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HALL, MONAHAN, ENGLE, MAHAN & MITCHELL
A PARTNERSHIP OF PROFESSIONAL CORPORAMON5 FEB
ATTORNEYS AT LAW
WILBUR C.
HALL (1892 -1972)
THOMAS V.
MONAHAN (1924 -1999)
1 a 7 EAST MARKET STREET 9 EAST BOSCAWEN STREET
SAMUEL D.
ENGLE
LEESBURG, VIRGINIA WINCHE5TER, VIRGINIA
0. LELAND
MAHAN
TELEPHONE 703777 1050 TELEPHONE 540-862 3 2 00
ROBERT T.
MITCHELL, JR.
FAX 540-662 -4304
JAMES A.
KLENKAR
E-MAIL lawyers @hallmonahan.com
STEVEN F.
JACKSON
February 2, 2006
DENNIS J.
MCLOUGHLIN, JR.
Susan K. Eddy, AICP
Senior Planner
Frederick County Department of Planning &
Development
107 North Kent Street
Winchester, VA 22601
Re: Willow Run Proffer Statement
Dear Susan:
3 2006
I i
PLEASE REPLY TO:
P. O. Box 848
WINCHESTER, VIRGINIA 22604 - 0848
Pursuant to your email to me of January 17, 2006, it is my understanding that
I should not undertake to review the revised Proffer Statement of Willow Run which
I received in December.
Accordingly, I will not undertake to review the revised proffers unless I hear
from you.
With kind regards, I am
RTM /ks
Very truly yours,
Robert T. Mitchell, Jr.
RREENWAY ENGINEERING
7 151 Windy Hill lane
Winchester, Virginia 22602
Founded in 1971 I
December 15, 2005
Frederick County Planning Commissioners
107 North Kent Street
Winchester, VA 22601
RE: Willow Run Revised Proffer Statement
Dear Planning Commission Members:
Greenway Engineering and the Willow Rum property owners have been working with
VDOT staff and County staff to address the various comments that have been provided
for the Willow Run Rezoning Application. The November 4, 2005 Proffer Statement that
you received in your agenda packet was created to address the majority of these
comments. Our team has continued to meet with your professional staff to address their
questions and to further refine this development proposal. These efforts have resulted in
the creation of the November 30, 2005 Proffer Statement for the Willow Run
Community.
The property owners and Greenway Engineering have forwarded this new information to
the Planning Department and County Attorney for review and would like to have this
document considered during your December 21, 2005 meeting. Therefore, we have
provided you with a packet of information that includes the new November 30, 2005
Proffer Statement, a bold and italic text version of this proffer statement to demonstrate
the revisions, a proffer revision summary document that enumerates all revisions that
have been made, and a copy of the response letter that was prepared to specifically
address the comment made by the County Attorney.
We would like to utilize the new November 30, 2005 Proffer Statement during your
consideration of the Willow Run Rezoning Application on December 21, 2005, as our
team has worked very hard to accommodate the comments made by staff. Please review
this information and do not hesitate to contact me if you have any questions.
Sincerely,
W � .
Evan W} att, AICP
Greenway Engineering
Engineers Surveyors
Telephone 540 - 662 -4185 FAX 540- 722 -9528
Pile 03800 W G /EA W www.greenwayeng.com
Willow Run Community - Rezoning Application
November 30, 2005 Proffer Revisions
Proffer A2 has been modified to eliminate the language "current or future" from the
allowed residential housing types in the RP District.
Proffer A3 has been modified to eliminate the age- restricted dwelling unit permits from
not counting towards the total number of residential building permits that can be issued
on an annual basis.
Proffer A4 has been modified to provide for a minimum of 85 age- restricted dwelling
units.
Proffer A5 and A6 has been modified to eliminate the proposed Village House and the
proposed Carriage House as options for the Willow Run Community.
Proffer A5 now provides for a double row of evergreen tree screening to mitigate impacts
to the Homespun commercial land use.
Proffer A6 now provides for a residential unit matrix, which provides for a minimum and
maximum percentage of age- restricted, single - family attached, and single- family
detached to create a mixture of housing within the Willow Run Community.
