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HomeMy WebLinkAbout09-06 ApplicationSeptember 28, 2006 Patton Harris Rust Associates Attn: Patrick Sowers 117 E. Piccadilly St. Winchester. VA 22601 RE: REZONING #09 -06, TASKER WOODS Dear Patrick: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of September 27, 2006. The above referenced application was approved to rezone 60.281 acres from RA (Rural Areas) District to RP (Residential Performance) District, and 18.897 acres from RA District to B2 (General Business) District, totaling 79.178 acres, with proffers, for Mixed Use Commercial and Residential. The subject properties are located north of Tasker Road (Route 642), east and south of Macedonia Church Road (Route 756), and west of Front Royal Pike (Route 522), and are identified with Property Identification Numbers 76 -A -48A and 76 -A -49 in the Shawnee Magisterial District. The proffer that was approved as a part of this rezoning application is unique to this property and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Susan K. Eddy Senior Planner SKE/bhd Attachment CO Department of Planning and Development 540/665 -5651 FAX: 540/665 -6395 cc: Gene Fisher, Shawnee Magisterial District Supervisor June Wilmot and Robert A. Morris, Shawnee Magisterial District Commissioners Jane Anderson, Real Estate Commissioner of Revenue Allden, LLC, 2800 Shirlington Rd., Ste. 803, Arlington, VA 22206 107 North Kent Street, Suite 202 Winchester, Virginia 22601 -5000 CK REZONING APPLICATION #09 -06 TASKER WOODS Staff Report for the Board of Supervisors Prepared: September 19, 2006 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 teem 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. Planning Commission: Board of Supervisors: Reviewed August 16, 2006 September 6, 2006 September 27, 2006 Action Postponed by applicant Recommended Approval Pending PROPOSAL: To rezone 60.281 acres from RA (Rural Areas) District to RP (Residential Performance) District and 18.897 acres from RA District to B2 (General Business) District, totaling 79.178 acres, with proffers. LOCATION: The properties are located north of Tasker Road (Route 642) east and south of Macedonia Church Road (Route 756) and west of Front Royal Pike (Route 522). MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 76 -A -48A and 76 -A -49 PROPERTY ZONING: RA (Rural Areas) District. PRESENT USE: Vacant ADJOINING PROPERTY ZONING PRESENT USE: North: South: East: West: RA (Rural Areas) RA (Rural Areas) B2 (Business General) MI (Light industrial) RA (Rural Areas) RA (Rural Areas) Use: Use: Use: Use: Residential, church cemetery Residential Vacant Industrial vacant Residential Residential Rezoning #09 -06 Tasker Woods September 19, 2006 Page 2 Fire Marshal: Plan approval recommended. PROPOSED USES: Mixed use commercial and residential REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Routes 522, 642 and 756. These routes are the VDOT roadways which have been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Tasker Woods rezoning application dated March 15, 2006 and revised on June 12, 2006 and July 5, 2006 addresses transportation concerns associated with this request. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip General Manual, Sixth Edition for review. VDOT reserves the right to comment on all site roadway improvements and drainage. Any work performed on the State's right -of -way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Public Works Department: The revised Tasker Woods rezoning received on June 13, 2006 has adequately addressed our previous comments dated May 25, 2006. Frederick County Inspections: No comment required at this time. Shall comment on site /subdivision reviews. Frederick Winchester Service Authority: I have never heard of the Opequon Urban Development Area. I am just assuming it is a portion of the existing or expanded Urban Development Area east of Stephens City. With regards to the wastewater delivery, is there a reason for not considering elimination of double pumping of taking flow from one pumping station to another, but rather tying into the force main of the second pumping station? I am assuming from the information given, that there will be 323 dwelling units, a mix of single family detached and townhouses, and that there will be approximately 180,000 square feet of commercial property based on the sewer and water flows provided. Sanitation Authority: The Authority shall have adequate water and sewer capacity to service this site. Frederick Winchester Health Department: Health Department has no objection to the rezoning request as stated. Department of Parks Recreation: Plan appears to meet open space and recreational unit requirements. During the Master Development Plan review of this project, staff will be looking for the trail to be a minimum of 10' in width and meet the Virginia Department Standards for hard surface trails. The proposed monetary proffer appears to be appropriate to address the impact this development will have on the capital facility needs of the Parks and Recreation Department. Rezoning #09 -06 Tasker Woods September 19, 2006 Page 3 Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 120 single family homes will yield 20 high school students, 17 middle school students, and 47 elementary school students. The 199 townhouses will yield 22 high school students, 24 middle school students, and 62 elementary school students for a total of 192 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. Winchester Regional Airport: The proposed rezoning request for Tasker Woods should not impact business operations of the Winchester Regional Airport; therefore, we are not requesting any special conditions for consideration. Frederick County Attorney: (Based on proffer statement dated March 15, 2006) It is my opinion that the Proposed Proffer Statement is generally in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. While the rezoning application is to rezone property from the RA district to the RP and B2 districts, it is noted that the proffers are only conditioned upon approval of the requested RP rezoning. 2. Proffer 1.3 limits the commercial development to 179,000 square feet. The County should determine whether it wants to so limit the commercial development. Further, it should be clarified as to what the square footage requirement applies, preferably having a requirement applied to "usable floor area Also, there is no requirement in this proffer as to the timing of the commercial development, in relation to the residential development or otherwise. Pursuant to these proffers, the entire residential development could be built out before any comrercial development was built and occupied. 3. In Proffer 2.1, it is recommended that this proffer include the provision that the development will be in substantial conformity with the Generalized Development Plan. 4. In Proffer 12.3, it is provided that "the applicant shall construct a southbound right turn lane on White Oak Road It is not clear from the proffer or the attached Generalized Development Plan where this right turn lane will be constructed, and whether it is going to be constructed on White Oak Road or on Tasker Road. It should be noted that I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for the rezoning of this specific property, or whether other proffers would be appropriate, as it is my understanding that that review will be done by the staff and the Planning Commission. Historic Resources Advisory Board: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the 1 -IRAB. According to the Rural Landmark Survey, there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. It is also noted that the National Parks Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields that this proposed rezoning would directly impact. Planning Department: Please see attached letter dated May 26, 2006 from Susan K. Eddy, Senior Planner. Rezoning #09 -06 Tasker Woods September 19, 2006 Page 4 Planning Zoning: 1) Site History The original Frederick County Zoning Map (U.S.G.S. Stephens City Quadrangle) identifies these properties as being zoned A -2 (Agriculture General). The County's agricultural zoning districts were 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 ofthe 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. 