85A140_RaceyTractAMENDMENT
Action:
PLANNING COMMISSION: June 16, 2004 - Recommended Approval
BOARD OF SUPERVISORS: July 14, 2004 A APPROVED ❑ DENIED
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
REZONING #03 -04 OF RACEY TRACT
WHEREAS, Rezoning 403 -04 of Racey Tract, submitted by Blue Springs View, L.L.C., to rezone.
105.65 acres from RA (Rural Areas) District to RP (Residential Performance) District. This property
is located east of Interstate 81, approximately 1/2 of a mile south of Fairfax Pike (Route 277), east of
Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane.
This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of
Woodside Subdivision, in the Opequon Magisterial District, and is identified by Property Identification
Number (PIN) 85 -A -140;
WHEREAS, the Planning Commission held a public hearing on this rezoning on June 16, 2004; and
WHEREAS, the Board of Supervisors held a public hearing on this rezoning on July 14, 2004; and
WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in
the best interest of the public health, safety, welfare, and in conformance with the Comprehensive
Policy Plan;
NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that
Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to
change 105.65 acres from RA (Rural Areas) District to RP (Residential Performance) District, as
described by the application and plat submitted, subject to the attached conditions voluntarily proffered
in writing by the applicant and the property owner.
PDRes #05 -04
This ordinance shall be in effect on the date of adoption.
Passed this 14`h day of July, 2004 by the following recorded vote:
Richard C. Shickle, Chairman Nay— Barbara E. Van Osten Ave
Gina A. Forrester
Nay
Gary Dove
Aye
W. Harrington Smith, Jr.
Aye
Bill M. Ewing
Aye
Lynda J. Tyler
PDRes. 405 -04
Aye
A COPY ATTEST
y
John Wiley, Jr.
Frederick County Administrator
REZONING REQUEST PROFFER
Property Identification Number 85 -A -140
Opequon Magisterial District
MEADOWS EDGE
(RACEY TRACT)
Preliminary Matters
Pursuant to Section 15.2 -2296 et. Seq., of the code of Virginia, 1950, as amended, and
the provisions of the Frederick County Zoning Ordinance with respect to conditional
rezoning, the undersigned applicant herby proffers that in the event the Board of
Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 2 -c
for the rezoning of 105.6 acres +/- from the Rural Area (RA) to Residential Performance
(RP). Development of the subject property shall be done in conformity with the terms
and conditions set forth herein, except to the extent that such terms and conditions may
be subsequently amended or revised by the applicant and such be approved by the
Frederick County Board of Supervisors in accordance with Virginia Law. In the event
that such rezoning is not granted, then these proffers shall be deemed withdrawn and of
no effect whatsoever. These proffers shall be binding upon the applicant and their legal
successor or assigns.
Monetary Contribution
The undersigned, who is the applicant of the above described property, hereby
voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia
approves the rezoning for the 105.6 acres + / -, with access from Town Run (Rt. 1012) in
the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the
undersigned will pay Frederick County at the time each building permit is applied for the
sum of $10,072.00 per lot.
This monetary proffer provides for $7,571.00 for Frederick County Schools; $1,288.00
for Frederick County Parks and Recreation; $755.00 for Frederick County Fire and
Rescue; $213.00 for Public Library; $42.00 for Sheriff's Office and $203.00 for
Administration Building.
General Development Plan
Voluntarily proffered is the attached General Development Plan including the following
improvements:
1. On the 105.6 acres +/- to be rezoned RP no more than 228 single - family
dwelling units shall be constructed. These units will create a single - family
detached cluster development with a minimum of 8,000 s.f. lots.
Pursuant to an agreement with Stephens City, a public right of way will be
dedicated through Parcel #85 -A -142 from the existing right of way of Town
Run Lane (Rt. 1012) to the subject property's western boundary, generally as
shown on the General Development Plan. The applicant will grade the full
width of the right of way so as to accommodate an ultimate 4 -lane undivided
collector road. The applicant will construct 2 travel lanes, which would be
compatible to the ultimate 4 laning of the roadway, if the County and VDOT
should choose to proceed with such construction.
