HomeMy WebLinkAbout16-05 ApplicationREZONING APPLICATION 916 -05
WILLOW RUN
Staff Report for the Planning Commission
Prepared: December 5, 2005
Staff Contact: Susan K. Eddy, Senior Planner
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 application are noted by staff where relevant throughout this staff report.
PROPOSAL To rezone' 47.77 acres from RA (Rural Areas) District to RP (Residential Performance)
District and 12.20 acres from RA (Rural Areas) District to B2 (General Business) with proffers.
LOCATION The property is located east of Route 37 and Merriman's Lane (Route 621), north of
Cedar Creek Grade (Route 622), south and west of the City of Winchester.
MAGISTERIAL DISTRICT Shawnee
PROPERTY ID NUMBERS 53 -A -90, 53 -A -91, 53- .A -92, 53- A -92A, 53- A -92B, 53 -A -94, 53 -3 -A
and 63 -A -2A
PROPERTY ZONING RA (Rural Areas) District
PRESENT USE Agricultural and residential
ADJOINING PROPERTY ZONING & PRESENT USE
North:
South:
East:
West:
RP (Residential Performance)
City of Winchester
RA (Rural Areas)
RP (Residential Performance)
City of Winchester .
RA (Rural Areas)
RP (Residential Performance)
Use: Residential
Residential & open space
Use: Agricultural and residential
Residential
Use: Residential
Use: Residential and recreational
Residential
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Reviewed
Action
Planning Commission:
12/21/05
Pending
Board of Supervisors:
01/11/06
Pending
PROPOSAL To rezone' 47.77 acres from RA (Rural Areas) District to RP (Residential Performance)
District and 12.20 acres from RA (Rural Areas) District to B2 (General Business) with proffers.
LOCATION The property is located east of Route 37 and Merriman's Lane (Route 621), north of
Cedar Creek Grade (Route 622), south and west of the City of Winchester.
MAGISTERIAL DISTRICT Shawnee
PROPERTY ID NUMBERS 53 -A -90, 53 -A -91, 53- .A -92, 53- A -92A, 53- A -92B, 53 -A -94, 53 -3 -A
and 63 -A -2A
PROPERTY ZONING RA (Rural Areas) District
PRESENT USE Agricultural and residential
ADJOINING PROPERTY ZONING & PRESENT USE
North:
South:
East:
West:
RP (Residential Performance)
City of Winchester
RA (Rural Areas)
RP (Residential Performance)
City of Winchester .
RA (Rural Areas)
RP (Residential Performance)
Use: Residential
Residential & open space
Use: Agricultural and residential
Residential
Use: Residential
Use: Residential and recreational
Residential
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PROPOSED USE Residential and commercial
REVIEW EVALUATIONS:
Virginia Dept. of Transportation: Please see attached letter dated October 14, 2005, signed by Lloyd
A. Ingram, Transportation Engineer.
Please see attached letter dated June 20, 2005, signed by Garrett Moore, VDOT Staunton District
Administrator
Fire Marshal This project will further tax the combination Fire and Rescue services in Frederick
County. The additional dwelling units will ultimately create more "incidents" or calls for service.
Upgrades to our current system are imperative to maintain a consistent level of expected service
throughout community. Therefore requiring additional personnel, equipment and rescue stations. Plan
approval recommended.
Round Hill Volunteer Fire & Rescue: No comments. Proposal looks very good.
Public Works Department: Please see letter dated October 7, 2005, from Harvey E. Strau Jr.,
P. E., Director al' Public Works
Sanitation Authority I have reviewed this rezoning request and concur with the water and sanitary
sewer remarks.
Frederick- Winchester Service Authority I have no comments with regards to the submittal. I will,
however, make a general comment with regards to the potential limitations of future capacity at the
Frederick - Winchester Service Authority facilities, due to load caps instituted under the Bay Program.
Frederick - Winchester Health Department: Health Department has no objection or comment as
property on public water and sewer.
Department of Parks & Recreation: Plan appears to provide for required open space; however, no
calculations for required or usable open space have been provided. The residents of the age- restricted
housing units will undoubtedly spend time outside of the development and have an impact on the
recreational services provided by the county. Therefore, staff believes a monetary proffer for these units
would be appropriate. Plan appears to provide for the required recreational units; however, specific
requirements have not been stated in the plan. To ensure a connection to Cedar Creek Grade, the
Transportation Enhancements should offer an area for a 10' wide asphalt bicycle /pedestrian trail along
Willow Run to Cedar Creek Grade. In additional to providing the Proffer Model, staff recommends the
Proffer Statement include a list of proposed monetary proffers by agency. If this project includes the
planning for or construction of a new interchange at Route 37, the proposed Transportation
Improvement Program proffer should offer the ability to facilitate a 10' wide bicycle trail to crossover
Route 37 at this location.
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Frederick Countv Public Schools: Based on the information provided, it is anticipated that the
proposed 850 single family homes with 10 percent (85 units) being age - restricted, will yield 130 high
school students, 107 middle school students and 299 elementary school students for a total of 536 new
students upon build -out. Significant residential growth in Frederick County has resulted in the schools
serving this area having student enrollments nearing or exceeding the practical capacity for a school.
The cumulative impact of this project and others of similar nature, coupled with the number of
approved, undeveloped residential lots in the area, will necessitate the future construction of new school
facilities to accommodate increased student enrollments. The impact of this rezoning on current and
future school needs should be considered during the approval process.
Please see attached resolution dated January 18, 2005 from the Frederick County School Board
Winchester Regional Airport: The proposed site does tie within airspace of the Winchester Regional
Airport and is in close proximity to the approach path for Runway 14/32. Residential occupants should
be forewarned that they might experience noise from over Flights of aircraft departing to and from the
Winchester Regional Airport.
Frederick County Attornev: Please see attached letter dated November 8, 2005 ,front Robert T.
Mitchell, Jr., County Attorney
Historic Resources Advisory Board: The Rural Landmarks Survcy Report for Frederick County
identifies the 740 I -louse (Willow Grove 434 -89), the 750 House (Baker, Jacob I -louse #34 -90) and the
Penbrook -Cove Farm ( 934 -1236) as being on the property. The HRAB expressed concern that the 740
and 750 Houses on the property might be removed. While the current owner does not intend to
demolish the structures at this time, future owners' intentions are unknown. Information from the
VDHR State Review Board determined that the Baker, Jacob House (750 House) is eligible for the
Virginia Landmarks Register and the State and National Register of Historic Places. The HRAB
recommended approval of the application so long as the following be considered to mitigate impacts:
1.) Evergreen trees or other measures along Cedar Creek Grade to minimize the perspective view of the
adjacent historic Homespun; 2.) A more detailed study be conducted to locate foundations of the house
on the Penbrook -Cove farm complex, which was destroyed in a fire; 3.) The property owners should
consider preserving the 750 and 740 Houses; and 4.) 'hhe owners of the 750 House should pursue
placing the 750 House on the State and National Registers.