1 -1] Land Use The site is partially located within the Urban Development Area (UDA) and entirely located within the Sewer and Water Service Area (SWSA). The properties are within the area of the Tasker Woods Land Use Plan, which was adopted in 2005. The plan states that the north portion ofthe Tasker Woods area is planned for residential use. Single family detached residences are encouraged along Macedonia Church Road to continue the residential pattern established to the west. Single family attached units could be accommodated further east. Given the relatively flat topography and square shape of the northern portion of the plan area, it could ideally be laid out in a grid pattern. Staff Note: The applicant is proposing a residential pattern generally consistent with the Tasker Woods Land Use Plan. Commercial uses are planned for the land immediately north of Tasker Road. The commercial component is envisioned to consist of neighborhood scale commercial uses and office uses. Priority will be given to neighborhood scale commercial uses as these will serve the needs of residents and create focal points for the new community. Strip commercial development is strongly discouraged. Consolidated entrances and inter parcel connectors will be encouraged to avoid multiple- entrances along Tasker Road and the new collector road. Rezoning #09 -06 Tasker Woods September 19, 2006 Page 5 StaffNote: There is no timing associated with the commercial component of this application. All residences could be built before any commercial development takes place. The applicant is proposing the full range of B2 uses on the property, without a commitment to neighborhood scale commercial uses or a commitment to discouraging a strip center. More attention should be paid to the uses, layout and design of the commercial section. Another component of the Tasker Woods Land Use Plan is parks. A central park was proposed in the land use plan to be linked to the rest of the development by trails and sidewalks. Staff Note: A three acre private park is proposed at the northern end of the site. It will be linked to the development via trails and sidewalks. A further component of the Tasker Woods Land Use Plan is design standards. Landscaping is encouraged in the form of street tress and the screening of parking facilities. A limited and coordinated sign package was recommended for the commercial section. Staff Note: The applicant has proffered street trees for the commercial section. Some sign reductions have also been proffered. Transportation The Eastern Road Plan of the Comprehensive Policy Plan designates Tasker Road as an improved major collector. It designates Macedonia Church Road /White Oak Road, west of Route 522, as a new major collector. (This is reiterated in the Tasker Woods Land Use Plan.) This translates to a four -lane divided boulevard section, such as is being implemented with Warrior Drive. The idealized intersection design in the Comprehensive Plan (6 -15) illustrates appropriate features including raised medians with landscaping, landscaping along the edge of the right -of -way, and sidewalks. (See sketch of Macedonia Church Road.) Staff Note: The applicant is not providing all of the road improvements called for in the Comprehensive Plan. Macedonia Church Road is at present a two lane road. The applicant is only committed to constructing two additional lanes and a landscaped median for the first 200 feet of Macedonia Church Road west of Route 522. West of that point, left turn lanes will be added to access the church property and the site entrance. (See sketch of Macedonia Church Road.) The applicant has agreed to design the full four lane roadway with a landscaped median and provide 80' of right -of -way. The Frederick County Bicycle Plan designates Tasker Road as a short-term designated route. The Tasker Woods Land Use Plan calls for an interconnected system of multipurpose trails and sidewalks through out the development. Staff Note: The applicant is providing trails and sidewalks throughout the development. Rezoning #09 -06 Tasker Woods September 19, 2006 Page 6 3) Site Suitabilitv/Environment No steep slopes exist on the property. No portion of this site is within the 100 -year flood plain according to the Flood Insurance Study Map for Frederick County. U.S.G.S. maps show two streams and three ponds on the property. The applicant has identified three wetlands on the property. The wetlands will be analyzed further at the MDP and site plan stages. Staff note: Protection of the integrity of the ponds, especially during the construction phases, should be considered as part of the proffer statement. The General Soil Map of the Soil Survey of Frederick County. Virginia indicates that the soils comprising the subject parcel fall under the Weikert- Berks Blairton soil association, which is the predominant association on land located east of Interstate 81. The characteristics of this soil type and any implications for site development are manageable through the site engineering process. No soil types on this site are classified as prime farmland soil. 4) Potential lmpacts A. Transportation A traffic impact analysis (TIA) was prepared for this application on February 2, 2006 using an assessment of background traffic, including growth rates and other planned projects in the area; calculation of trip generation for this development; distribution and assignment of the Tasker Woods generated traffic; and analysis of capacity and level of service for existing and future conditions. An addendum to the original TIA was prepared on July 11, 2006. Using traffic generation figures from the I.T.E. Trip Generation Manual, 7 Edition, the TIA projects that the proposed development will produce 12,846 vehicle trips per day (VPD). The TIA further indicates that the study area roads and intersections have the capacity to accommodate the trips generated by the project at Level of Service "C" conditions or better, given certain road improvements. Some improvements are proposed to be provided by the applicant, some are to be provided by others, and for some it is uncertain who will provide the improvements. A traffic signal is required at Route 522 and Macedonia Church Road This is proffered by the applicant. A traffic signal is required at the intersection of White Oak Road and Tasker Road. This is proffered with the Cedar Meadow rezoning. A southbound right turn lane on White Oak Road is also required. It is unclear who will provide this improvement. A traffic signal is required at the intersection of Marcel Road, Tasker Road, and the new minor collector. This signal is proffered by the applicant. A southbound left tum lane is required on the new collector road at Tasker Road and a westbound right lane on Tasker Road is required at the new collector road. The applicant is proffering these turn lanes. A traffic signal is required at the intersection of Route 522 and Tasker Road. This was proffered with the Eastgate Commerce Center rezoning. Rezoning #09 -06 Tasker Woods September 19, 2006 Page 7 A traffic signal will be provided at the intersection of Route 522 and Clydesdale Drive, by the developers of Canter Estates V. Additional right -of -way will be provided on the portion of Macedonia Church Road that is not a major collector. Staff Note: The applicant should be prepared to provide road improvements to ensure level of service "C" on area roads, including White Oak Road. Other road improvements are sought with this rezoning as per the Comprehensive Policy Plan (see comments above). B. Sewer and Water Presently, sewer service is available via an 8" main that travels to the south of this project by a pump station installed adjacent to Tasker Road as a part of the Eastgate project. A new pump station will be needed. Wastewater generated by this project will be transferred to the Parkins Mill Wastewater Treatment Facility which is being expanded from 2 to 5 MGD by the FCSA and FWSA. Water supply is provided by way of a 12" water main located along the western boundary of this site which serves as a loop connection along route 522 through Albin to a connection with the 20" transmission main located near the Papermill Road intersection with Route 522. Water demand of this project would be equivalent to its sewer production of 99,600 gallons per day. C. Community Facilities The applicant has proffered $23,290 for each single family detached unit and $17,732 for each single family attached unit to offset the impacts to community facilities. This amount is consistent with the County's Development Impact Model. 