Proffer 131 has been modified to provide for a minimum square footage of commercial
land use, as well as a maximum square footage. The maximum square footage is
necessary to ensure that the proffer statement is consistent with the build out analysis
utilized in the traffic impact analysis.
Proffer B4 has been modified to guarantee the construction of 10,000 square feet of
commercial land use prior to the issuance of the building permit for the 600 dwelling
unit.
Proffer B5 has been modified to reduce the number of commercial land uses that were
previously prohibited within the Willow Run Community.
Proffer C1 has been modified to provide a description for the community center park area
and loop road as elements of the proffered Generalized Development Plan.
3800 W G /EA W
0 0
Proffer El has been modified to provide for a right -of -way dedication for the north -south
major collector road through the Jova Properties, LLC parcel whenever desired by the
County.
Proffer E2 has been modified to describe the grading for the ultimate road section to
provide for a four -lane divided landscaped median road section.
Proffer E3 has been modified to describe the grading for the ultimate road section to
provide for a four -lane divided landscaped median road section.
Proffer E4 has been modified to ensure that Jubal Early Drive is designed as the through
movement if a new interchange at Route 37 is approved by VDOT.
Proffer E5 has been modified to ensure that residential development is not solely
dependent upon Jubal Early Drive for access to the Willow Run Community, to ensure
that the realignment of Meadow Branch Avenue is completed by the Applicants, and to
describe the grading for the ultimate road section to provide for a four -lane divided
landscaped median road section.
Proffer E6 has been modified to ensure that right -of -way is dedicated to Frederick
County between the eastern commercial land bay and the 3.68 -acre parcel owned by the
City of Winchester if the Winchester City Council does not allow for the construction of
Jubal Early Drive through their property.
Proffer E7 has been modified to require the second phase of Jubal Early Drive to be
developed prior to the 400 residential building permit, and provides for the grading for
the ultimate road section to provide for a four -lane divided landscaped median road
section.
Proffer E8 has been modified to provide for the grading for the ultimate road section to
provide for a four -lane divided landscaped median road section and to provide for the
gating of Jubal Early Drive at Merriman's Lane.
Proffer El l has been modified to provide a time line for the initiation and submission of
the Interchange Justification Study that is being completely funded by the Applicants.
Proffer E12 has been modified to require the completion of either the four -lane Jubal
Earl Drive or north -south major collector road to the Jova Properties, LLC parcel by the
700` building permit.
Proffer E13 has been modified to change the decision point for the new Route 37
interchange by the Commonwealth Transportation Board to the 600 permit.
Proffer E14 has been modified to ensure that the provisions of the signalization
agreement at the Route 37 Cedar Creek Grade interchange is determined by VDOT.
3800WG/EAW 2
h
Proffer E15 has been modified to reference E(14) as the correct proffer section.
Proffer E17 has been modified to ensure that the provisions of the signalization
agreement at the Willow Run Drive Major Collector Spine Road intersection at Cedar
Creek Grade interchange is determined by VDOT.
Proffer E18 has been modified to require the construction of all intersection
improvements at Cedar Creek Grade and the Minor Spine Road prior to the issuance of
the first residential building permit, exclusive of model homes, and to provide for a 20-
foot right -of -way dedication to VDOT.
Proffers E2, E3, E5, E7, E8 and E18 have been modified to guarantee the top coat of
asphalt.
Proffer Fl has been modified to increase the monetary proffer amount for all non -age
restricted units that only reflects commercial office credit for the 10,000 square feet of
commercial land use that is guaranteed.
Proffer F3 has been modified to provide for additional revenue sources to Round Hill
Volunteer Fire & Rescue and to Shawnee Volunteer Fire & Rescue.
Proffer G2 has been modified to ensure that the Green Circle bicycle and pedestrian
facility connects to the existing facility in the City of Winchester provided that the
Winchester City Council allows for the construction of Juba] Early Drive through their
3.68 -acre property.
Proffer G4 has been added to provide for an active recreation use area for the major karst
feature that has been filled, exclusive of swimming pools and buildings.
Proffer 12 has been modified to ensure that the Applicants are responsible for establishing
the design guidelines that will be enforced by the Architectural Review Board.