Shenandoah Vallev Battlefields Foundation: Part of the site is a remnant of the core land area that is
part of the First Winchester battlefield in Frederick County. The Battlefields Foundation does not have
funds for the property in question nor has it had plans to acquire this land. While we do not like to see
any battlefield land compromised, given the lack of context and the relatively small size of this
fragment of First Winchester, the Battlefields Foundation would not pursue other funding sources for
land acquisition. We hope that if the development project proceeds and Jubal Early Drive is extended
as planned, that due consideration be griven to both the historic and environmental issues on this
property.
City of Winchester: Please see attached Memorandum dated November 10, 2005,1rom Tim Youmans,
Winchester Planning Director.
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Planning Department: Please see attached letter dated Ocroher 6. 2005, front Susan K. Eddy, Senior
Planner.
Planning & Zoning:
1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle)
identifies the subject parcels as being zoned R -2 (Residential Limited). The subject parcels
were re- mapped from R -2 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
combined to form 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.
2) Comprehensive Policy Plan
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
facilities 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. Z -Z j
Land Use
The subject parcels are within the Urban Development Area (UDA) and Sewer and Water
Service Area (SWSA).
The subject parcels are within the area covered by the Western Jubal Early Land Use Plan,
which was adopted by the Board of Supervisors on February 11, 2004. The subject parcels are
within the area covered by the draft Western Jubal Early Land Use Plan. This draft was
reviewed by the Board of Supervisors on November 9, 2005 and scheduled for public hearing.
The Board requested a number of policy changes to the WJELUP and these are noted, where
appropriate, in this report.
The adopted WJELUP calls for urban and suburban residential uses. The gross residential
density for development within the WJELUP area is up to four dwelling units per acre. This
application seeks 850 residential units with the housing types and mix as prescribed in the
proffered matrix. The proposed Willow Run density of 2.36 units per acre (850 units on 360
acres) is low in relation to the density called for in the WJELUP. Considering the current
demand for housing in the existing UDA, this is perhaps an inefficient use ofthe site and fails to
achieve intended density. A density similar to that called for in the WJELUP would make
commercial development in the area more viable.
The adopted WJELUP designates areas of mixed use (residential and commercial) along the
planned route of the Jubal Early Drive extension. The plan clearly calls for the integration of
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land uses within the mixed use areas. The proffered Generalized Development Plan (GDP) does
not show any mixed -use area. The GDP shows three isolated commercial areas, which could
contain up to 110,000 square feet of commercial floorspace. The adopted WJELUP calls for
between a 25% and a 50% commercial component in the mixed -use area. The applicant has not
demonstrated that this commercial component will be met. It is critical to note that only 10,000
square feet of commercial development (approximately l acre) is proffered, and that is only
proffered with the 600'" non -age restricted residential unit. As it is possible, based on the
proffered housing mix, that only 510 non - age- restricted units will be built, even the 10,000
square feet of commercial floorspace is not guaranteed. "file adopted WJFLUP also calls
for a mixture of housing types in the mixed -use areas. The application does not show a housing
mix in the mixed -use areas. in the absence of a plan for the mixed -use areas as designated on
the WJELUP, and in the absence of a commitment to provide adequate commercial
development and a mix of housing types, this application is not in conformance with the
adopted WJELUP as it relates to the mixed -use areas.
Staff note: The draft WJELUP, scheduled for public hearing, eliminates the mixed -use areas
and replaces them with commercial areas, thus highlighting the Board of Supervisor's desire for
commercial development in the WJELUP area. As only 10,000 square feet of commercial
floorspace is proffered, and that only with the 600 ° ' non -age restricted residential unit, the
Willow Run application would not be in conformance with the emerging WJELUP as it relates
to the commercial areas.
Transportation
The adopted WJELUP identities Jubal Early Drive extending in a continuous east -west flow
from its terminus in the City of Winchester to a new interchange at Route 37. The plan
incorporates the extension of Jubal Early Drive as its principal transportation component. The
extension of Jubal Early Drive is envisioned as an urban divided four -lane cross section that
includes landscaped medians as well as pedestrian and bicycle facilities. Additionally, a major
collector road system is planned to facilitate traffic movement in a north -south direction to
provide a linkage between Jubal Early Drive and Cedar Creek Grade.
Staff note: The draft WJELUP, scheduled for public hearing, seeks the transportation
improvements of the adopted plan, as detailed above, and also calls for improvements to Cedar
Creek Grade, to a four lane divided highway with a bicycle lane, and improvements to the
interchange at Route 37 and Cedar Creek Grade. It also envisions the major collector road as an
urban divided four -lane cross- section that includes landscaped medians as well as pedestrian
and bicycle facilities. The draft WJELUP clarifies that it will be the responsibility of private
property owners and developers to insure the development of new road systems, including a
new interchange at Route 37, new signalization and improvements to existing road systems.
The financial responsibility will rest primarily with private property owners and developers,
although they may be able to demonstrate how a partnership, possibly with the Virginia
Department of Transportation the City and/or the County will accomplish the necessary road
improvements. The draft WJELUP further states that no rezonings should be approved until the
County is certain that the transportation impacts of development will be mitigated.
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As stated above, the adopted WJELUP is fundamentally linked to the extension of Jubal Early
Drive to a new Route 37 interchange. The Willow Run application includes the extension of
Juba] Early Drive only to Merriman's Lane. The proffered layout (Transportation Enhancement
Section E — Exhibit 2) shows Jubal Early Drive extending from the City to a roundabout at the
new major collector road.. Willow Run Drive. A roundabout is proffered unless VDOT
determines that an alternative intersection design is warranted. The proffered GDP and Exhibits
1 and 2 clearly show the main traffic movement in a north/south direction. This is contrary to
the WJELUP which shows the traffic movement in an east/west direction. It is critical that
whether a roundabout or an alternative intersection design is warranted. that the straight through
movement be Jubal Early Drive itself. If a T- intersection, or similar configuration is warranted,
the turn movement should be to Willow Run Drive. This will insure that traffic flows easily to
the future Route 37 interchange in the manner envisioned by the WJELUP, and not down to
Cedar Creek Grade.