5) Proffer Statement Dated March 15, 2006, latest revision dated September 19, 2006 A) Generalized Development Plan The applicant has proffered a Generalized Development Plan (GDP) dated January 15, 2006 and revised August 16, 2006. It shows the location of the major roads, the location of the recreational facilities, the new church entrance and the iron fence. It also shows the location of the single family attached and detached units. All of the single family detached units are labeled single family small units. B) Land Use Residential development will be limited to 319 units, in a mixture of single family detached and single family attached units. The mix shall be determined at the Master Development Plan (MDP) stage and the projected traffic volume will not exceed 2,931 average daily trips. Building permits will be limited to 90 within any calendar year. Commercial development on the B2 zoned portion of the site shall not exceed 179,000 square feet. Rezoning #09 -06 Tasker Woods September 19, 2006 Page 8 Staff note: The mix of single family attached and single family detached units must conform to the proffered GDP, in the locations shown on the GDP. There is no timing element for the commercial floorspace. C) Recreation The development will include a community center, a pool, a basketball court, two tot lots, a picnic shelter and ten -foot wide pedestrian/bicycle trail in the location depicted on the GDP. These will count towards the development's required recreational units. StaffNote: The County expectation is that a community center is an enclosed, year round, climate controlled facility. D) Transportation A traffic signal will be placed at the intersection of Route 522 and Macedonia Church Road prior to the occupancy of the 50 dwelling unit. White Oak Road will realign with Macedonia Church Road The design and right -of- way for Macedonia Church Road will be provided. The applicant will construct two additional lanes and a landscaped median for the first 200 feet of Macedonia Church Road west of Route 522. West of that point, left turn lanes will be added to access the church property and the site entrance. An iron fence will be provided along the church property and the church entrance consolidated to a single access point. Staff Note: Staff would recommend that the full four lane, landscaped median section of Macedonia Church Road be constructed by the applicant. A road will be constructed to link the residential and commercial components of the site, prior to the occupancy of any buildings on the commercial portion of the site. Commercial entrances will be prohibited on Tasker Road. The applicant will enter into a signalization agreement with VDOT to provide a signal at the intersection of Tasker Road and Marcel Drive and two turn lanes at that intersection. E) Commercial Design Standards All buildings in the commercial area will have compatible architectural style and materials. The principal facades along Tasker Road shall be limited to a combination of the following materials: cast stone, stone, brick, glass, wood, stucco or other high quality long lasting masonry materials. Street tress will be provided in the commercial area. F) Commercial Signage Freestanding commercial signage along Tasker Road shall be limited to a single monument style sign at the single proposed entrance on Tasker Road. Maximum Rezoning #09 -06 Tasker Woods September 19, 2006 Page 9 height for all signs on the property shall be 20 feet. Pylon signs shall be prohibited on the property. G) Street Trees Street trees are provided in the commercial portion of the site. H) Home Owners Association The applicant will establish a start-up fund for the Home Owners Association with a lump sum of $2,500 plus $100 for each platted lot. I) Monetary Contribution For each single family detached unit the applicant has proffered: $720 for fire and rescue; $19.189 for schools: $2,136 for parks and recreation; $267 for library; $658 for public safety; and $320 for general government; $23,290 for capital improvements, plus $1,000 for road improvements in the Tasker Road Corridor For each single family attached unit the applicant has proffered: $528 for fire and rescue; $14,618 for schools: $1.634 for parks and recreation; $204 for library; $503 for public safety; and $245 for general government; $17,732 for capital improvements, plus $500 for road improvements in the Tasker Road Corridor STAFF CONCLUSIONS FOR 09/06/06 PLANNING COMMISSION MEETING: The land use proposed in this application is generally consistent with the Comprehensive Policy Plan, as described in the Tasker Woods Land Use Plan. The Tasker Woods Land Use plan, however, includes much more than just the basic land uses. At this time, all road improvements called for in the TIA and in the Comprehensive Policy Plan are not addressed by the applicant and the applicant has made no commitments as to the uses, layout or timing of the commercial component. Rezoning #09 -06 Tasker Woods September 19, 2006 Page 10 PLANNING COMMISSION SUMMARY ACTION OF THE 09/06/06 MEETING: Two individuals spoke in support of the rezoning proposal. The first, Rev. Jason Duley, Pastor of the Macedonia United Methodist Church, was pleased with the cooperation his church had received from the applicant and was especially pleased with the applicant's proposal to construct a consolidated entranceway for the church. Regarding the four -lane section of road from Route 522 all the way through to White Oak Road, Rev. Duley did not see how they could avoid constructing it because of the increased growth and traffic, but he was concemed the occurrences of cut through traffic would increase. Rev. Duley also requested that the road in front of his church remain named Macedonia Church Road. The other speaker, a resident of Canter Estates, stated that Canter Estates Homeowners Association had no objections to the proposal. He said Canter Estates residents were pleased the proposed use was residential and were also pleased with the proposed improvements to Macedonia Church Road. He agreed the road name in front of the church should stay as Macedonia Church Road. Commission members were concerned about the inability of Macedonia Church Road to handle existing traffic, especially the intersection at Macedonia Church Road and Route 552, and questioned whether the development could proceed without making Macedonia Church Road a four -lane section. The applicants offered to modify their proffer to construct a four -lane section of Macedonia Church Road, 200 feet in from Route 522. The applicant explained that Macedonia will have two through lanes with a continuous left -turn lane dedicated to church movements and a left -turn lane at their project's main entrance; this will transition back to two lanes at White Oak Road. VDOT representative, Lloyd Ingram, preferred to see the proposed lane design on paper before making a comment. Commission members were pleased with the applicant's overall transportation proffer package, but some of the Commissioners believed all of Macedonia Church Road, from Route 522 through to White Oak Road, should be constructed