,000 for transportation
improvements within the vicinity of 'the Property in lieu of
designing said portion of Coverstone Drive. The Applicant
Shall further pay to the County $1,,000, for each permitted
-residential unit as -a contribution towards the future
construction of Coverstone Drive Extended, but if the.
Y conditions above have not been met by June 30, 2018 then
these funds may be used for other projects in the vicinity of the'
Property that have a rational nexus to the Property. Such funds
shall be'-paid at the time- of building permit ,issuance for each of
the permitted residential' units.
15.3 Notwithstanding any other provisions of these proffers, the
Applicant shall construct Coverstone Drive as 'a full four=
lane section as required in-Proffer 15.2 .from Millwood
Pike to Prince Frederick Drive prior to November 1,, 2025..
A median break and eastbound left turn lane shall be
constructed at; the existing Millwood. Pike and Inverlee
intersection'prior to November .1, 20.15.
Page 8 of 12
15.4. The Applicant shall ;design and construct Tazewell .Road as shown on the
MOP as .a minimum two lane roadway within a variable width right of
way with a maximum right of . way width of 60' to provide access to
residential uses within 'Land Bay 1 and other commercial areas of Land
Bay 2. Said 60' ,right of way width shall be required for Tazewell ;Road
between Coverstone Drive and Pendleton Drive. The right of way and.
road width • °shall decrease for the remaining portions of Tazewell Road.
Said roadway shall be constructed in phases as needed for .future
subdivision plans; Furtherinore, no ;certificate; of occupancy for any
residential dwelling that is served by Tazewell Road, excluding model
homes, shall .be issued until such. time that access to Land Bay 1 from
Millwood Pike. is'provided via Coverstone Drivet aindTazewell Road.
15.5 The :Applicants shall pay 'to the, County the amount of $75,000 for
signalization ... or other road. improvements at the intersection of Millwood
Pike_(US Route 50) and Victory Road (Route 728). Such funds shall be
paid within sixty (60) day_ s of the issuance of the first residential building
permit in Land Bay 1,
15.6 The Applicants shall pay to the County the amount of $175,000 for
signalization or iother road improvements at the intersection of Costello
Drive and Prince Frederick_ Drive,. Such funds shall be paid' within sixty '
(60) days of :receiving written request. from the County and VDOT after
acceptance of. `Phase 2 Coverstone Drive Improvements per Proffer 15.2
:into.the State -- highway system.
15.7 Access to Millwood Pike shall be limited to' Coverstone Drive as shown
on the MOP with the exception of the private driveway currently serving
TM '64 -A =838'. The Applicant shall close said driveway once access is
provided to TM 647A -83B via the internal residential street network as
depicted on the MOP. Additionally, the Applicant shall' closet the existing
crossover previously used for access to the golf course concurrent with
Phase;l improvements as provided by Proffer 115.2.
15.8 All public right -of -ways- shall be dedicated to Frederick County as part of
the subdivision approval ,process, consistent, with,applicable Virginia law. .
,15.9 All public 'streets and roads shall be designed 'in accordance with the
Virginia Department of Transportation. specifications; subject to rev.iew:
and approval by Frederick County and- VDOT.
15.10 All private- streets and roads shall. be constructed in accordance with the
current Virginia Department of Transportation structural standards, and as
may' be modified by the County; and shall be owned and' maintained by the
Property Owners Association served by such streets or roads.
Page 9'of 12
1;5..1 L The; design of.off =:site road improveinents,shall be in. general conformance
with the plan entitled "Governors Hill Road Improvements Sheets 1 -2, as
prepared by °Patton Harris Rust and Associates, dated October 30,.;2008.
Excluding" 00,0 993.00000 square -feet of% office uses which may be
developed at any time utilizing access to the :existing completed portion of
Coverstone,- Drive; off;site ' improvementts shall. be constructed `:`in three .
phase's . as depicted -on the aforementioned plans as follows:
Phase A: Phase A improvements shall ' consist of `improvements at the
intersection of Millwood Pike /Inverlee Way /Coverstone Drive
and .shall be completed coincident with .Phase 1 'Coverstone
Drive construction per Proffer '15.2.