Proffer J 1 has been modified to eliminate the major karst feature from the areas described
as DSA.
Proffer J3 has been modified to ensure that commercial development activity does not
occur within the DSA.
Proffer J4 has been modified to ensure that the planting of all elements associated with
the wetlands mitigation plan is done by the Applicants during the first favorable growing
season following wetlands disturbance.
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Founded in 1971
Sus Cop 0
GREEN AY ENGINEERING
151 Windy Hill Lane
Winchester, Virginia 22602
December 14, 2005
Hall, Monahan, Engle, Mahan & Mitchell
Attn: Robert T. Mitchell, Jr.
P.O. Box 848
Winchester. VA 22604 -0848
RE: Willow Run Review Comments
Dear Mr. Mitchell:
The Frederick County Planning Department provided me with a copy of your review
comments for the Willow Run Rezoning Application on November 9, 2005. The purpose
of this letter is to provide you with information that addresses these review comments. I
have utilized the same numbering for my responses to match your comments from the
November 8, 2005 letter, which is attached for reference.
1) Proffer item A(2) has been modified to eliminate the language "current or future"
from the allowed residential housing types in the RP District.
Proffer A(6) now provides for a residential unit matrix, which provides for a
minimum and maximum percentage of age- restricted, single - family attached, and
single - family detached to create a mixture of housing within the Willow Run
Community.
2) Comment noted.
3) Proffer A(5) has been modified to eliminate the proposed Village House and
Proffer A(6) has been modified to eliminate the proposed Carriage House as
options for the Willow Run Community.
4) Proffer B(l) has been modified to provide for a minimum square footage of
commercial land use, as well as a maximum square footage. The maximum
square footage is necessary to ensure that the proffer statement is consistent with
the build out analysis utilized in the traffic impact analysis.
5) Comment noted.
6) Proffer B(4) has been modified to guarantee the construction of 10,000 square
feet of commercial land use prior to the issuance of the building permit for the
600 °i dwelling unit.
Engineers sur evcrs
Telephone 540- 662 -4155 FA;: 540-7'2-9528
Flle 43S00%YG /EAAN mvar. <�reemraven e.com
7) Proffer B(5) has been modified to reduce the number of commercial land uses that
were previously prohibited within the Willow Run Community.
8) Proffer D(1) has been modified to limit the development activity within the
Willow Run Community to land disturbance activities only until the Master
Development Plan is approved by Frederick County.
9) Proffer D(2) has been provided to ensure that Frederick County officials and staff
are not asked to mediate situations in which property owners are being
uncooperative. Additionally, Proffer D(2) ensures that future property owners are
aware of this requirement.
10) Proffer El has been modified to provide for a right -of -way dedication for the
north -south major collector road through the Jova Properties, LLC parcel
whenever desired by the County.
11) Proffer E(5) has been modified to require the first phase of Jubal Early Drive to
begin within 18 months of final design plan approval by VDOT. Proffer E(7) has
been modified to require the second phase of Jubal Early Drive to be developed
prior to the 400`" residential building permit. Proffer E(8) already requires the
third phase of Jubal Early Drive to be developed prior to the 700` residential
building permit.
12) Proffer E(7) and Proffer E(8) have been modified to eliminate the language that
previously called for the undeveloped portion of the right -of -way to count
towards the overall open space for the Willow Run Community.
13) Proffer E(14) has been modified to ensure that the provisions of the signalization
agreement at the Route 37 Cedar Creek Grade interchange is determined by
VDOT.
Proffer E(17) has been modified to ensure that the provisions of the signalization
agreement at the Willow Run Drive Major Collector Spine Road intersection at
Cedar Creek Grade interchange is determined by VDOT.
14)The Output Module of the Frederick County capital Facilities Fiscal Impact
Model has been provided as a component of the Willow Run Rezoning
Application to ensure that information is available that demonstrates how
monetary allocations can be made to the various County divisions.
15) Comment noted.
16) Proffer 1(2) has been modified to ensure that the Applicants are responsible for
establishing the design guidelines that will be enforced by the Architectural
Review Board.