by the applicant with either three or four lanes. Their concern was that if it wasn't done by this applicant with this project, they were not sure it could be accomplished any other way. Commission members agreed that the name of the road in front of church should remain as Macedonia Church Road By a majority vote, the Planning Commission recommended approval of the rezoning with the applicant's revised proffers and recommended that the road name should remain as Macedonia Church Road The vote was as follows: YES (TO REC. APPROVAL W/ REV. PROFFERS): Mohn, Kerr, Triplett, Kriz, Ours, Thomas, Wilmot, Manuel, Unger NO: Light, Oates, Morris (Note: Commissioner Watt was absent from the meeting.) Rezoning #09 -06 Tasker Woods September 19, 2006 Page 11 ACTION FOLLOWING THE PLANNING COMMISSION MEETING: The applicant revised the proffer statement to reflect commitments verbally agreed to at the Planning Commission meeting on September 6, 2006. The main change was to road improvements at Macedonia Church Road. A short stretch (200 feet) of the desired four -lane landscaped median section is now proffered. An additional lane, to get to a three lane section without a median, is now also proffered, although its exact location is unclear. It will generally be in the location of the left turn lanes. It was staff's expectation that the three lane sections would include a median with two lanes on one side of the median and one lane on the other side, with the preferred side to be determined by VDOT. This configuration is not proffered. STAFF CONCLUSIONS FOR 09/27/06 BOARD OF SUPERVISORS MEETING: The land use proposed in this application is generally consistent with the Comprehensive Policy Plan, as described in the Tasker Woods Land Use Plan. At this time, the road improvements called for in the TIA and in the Comprehensive Policy Plan are not addressed by the applicant and the applicant has made no commitments as to the uses, layout or timing of the commercial component. Following the required public bearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. 14xc23or; a C Lrc.t 'Roack \oDk Rood Wk;{c Oak deed <4 a4uta 4 -Ions) (latch Eaaronee. Macedon\ Cs,artti�ood _11 N eck En wonee -�ane landscoped med;an sec +don cts Ter Co«.p. Polley ?Ion What. Oak 'Road Mac. CkuECh Road Pcojeci E n ronce Ex■4;net Cont14;ons -Fans Chore4% En4Vane 1 ac 4 ws Irons 2 lane s rued :o■ OR* At 5zz I‘ Rou4c 522. ;can s ?rot facet Ien fresveemeats May 26, 2006 Mr. Patrick Sowers Patton Harris Rust Associates 117 E. Piccadilly Street, Suite 200 Winchester, VA 22601 RE: Proposed Rezoning of Tasker Woods Dear Patrick: 107 North Kent Street, Suite 202 Winchester, Virginia 22601 -5000 CK Department of Planning and Development 540/665-5651 FAX: 540/665 -6395 I have had the opportunity to review the draft rezoning application for Tasker Woods. This application seeks to rezone 76.97 acres from RA (Rural Areas) District to the RP (Residential Performance) District and B2 (Business General) District. Staffs review comments are listed below for your consideration. 1. Tasker Woods Land Use Plan. The site is within the limits of the Tasker Woods Land Use Plan (TWLUP), a component of the Comprehensive Policy Plan. The plan calls for a mix of residential and commercial uses. The proposed uses are generally consistent with the TWLUP. 2. Tasker Woods Land Use Plan. As the applicant is aware, having been involved in the Comp Plan amendment that expanded the UDA and SWSA in this area, the TWLUP includes much more than just a land use map. The plan includes many land use and design elements that are not addressed in this application. Consider all of the following before this application is submitted: The residential portion should be interconnected, ideally laid out in a grid pattern; Neighborhood scale commercial uses are preferred over offices; A neighborhood park is shown on the land -use map in the center of the development; Inter connected trails and sidewalks; Prohibit individual residential entrances on White Oak Road; Prohibit commercial entrances on Tasker Road; Limit commercial entrances on the new collector road; Save mature trees; Provide street trees; Landscape screening of parking areas; and A coordinated, and limited, sign package for the commercial areas. Page 2 Mr. Patrick Sowers RE: Proposed Rezoning of Tasker Woods May 26, 2006 3. Eastern Road Plan. The Eastern Road Plan of the Comprehensive Policy Plan designates Tasker Road as an improved major collector and designates Macedonia Church Road (north of this site) as a new major collector. Full implementation of the four -lane major collector road design would be appropriate. The applicant should be prepared to provide any needed right —of —way for this improvement, provide landscaped medians and pave additional lanes. Also, ensure that White Oak Road /Macedonia Church Road is the major collector and provide sufficient right -of -way so that the historic cemetery is not impacted by road widening. Realign the northern bend in Macedonia Church Road to a T- intersection to ensure that traffic flows from White Oak Road to Macedonia Church Road. 4. Entrance. You will need to align the entrance to this project on Macedonia Church Road with the new entrance to Macedonia Methodist Church (see site plan #19 -02). This will allow sufficient distance between the entrance and Route 522 and the entrance and White Oak Road. You could consider a roundabout in this general area to improve access and traffic flow. This could also establish a focal point at the entrance to the community. 5. Bike Trail. Tasker Road is identified on the Frederick County Bicycle Plan as a short term destination. Provide a bike trail in this location. In addition, a bike trail has been established on White Oak Road. Continue this bike path to Route 522. See earlier comment #2 on internal trails. 6. Traffic Impact Analysis. The TIA has significantly underestimated the trip generation for this proposal. The applicant has proffered 319 single family units. The County must assume the worst case scenario (for traffic) which would be 319 single family detached houses. The TIA can only model townhouses if townhouses are specifically proffered. Similarly, with the commercial component, the applicant has not restricted the B2 uses on the site. Therefore, the TIA must model 179,000 square feet of retail use. Either the TIA must be revised or the proffer statement must be revised. The County will not accept the combination as currently submitted. 7. Traffic Impact Analysis. TIA figures 3, 5 9 are missing the levels of service for a number of intersections. Please include all segments of each intersection. 8. Traffic Impact Analysis. Table 1 please provide additional information on the trip generation figures for Shenandoah. 9. Traffic Impact Analysis. How can the level of service for the signalized intersection of Tasker Road and White Oak Road and for the signalized Page 3 Mr. Patrick Sowers RE: Proposed Rezoning of Tasker Woods May 26, 2006 intersection of Tasker Road and Route 522 be better after this development (Figure 9) than it was before the development (Figure 5)? 10. Traffic Impact Analysis. As stated in the TIA, level of service C will not be maintained at the intersection of the new collector road and Marcel Drive. The Comprehensive Policy Plan calls for level of service C on roads adjacent to and within new developments. Therefore, this intersection does not meet the criteria of the Comp Plan and is not acceptable. Note: Signalization of the intersection of Clydesdale Drive and Route 522 is proffered by JASBO, Inc. Verify the particulars with VDOT and update the TIA. 11. Proffer Statement Land Use. The applicant has proffered 319 single family dwelling units. This is the maximum allowed by ordinance, so is redundant as a proffer. Are housing types other than single family homes to be allowed? Is there a proffered split of housing types? (See comment #6 above.) 12. Proffer Statement Land Use (1.2). 