The applicant has proffered the construction of Jubal Early Drive (see Transportation
Enhancements Section E- Exhibit 2) in three phases. Details are contained in the proffer section
of this staff report.
This application includes land dedication on the east side of Route 37 to accommodate an urban
diamond interchange at Jubal Early Drive (see Transportation Enhancements Section E- Exhibit
3). The applicant has proffered completion of an Interchange Justification Study (IJS). The US
will evaluate the need for this interchange and also identify if an urban diamond interchange is
appropriate and how much right -of -way will be needed. The applicant has also proffered a
financial contribution of $1.000 per residential unit towards construction of the interchange.
The first road to be developed in the Willow Run project will be the minor spine road, which
will intersect with Cedar Creek Grade (see Transportation Enhancements Section E- Exhibit 5).
This access will be constructed before the first building permit is issued. Turn lanes on Cedar
Creek are proffered to be constructed when requested by VDOT.
The construction of the first segment (2 -lane) of Willow Run Drive, from Cedar Creek Grade
north to the property line, is proffered by the 100 °i residential permit (see Transportation
Enhancements Section E- Exhibit 1). This section of Willow Run Drive is owned by others.
The completion of the 2 -lane Willow Run Drive to Jubal Early Drive is proffered by the 400 °i
residential permit. Signalization at the intersection of Willow Run Drive and Cedar Creek
Grade and turn lanes on Cedar Creek Grade are proffered to be provided when requested by
VDOT.
The applicant has proffered signalization at the intersection of Cedar Creek Grade and the
northbound and southbound Route 37 ramps. Also proffered is a center turn lane within the
Cedar Creek Grade right -of -way to serve the existing Route 37 ramps. Improvements will occur
when requested by VDOT. There is no proffered transportation exhibit associated with these
improvements. Staff Note: The proffers do not fully implement the vision for Cedar Creek
Grade, as a 4 -lane divided highway with a bicycle lane. as set forth in the draft WJELUP.
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The applicant has proffered to complete the ultimate (4 -lane section) of Jubal Early Drive if a
new Route 37 interchange is approved by the Commonwealth Transportation Board (CTB). If
this interchange is not approved by the CTB, the applicant proffers to complete the 4 -lane
section of Willow Run Drive on their property. No timeframc has been given for completing
this construction, so the proffer is not enforceable.
The applicant has not given any indication of the cross sections for roadways on the subject site
or for Cedar Creek Grade off -site. Thus the County cannot be assured that road standards as
called for in the WJELUP will be followed.
It would be very useful for the applicant to address access by construction vehicles at the
rezoning stage. Construction vehicles and traffic should be prevented from using adjacent
neighborhood streets.
The City of Winchester has not yet agreed to allow the construction of Jubal Early Drive
through a City owned parcel (see Transportation Enhancements Section E- Exhibit 2). If Jubal
Early Drive cannot be connected in the City, the Willow Run rezoning would be in even greater
conflict with the adopted WJELUP. Ilie planned transportation network would be thwarted and
the commercial component would likely never develop beyond the proffered 10,000 square foot
minimum. The City and VDOT have both reserved the right to provide additional comments on
this application if the City does not allow this construction. Careful thought should be given to
the proposed land use and transportation network should the completion of Jubal Early Drive
not be possible.
Another important component of the adopted WJELUP is alternative modes of transportation.
The plan calls for trail and sidewalk connections within and to the mixed -use areas. This has
not been shown in the application. The plan calls for the Green Circle Trail to be connected to
the site and extended to both Merrimans Lane and Cedar Creek Grade. The applicant has
proffered a ten foot asphalt pedestrian /bicycle trail along.lubal Early Drive that would connect
to the Green Circle in the City. If the City does not allow the right of way for the Juba] Early
Drive connection, the section of the Green Circle Tail in the City, along Jubal Early Drive, will
not be constructed. The applicant has also proffered a ten foot trail along Willow Run Drive on
its own property. The Parks and Recreation Department encouraged the extension of the Green
Circle Trail further south along Willow Run Drive to Cedar Creek Grade. Parks and Recreation
also recommended a 10' wide bicycle trail on Jubal Early Drive over Route 37 as part of the
new interchange.
Community Facilities
Staff Note. The draft WJELUP, scheduled for public hearing, calls for a school site in the
WJELUP area. No school site has been designated in the Willow Run application.
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3) Site Suitability /Environment
The National Wetlands Inventory Map identifies two areas of wetlands along the northern and
eastern portion of the site. The applicant has prepared a Wetlands Delineation Study for the
subject properties. The applicant's proffered Generalized Development Plan (GDP) delineates
Developmentally Sensitive Areas (SDA) based on the results of this study. A wetlands
mitigation plan must be approved by the US Army Corps of Engineers and the Virginia
Department of Environmental Quality before any wetlands can be disturbed. Protected and
disturbed wetland areas will be identified during the Master Development Plan (MDP) stage. A
number of proffers covering the wetlands area have been offered. These are detailed in the staff
report section on proffers.
The subject sites are covered by FEMA NFIP Maps 9510173- 0001 -B and 4510173 -003 -13
prepared for the City of Winchester. Areas of floodplain exist around Abrams Creek and are
similar to the areas identified as wetlands. Detailed floodplain studies will be required at the
MDP stage and any identified floodplains would be subject the County's FP Floodplain District
and other applicable floodplain regulations.
Minor steep slopes exist on the site. Areas of steep slope disturbance will be identified at the
MDP stage to ensure compliance with County ordinance requirements.
A number of areas of mature deciduous trees exist on the subject parcels. These will likely be
disturbed during the development of the site. The MDP and subdivision design plans will
identify tree save areas and insure compliance with County ordinance regulations. A
particularly scenic row of trees, along with a stone wall, line Orchard Lane. Consideration
should be given to the expressed protection of these features.
The General Soil Map ofthe Soil Survey of Frederick County, Virginia indicates that Frederick -
Poplimento loams comprise the majority of the subject site, which possess moderate shrink -
swell potential. A band of Carbo silt loam follows the western portion of the site, which
possess a high shrink -swell potential. Massanetta loam is located within the floodplain and
wetlands areas. Development within the Massanetta loam soils will be limited to the extension
of Jubal Early Drive.