File 93500 WGIEAW —
17) Proffer I(3) has been proffered to ensure that a Homeowners Association
assessment will be established by the Applicants at the beginning of the project.
The Applicants will establish this assessment in conformance with the Property
Owners Association Act, which will provide for a minimum reserve consistent
with the Act. The Applicants will be in control of this assessment until 2/3 of the
residential lots are controlled by others and will transfer ownership of the
assessments to the Homeowners Association at that time.
18)Proffer J(3) has been modified to ensure that commercial development activity
does not occur within the Developmentally Sensitive Area (DSA).
19) Proffer J(4) has been modified to ensure that the planting of all elements
associated with the wetlands mitigation plan is done by the Applicants.
The Willow Run Rezoning Application has been modified to address the issues and
concerns that you identified during your November 8, 2005 review. Please review the
information in this response letter and contact me if you have any questions regarding
these revisions. It would be beneficial to this project if a new County Attorney review
comment letter was prepared that recognizes the revised development program for the
Willow Run Conununity. Thank you for your comments for the Willow Run Rezoning
Application.
Sincerely,
Evan Wyatt, AICP
Greenway Engineering
Cc: Frederick County Board of Supervisors
Frederick County Planning Commissioners
Susan Eddy, Frederick County Planning Department
Willow Run Team
File 03800NVG /EA %V 3
GREENWAY ENGINEERING
151 Windy Hill Lane
FuunJcd in 191I Winchester, Virginia 22602
T R A N S M I T T A L
Project Name:
File No:
Date
Willow Run
3800WG
December 15, 2005
To: FC Planning From: Evan Wyatt
Attn: Susan Eddy GREENWAY ENGINEERING
Phone: 540- 662 -4185
Copied Fax: 540- 722 -9528
Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up
❑ Other
❑ Urgent ® For Your Review ❑ As You Requested ❑ Please Comment
Message:
Hi Susan.
Please find attached the new November 30, 2005 Proffer Statement for the Willow Rum
Rezoning that reflects the matters we discussed last week. I have provided you with the original
proffer statement that has been signed by all owners, a bold and italic text version that depicts the
revisions made to the previous proffer statement and a proffer summary document that identifies
each section that was modified. Please review this information and we will get together to go
through these revisions prior to the 12 -21 -05 Planning Commission public hearing.
Thank vou.
Evan
Hand Delivery and Pick Ups Only:
Received By: Date:
r IWO
..
O r
GREENWAYNGINEERING
151 Will& I - [ill Lme
Winchesicr, Virginia 22602
January 18, 2006
Frederick County Planning= Department
Attn: Eric Lawrence, Planning Director
107 Nbrth Kent Street
Winchester. VA 22601
RF: Continuance of Rezonine .Application R /_# 16 -05 for Willow Run
Dear la ic:
The purpose of this letter is to modik, the request for continuance of the referenced
rezoning application that is scheduled for the January 18, 2006 Planning Commission
agenda. Greenway Engineering provided your department with a letter elated .January 4.
2006. Which expressed the propergv owners' desire to have this rezoning application
removed fronn the January 18. 2006 agenda and placed on the Planning Commission's
February 15, 2006 agencla. Subsequent to this request, the property owners have met
with County officials to discuss potential revisions to this application. Therefore, the
propert owners feel that it is appropriate to request that this application be continued
with a waiver of tine requirement by the County to ensure that there is adequate
opporuulith' to work with County officials on this clevclopment proposal.
Thank you for your assistance regarding this matter.
Sincerely.
Eva1n �V Batt, ryICP
GreenWav Engineering
Cc: WilloW Run Group
Engineers surveyors
Telephone 540- 662 -4185 FAX 540 -722 -9528
( , q
%vuwgreenwayeng.com
Willow Run
Subject: Willow Run
Date: Wed, 04 Jan 2006 16:21:35 -0500
From: Susan Eddy <Seddy @co.frederick.va.us>
To: Evan Wyatt <ewyatt @greenwayeng.com>
Evan,
I received your letter requesting continuance of the Willow Run
rezoning. At this time I do not need any additional information from
you. I will notify you of tie Planning Commission's decision as soon as
it is made.