110 dwelling units per year is high. Consider a lower number. Tie the number to lot creation, not building permits. 13. Proffer Statement Permits Plan Approval. Proffer 2.1 calls for unified design standards. There are currently no design standards proffered with this application. The county would welcome design standards, as called for in the Tasker Woods Land Use Plan, for both the commercial and residential portions of the site. These could include a focal point, architectural design, building materials, landscaping and signage. 14. Proffer Statement Parks Open Space. A central park is clearly called for in the TWLUP. You should be aware that the county is considering public parks as an important feature in the Urban Development Area (UDA). Please work with the Parks and Recreation Department to see if this might be an area suitable for a public park. 15. Proffer Statement HOA. Consider setting up a start-up fund with seed money. 16. Proffer Statement Transportation. The improvements called for in proffers 12.2 and 12.3 could be triggered sooner in light of the failing levels of service even before this project is built. The entrance to the Macedonia Church shown on the GDP is not consistent with the new entrance approved with the Macedonia Church Site Plan #19 -02. Transportation proffers need to be tied to events that are monitored by the Planning Department. Dedicate land and bond road improvements at the lot creation stage. Roads should be open to the public at the Page 4 Mr. Patrick Sowers RE: Proposed Rezoning of Tasker Woods May 26, 2006 building permit stage. State an event by which the new collector road will be built from Tasker Road through to Macedonia Church Road. The County would be seeking that road when the residential portion of the site is constructed. 17. Proffer Statement Transportation. The church property is private property. Improvements to it should not be in the proffer statement. 18. Proffer Statement GDP. The GDP must clearly show the major collector through road as Macedonia Church Road /White Oak Road Also, the TWLUP seeks a grid layout for the residential portion of the site. It would be useful to include the street layout on the GDP. 19. Proffer Statement GDP. The GDP includes a community center, although this is not referenced in the text of the proffer statement. Is this in addition to ordinance requirements? Is this the required community center for single family small units? It would be beneficial to include details on the projects, such as the type and size of center and also a timing element. 20. Agency Comments. Please provide appropriate agency comments from the following agencies: Historic Resources Advisory Board, Virginia Department of Transportation, Frederick County Department of Public Works, Frederick County Fire Marshall, Frederick County Department of Parks and Recreation, Frederick County Schools, Frederick County Sanitation Authority, Frederick Winchester Health Department, Winchester Regional Airport, Stephens City Fire and Rescue Company and the Frederick Winchester Service Authority. The proposed proffers have been forwarded by staff to the Frederick County Attorney. Once attorney comments are received by the Planning Department, they will be forwarded to your office. Attorney comments are required for acceptance of the rezoning application. 21. Maps. In all maps submitted with this application, the parcels subject to this rezoning (76 -A -49 76- A -48A), two other parcels ((76 -A -51 76 -A -51 C) and a stormwater management pond for Tasker Road are outlined in black. Do not outline any properties that are not part of this rezoning. This causes confusion. Also, all maps incorrectly identify the easternmost section of Macedonia Church Road as White Oak Road. Correct all maps. 22. Adjacent Parcels. The list of all adjacent properties, their owners and the owners' addresses contained errors and is obsolete. For the record, include parcels 76 -A -51, 76 -A -53, 76- A -48B, 76 -A -47A and 76 -A -53D and correct the Page 5 Mr. Patrick Sowers RE: Proposed Rezoning of Tasker Woods May 26, 2006 PIN number for 76- A -49E. An accurate list of adjoiners must be submitted with this application before it will be accepted by the Planning Department. 23. Other. You are, of course, required to submit a plat with the location of all proposed zoning boundary lines, a copy of the deed to the property, and a statement verifying that taxes have been paid. 24. Fees. The fee for this application includes a $3,000.00 base fee plus $100.00 per acre, and a $50.00 public hearing sign fee. Thus, a total of $10,747 is due upon submission of the official rezoning application. This is based on fees as of January 27, 2005. Fees may change. All of the above comments and reviewing agency comments should be appropriately addressed before staff can accept this rezoning application. Please feel free to contact me with questions regarding this application. Sincerely, Susan K. Eddy, AICP Senior Planner SKE/bhd cc: Allden. LLC, 2800 Shirlington Rd., Suite 803, Arlington, VA 22206 75 A 113 LEONARD PROPERTY, LLC v tr 75 A 100 44!" e iA 1��j��. fre I I �ll 76 A 42 SARGENT, M ELISABETH TRUSTEE 9 RAY, JANE PETRIE 76 A 90 76 A 49A LEHR, DAVID 58 PAMELA D 76 A 1038 76 A 1039 BOUNTIFUL FARMS L LC LEE Kul SUN AemettRl PINE, THOMAS J 76 A 81 76 A 1040 OABA DA.H a_ 0 76 A 56 ALLDEN, LLC 76 A 49 ALLDEN, LLC 76 A 48A 76 A 536 FR MARCEL DRIVE, LLC 76 A 53D HERITAGE PLACE, L C tt FREDERICK COUNTY SCHOOL 13 76 A 90A 4. AILS 76 SHEN VALLEY, LLC STROSNIDER, DONALD LESLIE 76 A 51C 76 A 53H A 53 76 A 53 WRIGHTS RUN, LP 4 S at S3 F WNGHTS RUN, LP 76 A 53 Appmtmn Urban Development Area U SWSA REZ 09 06 Tasker Woods (76 A- 48A, D 005 Dn o Y Miles Pppllanon Urban Development Area ©SWSA REZ 09 06 Tasker Woods (76- A -48A, 49) 0 005 0.1 Miles 0s �J t 11, Xili.; r-t 9 o B �>p n ato —a 4.1'e 3� c 08 75 A 113 LEONARD PROPERTY, LLC 76 A 42 m. i O e 53B M 0 a IFR MARCEL DRIVE!LLO( SARGENT, M ELIZABETH TRUSTEE 6P RAY, JANE PETRIE 76 A 90 AUDEN, LLC PINE, THOMAS J 76 A 81 76 A 49A LEHR, DAVID S PAMELA B 76 A 103B Ar 76 A 103D BOUNTIFUL FARMS LLC 76 A 68 LEE, HUI SUN E DABAV, DAVIDN 1 1 76 A 56 16 9 iL 76 Q (HERITAGE R LACE! LCJ 580 (SHEN VALLEY! LLC) R0SUDER, DONALD LESLIE 76 A 51C 0) 53 RIGHTS RUN, LP 53 --.0 FREDERICK COUNTY SCHOOL B 76 A 90A wPUU inn 7 Urban Development Nea 0 Ml(Ineuerml.0 mDistrin) UWSA 0 M2 (Industrial General DIwd( nln9 o MH1(monde Home Community fEncrl Q Bi(Dusnes, Neighbortlood District) 0 MS(medical S,.Dpen 0.M 0 B2 {Business General oimcu O Re /Rmdent' PanneinMo 0 R /Business Industrial Transition a r.J p R5 (Ree. {Residential Recreational DO,.m„nn D. tart O EM(Ennetme Mavamarmy Dntr.) RA /Rural Areas Diann,/ 0 HE Mnner Education RP (Residential Peroneance Disbar) REZ 09 06 Tasker Woods 76- A- 48A,49) 0 0.05 0.1 02 Miles C3 ""1,o. 4 I Urban Development Area SWSA Long Rang. Land Us. Rural community Center Residential Business Industrial Institutional Recreation Historic M'xed -Use Planned Unit Development REZ 09 06 Tasker Woods 76 A 48A, 49 0 0.05 0.1 02 Miles The following information 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. Applicants: Name: Patton Harris Rust Associates Telephone: (540) 667.2139 Address: 117 East Piccadilly Street 2. Property Owner (if different than above) Name: Allden, LLC Address: 2800 Shirlington Rd, Ste 803 Arlington, VA 22206 3. Contact person(s) if other than above Name: Patrick Sowers 4. Checklist: Check the following items that have been included with this application. Location Map Plat Deed of property Verification of taxes paid REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA Winchester, Virginia 22601 Telephone: 703.820.2500 Agency Comments Fees Impact Analysis Statement Proffer Statement Telephone: (540) 667.2139 1 7. Adjoining Property: SEE ATTACHED. PARCEL ID NUMBER 5. The Code of Virginia 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: Taylor Grace, LLC (Denver Quinnlley, Principal) Hudmare II, LLC (Allan Hudson, Principal) 6. A) Current Use of the Property: Vacant B) Proposed Use of the Property: SF Detached, SF Attached and Commercial USE ZONING 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers). North of Tasker Road (Route 642), East and South of Macedonia Church Road and west of Front Royal Pike (Route 522). 