Karst features are known to exist on the property. Four sinkholes have been identified in the
Phase I Environmental Site Assessment Reports submitted by the applicant to the County. The
applicant has proffered to conduct a geotechnical analysis on all residential properties platted
within 100 feet of the major karst feature identified on the GDP prior to the issuance of building
permits of such lots. The Director of Public Works highlighted in his comments that three small
sinkholes, in addition to the major one, have been identified on the site. He suggested that the
geotechnical analysis encompass all residential areas because of the potential for sinkhole
development within the karst limestone.
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4) Potential Impacts
A. Transportation
A traffic impact analysis (TIA) was prepared for this application by Patton Harris Rust and
Associates (PHR &A) dated July 12, 2005. The TIA assumed a total build out of 850 residential
units (573 single family detached, 192 single family attached, & 85 elderly detached) and
110,000 square feet of commercial floorspace (50,000 SF office, 50,000 SF retail & 10,000 SF
restaurant) by the year 2010 as a two -phase plan. (This precise mix of units and uses is not
proffered.) Since the rezoning proffers do not match the first phase as analyzed in the TIA, the
applicant has agreed that only the total build, out as detailed in the TIA, will be considered with
this application. It is important to note that the TIA was modeled without the connection of
Jubal Early Drive to Route 37. Access to the site was modeled from Jubal Early Drive extended
in the City, Merriman's Lane, Cedar Creek Grade and Cidermill Lane /Orchard Hill
Drive /Harvest Drive.
The Phase 11: 2010 Build -out Lane Geometry and Level of Service (PHR &A Figure 15)
indicates that a number of intersections in the area will fall below level of service "C ". Level of
service "C" is the level the Comprehensive Policy Plan requires to be maintained on roads
adjacent to and within new development in the County. PHR &A Figure 15, demonstrates that
the intersections of Route 37 and Cedar Creek Grade, Jubal Early Drive and Valley Avenue,
Route 50 (Amherst Street) and Merrimans Lane. and Merrimans Lane and Breckinridge Lane
will have a significant negative impact due to this development
PHR &A Figure 15a suggests a number of improvements to increase the build -out level of
service. It is important to note that only the center turn lane in the Cedar Creek Grade right -of-
way and signalization at the intersection of Cedar Creek Grade and Route 37 are proffered.
None of the suggested improvements in the City of Winchester are proffered.
The applicant also had PHR &A prepare an alternative TIA (dated July 12, 2005) should the City
of Winchester not allow the applicant to connect with Jubal Early Drive in the City. The same
numbers of residential units and commercial floorspace were used in this alternative analysis.
In this alternative (see PHR &A Figure 6), the intersections that have a significant negative
impact due to this development are Cedar Creek Grade and Route 37, Cedar Creek Grade and
the minor spine road, Route 50 (Amherst Street) and Merrimans Lane, and Merrimans Lane and
Breckinridge Lane.
PHR &A Figure 6a suggests a number of improvements to increase the build -out level of
service. It is important to note that only the center turn lane in the Cedar Creek Grade right -of-
way and signalization at the intersection of Cedar Creek Grade and Route 37 are proffered.
None of the suggested improvements in the City of Winchester are proffered and no extra
consideration is given to the intersection of Cedar Creek Grade and the minor spine road, which
falls to level of service B(D).
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5) Proffer Statement— (Dated November 4, 2005)
A) Residential Land Use
Total dwelling units are limited to 850. Garden apartments are not allowed. Dwelling units are
limited to 200 non -age restricted units per year. (A total number of units per year would give
greater certainly, and 100 total units per year may be more manageable to the County.) A
minimum of 85 units will be age - restricted. Evergreen trees will be planted along Cedar Creek
Grade, although this does not supersede the required road efficiency buffer. The minimum and
maximum for each housing type is listed in the Willow Run Community Residential Unit
Matrix.
B) Commercial Land Use
A minimum of 10,000 square feet and a maximum of 110,000 square feet of commercial
floorspace will be provided in the B2 (Business General) zoned land. Construction of the
10,000 square feet of commercial development is guaranteed by the 600 non -age restricted
dwelling unit. As stated previously, the project may build out with 510 non -age- restricted
units, and the commercial floorspace may never appear. Allowable construction materials for
the commercial buildings have been listed. A number of uses, otherwise allowed in the B2
Zoning District, are restricted on the site.
C) Generalized Development Plan (GDP)
The GDP delineates the major collector roads, the general location of residential and
commercial development, the general location of the community center and park area, the
general location of developmentally sensitive areas, the major karst feature and the location of
the extended Green Circle Trail
D) Master Development Plan (MDP)
A single MDP will be prepared. Only land disturbance can take place before this MDP is
approved. Land disturbance should not be allowed until the MDP is approved; therefore the
proffered action is not in accord with good planning practice.
E) Transportation Enhancements
Five Transportation Exhibits have been proffered. Right -of -way will be obtained for Willow
Run Drive through the Jova Property to the south. The southern section of Willow Run Drive
will be constructed (2 -lane) by the 100 °i residential permit. The northern section of Willow Run
Drive will be constructed (2 -lane) by the 400 °i residential permit.
Jubal Early Drive will be constructed in three phases. Phase I will include diverting Jubal Early
Drive in the City and a 4 -lane roadway to the intersection with Willow Run Drive. There is no
timing associated with this Phase I. This will need to be clarified, otherwise the proffer is not
enforceable. Also, the applicant has not proffered to realign Meadow Branch Avenue. Should
the City not grant approval for Jubal Early Drive to be diverted to the site, the applicant will
build Phase I as a 2 -lane segment from Willow Run Drive east to the commercial land bay
shown on the GDP. Jubal Early Drive Phase II, from Willow Run Drive to the community
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Neither TIA modeled the new intersection of Merrimans Lane /Meadow Branch Avenue and
Route 50 (Amherst Street), which has been approved by the City and will soon be under
construction. Traffic on Merrimans Lane will intersect with Meadow Branch Avenue at an
unsignalized T- intersection. Levels of service at Merrimans Lane and the new section of
Meadow Branch Avenue will likely be worse than those projected in the TIAs.
B. Sewer and Water
The Willow Run rezoning proposal is estimated to require approximately 246,000 gallons per
day of water usage and to generate approximately 197,000 gallons per day of wastewater. The
Frederick County Sanitation Authority has agreed to provide public sewer service and public
water service to the Willow Run Community.
C. Historic Resources
One building on the property, the Baker, Jacob House (750 House), is eligible for the Virginia
Landmarks Register and State and National Register according to the Virginia Department of
Historic Resources State Review Board. (Staff Note: Protection of this building is strongly
encouraged in the Draft WJELUP.) Two other sites, the 740 House (Willow Grove #34 -89) and
the Penbrook -Cove Farm (334 - 1236), are identified in the Rural Landmarks Survey Report.