3. At the request of Frederick County or VDOT and at no cost to them, the
applicant or homeowners association shall dedicate area for an 80' right of
way along the southern boundary of the subject site; alignment of said right of
way shall be determined upon final engineering. The applicant or
homeowners association shall provide for all necessary construction
easements needed in association with such 80' right of way. Such R.O.W. will
run from where the 80' R.O.W. outlined in proffer 2 intersects the subject
property's western boundary completely through the RP zoned portion of the
site. Such a request may be made at any time for a period of 99 years from
the date of approval of the rezoning. In any event, neither the applicant, nor
the HOA will be prohibited from granting reasonable ingresslegress
easements to any properties located adjacent to the southern boundary.
4. The 26.5 acres outside of the UDA to remain zoned RA shall be available to
the county for a period of 99 years from the date of approval of the rezoning.
The county may use said area or any part there of for any use deemed
necessary by the Frederick County Board of Supervisors. Upon request by
the Board of Supervisors, the developer or the Homeowner's Association
shall dedicate such land at no cost to Frederick County. In any event, neither
the applicant, nor the HOA will be prohibited from granting reasonable
ingress /egress easements to any properties located adjacent to the southern
boundary.
5. No building permits will be issued for any residential units within the project
until such time as the improvements shown on the Stickley Drive extension
plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr.
Extension," dated 415/02 and revised through 12/20/02, have been
constructed and are open for traffic usage.
6. Prior to the issuance of any building permits for residential units within the
project, the applicant will construct improvements to the Fairfax Pike /Stickley
Drive intersection. These improvements will include a second thru travel lane
on Fairfax Pike, in both the east and westbound directions, an exclusive right
turn lane on eastbound Fairfax Pike, and an upgrading of northbound Stickley
Drive to three lanes so as to accommodate an exclusive left turn lane, a
shared left thru lane, and an exclusive right turn lane. If the County and
VDOT project to install a traffic signal at the Fairfax Pike /Stickley Dr.
intersection is done concurrent with or in anticipation of this proffer's
improvements, this applicant will make a cash contribution of $200,000,
required immediately after completion of the proffer improvements to
Frederick County, and such monies are to be used by the County and VDOT
for other road improvements to Fairfax Pike between 1 -81 and Double Church
Rd. However, if the traffic signal has been installed in such a way as to
require the applicant to modify the signal due to the applicant's
improvements, the $200,000 cash contribution will be reduced by the
applicants cost to so modify the traffic signal to meet the applicant's proffered
improvements as stated above. If no signal has been installed at the Fairfax
Pike /Stickley Drive intersection by the time the applicant starts these
improvements, the applicant will install the necessary signal but will not make
any cash contribution. Either this installation or modification will occur prior to
the first residential building permit being issued for the site.
7. Prior to the issuance of any building permits for residential units within the
development, the applicant will re- stripe the westbound right turn lane on
Fairfax Pike at the Town Run Lane intersection to a shared thru right lane
which will carry traffic through to the 1 -81 northbound on -ramp.
Prior to this applicant connecting to the existing interparcel roadways in the
Woodside Estates subdivision, i.e. Branch Court and Driftwood Drive, the
applicant will construct the following improvements to the Fairfax Pike /Double
Church Road intersection. The applicant will construct a second eastbound
thru travel lane on Fairfax Pike, an exclusive southbound left turn lane onto
Double Church Road and re- stripe the northbound approach on Double
Church Road to provide an exclusive left turn and a shared thru right turn
lane. The applicant will modify the existing signals at this intersection to
accommodate the lane improvements outlined above.
9. Prior to the applicant connecting to Branch Court and Driftwood Drive, the
applicant will submit core samples, or other acceptable information of Branch
Court, Trunk Drive, and Driftwood Drive, for the existing pavement of those
roadways to VDOT. Included with that information will be an analysis of the
existing pavement's capability to carry the anticipated traffic based on VDOT
standards. If the analysis shows the pavement needs to be upgraded, the
applicant will upgrade the pavement as directed by VDOT.
10. The applicant will use traffic calming measures at the connection points of
Driftwood Drive and Branch Court, subject to VDOT approval. Subject to
VDOT approval, the applicant will utilize a choker method recommended by
the Institute of Transportation Engineers, which will narrow lane widths at
these connection points to minimize vehicle speed. (See Figure 5) In
addition, the applicant will place $40,000 in an escrow account for a period of
three years. The escrow account will be established concurrent with the
issuance of the 220`" building permit or upon opening of the connection
points, whichever comes first. If the County and VDOT should identify the
need for additional traffic calming measures, they may request these funds
for use in installing same.