2 Tax ID Name Address Zoning Use 76 -A -31 A Macedonia Cemetery Assoc. 1941 Macedonia Church Road, White Post, VA 22663 RA Religious 76 -A -32 Macedonia Methodist Church 1941 Macedonia Church Road, White Post, VA 22663 RA Religious 76 -A -86 George E. Bagley 2000 Macedonia Church Road, White Post, VA 22663 RA Residential 76 -A -85 Lane M. Reed 2456 Front Royal Pike, Winchester, VA 22602 RA Residential 76 -A -49D Isabelle Kastak 2490 Front Royal Pike, Winchester, VA 22602 RA Residential 76 -A -84 Harry E Phyliss J. Saville 2492 Front Royal Pike, Winchester, VA 22602 RA Residential 76 -A -49B Minne Mae Butler 2584 Front Royal Pike, Winchester, VA 22602 RA Residential 76 -A -49C Roger L. Joan F. Strosnider 2606 Front Royal Pike, Winchester, VA 22602 RA Residential 76 -A -49A David S. Pamela B. Lehr 2678 Front Royal Pike, Winchester, VA 22602 RA Residential 76 -A -51C Clifton R. Strosnider 173 Armel Road, Winchester, VA 22602 RA Residential 76 -A -48 Betty J. Tinsman 1804 Macedonia Church Road, White Post, VA 22663 RA Residential 76 -A -47B William Loretta Heflin 113 Tadpole Lane, White Post, VA 22663 RA Residential 76 -A -36 Richard Catherine Palmer 1789 Macedonia Church Road, White Post, VA 22663 RA Residential 76 -A -35 Wayne E. Wilkins 1847 Macedonia Church Road, White post, VA 22663 RA Residential 76 -A -34 Gary E. Whitacre 1861 Macedonia Church Road, White Post, VA 22663 RA Residential 76 -5 -55 Glen M. Hattie P. Borrer 1873 Macedonia Church Road, White Post, VA 22663 RA Residential 76 -5 -59 Elizabeth Properties, LC P.O. Box 480, Stephens City, VA 22655 RA Residential 76 -5 -61 Elizabeth Properties, LC P.O. Box 480, Stephens City, VA 22655 RA Residential 76 -5 -62 Elizabeth Properties, LC P.O. Box 480, Stephens City, VA 22655 RA Residential Tasker Woods Property Owner Designation (within r mile radius of property) 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 c the best of my Applicant(s) and its accompanying materials are true and accurate to Date a 2¢ I o Date 5(24-lob 4 CURVE TABLE CURVE DELTA RADIUS LENGTH TANGENT BEARING CH3RD CI 9010030' 4003 62.83 4020 605.38 5637 C2 69 40.03 6243 4020 X04 5357 C3 7720'07' 12690 17041 101.15 S61'46'58 157.95 C4 37.20.28' 27853 191.53 9912 6179 178.33 C5 4 183.50 1 1.92 7.97 145610242 15.92 4/N63'0541 17. 6 3 TOTAL AREA: 79.178 ACRES LIE TABLE LTHE LI L2 L3 L4 L5 L6 L7 BEARING 550 586 SC6'40'S8£ 623 543'41'14E S13'31'42'V S8c'15'12'E LENGTH 6020' 12152' 3061' 0730' 3146' 29.43' 69.53' 5794910'E IC0.08 w A 12949 c RA TO RP 60.281 ACRES RA TO B2 18.897 ACRES 550'3841'2 124.74 s88'2620E 20991 576 26'50"E 12 �y 4/ 3 45 A m Q TASKER WOODS ZONING BOUNDARIES FREDERICK CDUN7Y, U/RG /N14 Patton, Harris, Rust Associates, pc 117 E. Picadilly St. Winchester, Virginia 22601 VOICE: (540) 667 -2139 FAX: (540) 665 -0493 REZONING APPLICATION #09 -06 TASKER WOODS Staff Report for the Planning Commission Prepared: July 31, 2006 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. Planning Commission: Board of Supervisors: Reviewed August 16, 2006 September 13, 2006 Action Pending Pending PROPOSAL: To rezone 58.08 acres from RA (Rural Areas) District to RP (Residential Performance) District and 18.89 acres from RA District to B2 (General Business) District, totaling 76.97 acres, with proffers. LOCATION: The properties are located north of Tasker Road (Route 642) east and south of Macedonia Church Road (Route 756) and west of Front Royal Pike (Route 522). MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 76 -A -48A and 76 -A -49 PROPERTY ZONING: RA (Rural Areas) District. PRESENT USE: Vacant ADJOINING PROPERTY ZONING PRESENT USE: North: RA (Rural Areas) South: RA (Rural Areas) B2 (Business General) MI (Light Industrial) East: RA (Rural Areas) West: RA (Rural Areas) Use: Use: Use: Use: Residential, church cemetery Residential Vacant Industrial vacant Residential Residential Rezoning #09 -06 Tasker Woods July 31. 2006 Page 2 PROPOSED USES: Mixed use commercial and residential REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Routes 522, 642 and 756. These routes are the VDOT roadways which have been considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in the Tasker Woods rezoning application dated March 15, 2006 and revised on June 12, 2006 and July 5, 2006 addresses transportation concerns associated with this request. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip General Manual Sixth Edition for review. VDOT reserves the right to comment on all site roadway improvements and drainage. Any work performed on the State's right -of -way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Fire Marshal: Plan approval recommended. Public Works Department: The revised Tasker Woods rezoning received on June 13, 2006 has adequately address our previous comments dated May 25, 2006. Frederick County Inspections: No comment required at this time Shall comment on site /subdivision reviews. Frederick Winchester Service Authority: I have never heard of the Opequon Urban Development Area. I am just assuming it is a portion of the existing or expanded Urban Development Area east of Stephens City. With regards to the wastewater delivery, is there a reason for not considering elimination of double pumping of taking flow from one pumping station to another, but rather tying into the force main of the second pumping station? I am assuming from the information given, that there will be 323 dwelling units, a mix of single family detached and townhouses, and that there will be approximately 180,000 square feet of commercial property based on the sewer and water flows provided. Sanitation Authority: The Authority shall have adequate water and sewer capacity to service this site. Frederick Winchester Health Department: Health Department has no objection to the rezoning request as stated. Department of Parks Recreation: Plan appears to meet open space and recreational unit requirements. During the Master Development Plan review of this project, staff will be looking for the trail to be a minimum of 10' in width and meet the Virginia Department Standards for hard surface trails. The proposed monetary proffer appears to be appropriate to address the impact this development will have on the capital facility needs of the Parks and Recreation Department. Rezoning #09 -06 Tasker Woods July 31, 2006 Page 3 Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 120 single family homes will yield 20 high school students, 17 middle school students, and 47 elementary school students. The 199 townhouses will yield 22 high school students, 24 middle school students, and 62 elementary school students for a total of 192 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. Winchester Regional Airport: The proposed rezoning request for Tasker Woods should not impact business operations of the Winchester Regional Airport; therefore, we are not requesting any special conditions for consideration. Frederick County Attorney: (Based on proffer statement dated March 15, 2006) It is my opinion that the Proposed Proffer Statement is generally in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. While the rezoning application is to rezone property from the RA district to the RP and B2 districts, it is noted that the proffers are only conditioned upon approval of the requested RP rezoning. 2. Proffer 1.3 limits the commercial development to 179,000 square feet. The County should determine whether it wants to so limit the commercial development. Further, it should be clarified as to what the square footage requirement applies, preferable having a requirement applied to "usable floor area Also, there is no requirement in this proffer as to the timing of the commercial development, in relation to the residential development or otherwise. Pursuant to these proffers, the entire residential development could be built out before any commercial development was built and occupied. 