Phase- B Phase 'B� improvements' shall .consist" of improvements at the
intersections of .Millwood Pike /Prince ;Frederick Drive and
Prince Frederick :Di ive /Costello. Drive. Phase B improvements
shall be :completed coincident with Phase 2 Coverstone Drive
construction per Proffer 15.2.
Phase C: Phase C .improvements shall consist of improvements at the
Ki intersection of Mill w;o od Pike /Sulp "hur S pr
ing Road. Phase C
improvements -shall be
completed �coincidentwith Phase 3
Coverstone Di iwe const uctiori per Proffer -15.2.
15.12 The Applicant shall make good faith efforts tom obtain any off -site right of
'way needed to,' complete any, `proffered ' off -site transportation
improvements. In" `the event that the Applicant is not able to obtain the
right of way and,' - further., the ,County and /or State of Virginia; do `not obtain_
the necessary, right of way; in lieu of constructing the road ;improvement;
-the Ap,plicaTit, shall provide a monetary "contribution,'to Frederick County
that is equivalent to 'the estimated construction cost of those road
improvements that could not be implemented. The construction cost
estimate, shall be subject to review and ,approval by VDOT. The monetary
contribution shall coincide with the commercial area threshold that
triggers,the off -.site road improvement as identified. in Proffer 15.11.
15.13. Any . future transportation analyses which may be required for the
.Property; shall utilize; Code: 820. "Retail_" per the I :TE. Tiip Generation`
Manual - 7th Edition for any commercial use other than- office use.
Page 10 of 12
15.,14; In the event zany - proffered '=off -site road improvements are ,constructed by
others, the "Applicant shall provide a ;monetary contribution to Frederick
County ,that- is equivalent to the .estimated construetioin costs of' those
'proffered.. road. improvements ;not installed by the Applicant. The
construction cost' estimate 'shal'1 be subject to -review and approval by
VDOT. ' The ,monetary, contribution,.shall.coincide with the commercial area .
threshold. that- triggers the off -site road improvements as identified in
Proffer .1- 5- .11,,
._1;6.. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION
The Applicant shall conduct' or.cause -to be; conducted a. Phase I'Archaeological
Investigation, of the Property ;; prior to the approval. of the first final site or
subdivision plan for `the. Property, and _ shall complete; Phase II and III
investigations ,thereof as. .may be demonstrated to lie ,necessary by the Phase I
study.
17. ESCALATOR CLAUSE
17.1 In the event, any monetary contributions "set forth in the Proffer Statement
are paid to 'the Frederick - County Board County Supervisors ("Board" )
within 30 months of October 12,..2005; as applied for by the Applicant,
said coat ibutiofis shall be in 'the amounts as stated herein. Any monetary
contributions, set forth in the: Proffer Statement which are paid to the.Board.
after 30 months; following October 12, 2065 shall be adjusted in
accordance with the, ;Ur"ban. Consumer Price .Index. ( "CPI -U ") published. by
the United States Department of Labor, such that at the time contributions
are paid,, "they shall' be adjusted 'by the , percentage change in the CPI -U
from that date '30 months after October 12, 2005 to the most recently
avail, .CPI -U 'to the date the contributions are paid, subject to a cap of
5% o, -per year„ r -on-. .compounded. .
18 SEPTEMBER 11, 2614 'PROFFER'REVISION
document.
SIGNATURES APPEAR ON THE FOLLOWING PAGES
Page 11 of 12
JGR Three L.L.C.
By JPG Three.L,L.C,.- 1Vlanagi lg'Mpmber
Richard Dick„ Manager
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:.
The, foregoing_ instrument was acknowledged before me this day of
'20:14, -by
My commission. exp_ ires
Notary Public.
Page 12 of 12