11. Pursuant to the General Development Plan, a centrally located community
pool and bathhouse will be provided on approximately 1.4 acres of the site.
This facility will be constructed and available for use prior to the issuance of
the 1501h residential building permit in the project. The pool will be
constructed at a minimum size of 3,500 s.f. On a one -time basis,
approximately 6 months prior to the start of construction of the pool facility,
membership to the facility will be offered to property owners in the adjoining
Woodside Estates I, Woodside Estates II, and Ridgefield communities.
Based on the number of additional memberships from the open membership
period, the applicant will increase the size of the pool if such increase is
warranted.
3
12. A tennis court and sports court will be located within the 1.4 acres associated
with the community pool and bathhouse. These recreation areas will be
constructed and available for use prior to the issuance of the 150`" residential
building permit of the project.
13. A central green space will be preserved and will be shown on the General
Development Plan. This green space will be at a minimum of 1.3 acres in
size. A tree save area will also be provided in the northwestern portion of the
Meadows Edge. This area is shown on the General Development Plan. The
exact limits of this tree save area will be subject to minor adjustments based
on final engineering.
14. Pursuant to the General Development Plan, an area 50 feet in width will be
provided north of the town green area. This area will remain as open space
and provide a pedestrian linkage to the town green and pool facilities for
residents of Woodside Estates.
15. Open space will be provided along the existing communities of Woodside,
Ridgefield and Stephens Ridge. This open space area will be a minimum of
40' in depth. This 40' open space area will be shown prominently on the
General Development Plan.
16. No structures of any type, including but not limited to decks, additions, etc.,
shall be located within the 40 foot buffer area, tree save area or slopes of
15% or greater.
17. No lots nor structures shall be permitted within 200' of the southern boundary
adjacent to the Agricultural District.
18. A landscape Buffer will be provided and shown on the General Development
Plan within the southern green space parcel. The buffer will start
approximately 400' East of the common boundary line with the FCSA parcel
and continue in an easterly direction for a distance of 800' along the parcel's
southern boundary, except where any driveway access must be maintained
to the existing residences to the south.
19. A Homeowner's Association shall be formed; such association will specifically
prohibit construction of any structures within any open space or buffer areas
with the exception to the improvements of the pool and town green area. The
Home Owners Association Documents shall further provide that all open
space shall be kept free of litter and other foreign debris. They will stipulate
that the HOA has responsibility for maintenance and upkeep of the pool
facilities, the community green and all other common open spaces.
20. The applicant will provide and construct a five -foot sidewalk along the east
side of the Town Run Lane ROW on the Stephens City property from the
northern side of the collector road's intersection with the Town Run Lane to
the property's northern boundary. This sidewalk is conditional based on the
approval of the Town of Stephen City to provide an easement for such
sidewalk.
21. The applicant shall construct a hard surface pedestrian /bicycle trail 10' in
width from Rt. 1012 (Town Run Lane), to the proposed sidewalk located
within the proposed development. This trail is conditional based on the
approval of the Town of Stephens City to provide an easement for such trail.
22. A statement shall be added to the General Development Plan and covenants
for all lots created by this project advising that agricultural uses exist to the
South and East of the site, and wastewater treatment facilities exist or
previously existed to the southwest of the site.
23. The applicant shall be issued building permits for no more than 75 single
family units for each of the first two years and 78 single family units the third
or any subsequent year following final subdivision approval for all or any
portion of the project by the county, except that the applicant may carry over
any unused portion of said units per year to subsequent years.
24. During construction the applicant will meet or exceed all requirements of the
Virginia Erosion and Sediment Control Handbook and /or Frederick County
requirements, whichever is more restrictive. Runoff from all disturbed areas
will be channeled to onsite erosion and sediment control facilities. Such
facilities will be inspected on a daily basis and shall be maintained in good
working order until all disturbed areas draining to them have been fully
stabilized.
25. The developed site will meet or exceed all requirements of the Virginia
Stormwater Management Handbook and /or Frederick County requirements
whichever is more restrictive, both in terms of stormwater quantity and
quality. However, the applicant will not utilize any stormwater management
facilities that include permanent pools of water, i.e. wet ponds. Where the
subject site drains to existing developed areas, the applicant will channel all
onsite runoff to onsite stormwater management facilities, which will then
discharge into any existing offsite storm drainage systems at or below the
design capacity of those systems. Where onsite stormwater management
facilities discharge into natural channels or streams, the onsite facilities will
control the discharge and release it at a rate that will not increase the existing
flow of the natural receiving channel.
26. The applicant will provide for the closure of an abandoned sanitation lagoon
located on the Town of Stephens City, Parcel # 85 -A -142. This sanitation
lagoon closure will be in strict conformance with the closure plan titled
Wastewater Lagoon Closure Plan identified as Appendix "B" provided within
this rezoning application, approved by The Virginia Department of Health
dated September 9, 2002. Furthermore, the applicant proffers additional
procedures beyond the approved closure plan. These additional procedures
are identified as Appendix "61" and provided within this rezoning application.
The conditions proffered above shall be binding upon the heirs, executors,
administrators, assigns and successors interest of the Applicant and Owner. In the
event the Frederick County Board of Supervisors grant said rezoning and accepts these
conditions, the proffered conditions shall apply to the land rezoned in addition to other
requirements set forth in the Frederick County Code.
Respectfully submitted,
PROPERTY OWNER
By: �fA, "'d By: ti
Executrix of the E ate of Charles VV. Racey Executrix of the Estate Hoff Chart4s W. Racey
Date: �` %LA Date:
STATE OF VIRGINIA, AT LARGE
FREDERICK COUNTY, To -wit:
The foregoing instrument was acknowledged before me this 64_6 day of
1 200�� by S�iclyy 11"`ot,Dw
My commission expires Z11 00 L
Notary Public . did eA,9
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NOTES:
1. SUBJECT PROPERTIES ARE REFERENCED ON FREDERICK COUNTY TAX MAP #B5 A 140.
2. TOPOGRAPHIC INFORMATION PROVIDED BY MCKENZIE SNYDER, INC. DATED Oq/17/03.
THE CONTOUR INTERVAL IS TEN (2) FEET.
3. AREA SUBJECT TO REZONING = 105.6 AC. + / -.
4. THE RESPONSE LETTER FROM THE HISTORIC RESOURCES ADVISORY BOARD DATED
Oq/10/03 STATED THAT ACCORDING TO THE RURAL LANDMARKS SURVEY, THERE ARE
NO SIGNIFICANT HISTORIC STRUCTURES ON THE PROPERTY OR ANY POSSIBLE HISTORIC
DISTRICTS IN THE VICINITY. ALSO, THAT THE NATIONAL PARK SERVICE STUDY OF CIVIL
WAR SITES IN THE SHENANDOAH VALLEY DOES NOT IDENTIFY ANY BATTLEFIELDS THAT
THIS REZONING WOULD IMPACT.
5. SOILS INFORMATION BASED ON FREDERICK COUNTY DIGITAL INFORMATION.
6. FLOODPLAIN INFORMATION 15 BASED ON FREDERICK COUNTY DIGITAL INFORMATION.
7. WETLANDS INFORMATION IS BASED ON FREDERICK COUNTY DIGITAL INFORMATION.
8. THE PROPERTY CONTAINS NO STEEP SLOPES.
q. THE PROPERTY CONTAINS NO KNOWN GRAVES, OBJECTS, OR STRUCTURES MARKING
BURIAL PLACES AS DETERMINED BY VISUAL SURVEY.
10. THE PROPERTY CONTAINS NO KNOWN HAZARDOUS OR TOXIC SUBSTANCES AS SET
FORTH IN TITLE 40, CODE OF FEDERAL REGULATIONS PARTS 116.4, 302.4 AND 355 OR IN
VIRGINIA DEPARTMENT OF WASTE MANAGEMENT REGULATIONS.
11 % I C f ! E t \�r/' T "'r5 1 \ t_Y . i \ \ \ ` f \ \,
II THERE ARE NO KNOWN FEDERAL OR STATE PERMITS OR CONDITIONS THAT LIMIT
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+ ° ~'" } ^ r� « » P I ` -r \ WATERLINE AND SANITARY LINE LOCATONS ARE APPROXIMATE ADJUSTMENTS
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SLOPE
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7 -15%
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2 -7%
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CLEARBROOK CHANNE RY SILT LOAM
7 -15%
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PROJECT NO: OI—c.
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DATE:
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DESIGN: LPG
DRAWN:
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SHEET No.
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