Regards,
Susan
Susan Eddy < seddv cnr co.frederick.va.us
Senior Planner
County of Frederick
Department of Planning and Development
1 of 1 1/4/2006 4:21 PM
GREENWAY ENGINEERING
151 Windy Hill Lane
Winchester, Virginia 22602
JAN 4 2006
'.Y
PL?' CNT
VV A I ♦;
I R �
Project Namc: Willow Run ltezon
File No: 3800WG
Date January 4. 2006
To: FC Plannint
Attn: Susan Eddv
Copied
ication
From: Evan Wyatt
GREENWAY ENGINEERING
Phone: 540- 662 -4185
Fax: 540 -722 -9528
Delivery: ❑ Fed Ex ❑ U.S. Mail ® Courier ❑ Pick Up
❑ Other
❑ Urgent ® For Your Review ❑ As You Requested ® Please Comment
Message:
1 -1i Susan,
Please find attached the letter requesting continuance of the Willow Run Rezoning Application
to the 2 -15 -06 Planning Commission agenda as we discussed earlier today. Please advise me if
you need any additional information at this time.
Thant: von,
Evan
Hand Delivery and Pick Ups Only:
Received By: Date:
�J
151 Windy I - fill lane
Winchestcr, Vizginia 22602
January 4, 2006
Frederick County Planning Department
Attn: Susan Eddy
107 North Kent Sweet
Winchester, VA 22601
• r
JAN
t -_t-
RIB: Continuance of Rezoning Application IZZ'� 16 -05 for Willow Run
Dear Susan:
4 2006
I
J
"I he purpose of this letter is to request it continuance of the referenced rezoning
application that is scheduled for the January 18, 2006 Planning Commission agencla. The
property owners desire to have this rezoning application removed from the January 18.
2006 agenda and placed on the Planning Commission's February 15, 2006 agenda.
Please advise me that this request is acceptable to the Planning Commission and also
advise me of any additional information that you Will need for the February 15. 2006
aecncla.
Thank Vou for your assistance reeardine this matter.
Sincerely.
Lea❑ AVvatt_ AICI
Giccnway Engineering
Cc Will0vV Run Group
Engineers Surveyors
'Iclephonc 540 -662 -4185 FAX 540 - -9528
www.greenwayeng.com
Re: Willow Run
• •
Subject: Re: Willow Run
Date: Tue, 27 Dec 2005 16:09:23 +0000 GMT
From: "Evan Wyatt" <ewyatt@greenwayeng.com>
To: "Susan K. Eddy" <seddy @co.frederick.va.us>
Hi Susan,
I am meeting with the owners tomorrow and will let you know if there are going to be
addition revisions to the project then.
Thank you,
Evan
- - - -- Original Message---- -
From: Susan Eddy <Seddy @cc.frederick.va.us>
Date: Tue, 27 Dec 2005 10:26:21
To:Evan Wyatt <ewyatt @greenwayeng.com>
Subject: Willow Run
Evan,
Based on the PC action. of December 21st, I am putting Willow Run on the
January 18th PC agenda as a public meeting. Do you know if you will be
revising the application in any way before that time? Hopefully I will
have Bob Mitchell's comments on the revised proffers in time for the
mailout. My report is due to Eric on January 3rd. Let me know your
thoughts.
Regards,
Susan
Evan Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
Phone: 540- 662 -4185
Fax: 540- 722 -9528
ION 1 12/27/2005 11 :52 AM
i'
GREENWAY ENGINEERING
151 Windy Hill Lane
R Fbuoded m 1911
T
Winchester, Virginia 22602
1. R A 1\ S M I T 1 A
Project Name:
File No:
Date
Willow Run Rezoning Application
3800WG
November 14, 2005
1
NOV 1 4 2005 ! ��
iY
pt; NT
L
To: FC Planning From: Evan Wyatt
Attn: SUSan Eddy GREENWAY ENGINEERING
Phone: 540- 662 -4185
Copied Willow Run Property Fax: 540 -722 -9528
Owners
Deliverv: ❑ Fed Ex ❑ U.S. Mail ❑ COnrler ❑ Pick Up
❑ Other
❑ Urgent ® For Your Review ❑ As You Requested ❑ Please Comment
Message:
Ili Susan.
Please find attached all information that is required to process the filing of the Willow Run
Rezoning Application for the December 7, 2005 Planning Commission meeting. This
information includes the following:
* Application Fee
Application
* Revised Impact Analysis Statement dated November 4, 2005
* Revised Proffer Statement dated November 4, 2005 with all original notarized
* Application Form Signed By Greenway Engineering
* Special Limited Power of Attorney agreements from all owners authorizing Greenway
Engineering as the Applicant to process the Rezoning Application
• Adjoining Property Owner Information for Frederick County 8 the City of Winchester
• Rezoning Plat Exhibit providing survey data for all properties and zoning boundaries
• Dceds for all properties that are part of the Rezoning Application
• Current taxes paid verification statements for all properties that are part of the Rezoning
! •
owner signatures
* All required Review Agency Comments
* 1 Phase I Environmental Reports
* October 5, 2004 LCS Letter recommending treatment for sinkhole filing
* Corp of Engineers Wetlands Jurisdictional Determination Letter and field data and map data
depicting wetlands delineation
* Ribal I arty Drive Plan & Profile and Jubal Early Drive Major Subdivision Plat and
Preliminary Subdivision Plat Approval letter from City of Winchester
* 2 copies of the July 12, 2005 Traffic Impact Analysis and Traffic Impact Analysis Addendum
prepared by PFIR &A
* 69 color copies of all Impact Analysis Statement Exhibits
* 69 color copies of all Proffer Statement Exhibits
Please review this information and advise me if you need anything else at this time. I will be
available to meet with you at your convenience to discuss this information or any other matter
related to the Willow Run Conuntmity Rezoning Application.
Thank you.
Evan
Eland Delivery and Pick Ups Only:
Received By: Date:
APPLICATION FOR REZONING
FREDERICK COUNTY, VIRGINIA
In order to rezone a parcel of land in Frederick County, an application for rezoning must be
submitted to the Department of Planning and Development. It is the responsibility of the applicant
to gather all information and materials that make up the application. Rezonings are ultimately
approved or denied by the County Board of Supervisors. This package contains instructions which
must be must be followed in order to complete an application. It is important to read these
instructions care,(idly. If you have questions or need assistance, please contact the Department of
Planning and Development at (540) 665 -5651.
Application Materials
The following materials must be submitted to the Department of Planning and Development.
I. A completed application form (the form is attached).
2. A survey or plat of the entire parcel with the location of all proposed zoning boundary lines.
3. A copy of the deed to the property verifying current ownership. This may be obtained from the
Frederick County Clerk of the Circuit Court at the Joint Judicial Center, 5 North Kent Street,
Winchester.
4. A statement verifying that taxes have been paid. This may be obtained from the Treasurer's
Office at 107 North Kent Street, Winchester.
5. A complete listing of adjoining property owners, including addresses and property
identification numbers. These can be obtained from the Office of the Commissioner of Revenue,
Real Estate Division, 107 North Kent Street, Winchester.
6. Impact analysis statement. Information concerning the projected impacts of the proposed
rezoning following the specifications beginning on Page 5.
7. Proffer Statement. Specific conditions to be volunteered as part of the application. See
explanation and instructions on Page 10.
8. Completed agency comment sheets. Comments sheets are attached. It tnay not be required
that alt comment sheets be completed. Check with the Department of Planning and Developmentto
determine which comment sheets are applicable.
9. Fees. There is a $3,000 base fee plus $ 100 per acre, and a $50. deposit fora public hearing sign.
Checks should be made payable to "Treasurer of Frederick County."
4pplication Steps
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Document Approval Form
PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR
APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR
APPROVAL.
IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL PLEASE PROVIDE
COMMENTSAS TO WHAT YOU WOULD LI%E TO HAVE COMPLETED.
INITIAL DATE & TEIAE
Candice
Bernie
Mark
Susan S - l5 5
Eric
Mike
Kevin
John
COMMENTS: IAA
It: 00
Received by Clerical Staff (Date & Time): 1 l5 S 2 c