3. In Proffer 2.1, it is recommended that this proffer include the provision that the development will be in substantial conformity with the Generalized Development Plan. 4. In Proffer 12.3, it is provided that "the applicant shall construct a southbound right turn lane on White Oak Road It is not clear from the proffer or the attached Generalized Development Plan where this right tum lane will be constructed. and whether it is going to be constructed on White Oak Road or on Tasker Road. It should be noted that I have not reviewed the substance of the proffers as to whether the proffers are suitable and appropriate for the rezoning of this specific property, or whether other proffers would be appropriate, as it is my understanding that that review will be done by the staff and the Planning Commission. Historic Resources Advisory Board: Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by the HRAB. According to the Rural Landmark Survey, there are no significant historic structures located on the properties nor are there any possible historic districts in the vicinity. It is also noted that the National Parks Service Study of Civil War Sites in the Shenandoah Valley does not identify any core battlefields that his proposed rezoning would directly impact. Planning Department: Please see attached letter dated May 26, 2006from Susan K. Eddy, Senior Planner. Rezoning #09 -06 Tasker Woods July 31, 2006 Page 4 Planning Zoning: 1) Site History 2) Comprehensive Policy Plan Land Use NOT CURRENT The original Frederick County Zoning Map (U.S.G.S. Stephens City Quadrangle) identify these properties as being zoned A -2 (Agriculture General). The County's agricultural zoning districts were 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. 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. 1 -1] The site is partially located within the Urban Development Area (UDA) and entirely located within the Sewer and Water Service Area (SWSA). The properties are within the area of the Tasker Woods Land Use Plan, which was adopted in 2005. The plan states that the north portion of the Tasker Woods area is planned for residential use. Single family detached residences are encouraged along Macedonia Church Road to continue the residential pattern established to the west. Single family attached units could be accommodated further east. Given the relatively flat topography and square shape of the northern portion of the plan area, it could ideally be laid out in a grid pattern. Staff Note: The applicant is proposing a residential pattern generally consistent with the Tasker Woods Land Use Plan. The grid pattern called for in the plan appears to be provided in the townhouse section, but not in the single family sections. The applicant should consider utilizing the grid pattern throughout the residential portion of the project. Commercial uses are planned for the land immediately north of Tasker Road. The commercial component is envisioned to consist of neighborhood scale commercial uses and office uses. Priority will be given to neighborhood scale commercial uses as these will serve the needs of residents and create focal points for the new community. Strip commercial development is strongly discouraged. Consolidated entrances and inter parcel connectors will be encouraged to avoid multiple- entrances along Tasker Road and the new collector road. Rezoning #09 -06 Tasker Woods July 31, 2006 Page 5 to T StaffNote: There is no timing associated with the commercial component of this application. All residences could be built before any commercial development takes place. The applicant is proposing the full range of B2 uses on the property, without a commitment to neighborhood scale commercial uses or a commitment to discouraging a strip center. More attention should be paid to the layout and design of the commercial section. Another component of the Tasker Woods Land Use Plan is parks. A central park was proposed in the land use plan to be linked to the rest of the development by trails and sidewalks. Staff Note: A three acre private park is proposed at the northern end of the site. It will be linked to the development via trails and sidewalks. A further component of the Tasker Woods Land Use Plan is design standards. Landscaping is encouraged in the form of street tress and the screening of parking facilities. A limited and coordinated sign package was recommended for the commercial section. Staff Note: There is not a commitment to landscaping in this application. Some sign reductions have been proffered. Transportation The Eastern Road Plan of the Comprehensive Policy Plan designates Tasker Road as an improved major collector. It designates Macedonia Church Road /White Oak Road, west of Route 522, as a new major collector. (This is reiterated in the Tasker Woods Land Use Plan.) This translates to a four -lane divided boulevard section, such as is being implemented with Warrior Drive. The idealized intersection design in the Comprehensive Plan (6 -15) illustrates appropriate features including raised medians with landscaping, landscaping along the edge of the right -of -way, and sidewalks. Staff Note: The applicant is not providing the road improvements called for in the Comprehensive Plan. There is no evidence in the proffer statement that the applicant will be providing a four -lane, boulevard section of road for the major collector roads. The applicant will also need to provide road efficiency buffers, consistent with a major collector road. The Frederick County Bicycle Plan designates Tasker Road as a short-term designated route. The Tasker Woods Land Use Plan calls for an interconnected system of multipurpose trails and sidewalks through out the development. Staff Note: While providing trails within the development, the applicant is not providing a bike path on Tasker Road. 3) Site Suitabilitv/Environment No steep slopes exist on the property. No portion of this site is within the 100 -year flood plain Rezoning #09 -06 Tasker Woods July 31, 2006 Page 6 according to the Flood Insurance Study Map for Frederick County. U.S.G.S. maps show two streams and three ponds on the property. The applicant has identified three wetlands on the property. The wetlands will be further analyzed further at the MDP and site plan stages. Staff note: Protection of the integrity of the ponds, especially during the construction phases, should be considered as part of the proffer statement. The General Soil Map of the Soil Survey of Frederick County. Virginia indicates that the soils comprising the subject parcel fall under the Weikert- Berks Blairton soil association, which is the predominant association on land located east of Interstate 81. The characteristics of this soil type and any implications for site development are manageable through the site engineering process. No soil types on this site are classified as prime farmland soil. 4) Potential Impacts A. Transportation A traffic impact analysis (TIA) was prepared for this application on February 2, 2006 using an assessment of background traffic, including growth rates and other planned projects in the area; calculation of trip generation for this development; distribution and assignment of the Tasker Woods generated traffic; and analysis of capacity and level of service for existing and future conditions. An addendum to the original TIA was prepared on July 11, 2006. Using traffic generation figures from the I.T.E. Trip Generation Manual, 7 Edition, the TIA projects that the proposed development will produce 12,846 vehicle trips per day (VPD). The TIA further indicates that the study area roads and intersections have the capacity to accommodate the trips generated by the project at Level of Service "C" conditions or better, given certain road improvements. Some improvements are proposed to be provided by the applicant, some are to be provided