The Historic Resources Advisory Board (HRAB) made a number of recommendations
concerning this application (see earlier comments). The only HRAB recommendation that the
applicant has addressed is the landscaping along Cedar Creek Grade.
D. Community Facilities
850 new housing units, plus a small commercial component, will have a significant impact on
community facilities in this area. The Fiscal Impact Model output for this project indicates a
negative fiscal impact of $9,078 per residential unit. (The model assumed 10,000 square feet of
commercial floorspace.) The applicant has proffered this $9,078 amount, but only for the non-
age- restricted units. $500 per unit has been proffered for the age restricted units. The applicant
has thus not taken into account the impact of the age - restricted units on Parks and Recreation,
Libraries, Sheriffs Office and County Administration.
Staff Note: The Willow Run application was received on November 14, 2005 and thus the
County's Fiscal Impact Model was used for analysis. Applications received after November 30,
2005 are expected to mitigate the impact of development calculated by the new Development
Impact Model at $23,290 for a single family unit and $17,731 for a townhouse.
As stated previously, the applicant has not provided a school site as requested by the School
Board and identified in the draft WJELUP.
The applicant has proffered a number of recreational facilities, all of which will count towards
the applicant's County Ordinance required recreational units. The applicant has not proffered
any recreational amenities that are above and beyond what the ordinances require.
9 0
Rezoning 916 -05 — Willow Run
December 5, 2005
Page 12
center, will consist of a 2 -lane roadway by the 400 °i residential permit. Jubal Early Drive Phase
I1I, from the community center to Merrimans Lane, including a reconfigured intersection with
Merrimans Lane, will consist of a 2 -lane roadway by the 700 residential permit.
Land will be dedicated on the east side of Route 37 for an urban diamond interchange at Jubal
Early Drive. An Interchange Justification Study for the Commonwealth Transportation Board
(CTS) to consider the new interchange will be completed. $1,000 per residential unit will be
given towards construction of the interchange, or other transportation projects if the interchange
is not warranted. The ultimate (4 -lane section) of Jubal Early Drive will be completed if a new
Route 37 interchange is approved by the CTB. If this interchange is not approved by the CTB,
the applicant will complete the 4 -lane section of Willow Run Drive on their property. No
timeframe has been given for completing these 4 -lane sections.
The first road to be developed in the Willow Run project will be the minor spine road, which
will intersect with Cedar Creek Grade. This access will be constructed before the first building
permit is issued. Turn lanes on Cedar Creek will be constructed when requested by VDOT.
Signalization at the intersection of Willow Run Drive and Cedar Creek Grade and turn lanes on
Cedar Creek Grade will be provided when requested by VDOT.
The applicant has proffered signalization at the intersection of Cedar Creek Grade and the
northbound and southbound Route 37 ramps. Also proffered is a center turn lane within the
Cedar Creek Grade right -of -way to serve the existing Route 37 ramps. Improvements will occur
when requested by VDOT.
The Green Circle Trail will be extended along Jubal Early Drive and along Willow Run Drive to
the edge of the owner's property. Parks and Recreation has recommended the trail extension
along Willow Run Drive to Cedar Creek Grade.
Private alleys will allow one -way travel within a 16 -foot wide easement having 12 feet of
pavement.
F) Monetary Contributions
$9,078 per non - age - restricted dwelling unit is proffered to capital facilities. $500 per age -
restricted dwelling unit is proffered to Fire & Rescue Services. As stated previously, the age -
restricted units do not mitigate their full capital facilities impact. $25,000 will be given to the
Round Hill Fire and Rescue Company and $25,000 will be given to the Shawnee Fire and
Rescue Company. Thirty months following the approval of the MDP, the monetary
contributions will be adjusted based on the Urban Consumer Price Index.
G) Community Recreation
A community center, swimming pool and bathhouse will be constructed before the 400`
building permit. These amenities will be used to satisfy ordinance requirements. They are not
an addition to minimum requirements. The Green Circle Trail (10 feet wide) will be extended
0 0
Rezoning #16 -05 — Willow Run
December 5, 2005
Page 13
along Jubal Early Drive to Merrimans Lane and along Willow Run Drive to the edge of the
owner's property. As with the construction of Jubal Early Drive in the City, construction of the
Green Circle in the City has no timeframe tied to the proffers. An internal pedestrian trail
system (5 feet wide) will be provided as part of the ordinance required recreational units. The
karst feature will be used for active recreation. The Director of Public Works has recommended
that no buildings or structures be allowed on this major karst feature.
J) Environmental
A Developmentally Sensitive Area (DSA) is delineated on the GDP. No residential lots will be
platted within the DSA and no commercial development will occur within the DSA. A 50'
buffer adjacent to the DSA will be called the Resource Protection Area (RSA). The only
disturbance that will be allowed within the DSA and RPA will be road crossings, utility
crossings, and pedestrian and bicycle facility crossing. The applicant has proffered to conduct a
geotechnical analysis on all residential properties platted within 100 feet of the major karst
feature identified on the GDP. The development of a landscape plan for the wetlands south of
Jubal Early Drive will be prepared. All planting described in that plan will be installed. (The
proffer does not include timing for the preparation of the study or for the installation of the plant
materials.) The Shenandoah University Environmental Studies Department will be allowed
access to this area as an outdoor land lab. Commercial site plans and the community center site
plan will be designed to implement Low Impact Development and /or Best Management
Practices to promote stormwater quality measures.
STAFF CONCLUSIONS FOR THE 12/21/05 PLANNING COMMISSION MEETING:
The Planning Commission will need to consider whether this application adequately addresses the
adopted WJELUP, particularly as the applicant has only guaranteed a minimal amount of commercial
floorspace and has not demonstrated that the road system will function as called for in the WJELUP.
Specifically, the WJELUP calls for the traffic on Jubal Early Drive to flow in an east /west direction, and
good policy indicates that al I proffered transportation improvements should have an enforceable time
frame and that road design standards should be agreed. These elements have not been fully addressed
by the applicant. (Careful consideration should also be given to the draft WJELUP as it relates to
commercial land uses and transportation.) In addition, the applicant has not demonstrated a satisfactory
level of service on area roads. In terms of community facilities, the applicant has met only minimal
County recreation standards, has not fully addressed the impacts generated by the age - restricted units,
and has offered no solution to meeting the need for a school site in the area. Furthermore, this may be
the County's only opportunity to influence the fate of the historic 750 House and 740 House.
Since the City of Winchester may not agree to the extension of Jubal Early Drive through its property,
the Planning Commission should carefully examine the implications of this possibility. The applicant
is seeking this rezoning regardless of the City's decision.
0
Rezoning #16 -05 — Willow Run
December 5, 2005
Page 14
This is a rare opportunity for the County to plan for development on 360 acres in the.UDA. The
Planning Commission should be certain that the proposed development meets the needs of this new
community and creates a quality living environment.
Following the required public hearing, a recommendation regarding this rezoning
application to the Board of Supervisors would be appropriate. The applicant should
be prepared to adequately address all concerns raised by the Planning Commission.
I OUTPUTMODULE
APPLICANT: Willow Run
LAND USE TYPE Resid. & Comi
REAL EST VAL
FIRE & RESCUE = 9
Fire and Rescue Department
Elementary Schools
Middle Schools
High Schools
I Parks and Recreation
I Public Library
I Sheriffs Offices
Administration Building
Other Miscellaneous Facilities
I
SUBTOTAL
LESS: NET FISCAL IMPACT
I NET CAP. FACILITIES IMPACT
Net Fiscal Impact
Costs of Impact Credit:
Required (entered in
Capital Faciltiies col sum only)
$368,967
$3,475,664
$2,074,694
$2,892,345
$1,244,382
$216,334
$128,036
$164,313
$209,627
$10,774,361
$0
Credits to
be Taken for Future
Taxes Paid (NPV)
Total Potential
Adjustment For
Cur. Budget
Cur. Budget Cap,
Future CIP/
Tax Credits
Revenue-
Net Capital
Net Cost Per
Ooer Cap Equip
Expend /Debt S.
Taxes Other
(Unadjusted)
Cost Balance
Facilities Impact
Dwelling Unit
$0
$0
$368,967
$434
$565,534
$2,745,314
$3,310,847
$2,389,175
$6,053,527
$7,122
$280,442
$280,442
$202,373
$1,042,009
$1,226
$60,503
$60,503
$43,660
$172,674
$203
$110,620
$0
$26,150
$136,770
$98,696
$29,340
$35
$0
$0
$0
$164,313
$193
$213,451
$235,663
$449,114
$324,090
$0
$0
$889,604
$2,980,977
$367,096
$4,237,677
$3,057,995
$7,716,366
$9,078
$0
$0
1
0
$7,716,366
$9,078
INDEX: "1.0" If Cap. Equip Included 1.0
INDEX'. "1.0" if Rev -Cost Bal, "0.0" if Ratio to Cc Avg: 0.0 Rev -Cost Bal = 0.538
PLANNING DEPT PREFERENCE: 1.0 1.0 Ratio to Co Avg 0.722
_________________________ __________________ - __._._______________ ________- ______ ____________________________- ------------------------ ----------------------- __________.__- _._ -_ ,____________________ --------------------- METHODOLOGY: 1. Capital facilities requirements uirements are input to the first column as calculated in the model.
2. Net Fiscal Impact NPV from operations calculations is input in row total of second column
(zero if negative): included are the one -time taxes /fees for one year only at full value.
3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts.
4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts.
5. NPV of future taxes paid to bring current county up to standard for new facilities, as
calculated for each new facility.
6. Columns three through five are added as potential credits against the calculated capital
I facilities requirements. These are adjusted for percent of costs covered by the revenues
I from the project (actual, or as ratio to avg. for all residential development).
NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are debt financed.
-- ------------------- - - - - -- --------- - - - - -- - -- - ------ -- -- ---- -- - - -- ------------------- -- -- - ----- -- --- - --
------------ -- ---------- ---- --- - -- --- ------------ - - - - -- --------- ----- - -- --
NOTES: Model Run Date 11/14/05 SKE
I Project Description: Assumes 10,000 sq. ft. of office space, 658 single family detached units and 192 townhouses on 360 acres.
Due to changing conditions associated with development in the County, the results of this
Output Module will not be valid beyond November 30, 2005.
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REZ #16 -05
Willow Run
( 53 - A- 90,91,92,92A,92B,94 )
( 53 -3 -A, 63 -A-2A)
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Willow Run
(53 - A- 90,91,92,92A,92B,94 )
( 53 -3 -A, 63 -A-2A)
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REZONING APPLICATION FORM
FREDERICK COUNTY, VIRGINIA
NOV ) 4 2005
L_
The following iii rrnation shall be provided by the applicant:
All parcel identification numbers, deed book and page numbers may be obtained from the
Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent
Street, Winchester.
1.
2.
3.
Applicant:
Name: Greenway Engineering
Telephone: (540) 662 -4185
Address: 151 Windy Hill Lane
Winchester, VA 22602
Property Owner (if different from above)
Name: Willow Grove L.C.
740 LLC
750 LLC
Miller and Smith at Willow Run L.L.C.
Greystone Properties, LLC
* Please see attached address and telephone number for each identified
owner
Contact person if other than above
Name: Evan Wyatt
4. Checklist: Check the following items that have been included with this
application.
Location map X Agency Comments
Plat X Fees
Deed to Property X Impact Analysis Statement
Verification of taxes paid X Proffer Statement
Telephone: (540) 662 -4185
X
X
X
X
F t! I i{ sfl v ax lC it �Cd op
ee AmountaPatd� �
1
".�:
1
1•
,�,� 51 �
Zoning Amdm=Number � � f
i en ent
- �� a�a�� , Date Recerve�
PC, Hearing Date 4' "�; rt ; /
i
"w,BOS Heanng7Date
rh
The following iii rrnation shall be provided by the applicant:
All parcel identification numbers, deed book and page numbers may be obtained from the
Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent
Street, Winchester.
1.
2.
3.
Applicant:
Name: Greenway Engineering
Telephone: (540) 662 -4185
Address: 151 Windy Hill Lane
Winchester, VA 22602
Property Owner (if different from above)
Name: Willow Grove L.C.
740 LLC
750 LLC
Miller and Smith at Willow Run L.L.C.
Greystone Properties, LLC
* Please see attached address and telephone number for each identified
owner
Contact person if other than above
Name: Evan Wyatt
4. Checklist: Check the following items that have been included with this
application.
Location map X Agency Comments
Plat X Fees
Deed to Property X Impact Analysis Statement
Verification of taxes paid X Proffer Statement
Telephone: (540) 662 -4185
X
X
X
X
F
5. The Code of Virainia allows us to request full disclosure of ownership in
relation to rezoning applications.
Please list below all owners or parties in interest of the land to be rezoned:
Willow Grove L.C.
740 LLC
750 LLC
Miller and Smith at Willow Run L.L.C.
Greystone Properties, LLC
6. A) Current Use of the Property: Agricultural & Residential
B) Proposed Use of the Property: Residential & Commercial
7. Adjoining Property:
* Please see attached adjoining property owner information
8. Location: The property is located at (give exact located based on nearest road
and distance from nearest intersection, using road names and route number):
East of Route 37 and Merriman s Lane (Route 62 1), North of Cedar Creek Grade (Route
622) South and West of the City of Winchester Corporate Limits.
• ADJOINING PROPERTY INFORMATI�
FREDERICK COUNTY AND CITY OF WINCHESTER
No.
TAX ID
OWNER
ZONE
USE
1.)
53G- 1 -4 -48
LYNCH, MAURADE ANN
RP
SFAM
2.)
53G- 1 -4 -47
WIMSATT, WILLAIM LEE
RP
SFAM
3.)
53G- 1 -4 -46
HERNANDEZ, EDGAR B.
RP
SFAM
4.)
53G- 1 -4 -45
STANEART, BRIAN KENT & LINDA CHUN
RP
SFAM
5.)
53G- 1 -4 -44
CHASE, EDWARD M. & MARIETTE A.
RP
SFAM
6.)
53G -1 -1 -8
CASTILLO, JUAN
RP
SFAM
7.)
53G -1 -1 -7
MELLOTT, DONALD E. & NANCY K.
RP
SFAM
8.)
53G -1 -1 -6
SWOGGER, JAMES F. & JERI L.
RP
SFAM
9.)
53G -1 -1 -5
MARCOCCIO, ANTHONY & BRENDA T.
RP
SFAM
10.
53G -1 -1 -4
CASTRO, MARTIN & MARIA S.
RP
SFAM
11.
53G -1 -1 -3
CHAMBERLAIN, ANTHONY & SANDRA G.
RP
SFAM
12.)
53G -1 -1 -2
GOLIGHTLY, ROBERT & MARIAN M.
RP
SFAM
13.)
53G -1 -1 -1
CRESPO, RAUL& NEREIDA
RP
SFAM
14.)
53 -A -89
EMMONS, ELMER L. & BETTY M.
RA
SFAM
15.)
53 -A -88
PERRY, STUART M. INC.
RA
AGRI
16.)
52 -A -313
PERRY, STUART M. INC.
RA
SFAM
17.)
52 -18 -5
R &T PACKING CORP.
RA
SFAM
18.)
52 -18 -6
TRAPNELL, ANDREW P. & JESSICA M.
RA
SFAM
19.
52 -18 -7
CODELLA, DOMENICO & MARIELA
RA
SFAM
20.)
52 -18 -8
ROUSE, JASON
RA
SFAM
21.)
52- 20 -5 -54
R &T PACKING CORP.
RA
SFAM
22.)
53 -A -95
GORDON, JAMES C. JR.
RA
SFAM
23.)
53 -3 -A1
GORDON, JAMES C. JR.
RA
SFAM
24.)
63 -A -1
JOVA PROPERTIES, L.L.C.
RA
AGRI
25.)
63 -A -21D
BRIDGEFORTH, RUTH D.
RA
AGRI
26.)
249 -01 -2
RACEY, LESTER E.
R01
SFAM
File #3800WG /EAW /bp /dlm
• ADJOINING PROPERTY INFORMATIP
FREDERICK COUNTY AND CITY OF WINCHESTER
No.
TAX ID
OWNER
ZONE
USE
27.)
249 -01 -3
MELCO INC.
HR
MULTI
28.)
249 -01 -4
BARTON, BONNIE G.
HR
SFAM
29.
249- 03 -46A
BYRD, SHARON M.
HR
SFAM
30.
249- 03 -46B
SCHMITT, JOSEPH ET. UX.
HR
SFAM
31.
249- 03 -47A
IAROSIS, MITCHEL F. ET. UX.
HR
SFAM
32.
249- 03 -47B
CRANSTON, ANN CASEY
HR
SFAM
33.)
249- 03 -48A
IAROSIS, MITCHEL F. ET. UX.
HR
SFAM
34.
249- 03 -48B
DOLL, JOSHUA J.
HR
SFAM
35.
249- 03 -49A
OAKCREST PROPERTIES L.L.C.
HR
SFAM
36.
249- 03 -49B
COLEMAN, PAIGE K.
HR
SFAM
37.
249 -07 -189
ELSEA, SUSAN E.
HR
SFAM
38.
249 -07 -190
HINKLE, SUZANNE M.
HR
SFAM
39.)
249 -07 -191
QASIMYAR, MOHAMMED J.
HR
SFAM
40.
249 -07 -192
BASNILLO, MARKCO A. V.
HR
SFAM
41.)
249 -07 -193
HALL, CHRISTOPHER E.
HR
SFAM
42.
249 -07 -194
HUGHES, WILLIAM C.
HR
SFAM
43.
249 -07 -195
SHANK, ROBERT J.
HR
SFAM
44.)
249 -07 -196
MILONE, KIMBERLY A.
HR
SFAM
45.)
249 -07 -197
CHANEY, BELINDA K.
HR
SFAM
46.)
249 -07 -198
TELLEZ, ROCIO B.
HR
SFAM
47.)
249 -07 -199
SHANKS, VERA DIANNE TRUSTEE
HR
SFAM
48.)
249 -07 -200
WILSON, MARGARET BRIDGET
HR
SFAM
49.)
249 -07 -201
OAKCREST PROPERTIES L.L.C.
HR
SFAM
50.)
249 -07 -202
OAKCREST PROPERTIES L.L.C.
HR
SFAM
1 51.)
1 229 -03 -203
OAKCREST PROPERTIES L.L.C.
HR
SFAM
File N3800WG /EAW /bp /d1m
• ADJOINING PROPERTY INFORMATIV
FREDERICK COUNTY AND CITY OF WINCHESTER
No.
TAX ID
OWNER
ZONE
USE
52.
229 -03 -204
OAKCREST PROPERTIES L.L.C.
HR
SFAM
53.
229 -03 -205
OAKCREST PROPERTIES L.L.C.
HR
SFAM
54.
229 -03 -206
OAKCREST PROPERTIES L.L.C.
HR
SFAM
55.
229 -03 -207
OAKCREST PROPERTIES L.L.C.
HR
SFAM
56.
229 -03 -208
OAKCREST PROPERTIES L.L.C.
HR
SFAM
57.
229- 03 -220A
OAKCREST PROPERTIES L.L.C.
HR
SFAM
58.
229- 01 -A -21
G &M HOMES L.L.C. NUMBER THREE
PUHR
SFAM
59.
229- 01 -A -20
G &M HOMES L.L.C. NUMBER THREE
PUHR
SFAM
60.
229- 01 -A -19
G &M HOMES L.L.C. NUMBER THREE
PUHR
SFAM
61.
229- 01 -A -18
G &M HOMES L.L.C. NUMBER THREE
PUHR
SFAM
62.
229- 01 -A -17
G &M HOMES L.L.C. NUMBER THREE
PUHR
SFAM
63.
229- 01 -A -16
G &M HOMES L.L.C. NUMBER THREE
PUHR
SFAM
64.
229- 01 -A -15
WILLIAMS, RANDOLPH W.
PUHR
SFAM
65.
229- 01 -A -14
WILLIAMS, RANDOLPH W.
PUHR
SFAM
66.
229- 01 -A -13
SHAFRAN, STEVEN P.
PUHR
SFAM
67.
229- 01 -A -12
JUSTICE, KAREN E.
PUHR
SFAM
68.
229- 01 -A -11
MORRIS, DUANE LEE
PUHR
SFAM
69.
229- 01 -A -10
JAROTZKY, VLADIMIR
PUHR
SFAM
70.
229- 01 -A -9
MAXWELL, SCOTT J.
PUHR
SFAM
71.
229- 01 -A -8
LITTELL, CANDACE L.
PUHR
SFAM
72.)
230 -04 -6
DAN RYAN BUILDERS INC.
PUHR
SFAM
73.)
F
209 -01 -1
CITY OF WINCHESTER
PULR
COMM
74.)
188 -06 -61
CITY OF WINCHESTER
LR
XMPT
75.)
188 -04 -1
SFEIR, RAMSEY ET. UX.
LR
SFAM
1 76.)
1 188 -04 -2
750 L.L.C.
LR
SFAM
File H3800WG /EAW /bp /d1m
• ADJOINING PROPERTY INFORMATIV
FREDERICK COUNTY AND CITY OF WINCHESTER
No.
TAX ID
OWNER
ZONE
USE
77.
63- 9 -2 -24A
GREYSTONE DEVELOPMENT, INC
RA
XMPT
78.
63 -A -2H
TURNER ENTERPRISES, LLC
RA
SFAM
79.
269- 05 -A -1
TURNER ENTERPRISES, LLC
B2
SFAM
80.
52 -A -310
GLAIZE, FRED L. III & ANN W.
RA
SFAM
81.
53G- 1 -4 -48A
MERRIMANS CHASE HOMEOWNERS ASSOCIATION
RP
XMPT
82.
53G- 1 -1 -1A
MERRIMANS CHASE HOMEOWNERS ASSOCIATION
RP
XMPT
File 43800WG /EAW /bp /dlm
0
0
Information to be Submitted for Capital Facilities Impact Model
In order for the Planning Staff to use its capital facilities impact model, it is necessary for
the applicant to provide information concerning the specifics of the proposed use.
Otherwise, the planning staff will use the maximum possible density or intensity scenario
for the proposed Zoning District as described on Page 9 of the application package.
9. Parcel Identification/Location: Parcel Identification Number 53- ((A)) -90, 53-
((A)) -91 53- ((A)) -92 53- ((A)) -92A 53- ((A)) -92B, 53- ((A)) -94, 53- ((3)) -A, 63- ((A)) -2A
Districts
Magisterial:
Fire Service:
Rescue Service
10.
11.
Shawnee
Round Hill VFRD
Round Hill V FRD
High School:
Middle School:
Elementary School
James Wood
James Wood
Orchard View
Zoning Change: List the acreage included in each new zoning category
being requested.
Acres
Current Zoning
Zoning Requested
347.77±
RA District
RP District
12.20±
RA District
B2 District
359.97±
Total Acreage to be rezoned
The following information should be provided according to the type of
rezoning proposed:
Number of Units Proposed
Single Family homes: 658 SFD Townhome:
192 SFA
Non - Residential Lots: Mobile
Home:
Square Footage of Proposed Uses
Multi - Family
Hotel Rooms:
Office: 50,000 sq.ft. Service Station:
Retail: 50,000 sq.ft. Manufacturing:
Restaurant: 10,000 sg.ft. Warehouse:
Other
0 0
12. Signature:
I (we), the undersigned, do hereby respectfully make application and petition the
Frederick County Board of Supervisors to amend the zoning ordinance and to change
the zoning map of Frederick County, Virginia. I (we) authorize Frederick County
officials to enter the property for site inspection purposes.
I (we) understand that the sign issued when this application is submitted must be
placed at the front property line at least seven days prior to the Planning Commission
public hearing and the Board of Supervisors' public hearing and maintained so as to
be visible from the road right-of-way until the hearing.
I (we) hereby certify that this application and its accompanying materials are true and
accurate to the bet of my (our) knowledge.
Applicant(s): Date: O5
Owner (s):
Date:
* Please refer to Special Limited Power of Attorney Agreements that have
notarized signatures of all property owners that are authorized to sign on
behalf of the various LCs and LLCs.
Property Owner Information:
Greystone Properties, LLC
2055 Valley Avenue
Winchester, VA 22601
(540) 722 -4101
Greystone Properties, LLC
13 South Loudoun Street
Winchester, VA 22601
(540) 662 -7215
0
Tax Map Parcels 53- ((A)) -91 & 63- ((A)) -2A
Tax Map Parcels 53- ((A)) -91 & 63- ((A)) -2A
Miller and Smith at Willow Run LLC Tax Map Parcels 53- ((A)) -92 & 53- ((A)) -94
8401 Greensboro Drive
Suite 300
McLean, VA 22102
(703) 821 -2500 ext 224
Willow Grove L.C.
720 South Braddock Street
Winchester, VA 22601
(540) 667 -1710
740 LLC
720 South Braddock Street
Winchester, VA 22601
(540) 667 -1710
750 LLC
720 South Braddock Street
Winchester, VA 22601
(540) 667 -1710
Tax Map Parcels 53- ((3)) -A & 53- ((A)) -92
Tax Map Parcel 53- ((A)) -90
Tax Map Parcel 53- ((A)) -92B