by others, and for some it is uncertain who will provide the improvements. A traffic signal is required at Route 522 and Macedonia Church Road. This is proffered by the applicant. A traffic signal is required at the intersection of White Oak Road and Tasker Road. This is proffered with the Cedar Meadow rezoning. A southbound right turn lane on White Oak Road is also required. It is unclear who will provide this improvement. A traffic signal is required at the intersection of Marcel Road, Tasker Road, and the new minor collector. This signal is proffered by the applicant. A southbound left lane is required on the new collector road at Tasker Road. The applicant has not proffered this improvement. A westbound right lane on Tasker Road is required at the new collector road The applicant has not proffered this improvement. A traffic signal is required at the intersection of Route 522 and Tasker Road. This was proffered with the Eastgate Commerce Center rezoning. A traffic signal will be provided at the intersection of Route 522 and Clydesdale Drive, by the developers of Canter Estates V. Rezoning #09 -06 Tasker Woods July 31, 2006 Page 7 NOT CURRENt Staff Note: The applicant should be prepared to provide road improvements to insure level of service "C" on area roads. Other road improvements are sought with this rezoning as per the Comprehensive Policy Plan (see comments above). Minor errors in the TIA levels of service should be corrected. B. Sewer and Water Presently sewer service is available via an 8" main that travels to the south of this project by a pump station installed adjacent to Tasker Road as a part of the Eastgate project. A new pump station will be needed. Wastewater generated by this project will be transferred to the Parking Mill Wastewater Treatment Facility which is being expanded from 2 to 5 MGD by the FCSA and FWSA. Water supply is provided by way of a 12" water main located along the western boundary of this site which serves as a loop connection along route 522 through Albin to a connection with the 20" transmission main located near the Papermill Road intersection with Route 522. Water demand of this project would be equivalent to its sewer production of 99,600 gallons per day. C. Community Facilities The applicant has proffered $23,290 for each single family detached unit and $17,732 for each single family attached unit to offset the impacts to community facilities. This amount is consistent with the County's Development Impact Model. 5) Proffer Statement Dated March 15, 2006 and Revised June 12, 2006, July 5, 2006 and July 21, 2006 A) Generalized Development Plan The applicant has proffered a Generalized Development Plan (GDP) dated June 1, 2006. It shows the location of the major roads, the location of the recreational facilities, and location of the single family attached and detached units. B) Land Use Residential development will be limited to 319 units, in a mixture of single family detached and single family attached units. The mix shall be determined at the Master Development Plan (MDP) stage and the projected traffic volume will not exceed 2,931 average daily trips. No more than 90 dwelling units shall be issued occupancy certificates within any calendar year. Commercial development on the B2 zoned portion of the site shall not exceed 179,000 square feet. Staff note: The mix of single family attached and single family detached units must conform to the proffered GDP, in the locations shown on the GDP. Staff would prefer to tie the phasing to building permits. There is no timing element for the commercial floorspace. Rezoning #09 -06 Tasker Woods July 31, 2006 Page 8 kpa cmt C) Recreation The development will include a community center, a pool, a basketball court, two tot lots, a picnic shelter and ten -foot wide pedestrian/bicycle trail in the location depicted on the GDP. These will count towards the development's required recreational units. Staff Note: This proffer requires a timing element. Clarification on the community center is requested. The County expectation is that a community center is an enclosed, year round, climate controlled facility. Proffers generally indicate that the 70 foot -wide trail will be asphalt. D) Transportation A traffic signal will be placed at the intersection of Route 522 and Macedonia Church Road prior to the occupancy of the 50` dwelling unit. Staff note: Staff prefers that the proffer be tied to the 50 building permit. White Oak Road will realign with Macedonia Church Road, and a major collector road constructed from Macedonia Church Road to Route 522. This will include an iron fence along the church property and consolidation of the church entrance to a single access point. Eighty feet of right -of -way will be provided for this road. Staff Note: This proffer requires a timing element. The proffer does not clearly define the cross section of the road to be built. A single church access was already designated when the new church site plan was approved in 2002. This access point does not align with the entrance to the proposed development. Staff would recommend that the development entrance align with the church entrance. To protect the integrity of the cemetery, the iron fence should also be provided along the frontage of the cemetery property. A road will be constructed to link the residential and commercial components of the site, prior to the occupancy of any buildings on the commercial portion of the site. Commercial entrances will be prohibited on Tasker Road. The applicant will enter into a signalization agreement with VDOT to provide a signal at the intersection of Tasker Road and Marcel Drive. Staff note: Oilier road improvements are necessitated by this rezoning. (See transportation analysis above.) E) Commercial Design Standards All buildings in the commercial area will have compatible architectural style and materials. The principal facades along Tasker Road shall be limited to a combination of the following materials: cast stone, stone, brick, glass, wood, stucco or other high quality long lasting masonry materials. Rezoning #09 -06 Tasker Woods July 31, 2006 Page 9 F) Commercial Signage Freestanding commercial signage along Tasker road shall be limited to a single monument style sign at the single proposed entrance on Tasker Road. Maximum height for all signs on the property shall be 20 feet. Pylon signs shall be prohibited on the property. Staff note: Proffer 12.6 prevents commercial entrances on Tasker Road, so it is unclear what entrance the signage proffer is referencing. G) Monetary Contribution For each single family detached unit the applicant has proffered: $720 for fire and rescue; $19,189 for schools: $2,136 for parks and recreation; $267 for library; $658 for public safety; and $320 for general government; $23,290 for capital improvements, plus $1,000 for road improvements in the Tasker Road Corridor For each single family attached unit the applicant has proffered: $528 for fire and rescue; $14,618 for schools: $1,634 for parks and recreation; $204 for library; $503 for public safety; and $245 for general government; $17,732 for capital improvements, plus $500 for road improvements in the Tasker Road Corridor koT STAFF CONCLUSIONS FOR 08/02/06 PLANNING COMMISSION MEETING: The land use proposed in this application is generally consistent with the Comprehensive Policy Plan, as described in the Tasker Woods Land Use Plan. The Tasker Woods Land Use plan, however, includes much more than just the basic land uses. All aspects of the plan should be considered, particularly design standards and road improvements. At this time, all road improvements called for in the TIA and in the Comprehensive Policy Plan are not addressed by the applicant. Rezoning #09 -06 Tasker Woods July 31, 2006 Page 10 I tat C Following the requirement for a public hearing, a recommendation by the Planning Commission to the Board of Supervisors concerning this rezoning application would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission.