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PC 02-07-07 Meeting AgendaFILE COPY AGE - FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia February 7, 2007 7:00 P.M. CALL TO ORDER TAB 1) Adoption of Agenda: Pursuant to established procedures, the Planning Commission should adopt the Agenda for themeeting............................................................................................................... (no tab) 2) December 6, 2006 Minutes..............................................................................................(A) 3) Committee Reports.................................................................................................. (no tab) 4) Citizen Comments.................................................................................................... (no tab) PUBLIC HEARING 5) Public Hearing for Rezoning 421-06 of Willow Run including Master Development Plan #15-06 for Willow Run, submitted by Greenway Engineering, to rezone 359.97 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District, with proffers, for commercial land uses and up to 1,390 residential units. The properties are located east of Route 37 and Merriman's Dane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester, in the Shawnee Magisterial District, and are identified by Property Identification Numbers 53-A-90, 53-A-91, 53-A-92, 53 -A -92A, 53 -A -92B, 53-A-94, 53-3-A, and 63 -A -2A. Mrs. Eddy and Mrs. Perkins............................................................................................. (B) 6) To consider a request by Painter -Lewis, P.L.C. to include 130.07 acres of land (four parcels) into the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) to enable residential land uses. The four parcels are located south of Hopewell Road (Route 672) (adjacent to and behind the new Waverly Farm Rural Preservation Subdivision) and west of Interstate 81 (adjacent to I-81 Rest Area) in the Stonewall Magisterial District. The parcels are identified by Property Identification Numbers 43-A-75, 44-A-1, 44-A-3 and 44-A-313. Mrs. Perkins..................................................................................................................... (C) 7) 2007-2008 Capital Improvements Plan (CIP) — The CIP is a prioritized list of capital projects requested by various County Departments and Agencies. The Plan is created as an informational document to assist in the development of the County's annual budget. If adopted, the CIP is a component of the Comprehensive Policy Plan. Mr. Henry......................................................................................................................... (D) 8) Ordinance Amendment — Zoning: Chapter 165, Article V, RA Rural Areas District, Section 165.55 Setback Requirements. Mr. Cheran....................................................................................................................... (>C) 9) Ordinance Amendment — Subdivision of Land: Chapter 144, Article Il, Definitions. Mr. Cheran....................................................................................................................... (F) Ordinance Amendment — Subdivision of Land: Chapter 144, Article V, Design Standards, Section 24(C)(2)(B), Lot Requirements. Ordinance Amendment — Zoning: Chapter 165, Article V, RA Rural Areas District, Section 54(B), Permitted Lot Sizes. Ordinance Amendment — Zoning: Chapter 165, Article V, RA Rural Areas District, Section 54(D), Permitted Lot Sizes. Ordinance Amendment—Zoning: Chapter 165, Article XXII, Definitions and Word Usage, Section 156. 10) Other MEETING MINUTES OF THE FREDERICK COUNTY PLANNING COMMISSION Held in the Board Room of the Frederick County Administration Building at 107 North Kent Street in Winchester, Virginia on December 6, 2006. PRESENT: June M. Wilmot, Chairman/Shawnee District; Roger L. Thomas, Vice Chairman/ Opequon District; Charles E. Triplett, Gainesboro District; George J. Kriz, Gainesboro District; Gregory S. Kerr, Red Bud District; Christopher M. Mohn, Red Bud District; Gary R. Oates, Stonewall District; Greg L. Unger, Back Creek District; Cordell Watt, Back Creek District; H. Paige Manuel, Member -At -Large; Philip E. Lemieux, Board of Supervisors Liaison; and Lawrence R Ambrogi, Legal Counsel. ABSENT: John H. Light, Stonewall District; Robert A_ Morris, Shawnee District; Richard C. Ours, Opequon District; City of Winchester Liaison STAFF PRESENT: Eric R Lawrence, Planning Director; Michael T. Ruddy, Deputy Planning Director; Mark R Cheran, Zoning & Subdivision Administrator; John A. Bishop, Transportation Planner; Susan K. Eddy, Senior Planner; Candice E. Perkins, Planner II; Kevin T. Henry, Planning Technician; and Renee' S. Arlotta, Clerk. CALL TO ORDER & ADOPTION OF AGENDA Chairman Wilmot called the meeting to order at 7:00 p.m. Upon motion made by Commissioner Kriz and seconded by Commissioner Manuel, the Planning Commission adopted the agenda for this evening's meeting. MINUTES Upon motion made by Commissioner Kriz and seconded by Commissioner Manuel, the minutes of November 1, 2006 were unanimously approved as presented. COMMITTEE REPORTS Transportation Committee —11/27/06 Mtg. Commissioner Oates reported that the Transportation Committee was asked by the Planning Department to review the transportation proffers for the Woodside Commercial Center rezoning. Upon discussion, the Transportation Committee believed it was not appropriate for them to be involved in rezoning Frederick County Planning Commission Page 1916 Minutes of December 6, 2006 @ 0 A -2— applications and they voted unanimously to send the rezoning on to the Planning Commission with no recommendation. Other items acted on by the Transportation Committee included: 2) the committee voted unanimously to endorse the Revenue Sharing Project Application for the Tevis Street extension from Russell 150, LLC to Route 522; 3) an MPO activity update was provided; 4) the committee voted to endorse funds for survey services for the Brucetown and Hopewell Road intersection realignment; 5) monthly current event articles relating to a lack in State transportation funding were reviewed; 6) a discussion ensued about accidents and congestion at the intersection of Welltown Pike and Route 11. Historic Resources Advisory Board (HRAB) —11/21/06 Mtg. Commissioner Oates reported that the HRAB endorsed a request by staff to make application for a grant from the American Battlefield Protection Program for the seven -acre Star Fort site; the HRAB reviewed an update to the generalized development plan for the Willow Run rezoning and, along with reiterating previous comments from a year ago, they expressed view shed concerns and encouraged the applicant to submit the White's house to the National Registry; and, the HRAB offered support of a rezoning from RP to RA by GreyWolfe, Inc., a down -zoning of 222 acres, owned by the Civil War Preservation Trust. Economic Development Commission —12/01/06 Mtg. Commissioner Ken reported that the EDC acted on the FY 08 budget proposal and the second quarter project list. Other items discussed were the Direct Marketing Update, the Commuter -Capture Program, and the Regional Work Force Study. Sanitation Authority —11/21/06 Mtg. Commissioner Unger reported that rainfall for the month of October was about four inches; operations remain normal at all plants; water production was about six mgd; growth rate for 2006 was 6.4 increase with 750 new connections. Agricultural & Forestal District Advisory Committee —11/30/06 Mtg. Commissioner Oates reported that the committee discussed property additions and deletions to the three existing districts. The committee recommended approval of the addition of 123 acres and the removal of 450 acres to the South Frederick District, reducing the total acreage of the district to 5,878 acres; the committee recommended approval of the addition of 203 acres to the Double Church District; increasing the total acreage of the district to 963 acres; and, the committee recommended approval of the addition of 68.5 acres to the Red Bud District, increasing the total acreage of the district to 903.5 acres. Frederick County Planning Commission rage i v i i Minutes of December 6, 2006 N ((n�9 -3 - CITIZEN COMMENTS Chairman Wilmot called for citizen comments on any item that was not on this evening's agenda. No one came forward to speak. PUBLIC HEARING Rezoning 916-06 for the Tasker Road and Warrior Road Proffer Revisions, submitted by Greenway Engineering, to revise proffers concerning the rezoning of 31.83 acres to B2 (Business General) District. The proffer revision addresses the hours of operation on the property. The properties are located in the northwest, southwest, and southeast quadrants of the intersection of Route 642 and Route 1141. The properties are further identified with P.I.N.s 75-A-104, 75 -A -104E, 75 -A -105A, 75 -A -105B, 75 -A -105C, and 75 -A -105D in both the Opequon and Shawnee Magisterial Districts. Action — Recommended Approval with Stipulation Deputy Planning Director, Michael T. Ruddy, reported that the Board of Supervisors approved Rezoning 402-98, a rezoning of 35 acres from RP (Residential Performance) to B2 (Business General) District and the resulting commercial properties provided the core for the Tasker Road Land Bays area, which is currently under development today. Mr. Ruddy said the applicant has submitted the current rezoning application to modify the proffers associated with the original rezoning, specifically, as it pertains to the hours of operation for the commercial properties. He stated that each of the current landowners of property contained within the original rezoning application are a part of this request and have signed the proffer statement. Mr. Ruddy reported that the applicant has proffered to restrict the hours of operation to remain closed from 12:00 a.m. until 5:00 a.m. and the net result would be for the businesses to open one hour earlier in the morning and to remain open one hour later in the evening. He said the applicant has maintained the proffer addressing the transportation improvements provided with the original rezoning; the restricted uses remain the same; and one proffer was stricken, which was the payment for fire and rescue services, because that has already been paid. Mr. Evan A. Wyatt, with Greenway Engineering, was representing the multiple property owners in the request. Mr. Wyatt said that one of the recent purchasers of a portion of the property, H. N. Funkhouser with their Handi-Mart stores and Dunkin Doughnuts, who generally co -brand together, are requesting the ability to change the hours of operation. Mr. Wyatt said that Dunkin Doughnuts is a full-service breakfast and lunch facility and they wanted to open at 5:00 a.m. to provide service for morning commuters; they also felt that staying open until midnight was appropriate for the Handi-Mart, a convenience store. Commissioner Thomas asked Mr. Wyatt to describe the buffering between the commercial development and the adj --cent residential housing. Mr. Wyatt said the buffer is incorporated on the B2 propenes; there is a 50 -foot setback from the property line moving in and a full -screen buffer, consisting of a six-foot high opaque element, and three trees per ten linear feet along the entire property line. Commissioner Thomas asked Mr. Wyatt about the possibility of using methods to minimize the amount of light diffusion onto the houses behind. Mr. Wyatt said the ordinance requirements prohibit light spill-over onto adjoining properties and the Planning Frederick County Planning CommissionD n M �Page 1918 MI�^�lI inutes of December 6, 2006 U -4- Staff has been requesting more detailed lighting plans to ensure that light spill-over does not occur. Chairman Wilmot next called for public comments and the following persons came forward to speak: Mr. James L. Stevens, a resident at 128 Spanish Oak Road in Autumn Glen, the adjoining residential development, said he was the Vice President of the Autumn Glen Homeowners Association, consisting of 132 homes with over 280 property owners. Mr. Stevens said that the Autumn Glen homeowners will be directly affected by the proposed change in operating hours. He noted that the CVS on the corner of Tasker and Warrior Drive is a good neighbor, with hours of 9:00 a.m. until 9:00 p.m., and utilizing low lighting. Mr. Stevens said that although the Funkhouser facility will be across the street, they are concerned about "day -light" lighting at night, noise from automobiles and delivery trucks, trash pickup, the congregation of people in parking areas, and dumping. Mr. Stevens said they also had serious concerns about the buffers that border Lynn Drive, the 100 block of Spanish Oak, and the cul-de-sac near Warrior Drive; he said the developer has knocked down numerous trees, removed mostly mature trees, and left spindly little trees, which are totally unacceptable as noise and light barriers to their community. He was concerned that the uses and hours of operation permitted for the properties on the east side of Warrior Drive would set a precedent for the uses and hours on the west side of Warrior Drive. Additionally, Mr. Stevens said that 30 of the most recently developed homes on Spanish Oak Drive are occupied by seniors, aging from 70 and plus. He was concerned about businesses opening at 5:00 a.m. andnoise generated until midnight closing because the seniors are very sensitive to that kind of disturbance and it would most likely result in many calls to the association. Mr. Neil Ramsey, a resident of Autumn Glen, said the 50 -foot buffer behind him is basically a wetland; he was concerned about the future grading plans and whether his property could be flooded. Mr. Ramsey was concerned about unsightly dumpsters and vermin that would possibly result from food service establishments. He was also concerned that a building could be constructed 75 feet from his home. No one else wished to speak and Chairman Wilmot closed the public comment portion of the hearing. Commissioners and staff first discussed the development on the east side of Warrior Drive and whether the staff believed the approved lighting plans were sufficient to protect those properties zoned for residential use; it was noted that many of the adjacent residential lots on the east side had not yet been purchased. Commission members also expressed concern about the age -restricted community on the west side of Warrior Drive, and described it as a quiet community. Commission members commented that the commercial area on this side was quite large and could easily accommodate a 24-hour operation, such as a grocery store. They asked staff how the existing residents on the west side could be protected. Commission members suggested the possibility of approving the longer hours of operation for the development on the east side, but prohibiting the longer hours on the west side. Commission and staff also talked about whether the residential areas had developed before the rezoning for the commercial area. Commission members expressed concern about protecting the existing residences in this area and advised the developer to be compassionate towards their neighbors. Upon motion made by Commissioner Thomas and seconded by Commissioner Kriz, BE IT RESOLVED, THAT the Frederick County Planning Commission does hereby unanimously recommend approval of the extended hours of operation for the land bays on the east side of Warrior Drive, but to keep the existing proffers and hours of operation for the lard bays on the west side of Warrior Drive. Frederick County Planning Commissionf NIVY Page 1919 Minutes of December 6, 2006 UJ I -5 - Rezoning #19-06 for Seefried Property, submitted by Patton, Harris, Rust & Associates, to rezone 27.24 acres from MHl (Mobile Home Community) to M1 (Light Industrial) District and 48.14 acres from RA (Rural Areas) District to MI (Light Industrial) District, totaling 75.38 acres with proffers for industrial use. The properties are located west of I-81, adjacent to Fort Collier Industrial Park and Arcadia Mobile Home Park, approximately 1,000 feet east of the intersection of Fort Collier Road (Rt. 1322) and Brooke Road (Rt. 1328). The properties are further identified with P.I.N.s 54-A--89 and 54-A-91 in the Stonewall Magisterial District. Action — Recommended Approval with Stipulations Planner Candice E. Perkins reported that the development would be accessed off new easement the applicant stated they have obtained through the Winchester Pasta site; the proposed new easement has not yet been provided to or reviewed by the staff, but the proffers have been revised to state that the project entrance will be on Brooke Road. Ms. Perkins said the project lies within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) and is within the limits of the Eastern Frederick County Long Range Land Use Plan. She stated that the requested MI Zoning could be consistent with the existing use in the area because the majority of the site is surrounded by the Ft. Collier Industrial Park, as well as Interstate 81. Ms. Perkins said that while the land use proposed in this application is generally consistent with the Comprehensive Policy Plan, there were still a number of issues that needed to be resolved by the applicant pertaining to transportation improvements called for in the applicant's Transportation Impact Analysis (TIA) conclusions. She proceeded to identify those particular issues for the Commission. Ms. Perkins said the staff has expressed concern that the applicant's mitigation efforts fall short of the County's Level of Service (LOS) "C" expectations and reflected a LOS of "D" or below in some areas. Ms. Perkins stated that the staff has questions as to whether the $400,000 proffered for road improvements was sufficient for the signalization and turn lanes necessary to implement the improvements identified in the applicant's TIA. She noted that construction of road improvements are typically the applicant's responsibility and the only improvement the applicant is actually constructing is a turn lane at their site entrance; she said it was uncertain whether the County could obtain the other necessary off-site improvements not mentioned in the proffers. Mr. Charles W. Maddox, Jr., a consultant with Patton, Harris, Rust & Associates, was representing the applicant, Seefried Properties, Inc. Regarding the staffs comments concerning LOS issues, Mr. Maddox stated that this project will be a small percentage of the overall traffic in this area and by the Year 2010, many of these intersections will be at a LOS "E" and "F" even without this proposed project. Mr. Maddox stated that the $400,000 proffered will improve the intersections directly around their site; however, it may also seed a grant application from the County and VDOT for potential industrial access funds, possibly doubling the original amount to $850,000. In response to a Commissioner's question about the proffered capon square footage, Mr. Maddox replied it was based on transportation issues. He said that although the ITE produces 5,700 tpd in the M 1 Zone, they have not experienced that amount in previous M 1 -zoned projects; he said traffic from this site will be a third or less of that number. A Commission member suggested that the cap on square footage be removed because of the need for industrial use in the County and, in addition, a signalization agreement be put in place at Brook Road and Fort Collier Road. Mr. Maddox replied that they were in negotiations to purchase a cross easement for access out to Park Center Drive, which would alleviate the need for a signalization agreement at Brook Road and Fort Collier Road. Because of the different entrance alternatives, Mr. Maddox said there was uncertainty about what locations they should be putting money into. He pointed out that if the money was doubled with matching funds, improvements could be done in a number of different locations, depending on the need. Frederick County Planning CommissionD n V Page 1920 Minutes of December 6, 2006 j��j S. Although concern was expressed among the Commission about the »ncertainty of the background and build -out LOS, they did like the concept of the proposal to provide funds directly to VDOT and allowing VDOT to determine where the service is needed, instead of the applicant committing to a specific intersection The Commission also requested that the applicant provide language for a plat of extinguishment for the 50 -foot right-of-way connection across the jail property to Fort Collier Road, if that connection would not be needed. Mr. Lloyd Ingram of VDOT stated that because of the 5,700 vehicle trips per day possible and the considerable background traffic, VDOT preferred the flexibility of the availability of funds rather than identifying specific locations for improvements at this time. Mr. Ingram said VDOT was uncertain whether the amount would be sufficient or not, but they would pursue economic development funding. He commented that as the project develops, VDOT will have a better idea about the amount and geometry of traffic. Mr. Ingram favored the idea of accessing Park Center Drive, which would alleviate traffic going through Fort Collier. However, he did not think the connection would necessarily eliminate the need for a signal at the intersection of Brook and Fort Collier roads. Mr. John Bishop, the County's Transportation Planner, believed the signalization agreement would probably be needed for the intersection of Brook Road and Fort Collier, without the Park Center connection, particularly because of the number of turning movements already occurring through the intersection. Chairman Wilmot called for public comments, however, no one came forward to speak. Cormnission members said they would not be in favor of the project without the signalization agreement; they were interested in seeing the signalization agreement as well as the $400,000 contribution. Upon motion made by Commissioner Oates and seconded by Commissioner Kriz, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommended to approve the rezoning with the inclusion of a signalization agreement for the intersection of Brook Road and Fort Collier Road and eliminate the cap on the square footage for the project. (Note: Commissioners Morris, Light, and Ours were absent from the meeting.) Rezoning #17-06 of Rutherford Crossing, submitted by Greenway Engineering, to rezone 22.45 acres from B3 (Industrial Transition) District to B2 (Business General) District and 8.55 acres from MI (Light Industrial) District to B2 (Business General) District, totaling 31 acres with proffers for a retail center. The properties are located at the northeast quadrant of the intersection of I-81 (Exit 317) and Martinsburg Pike (Rt. 11). These properties are further identified with P.LN.s 43-A-99 and 43-A-100 in the Stonewall Magisterial District. An additional property subject to the proffers, but not requested to be rezoned is located east of I-81, approximately 1,500 feet north of the intersection of I-81 and Martinsburg Pike (Rt. 11); this property is further identified with P.I.N. 43-A-98 in the Stonewall Magisterial District. Action — Recommended Denial Senior Planner Susan K. Eddy reported that there were two previous rezonings on this site, one in 2001 and the other in 2004; she pointed out the areas requested for rezoning in this most recent request. Ms. Eddy reported that although the applicant wants to develop the site for a shopping center, the applicant already has the ability to do so on this site with its existing zoning. She said the site is within the Sewer and Water Frederick County Planning Commission Minutes of December 6, 2006 Page 19"21 -7 - Service Area (SWSA), it is within the Northeast Land Use Plan (NELUP), and the proposed mix of industrial and commercial facilities are generally in conformance with the NELUP. Ms. Eddy said that transportation was the most significant element of this rezoning proposal; the Eastern Road Plan and the NELUP both identify Route 37 on a portion of this property and a future Route 37/ I-81 interchange will also impact the property. She noted that the applicant has agreed not to build on this portion of the site for a limited time period; however, the by -right scenario for this site does not include Route 37. She noted that both the Eastern Road Plan and the NELUP show a major collector road through the site to the Carroll Industrial Park. The applicant is showing a collector road on their property; however, it is in a different location and in a different configuration than what is shown in the NELUP. Ms. Eddy stated that a traffic impact analysis (TIA) was prepared for this application using two different scenarios; however, neither scenario included the North Stephenson Development, a large industrial site directly across the street, and neither modeled the worst- case scenarios. She pointed out that the average daily trips (ADT) would be approximately 28,000 vehicles per day; however, when the original rezoning was approved, the applicant's TIA indicated there would be approximately 9,700 vehicle trips per day (tpd). Also, a Level of Service (LOS) "C" is not being maintained as required. Ms. Eddy continued, stating that the proffer statement within the Commission's agenda packet was dated November 7, 2006; however, the County attorney's comments had not yet been received. She said another proffer statement, dated November 29, 2006, was hand -delivered from the applicant to the Commission. She said she did receive comments from the County attorney only yesterday and she provided the Commission with those this evening. Ms. Eddy added that just this morning, she received another new proffer statement, dated December 5, 2006, which she had not examined in detail. Ms. Eddy then proceeded to review the November 29, 2006 proffer statement with the Commission. Ms. Eddy concluded her presentation by saying that the fundamental decision to be made with this application is whether Frederick County is better off with the existing by -right development or with the proposed rezoning. She said the by -right development provides a collector road as planned in the NELUP and provides two traffic signals; the proposed rezoning provides a road akin to driving through a shopping center instead of a free-flowing collector road. She said the proposed rezoning provides a total of three traffic signals and $250,000 towards road improvements; neither scenario truly provides land for Route 37, Ms. Eddy added that the proposed rezoning calls for greater B2 use, which will generate more traffic; she said that given the new traffic projections, it would be appropriate for the applicant and the County to be discussing road improvements commensurate with the vastly increased traffic that will be generated. Commissioners commented that it may be appropriate to table the application, since neither the staff or the Commission has had the opportunity to review the latest proffer. Another Commissioner asked the staff what properties have already dedicated or reserved land for Route 37; the staffnamed about seven properties along the path of Route 37. A member of the Commission asked the County's transportation planner if and when the centerline for Route 37 had been set. Transportation Planner, Mr. John Bishop, stated that the centerline for the main trunk was set and adopted by the Board of Supervisors in April of 2006; the ramps are part of the second phase, which is authorized by the Board, but is not yet finished. Mr. Bishop said this property would be affected by the ramps and those ramps are not yet outlined. Fair. Evan A. Wyatt with Greenway Engineering was representing the Ruther ord Crossing rezoning application. Mr. Wyatt provided the Commission with some history of this site. He stated that the idea for this site is to develop more of a retail -type road system to present a commercial presence; he said they were anticipating a Lowes and Target with support retail and restaurants. Frederick County Planning Commission(n l n Page 1922 Minutes of December 6, 2006 ILII I 'U„uSno Mr.Michael Glickman, Transportation Engineer with Patton, Harris, Rust, & Associates, Inc. (PHR&A), came forward to explain the thinking behind the scoping for the traffic study and some of the assumptions made during his analysis. Mr. Glickman said the intersection at Red Bud fails under existing conditions; he said they have proffered a signal at this location, which would be beneficial and bring this intersection up to acceptable levels. In addition, he responded to a concern raised about existing traffic congestion along Route 11. Mr. Glickman's evaluation of the problem centered on inadequate synchronization of signals near the Crown, Cork & Seal facility; he said their plan is to examine the signalization and see how it can be optimized. A member of the Commission observed that this current rezoning and the 2001/2004 rezoning basically had the same land use intensity, yet there is a disparity between the numbers ofvehicle trips between the two. Mr. Wyatt returned to the podium to review some of the significant points in the proffer statement; he proceeded to describe the differences between the current proffer as opposed to the one presented for the by -right development. Recapping his discussion, he said the new transportation proffers still provides the Route 11 improvements, the ability to get a road back to the FEMA site, it provides an additional traffic signal, it provides for a synchronization analysis and payment for retiming of signalization, and it provides $250,000 in cash proffers. Mr. Wyatt next discussed the proffers dealing with right-of-way issues; he said the language was revised to reserve right-of-way along I-81 and Route I 1 without any financial compensation. Regarding the Route 37 issue, Mr. Wyatt said the proffer was modified to provide for a 14 -acre area for proposed Route 37; he said the County will have the opportunity, because it is a reservation, to purchase that right-of-way, and they will not build any structures in that area for a ten-year period. He explained that the revisions to the November 29 proffers reduced the square footage and it increased the no -build. Mr. Wyatt suggested that if the Commission chose to approve the November 29 proffers, the Commission should add the I-81 and Route 11 reservations that would go to a dedication plat, instead of a reservation plat. Members of the Commission believed this was an improvement over the by -right proposal; however, they were not pleased that a reservation for Route 37 was not offered by the applicant. It was pointed out that all of the other properties in the path of Route 37 had already reserved and dedicated right-of-way without a time limit. Also pointed out was the fact that this 14 -acre area was floodplain land and would not be a high- value property; they were concerned why the developers, who were local, wouldn't dedicate the property to the County. Other Commissioners thought the ten-year dedication was reasonable and believed it may prompt the County to move forward with the Route 37 project. A member of the Commission questioned the language in the proffer and asked why it did not simply state the road would be connected to the FEMA site, rather than the road would connect to the cul-de-sac. Mr. Wyatt replied that they would refine the wording to clearly state the road will physically touch Parcel 111, because this is what is uitended. Senior Planner, Susan Eddy, returned to the podium and stated that the County's version of the by -right development shows a proffered road at a certain location; she said that the applicant's version of the by - right development does not have the road in the same location. Ms. Eddy added that she did not understand how the applicant could state that the reservation for Route 37 goes beyond ten years because the proffer states that the record owners, "do hereby agree that for a period of ten years from the date of the approval of the rezoning, they will not build upon the tract of land containing 14 acres more or less, proposed to be used as part of the Route 37 Bypass in Frederick County; however, any taking of the property will be compensated at fair market value." Frederick County Planning Commission rage 1 yes D U U J p► r Minutes of December 6, 2006 D V am A member of the Commission commented about the proposed self -storage facility in the northwest corner of the by -right development and questioned the fact that B3 zoning would enable restaurant, indoor entertainment center, or office park use. Ms. Eddy replied that the self -storage use is a low traffic generator compared to office or restaurant uses. Mr. John A. Bishop, County Transportation Planner, came forward to comment on the action that was taken by the Commonwealth Transportation Board (CTB) regarding the I-81 widening. Mr. Bishop said the widening itself was not abandoned, but the CTB endorsed a recommendation by VDOT to drop the Star Solutions proposal; he said they have not scrapped the I-81 widening, but they have recognized that it will not be uniform widening and the study is ongoing. Mr. Bishop next answered questions from the Commission regarding the entrance and exit points. A Commissioner asked Mr. Bishop how the LOS for the site would be affected when the original proposal called for less than 10,000 tpd and the new proposal is calling for 30,000 tpd. Mr. Bishop replied that it would result in significant degradation; he said the functionality in the whole area would virtually be zero during peak hours. Chairman Wilmot next called for public comments. No one came forward to speak and Chairman Wilmot closed the public comment portion of the meeting. Mr. Lloyd Ingram of VDOT was called to the podium to answer questions from the Commission. Mr. Ingram said that VDOT is not satisfied with what is being presented. He said the proposed plan was approved approximately three years ago and since that time, a considerable amount of surrounding development has occurred. He said that since the rezoning of Rutherford Farm was approved, Omps has come on board and that traffic was not included in Rutherford's TIA; he said that VDOT has some issues with what is being proposed and the additional traffic load Mr. Wyatt returned to the podium and requested that the Conunission consider the November 29, 2006 proffer with the revisions offered and to act on their request this evening. Commissioner Oates expressed his concern that dedication of right-of-way for Route 37 was not included with this application. He also did not see a real benefit for this zoning over the existing zoning. Furthermore, the major collector road shown on the County's Eastern Road Plan has been obliterated by this new proposal. For those reasons, Commissioner Oates said he could not support the rezoning request and he recommended denial. This motion was seconded by Commissioner Kriz. BE IT RESOLVED, THAT the Frederick County Planning Commission does hereby recommend denial of Rezoning # 17-06 of Rutherford Crossing, submitted by Greenway Engineering, to rezone 22.45 acres from B3 (Industrial Transition) to B2 (Business General) and 8.55 acres from M1 (Light Industrial) to B2 (Business General), totaling 31 acres, for a retail center. The vote was as follows: YES (TO DENY): Unger, Manuel, Oates, Thomas, Kriz, Mohn, Wilmot NO: Watt, Triplett, Kerr (Note: Commissioners Morris, Light, and Ours were absent from the meeting.) Frederick County Planning Commission Minutes of December 6, 2006 D 0 An V Page 1924 Y -10 - PUBLIC MEETING Master Development Plan #14-06 for Rutherford Crossing, submitted by Bury+Partners, to develop 59.65 acres of B2 (Business General) District and 95.57 acres of MI (Light Industrial) District for commercial and industrial uses. The properties are located at the northeast quadrant of I-81, Exit 317, and Martinsburg Pike intersection. The properties are further identified with P.I.N.s 43 -A -98,43 -A -99,43 -A- 100, 3 -A -98,43 -A -99,43-A- 100, and 43-A-111 in the Stonewall Magisterial District. Action — Recommended Denial Planner Candice E. Perkins reported that the master development plan (MDP) for Rutherford Crossing is associated with the rezoning just previously heard by the Planning Commission, which was recommended to be denied. Ms. Perkins said the proposed MDP contains the FEMA site and shows Route 37. She noted that revised Power of Attorney forms will be needed because an incorrect date had been referenced. Ms. Perkins stated that issues regarding VDOT and Public Works comments still needed to be addressed, as well as the proffers included for Rezoning 406-04, which are associated with the FEMA property. In addition, she said the zoning district buffer detail needs to be revised. Ms. Perkins ftirther added that the applicant is requesting a waiver of Section 144-24C of the Frederick County Subdivision Ordinance to allow parcels located on Market Street, a private road, to be subdivided. Therefore, two recommendations are required for this MDP. Mr. Kevin Pullen with Bury+Partners was present to represent the owners for the Rutherford Crossing MDP. Mr. Pullen stated that they sought to stay in keeping with the general theme of the original road layout. He said that although the road is not shown in the same geometric design, it still has the same right -of - width and still connects to the adjacent property in the location shown on the previously -approved MDP. Commissioner Oates commented that it would be inappropriate for the Commission to recommend approval of the MDP, since the previous rezoning was recommended for denial. Secondly, he said the road shown on the proposed MDP is not in the same configuration previously proffered, nor is it in the same configuration of the major collector road depicted on the County's Eastern Road Plan. Commissioner Oates pointed out that the two 90 -degree turns introduced impedes the flow of traffic; he said a stop sign or signal would probably be installed at those locations and it would become an internal road instead of a major collector. Chairman Wilmot called for citizen comments. No one came forward to speak and Chairman Wilmot closed the public comment portion of the meeting. Upon motion made by Commissioner Oates and seconded by Commissioner Kriz, BE IT RESOLVED, THAT the Frederick County Planning Commission does hereby recommend denial ofMaster Development Plan #14-06 for Rutherford Crossing, submitted by Bury+Partners, to develop 59.65 acres of B2 (Business General) District and 95.57 acres of M 1 (Light Industrial) District for commercial and industrial uses and does also recommend denial of the waiver request of Section 144-24(C). Since we did not approve the rezoning application, this current MDP does not reflect the existing zoning requirements. The majority vote was as follows: YES (TO DENY): Unger, Watts, Manuel, Oates, Thomas, Kriz, Mohn, Wilmot NO: Triplett, Kerr (Note: Commissioners Morris, Light, and Ours were absent from the meeting.) Frederick County Planning Commission Minutes of December 6, 2006 M V Y Page 19'25 -1 1 - COMMISSION DISCUSSION 2007-2008 CAPITAL IMPROVEMENTS PLAN (CIP) FOR FREDERICK COUNTY Planning Technician, Kevin T. Henry, reported that the 2007-2008 Capital Improvements Plan (CIP) for Frederick County includes 54 capital projects, 17 of which are new projects and includes 11 new transportation projects. Mr. Henry pointed out that transportation projects are new to the CIP and present a significant addition to the plan. He said the Code of Virginia now allows transportation projects to appear in the CIP and the Transportation Committee has approved the capital project requests included. Mr. Henry stated that the addition of transportation projects to the CIP is in no way an indication that Frederick County will be independently undertaking these projects; funding of projects will continue to come from a combination of state and federal funds, developer contributions, and revenue sharing. Mr. Henry said that of the remaining six new projects, four new projects have been requested from the County public schools and two projects have been requested from the Handley Regional Library. He described those projects for the Commission. Mr. Henry said the draft CIP was reviewed by the Comprehensive Plans and Programs Subcommittee (CPPS) at their meeting on November 13, 2006, and they endorsed the draft plan. Commissioner Oates, a member of the CPPS, said the CPPS thoroughly discussed the draft CIP and he was confident that the plan presented was an excellent one and believed the Commission should move it forward. No issues of concern or questions were raised and the Planning Commission agreed to move the plan forward to the Board of Supervisors for discussion as presented. OTHER STAFF BRIEFING FOR PENDING REZONING APPLICATIONS Chairman Wilmot announced a staff briefing for Commission members concerning the pending rezoning application of Willow Run. She said the purpose of the briefing is for staff to deliver the information they have on this application before the Commission is in a public hearing environment. Chairman Wilmot suggested that the staff provide the Commission with the available dates and asked Commission members to get back to the staff as soon as possible. 2007 PLANNING COMMISSION RETREAT Chairman Wilmot announced that the 2007 Planning Commission Retreat will be held on February 24, 2007, at the Wayside Inn in Middetown. She requested that all Commission members contact the staff by December 22, 2006, with items and issues they would like to discuss. Frederick County Planning CommissionD [� N F V Page 1926 I(f^�{ Minutes of December 6, 2006 -12 - SYNCHRONIZATION OF TRAFFIC SIGNALS Commissioner Oates said that during the Rutherford Crossing Rezoning hearing, the Commission heard the need for synchronization of traffic signals. Commissioner Oates asked that the Planning Commission direct the Transportation Planner to bring this item to the next Transportation Committee meeting so that work can being on synchronization. ADJOURNMENT vote. There being no further business to discuss, the meeting adjourned at 10:20 p.m. by a unanimous Respectfully submitted, June M. Wilmot, Chairman Eric R. Lawrence, Secretary Frederick County Planning Commissionn v Page 1927 Minutes of December 6, 2006 ' ISIInnn�']]]N (((' COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Susan K. Eddy, AICP, Senior Planner 6-K RE: Willow Run Rezoning and Master Development Plan DATE: January 22, 2007 Attached to this memo you will find the staff reports for the rezoning of Willow Run (REZ #21-06) and the Master Development Plan for Willow Run (MDP #15-06). The applicant is seeking a rezoning to the R4 (Residential Planned Community) District. An R4 rezoning requires that the MDP be included as a proffered condition. A number of recommendations from the Planning Commission to the Board of Supervisors are sought with these applications. Six separate recommendations on the modifications to the R4 District sought by the applicant with the rezoning: • Modification #1 - § 165-68 Master Development Plan (see page 15 of the rezoning staff report); • Modification 42 - §165-69 Permitted Uses (see page 15 of the rezoning staff report); • Modification #3 - § 165-71 Mixture of Housing Unit Types Required (see page 15 of the rezoning staff report); • Modification #4 - §165-72D Commercial and Industrial Areas (see page 16 of the rezoning staff report); • Modification 45 - § 165-72G Buffers and Screening (see page 16 of the rezoning staff report); • Modification #6 - § 165-72I Road Access (see page 17 of the rezoning staff report). 2. A recommendation, or separate recommendations, are needed on the alternative buffer and screening plans requested by the applicant with the MDP as allowed in § 165-72G(2) of the R4 Zoning District regulations. The applicant has requested the following buffer alternatives: • Buffer B — Zoning District Buffer (see page 7 of the MPD staff report) 107 North Kent Street, Suite 202 • Winchester, Virginia 22602-5000 Buffer C — Zoning District Buffer (see page 7 of the MPD staff report) Buffer D — Zoning District Buffer (see pages 7-8 of the MPD staff report) 3. A recommendation on the rezoning, which includes the MDP as a proffered condition. Please contact me if you have any questions on the content or procedures described in this memo. SKE/bad 2 REZONING APPLICATION #21-06 WILLOW RUN Staff Report for the Planning Commission Prepared: January 22, 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. Action Staff Application Briefing — No Action Pending Pending PROPOSAL: To rezone 359.97 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District with proffers. LOCATION: The property is located east of Route 37 and Merriman's Lane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 53-A-90, 53-A-91, 53-A-92, 53 -A -92A, 53 -A -92B, 53-A-94, 53-3-A and 63 -A -2A PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Agricultural and residential ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) City of Winchester South: RA (Rural Areas) RP (Residential Performance) East: City of Winchester West: RA (Rural Areas) RP (Residential Performance) Use: Residential Residential & open space Use: Agricultural and residential Residential Use: Residential Use: Residential and recreational Residential Reviewed Planning Commission: 12/19/06 Planning Commission: 02/07/07 Board of Supervisors: 02/28/07 Action Staff Application Briefing — No Action Pending Pending PROPOSAL: To rezone 359.97 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District with proffers. LOCATION: The property is located east of Route 37 and Merriman's Lane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 53-A-90, 53-A-91, 53-A-92, 53 -A -92A, 53 -A -92B, 53-A-94, 53-3-A and 63 -A -2A PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Agricultural and residential ADJOINING PROPERTY ZONING & PRESENT USE: North: RP (Residential Performance) City of Winchester South: RA (Rural Areas) RP (Residential Performance) East: City of Winchester West: RA (Rural Areas) RP (Residential Performance) Use: Residential Residential & open space Use: Agricultural and residential Residential Use: Residential Use: Residential and recreational Residential Rezoning #21-06 — Willow Run January 22, 2006 Page 2 PROPOSED USE: Residential and commercial REVIEW EVALUATIONS: Virginia Dept. of Transportation: The documentation within the application to rezone this property appears to have significant measurable impact on Route 621 and 37. These routes are the VDOT roadways which have been considered as the access to the property. VDOT is satisfied that the transportation proffers offered in the Willow Run Traditional Neighborhood Development rezoning application dated October 24, 2006, received by email October 31, 2006 at 1:23 pm, addresses transportation concerns associated with this request. Before development, this office will require a complete set of construction plan detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization and off-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: In addition to the rezoning application and master development plan, we reviewed the environmental site assessments for the White and Marshall properties and the wetland delineation study. Based on the review of these documents, we offer the following comments: 1. Refer to Impact Analysis, page 5, Soil Types: The narrative indicates that the applicant plans to conduct a geotechnical analysis throughout the development of the Willow Run Community for road construction, utility installation and within any areas where karst features are present. We applaud this course of action and suggest that it be expanded to include the stormwater retention pond. Also, we suggest that the geotechnical analysis include geophysical methods to expand the subsurface evaluations and delineate any potential cavities and/or sinkholes. The results of the geotechnical analysis shall be submitted with the subdivision design phase. 2. Refer to Impact Analysis, page 11, Drainage: The discussion indicates that a stormwater retention structure will be designed and constructed in the central portion of the development. Considering the karst nature of the underlying geology, the design of this man-made lake/retention pond will, most probably, require an impervious liner to ensure long term stability and prevent seepage. The design of the retention pond shall include the preparation of an operation and maintenance manual that can be implemented by the HOA. This manual shall be included with the design calculations for the retention pond at the time of the subdivision design submission. 3. Refer to the Impact Analysis, Environmental Features Exhibit: This exhibit shall be amended to include all of the karst features referenced in the Environmental Site Assessments (ESA) prepared by ECS for the White and Marshall properties. These features shall also be added to sheet four (4) of eleven (11) of the master development plan. For your information, I have enclosed a copy of an article recently published by the Winchester Star which is related to the development of a sinkhole along Route 37. This article highlights what can happen within a karst geology. Also, note the location relative to the proposed development of Willow Run. The importance of a detailed geotechnical study cannot be over emphasized for the Willow Run Development. 4. Refer to the ESA for the Marshall property: The summary conclusions included in this report highlighted the presence of hazardous waste Rezoning 421-06 — Willow Run January 22, 2006 Page 3 in the forms of pesticides and petroleum products and contaminated soils. These conclusions recommended remediating these items using proper methods. We request that documentation verifying the proper disposal of these hazardous wastes and contaminated soils be provided to this office prior to issuing the first land disturbance permit. A note to this effect shall be included in the subdivision design documents. Sanitation Authority: No comment. Frederick -Winchester Service Authority: Considering expansion to be completed by 2009 at Parkins Mill, adequate capacity should be allowable for development. Department of Parks & Recreation: Plan appears to provide for required open space; however, no calculations for required or usable open space have been provided. The residents of the age -restricted housing units will undoubtedly spend time outside of the development and have an impact on the recreational services provided by the county. Therefore, staff believes a monetary proffer for these units would be appropriate. Plan appears to provide for the required recreational units; however, specific requirements have not been stated in the plan. To ensure a connection to Cedar Creek Grade, the Transportation Enhancements should offer an area for a 10' wide asphalt bicycle/pedestrian trail along Willow Run to Cedar Creek Grade. In additional to providing the Proffer Model, staff recommends the Proffer Statement include a list of proposed monetary proffers by agency. If this project includes the planning for or construction of a new interchange at Route 37, the proposed Transportation Improvement Program proffer should offer the ability to facilitate a 10' wide bicycle trail to cross over Route 37 at this location. Frederick County Public Schools: Based on the information provided, it is anticipated that the proposed 1,515 single family detached and attached homes and 416 apartments will yield in two phases 304 high school students, 262 middle school students and 720 elementary school students for a total of 1,286 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 site does lie within airspace of the Winchester Regional Airport and is in close proximity to the approach path for Runway 14/32. Residential occupants should be forewarned that they might experience noise from over flights of aircraft departing to and from the Winchester Regional Airport. Frederick County Attorney: Please see attached letters dated October 23, 2006 and January 23, 2007 from Robert T. Mitchell, Jr., County Attorney. Historic Resources Advisory Board: The Rural Landmarks Surve Report for Frederick County identifies the 740 House (Willow Grove #34-89), the 750 House (Baker, Jacob House #34-90) and the Penbrook-Cove Farm (#34-1236) as being on the property. It is the intent of the applicant to rezone this Rezoning #21-06 — Willow Run January 22, 2006 Page 4 property to the R4 (Residential Planned Community) Zoning District. The HRAB expressed concern that the 740 and 750 Houses on the property might be removed. While the current owner does not intend to demolish the structures at this time, future owners' intentions are unknown. Information from the Virginia Department of Historic Resources (VDHR) file states that the VDHR State Review Board determined that the Baker, Jacob House (750 House) is eligible for the Virginia Landmarks Register and the State and National Register of Historic Places. The HRAB recommends approval of the project so long as the following be considered to mitigate impacts on the historic resources: The applicant stated that a Phase I archeological survey had been done on the site around the Penbrook-Cove farm complex, but the foundation of the burned house had not been located. A more detailed study should be conducted should be conducted to locate the foundation of the house that burned down at this complex, as well as additional studies around the foundations of the existing buildings. A Phase I environmental study should be conducted on the site (followed by further studies if warranted — Phase II archeological/environmental) before construction on the site begins. The applicant should utilize the Virginia Department of Historic Resources to determine additional areas of interest for archeological studies. The property owners should consider preserving the 750 and 740 houses; these houses are landmarks on the site and should have permanent protection through the rezoning proffers. The HRAB felt that the residential designation encompassing the 750 and 740 houses was inappropriate, as well as the adjoining commercial use, and requested that viewshed preservation measures be taken into consideration. As stated previously, the 750 house (Baker, Jacob House) is eligible for the State and National Registries because of its architecture. The property owners should pursue placing the 750 house on the State and National Registries. In lieu of this same comment from last year's meeting, the HRAB also felt that the 750 and 740 houses should be placed into conservation easements. Staff will provide the property owner with conservation easement opportunity information. The 14RAB requested that archeological proffers be provided within the rezoning proposal to help further mitigate impacts on the historical properties within the rezoning. Shenandoah Valley Battlefields Foundation: This property is part of the Willow Run Mixed Use Development proposal. As we discussed, the federal funds the Shenandoah Valley Battlefields Foundation receives from Congress may not be used to purchase land on the First Winchester Battlefield. (The battlefield was not included in the 1996 enabling legislation for the National Historic District, hence we are not able to use our appropriated funds to purchase land there.) Because of this, the Battlefields Foundation does not fund for the property in question nor has it had plans to acquire this land. While we do not like to see any battlefield land compromised, given the lack of context and the relatively small size of this fragment of First Winchester, the Battlefields Foundation would not pursue other funding sources for land acquisition. We hope that if the development project proceeds and Jubal Early Drive is extended as planned, that due consideration be given to both the historic and environmental issues on the property. City of Winchester: Reference Final Subdivision Approval for the construction of W. Jubal Early Drive zoned Planned Commercial, PC District and High Density Residential with Planned Unit Development Overlay, HR (PUD) District. City Council approved the request subject to the following conditions: 1. Working with Winchester &Western Railroad for an at -grade rail crossing as depicted on the plan and profile drawings. 2. Staff review and approval of the plans and plats, including securing approval for disturbance in the City's floodplain. 3. Satisfactory negations of provisions for Fire and Rescue services from the City of Winchester. 4. Developer contributing funds to offset the costs to City Rezoning #21-06 — Willow Run January 22, 2006 Page 5 intersections prior to opening the extended roadway into the County. The fourth condition is understood to be accomplished as stated in the September 26, 2006 version of the Transportation Enhancement Proffer #13 which calls for a monetary contribution totaling $100,000 to the City. Frederick County Transportation Committee: This serves to confirm that on August 28, 2006 you presented the internal street design of the Willow Run project to the Frederick County Transportation Committee. Included in your presentation was a description and explanation of the four street design exceptions of which you are seeking approval from VDOT. Those exceptions and number of occurrences as you presented at the meeting are as follows: 1. Intersection Spacing — Nine occurrences with all but two of them taking place in the age -restricted enclave portion of the development, and the remaining two are located on Willow Run Drive. 2. Cul-de-sac Radius — Three occurrences. 3. Pavement Width — Two segments of connector road between Jubal Early Dr. and Cedar Creek Grade. 4. Centerline Radius — Three occurrences with two of them located in the age -restricted enclave portion of the development, and the remaining one located on a non -major roadway. After your presentation, there was a significant amount of discussion within which members of the Committee pointed out that this `neo -traditional' style of development, as is being pursued with Willow Run, is what the Urban Development Area (UDA) Study Committee has been moving toward in their efforts. The Committee voted unanimously to "endorse the concept" that you are promoting with the design of the development. Planning Department: Please see attached letter dated November 9, 2006 from Susan K. Eddy, Senior Planner. Planning & Zoning: 1) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-2 (Residential Limited). The subject parcels were re -mapped from R-2 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. A rezoning application (#16-05) for this site was submitted on November 14, 2005. That application did not receive action and has been replaced by this application (#21-06). 2) Comprehensive Policy Plan The Frederick County Conpreher_sive 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. I-]] Rezoning #21-06 — Willow Run January 22, 2006 Page 6 Land Use The subject parcels are within the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). The subject properties are within the area covered by the Western Jubal Early Land Use Plan (WJELUP) as adopted by the Board of Supervisors on January 11, 2006. The predominant land uses envisioned within the WJELUP area are urban and suburban residential uses. The gross residential density for residential developments should not exceed four dwelling units per acre. The WJELUP also calls a large commercial concentration along Jubal Early Drive. This application proposes two smaller clusters on Jubal Early Drive. This application is generally consistent with the land use proposed in the WJELUP. The WJELUP suggests neighborhood scale commercial development and high end office uses in the commercial areas. Further, it discourages strip commercial development and encourages consolidated entrances. Few details of the commercial component are included in the application, and more attention should be paid to the layout and design of the commercial areas. Most recent commercial rezonings in the County have included proffers associated with design, materials and signage. The pending Urban Development Area (UDA) Study supports Traditional Neighborhood Design (TND). TND elements called for in the UDA study include: a mix and integration of uses, increased density, connectivity, high quality architecture and design, community focal points, a housing mix, walkability, integrated community facilities and enhanced design. The UDA study specifically calls for a new urban center along Jubal Early Drive. Urban centers are envisioned as walkable urban areas with a large commercial core, higher densities, designed around some form of public space or focal point. The applicant has made efforts to incorporate TND features in the residential development, but has made minimal efforts to insure traditional neighborhood development in the commercial section. With traditional neighborhood commercial development, streetscape is particularly important, and attention is paid to specific uses, store frontages, traditional signs, public meeting space etc. Also lacking in this application are community focal points, high quality design and the integration of community facilities. Transportation The WJELUP calls for the extension of Jubal Early Drive as an east/west through road and the construction of a new interchange at Route 37. (The Commonwealth Transportation Board, on January 18, 2007, approved the break in access on Route 37, to allow construction of this new interchange.) The extension of Jubal Early Drive through this portion of the UDA is envisioned as an urban divided four -lane cross-section that includes landscaped medians as well as pedestrian and bicycle facilities. In addition, a major collector road is planned to facilitate traffic movement in a north -south direction to provide a connection between Jubal Early Drive and Cedar Creek Grade. Another critical transportation component of the WJELUP is alternative modes of transportation, such as pedestrian and bicycle facilities, and calls for an interconnected system of multi-purpose trails and sidewalks. Rezoning #21-06 — Willow Run January 22, 2006 Page 7 This application provides for the roads and alternative modes of transportation called for in the WJELUP. The proffered transportation improvements are detailed below in the analysis of the proffer statement. Community Facilities The adopted WJELUP calls for 25-30 acres for a multi -campus school site in this area. No school site has been included in the Willow Run application. Instead, the applicant has proffered a monetary contribution of $1,000 for each non -age -restricted unit to be designated toward land purchase for a future school site. The WJELUP calls for a well defined park and open space system for both active and passive recreation. Central to this open space is the Abrams Creek corridor which should be preserved as a developmentally sensitive area. Neighborhood parks are also sought within the study area. Part of the park network should be an interconnected trail system. This application does provide the Abrams Creek open space, a series of neighborhood parks and integrated trails as sought in the WJELUP. 3) Site Suitability/Environment The National Wetlands Inventory Map identifies two areas of wetlands along the northern and eastern portion of the site. The applicant has prepared a Wetlands Delineation Study for the subject properties. The U.S. Army Corps of Engineers has issued a Jurisdictional Determination Letter establishing the location of all wetlands areas on-site and a wetlands permit has been approved by the U.S. Army Corps of Engineers and the Virginia Department of Environmental Quality. Protected and disturbed wetlands (which include only the area associated with the extension of Jubal Early Drive) are identified on the proffered MDP. The FEMA National Flood Insurance Program (NFLIP) maps identify floodplain areas associated with Abrams Creek. The applicant has prepared a Phase I Environmental Assessment Report and a Wetlands Delineation Report. The proffered MDP delineates the location of the floodplain areas that are based on the results of the Detailed Conditional Letters of Map Revision (CLOMR) study, which has been approved by FEMA, associated with the extension of Jubal Early Drive. Protected and disturbed floodplain areas (which include only the area associated with the extension of Jubal Early Drive) are identified on the proffered MDP. Minor steep slopes exist on the site. Areas of steep slope disturbance are identified on the MDP. A number of areas of mature deciduous trees exist on the subject parcels. These will likely be disturbed during the development of the site. A particularly scenic row of trees, along with a stone wall, exist on Orchard Lane. Consideration should be given to the expressed protection of these features. Rezoning #21-06 — Willow Run January 22, 2006 Page 8 The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that Frederick- Poplimento loams comprise the majority of the subject site, which possess moderate shrink - swell potential. A band of Carbo silt loam follows the western portion of the site, which possess a high shrink -swell potential. Massanetta loam is located within the floodplain and wetlands areas. Development within the Massanetta loam soils will be limited to the extension of Jubal Early Drive. Karst features are known to exist on the property. Four sinkholes have been identified in the Phase I Environmental Site Assessment Reports submitted by the applicant to the County. The applicant has proffered to conduct a geotechnical analysis on all residential properties platted within 100 feet of the maj or karst feature identified on the MDP prior to the issuance of building permits of such lots. The Director of Public Works will be requiring necessary geotechnical analysis at the subdivision design phase. 4) Potential Impacts A. Transportation A traffic impact analysis (TIA) was prepared for this application by Patton Harris Rust and Associates (PHR&A) dated June 22, 2006. The TIA analyzed traffic in two phases. Phase 1 (2009) assumed 260 single family detached units and 339 single family attached units. (These 599 residential units are just under the 600 units that trigger the completion of Jubal Early Drive, the completion of the interchange and the realignment of Merrimans Lane.) With Phase 1, Jubal Early Drive is extended west half -way into the site and Birchmont Drive connects Cedar Creek Grade and Jubal Early Drive extended. For Phase 1, all roads within and adjacent to the immediate site function at Level of Service "C" or better given the proffered improvements (see Figure 9a of the TIA). Looking beyond the site, for Phase 1, Level of Service less than "C' will occur at the following intersection (see Figure 9b of the TIA): • Cedar Creek Grade (Route 622) and Route 37 interchange; • Cedar Creek Grade (Route 622) and Harvest Drive; • Cedar Creek Grade (Route 622) and Valley Avenue (Route 11); • Valley Avenue (Route 11) and Jubal Early Drive; • Merriman Lane (Route 62 1) and Meadow Branch Avenue; • Northwestern Pike (Route 50) and Route 37 interchange. The TIA for Phase 2, full build -out in 2012, modeled 425 single family detached units, 416 apartments, 490 single family attached units, 108 elderly housing units, 150,000 square feet of office space and 225,000 square feet of retail space. (Staff note: the office and retail floorspace is not limited by proffer, and so the TIA does not model the worst-case scenario for traffic.) With Phase 2, Jubal Early Drive, the new interchange and Merrimans Lane are fully constructed. All proffered road improvements are in place. For Phase 2, all roads within and adjacent to the immediate site function at Level of Service "C" or better given the proffered improvements (see Figure 15a of the TIA). Looking beyond the site, for Phase 2, Level of Service less than "C' will occur at the following intersection (see Figure 15b of the TIA): Rezoning #21-06 — Willow Run January 22, 2006 Page 9 • Merriman Lane (Route 621) and Cedar Creek Grade (Route 622); • Cedar Creek Grade (Route 622) and Route 37 interchange; • Cedar Creek Grade (Route 622) and Harvest Drive; • Cedar Creek Grade (Route 622) and Valley Avenue (Route 11); • Valley Avenue (Route 11) and Jubal Early Drive; • Amherst Street (Route 50) and Meadow Branch Avenue; • Northwestern Pike (Route 50) and Route 37 interchange. Details of all proffered road improvements are contained in the analysis of the proffer statement. A monetary contribution of $100,000 has been proffered to the City of Winchester to mitigate the impact of this development on intersections in the city. B. Sewer and Water The Willow Run rezoning proposal is estimated to require approximately 418,250 gallons per day of water usage and to generate approximately 330,750 gallons per day of wastewater. The Frederick County Sanitation Authority has agreed to provide public sewer service and public water service to the Willow Run Community. The applicant will be providing a new sewer pump station in the northeastern portion of the property. The applicant will also be providing a new sewer force main that connects the pump station to the FCSA force main at Cedar Creek Grade. Effluent will be conveyed to the Parkins Mill Wastewater Treatment Facility. The FCSA will be providing a water transmission line along Route 37 adjoining Willow Run. This will create a loop system that ties together the water systems to the north with those to the south. C. Historic Resources One building on the property, the Baker, Jacob House (750 House), is eligible for the Virginia Landmarks Register and State and National Register according to the Virginia Department of Historic Resources State Review Board. (Staff Note: Protection of this building is strongly encouraged in the WJELUP.) Two other sites, the 740 House (Willow Grove #34-89) and the Penbrook-Cove Farm (334-1236), are identified in the Rural Landmarks Survey Report. The Historic Resources Advisory Board (HRAB) made a number of recommendations concerning this application (see HRAB comments). Based on the HRAB recommendations, the applicant has proffered landscaping along Cedar Creek Grade to minimize impacts to the Homespun property and proffered to conduct a Phase I Archaeological Assessment at the Penbrook Cove farmstead, and display any information found within the age -restricted community center. The applicant has not addressed the HRAB concerns about the Baker, Jacob House (750 House) or the 740 House (Willow Grove). D. Community Facilities 1,390 new housing units, plus a commercial component, will have a significant impact on community facilities in this area. The applicant projected the impacts based the County's old Fiscal Impact Model, (as was done with REZ #16-05). This model projected a fiscal impact Rezoning #21-06 — Willow Run January 22, 2006 Page 10 of $9,078 per residential unit. The applicant has proffered $9,078 for each non -age -restricted unit, and $2,000 (which excludes money for school facilities) for each age -restricted units. Staff Note: Applications received after November 30, 2005 are expected to mitigate the impact of development calculated by the county's Development Impact Model. As of September 2006, impacts are projected as $22, 098 for a single-family detached unit, $I5, 530 for a townhouse and $8, 739 for a multi family unit. As stated previously, the applicant has -not provided the school site identified in the WJELUP. Also of note, on January 18, 2005 the Frederick County School Board passed a resolution calling for 25-30 acres for a multi -campus school site in the WJELUP area. Additionally, §165- 68 of the Zoning Ordinance (R4 Rezoning Procedures) states "Land shall be dedicated in planned community developments for roads and facilities necessary to serve the development as described by the Comprehensive Plan, the Capital Improvements Program and adopted road improvement programs". The applicant has proffered a number of recreational facilities, including a community center, an age -restricted community center, an outdoor pool, an extension of the Green Circle, and an internal trail system. All of these will count towards the applicant's County Ordinance required recreational units. A 5 -acre site for an aquatic center is being made available to the county in the commercial area. The value of this land will count towards the applicant's required recreational amenities. If the aquatic center site is accepted by the county, the applicant will not be providing an outdoor pool for the Willow Run community. The applicant does not appear to be proffering any recreational amenities that are above and beyond the dollar value that the ordinance requires. 5) Proffer Statement — Dated November 4, 2005 with latest revision January 4, 2007 A) Residential Land Use Build -out of the site is limited to 1,390 residential units. Residential building permits are limited to 200 (non -age -restricted) per year, with up to 100 carried forward per year, for an overall maximum of 300 units per year. A residential unit matrix is proffered, limiting the maximum and minimum percentage of each housing type. Single-family detached, single- family attached, multi -family and age restricted residential units are proposed. A double row of evergreens is proffered along Cedar Creek Grade to minimize the impact on the historic Homespun property. A Phase I Archaeological Assessment of the Penbrook Cove farmstead will be conducted, and the results displayed in the age -restricted community center building. B) Commercial Land Use A commercial center and a neighborhood center are designated along Jubal Early Drive. Following abandonment by VDOT, the applicant will process a rezoning for the right-of-way associated with Merrimans Lane, and this will be incorporated into the commercial area of Rezoning 921-06 — Willow Run January 22, 2006 Page 11 Willow Run. (vnie +u is abandoned light-oi vda`y i5 iiiColporated Into `Lhe Willow Run commercial center, 10% of the site will be commercial as required in the Rd Zoning District) The applicant will deed a 5 -acre site (with the precise location unclear) in the commercial center to Frederick County for an aquatic center. The applicant is seeking to receive recreational credit for the value of land. The floorspace of the aquatic enter will not count towards the 20,000 square feet of guaranteed commercial floorspace. Frederick County has three years to accept the 5 -acre site. Staff Note: The WJELUP clearly calls for a large commercial area. Locating the aquatic center in the commercial area will diminish the commercial floorspace and future tax revenues to the County. Staff would recommend locating the aquatic center adracent to the commercial center on land currently designated for residential use. The aquatic center could then complement, rather than diminish, the commercial core. Similar construction materials will be used in the commercial development. Construction materials visible from adjacent streets shall be limited to brick, stone, artificial stone, simulated stucco, cementuous siding, wood, glass, standing seam metal, dimensional shingles, or false roof systems. Business signs will be limited to freestanding monument signs, with a maximum height of 15 feet, and building mounted signs. Staff Note: Neo -traditional developments generally include a commitment to a traditional streetscape by having standards for design, setbacks, uses, entrances and storefronts, and encouraging traditional signs, such as awning signs and projecting signs. No parking lots will be located between the commercial building fronting Jubal Early Drive and Sandyridge Boulevard and those roads. 10,000 square feet of commercial floorspace is proffered prior to the issuance of the 600th residential building permit. An additional 10,000 square feet of commercial floorspace is proffered prior to the issuance of the 1,000th residential building permit. Staff Note: The R4 Zoning District (§165-72M(3)) requires a reasonable proportion of the nonresidential uses in all phases of development. This application offers very little proffered commercial floorspace. Full residential build -out (1,390 units) could occur with only 20, 000 square feet of commercial floorspace. Commercial uses excluded in this development include B3 (Industrial Transition) uses and M1 (Light Industrial) uses not otherwise allowed in the B2 District, gasoline service stations and outdoor gasoline pumps, and individual tenant units larger than 50,000 square feet, except for grocery stores and the aquatic enter. Rezoning #21-06 — Willow Run January 22, 2006 Page 12 Staff note: This proffer insures that no gas stations or big box stores will be located on this site. As stated previously, staff would also encourage a consideration of store frontages, entrances, signage, etc., to insure a traditional neighborhood development. C) Master Development Plan (MDP) As required with an R4 rezoning, the Master Development Plan (MDP) is proffered. (The staff report for the MDP is attached to this report.) The applicant has identified certain elements of the MDP that are intended to be flexible, such that if the applicant seeks to change these, the MDP will need to be revised, but a new conditional rezoning will not be required. The specific flexible elements are analyzed under Community Design Modifications below. D) Transportation Enhancements 1) The applicant will construct Jubal Early Drive as a four -lane landscaped median section, including the realignment of Meadow Branch Avenue, from the City of Winchester to Route 37. Right-of-way for this road between the City of Winchester and Merrimans Lane will be dedicated before the issuance ofthe 200th building permit. 2) Jubal Early Drive, between the City of Winchester and the second intersection identified on the MDP, will be constructed prior to issuance of the 300th building permit. 3) Jubal Early Drive, between the second intersection identified on the MDP and the first commercial center intersection identified on the MDP, will be constructed prior to issuance of the 450th building permit. 4) Jubal Early Drive, between the first commercial center intersection identified on the MDP and the Route 37 northbound on and off ramps, will be constructed prior to issuance of the 600th building permit. 5) The Route 37 northbound and southbound on and off ramps, utilizing a roundabout design and the existing bridge structure, will be constructed prior to issuance of the 600th building permit. These improvements will be bonded prior to issuance of the 300th building permit. Sufficient right-of-way is being provided on the east side of Route 37 to accommodate a two-lane roundabout, should one be needed in the future. 6) Merrimans Lane will be realigned and constructed prior to issuance of the 600th building permit. 7) Cidermill Lane in the City of Winchester will be extended into the Willow Run development, but barricaded until the interchange ramps are completed. Rezoning #21-06 — Willow Run January 22, 2006 Page 13 8) A traffic signal, with pedestrian actualization, will be installed at the intersection of Jubal Early Drive and Meadow Branch Avenue when warranted by VDOT. A traffic signal, with pedestrian actualization, will be installed at the intersection of Jubal Early Drive and Merriman Lane when warranted by VDOT. A traffic signal will be installed at the intersection of Birchmont Drive and Cedar Creek Grade when warranted by VDOT. 9) Intersection improvements, including turn lanes, will be constructed at the intersection of Birchmont Drive and Cedar Creek Grade prior to the issuance of the 200th residential permit. Birchmont Drive will include traffic calming measures. Cedar Creek Grade and Jubal Early Drive will be connected via Birchmont Drive and Station Hill Road, prior to the issuance of the 200th residential permit. 10) A monetary contribution of $100,000 will be made to the City of Winchester to mitigate the impact of this development on intersection in the city. 11) All subdivision streets shall be constructed to standards identified on the MDP. Private alleys will be constructed to VDOT vertical sectional standards. One-way alleys will have a minimum of 12 feet of pavement. Two-way alleys will have a minimum of 18 feet of pavement. Staff Note: If the development were to cease before the 600`h residential building permit, the following would be in place: right-of-way for all of Jubal Early Drive, the realignment of Meadow Branch Avenue, construction of the residential portion of Jubal Early Drive and bonding of the interchange ramps. The following would not be in place: completion of Jubal Early Drive, the realignment ofMerriman's Lane and construction of the interchange ramps. E) Monetary Contributions $9,078 per non -age -restricted dwelling unit is proffered for capital facilities. $2,000 per age - restricted dwelling unit is proffered for capital facilities. Staff Note: As of September 2006, impacts are projected as $22,098 for a single-family detached unit, $15, 530 for a townhouse and $8, 739 for a multi family unit. $25,000 will be given to Frederick County for the Round Hill Fire and Rescue Company and $25,000 will be given to the City of Winchester for the Shawnee Fire and Rescue Company. $100 per residential unit, per year, will be paid by the Property Owners Association to the City of Winchester for fire and rescue purposes until the Route 37 interchange southbound ramp is accessible. $1,000 for each non -age -restricted unit will be provided for the purpose of site acquisition for a school. Rezoning #21-06 — Willow Run January 22, 2006 Page 14 Staff Note: See previous comments concerning the need for a school site in this area. F) Community Recreation A community center, with a minimum of 4,000 square feet (to count towards the active recreational amenity requirement), shall be bonded by the 400' building permit and constructed prior to the issuance of the 6001h building permit. Should the county not acquire the 5 -acre site in the commercial area for an aquatic center, then the applicant will provide an outdoor community pool facility prior to the issuance of the 6001h building permit. An age -restricted community center, with a minimum of 2,000 square feet (to count towards the active recreational amenity requirement), shall be bonded in conjunction with the first subdivision design plan for the age -restricted community and constructed prior to the issuance of the 60th age -restricted residential building permit. The Green Circle shall be extended from the City of Winchester to the commercial center. It will be a 10 -foot wide asphalt trail. The applicant will also construct a six-foot wide internal trail system. This trail system will be private, but a public access easement will be provided for the sections around the man-made lake and along Sandyridge Boulevard. Both trail systems will count towards the active recreational amenity requirement of this development. Staff Note: Two community centers and the trail systems are proffered unreservedly. However, the applicant is seeking to count the monetary value of the 5 -acre aquatic center land towards the development's active recreational requirement. This will impact the on-site recreational units for the future residents of Willow Run. The value of the 5 -acre site could be so high as to fulfill the dollar value of required recreational units. The development could be left without minimal recreational features such as tot lots. G) Environmental A Developmentally Sensitive Area (DSA), identifying the location of wetlands, is delineated on the MDP. A 50' buffer adjacent to the DSA will be called the Resource Protection Area (RSA). The only disturbance that will be allowed within the DSA and the RPA adjacent to wetlands areas, will be road crossings, utility crossings, and pedestrian and bicycle facility crossing. The applicant has proffered to conduct a geotechnical analysis on all residential properties platted within 100 feet of the major karst feature identified on the GDP. The development of a landscape plan for the wetlands south of Jubal Early Drive will be prepared. All planting described in that plan will be installed. The Shenandoah University Environmental Studies Department will be allowed access to this area as an outdoor land lab. Commercial site plans and the community center site plans will be designed to implement Best Management Practices (BMP) to promote stormwater quality measures. Rezoning #21-06 — Willow Run January 22, 2006 Page 15 6) Community Design Modification Document — November 18, 2006 §165-720(3) of the Zoning Ordinance allows applicants to the R4 District to alter the requirements of the R4 District with modifications specifically approved by the Board of Supervisors as part of the conditional rezoning. A number of modifications to the R4 Zoning Ordinance are sought by the applicant. These are included in the Community Design Modification Document and highlighted below. (A recommendation on each of these modifications from the Planning Commission to the Board of Supervisors is requested.) A) Modification #J — § 165-68 Master Development Plan (MDP) Under § 165-68 of the Zoning Ordinance, a Master Development Plan (MDP) is required with an R4 rezoning and it is accepted as a proffered condition. §165-13(D) of the Zoning Ordinance requires that any change to a proffered condition requires a new conditional rezoning. This applicant is seeking approval to allow some elements of the MDP to be flexible, such that if changes are sought in the future, revisions to the MDP would be pursued in a manner consistent with all MDP modifications, but a new conditional rezoning would not be required. All of the flexible elements sought are listed on pages 1 & 2 of the Community Design Modification Document and include: • Phasing boundaries and a phasing schedule are not required. • Acreages of environmental features may vary, so long as minimum ordinance standards are met. • Acreages in housing type and road right-of-way may be modified. (Staff Note: This does not alter the proffered residential matrix or the proffered road standards.) • The location and type of recreational facility may be modified, provided that an equivalent facility value is provided. (Staff Note: Staff has concerns with this request. See earlier staff comment that the land value of the aquatic center site may provide the majority of the recreational value in this community. Future residents could be left with few recreational facilities, such as tot lots, throughout this development.) • Other than the major collector roads, precise road locations, site entrances, driveways and parking areas may be modified. • The precise location of utility lines maybe modified. • Additional stormwater management facilities may be added. • Road names may be revised. B) Modification #2 — § 165-69 Permitted Uses Under § 165-69 of the Zoning Ordinance, all uses allowed in the RP (Residential Performance) District, Bl (Neighborhood Business) District, B2 (Business General) District and Ml (Light Industrial) District are allowed in the R4 District. The applicant is seeking to add nine new housing 'types to the list of allowed uses. The nine housing types are included in a table in the Community Design Modification Document and separate design plans are provided for each. In general, the lots sizes and setbacks are smaller than the standards in the RP District. The maximum building heights are also higher than those in the RP District. Specifically, the maximum height sought for single family detached units, townhouses and condominiums is 50' instead of the RP standards of 35' for single family units and 40' for garden apartments. Rezoning #21-06 — Willow Run January 22, 2006 Page 16 Staff Note: Small lots with higher building heights are typically a part of traditional neighborhood developments. C) Modification #3 — § 165-71 Mixture of Housing Unit Tunes Required Under § 165-71 of the Zoning Ordinance, in the R4 District, no more than 40% of the area of portions of the planned community designated for residential uses shall be used for any of the following housing types: duplexes, multiplexes, atrium houses, weak -link townhouses, townhouses or garden apartments or any combination of those housing types. The applicant is seeking to allow a maximum of 60% of the area designated for residential uses to be used for single family attached and multi -family units. Staff Note: Greater use of single family attached units and multi family units is in general a design feature of planned communities. It also enhances the creation of an urban center in Willow Run as envisioned in the pending UDA study. The applicant will still be bound by the proffered residential unit matrix. D) Modification #4 — $165-72D Commercial and Industrial Areas Under § 165-72D of the Zoning Ordinance, in an R4 District, a minimum of 10% of the gross area of the project shall be used for business and industrial uses. This equates to 36 acres for this development. The applicant is seeking to allow a minimum of 9% of the gross area of the project to be used for business and industrial uses. The applicant has proffered that once the right-of-way for the existing Merriman's Lane is abandoned by VDOT, a rezoning for that land will be processed so that it can be incorporated into the commercial center at Willow Run. This additional land would bring the site up to the minimum 10% required by ordinance. Staff Note: The applicant is proffering a 5 -acre site in the commercial area for an aquatic center. This five acre site, if accepted by the county, would not function as commercial land, but rather as institutional land. The commercial core would be eroded and tax revenues reduced. While public buildings are an allowed use in the BI, B2, B3 and MI Districts, and would be allowed in the commercial area of Willow Run, in effect, the 10% commercial area would not truly be achieved. To remain consistent with the WJEL UP, a large commercial area needs to be maintained. E) Modification #5 — § 165-72G Buffers and Screening § 165-72G of the Zoning Ordinance allows alternative buffers and screening in the R4 District, in place of those called for in § 165-37 (Buffer and Screening Requirements), provided these are shown on the MDP and approved by the Board of Supervisors. The applicant has requested such modifications and these are included on the MDP. Details of the modifications are contained in the staff report for the MDP. The applicant is also seeking to be released from the road efficiency buffer requirement along both sides of Sandyridge Boulevard throughout the residential portion. As Sandyridge Boulevard is designated as a major collector road in the WJELUP, the road efficiency buffer called for in § 165-37 of the zoning ordinance includes a full distance buffer of 80 feet or a Rezoning #21-06 — Willow Run January 22, 2006 Page 17 reduced distance buffer of 50 feet, plus evergreens (and in the case of the reduced distance buffer, a berm). The applicant is seeking a neo -traditional development which includes buildings closer to the street. On the residential portion of Sandyridge Boulevard the applicant will be providing a raised landscaped center median with on -street parking and street trees between the back of the curb and the sidewalk. Staff note: Sandyridge Boulevard has been designed in such a way that ifneeded in the future it could function as a four -lane Broad without on -street parking. F) Modification #6 — § 165-72I Road Access § 165-721 of the Zoning Ordinance requires that each R4 District include a complete system of public streets dedicated to the Virginia Department of Transportation. The applicant is seeking to provide public street dedicated to VDOT or private streets and alleys owned and operated by the Willow Run Home Owners Association. The applicant's justification is that traditional Neighborhood Developments are typically served by alley systems. Staff Note: Staff understands the justification for private alleys, but does not understand the need for private streets. STAFF CONCLUSIONS FOR THE 02/07/07 PLANNING COMMISSION MEETING: The overall land use proposed is generally consistent with the Western Jubal Early Land Use Plan. The applicant is also incorporating some of the neo -traditional recommendations of the UDA study. Notable shortcoming identified by staff include: • Minimal proffered commercial floorspace; • Few commitments to the layout and design of the commercial areas; • Erosion of the commercial core if an aquatic site is developed; • No school site; • Use of old Fiscal Impact Model; and • Incomplete road network if residential construction ceases before the 600'h building permit. Following the required public hearing, a number of recommendation reeardin� this rezoning application to the Board of Supervisors would be appropriate. The Planning Commission will need to make a recommendation on each of the six requested modifications and a recommendation on the rezoning itsel , which includes the Master Development Plan. The applicant should be prepared to adequately address all concerns raised by the Planning Commission. HALL, MONAHAN, ENGLE, MAHAN & MITCHELL HAND-DELIVERF'.D 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: OCT 2 ' ?006 PLEASE REPLY TO: P. O. BOX 848 WINCHESTER, VIRGINIA 22604-0848 I have reviewed the above -referenced Proffer Statement. It is my opinion that the 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. It is noted that the project name on the front of the Proffer Statement is "Willow Run", and that that same name is used on the Master Development Plan. However, throughout the Proffer Statement, the project appears to be referred as "Willow Run Community". The name of the project should be consistent throughout. SECTION A -RESIDENTIAL LAND USE 2. In Paragraph A(3), the range of different type of residential units are set forth in a chart. It should be noted that the range is set forth in terms of a minimum and maximum percentage. It is assumed that this is a percentage of the A PARTNERSHIP OF PROFESSIONAL CORPORATIONS ATTORNEYS AT LAW WILBUR C. HALL (1892-1972) 7 S 307 EAST MARKET STREET 9 EAST BOSCAWEN STREET THOMAS V. MONAHAN (1924-1999) LEESBURG, VIRGINIA WINCHESTER, VIRGINIA SAMUEL D. €NGLE O. LELAND MAHAN TELEPHONE 703-777-1050 TELEPHONE 540-662-3200 ROBERT T. MITCHELL, JR. FAX 540-662-4304 NAMES A. KLENKAR E-MAIL lawyers@hallmonahan.com STEVEN F. JACKSON October 23, 2006 DENNIS J. MCLOUGHLIN, JR. HAND-DELIVERF'.D 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: OCT 2 ' ?006 PLEASE REPLY TO: P. O. BOX 848 WINCHESTER, VIRGINIA 22604-0848 I have reviewed the above -referenced Proffer Statement. It is my opinion that the 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. It is noted that the project name on the front of the Proffer Statement is "Willow Run", and that that same name is used on the Master Development Plan. However, throughout the Proffer Statement, the project appears to be referred as "Willow Run Community". The name of the project should be consistent throughout. SECTION A -RESIDENTIAL LAND USE 2. In Paragraph A(3), the range of different type of residential units are set forth in a chart. It should be noted that the range is set forth in terms of a minimum and maximum percentage. It is assumed that this is a percentage of the HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Susan K. Eddy October 23, 2006 Page 2 total number of residential units permitted (1,390). It should be noted that there is no proffer related to the timing of the construction of various types of residential units. Therefore, theoretically, the entire component of a certain type of residential unit could be fully built before any other residential unit types are built. (For example, over 400 multi -family units could be the first units constructed in the project). B. COMMERCIAL LAND USE 3. In Paragraph B 3 reference is made to "Sandyridge Drive" (Main Street)". On the Master Development Plan (Sheet 2 of 11), the street appears to be named Sandyridge Boulevard. Also, I did not see any reference on the Master Development Plan to a "Main Street". Further, it is not clear to me, but perhaps it is clear to staff, what this proffer is seeking to accomplish. It appears that Jubal Early Drive and Sandyridge Drive intersect and that there are proposed to be commercial buildings fronting on Jubal Early Drive. Therefore, it is hard for me to visualize how there would not be parking between those buildings and Sandyridge Drive, unless all of the parking for those commercial buildings would be located between the buildings and Jubal Early Drive. 4. With respect to Paragraphs B 4 and 5, the proffer guarantees the completion of a certain amount of square footage of "commercial land use." I am concerned that this may be considered to include parking lots, which I do not think is intended. Should it refer to " 10,000 square feet of commercial floor space"? Also, it should be noted that there is no requirement for the construction of commercial space until 600 dwelling units have been constructed, and that there is no commitment for the construction of commercial space in excess of 20,000 square feet for the entire project. 5. The staff should review the excluded uses in Paragraph B 6 to see if there are other permitted uses which should be excluded. HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Susan K. Eddy October 23, 2006 Page 3 C. MASTER DEVELOPMENT PLAN 6. I find the wording of Paragraph C 1 to be somewhat confusing. I believe that the purpose of the second sentence is to set forth the intention of the Master Development Plan to delineate the general location of certain elements of the development. The third and fourth sentence would appear to identify certain things in the Master Development Plan that are flexible and can be modified without a conditional zoning amendment. That being said, it seems to me that the phrase "but could be modified in such a manner to accommodate engineering constraints" should be deleted from the second sentence, as the third and fourth sentences identify those things that can be modified. In addition, the fourth sentence makes reference to Modification #1 - Master Development Plan Flexible Design Elements, which is submitted as a proffered document. Therefore, as a proffered document, it becomes part of the proffers. In reviewing Modification #1, the two bullet points at the bottom of page 1 of Modification #1 contain the words, at the end of each statement, "minimum ordinance standards are not exceeded." This does not seem to make much sense to me, and I would think the wording should be "minimum ordinance standards are met." D. TRANSPORTATION ENHANCEMENTS 7. In Paragraphs D 7, 8, 9, and 11, I would recommend that there be some timing requirement for executing the referenced signalization agreements, perhaps with 30 days of being requested to do so by the County and/or VDOT. Also, there should be a timing commitment to the construction of the roundabout referenced in Paragraph D 7. 8. Staff should review Paragraph D 10 to determine whether the language of the last sentence is sufficient to be able to determine if and when the referenced improvements could be required to be constructed. HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Susan K. Eddy October 23, 2006 Page 4 E. MONETARY CONTRIBUTIONS 9. I assume that the Physical Impact Model breaks down contributions so that the County would be able to determine how to allocate the monetary proffers contained in this Proffer Statement. 10. In Paragraph E 5, I am not sure that the provision that the cap of 4% per year be non -compounded is appropriate as a CPI is normally applied to show the increase in the index over the prior year's index. F. COMMUNITY RECREATION 11. In Paragraph F 2, it should be noted that the age -restricted community center may not be built until all of the age -restricted units are built, and only if the minimum required number of age -restricted units (5%) is actually constructed. H. CREATION OF HOMEOWNERS ASSOCIATION 12. In Paragraph H 2, reference is made to design guidelines "established by the Applicants." Are these guidelines to be set forth and made a part of the Proffer Statement, or does this proffer mean that the Applicants will establish design guidelines without review by the County? I. ENVIRONMENTAL 13. In Paragraph 11, it is not clear to me whether the DSA boundary is on the Master Development Plan, or is to be put on the Master Development Plan at some future time. Since the Master Development Plan is made a part of the proffers, it would appear that the DSA boundary would need to be delineated before the rezoning is completed, and that the proffer would recite that a DSA boundary is delineated on the Master Development Plan. HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Susan K. Eddy October 23, 2006 Page 5 As previously noted 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. If there are any questions concerning the foregoing comments, please contact me. Very -truly yours, Robert T. Mitchell, �Jr:.--- RTM/ks HALL, MONAHAN, ENGLE, MAHAN & MITCHELL HAND -DELIVERED Susan K. Eddy, AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 1`1 n1 �,i 2 3 2007 PLEASE REPLY TO: P. O. Box 848 WINCHESTER, VIRGINIA 22604-0848 Re: Willow Run Proffer Statement -- Supplementary Review Dear Susan: Pursuant to your request, I have reviewed certain proffers in the Willow Run Proffer Statement dated January 4, 2007. My review is limited to the nine specific proffers listed in your memo to me of January 19, 2007. This review supplements my Proffer Statement review of October 23, 2006, which reviewed the June 27, 2006 Proffer Statement. It is my opinion that the proffers listed below are generally in a form to meet the requirements ofthe Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. Proffer A6 (new). This proffer should identify a date by which the Phase I Archaeological Assessment will be completed. 2. Proffer B 1 (revised). In this proffer the Applicants proffer to rezone the right of way associated with the relocation of Merriman's Lane. The Applicants, A PARTNERSHIP OF PROFESSIONAL CORPORATIONS ATTORNEYS AT LAW WILBUR C. HALL (1892-1972) 7 S 307 EAST MARKET STREET 9 EAST BOSCAWEN STREET THOMAS V. MONAHAN (1924-1999) SAMUEL D. ENGLE LEESBURG, VIRGINIA WINCHE5TER, VIRGINIA O, LELAND MAHAN TELEPHONE 703-777-1050 TELEPHONE 540-662-3200 ROBERT T. MITCHELL, JR, FAX 540-662-4304 JAMES A. KLENKAR E-MAIL lawyers@hallmonahan.com STEVEN F. JACKSON January 23, 2007 DENNIS J. MCLOUGHLIN, JR. HAND -DELIVERED Susan K. Eddy, AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, VA 22601 1`1 n1 �,i 2 3 2007 PLEASE REPLY TO: P. O. Box 848 WINCHESTER, VIRGINIA 22604-0848 Re: Willow Run Proffer Statement -- Supplementary Review Dear Susan: Pursuant to your request, I have reviewed certain proffers in the Willow Run Proffer Statement dated January 4, 2007. My review is limited to the nine specific proffers listed in your memo to me of January 19, 2007. This review supplements my Proffer Statement review of October 23, 2006, which reviewed the June 27, 2006 Proffer Statement. It is my opinion that the proffers listed below are generally in a form to meet the requirements ofthe Frederick County Zoning Ordinance and the Code of Virginia, subject to the following comments: 1. Proffer A6 (new). This proffer should identify a date by which the Phase I Archaeological Assessment will be completed. 2. Proffer B 1 (revised). In this proffer the Applicants proffer to rezone the right of way associated with the relocation of Merriman's Lane. The Applicants, HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Susan K. Eddy January 23, 2007 Page 2 of course, cannot rezone the property. I would suggest that this portion of the proffer be amended to state the Applicants will file a rezoning application within sixty (60) days of the abandonment. Also, in the third sentence, I would recommend a clarity that the words "merged and" be inserted prior to the word "absorbed". 3. Proffer B2 (revised). This proffer provides that a five -acre site shall be deeded to Frederick County within ninety (90) days of an executed irrevocable contract for the construction of the aquatic center. The staff needs to determine whether the execution of an construction may require commencement of construction sooner than ninety (90) days. Also, it should be determined whether the County can likely be in a position to execute a construction contract for the aquatic center within three (3) years. Also, is the location of the five acre site established, and, if not, the proffer should provide that the site will be in a location acceptable to the County. 4. Proffer B7 (last two bullets)(new). This bullet seems to presume that all commercial space will be leased. Should the proffer refer to "tenant or owner" rather than just "tenant"? 5. Proffer D5 (revised). In the third sentence, I would recommend that the word "provide" be replaced with the words "dedicate, within 60 days of a request by the County," 6. Proffer D7 (new). The proffer should include a date by which the construction of the extension of Cider Mill Lane will be completed. 7. Proffer D10 (revised). I would recommend that the words "in any event" be inserted prior to the word "shall" in the last clause of the second sentence. 8. Proffer D 14 (new). No comment. HALL, MONAHAN, ENGLE, MAHAN & MITCHELL Susan K. Eddy January 23, 2007 Page 3 9. Proffer F1 (revised). It is noted that this proffer calls for the construction of the community center building prior to the issuance of the 600th building permit. I note that this is a revision from the prior proffer that I reviewed, which provided for the construction prior to the issuance of the 400' building permit. As I have previously noted in the prior proffer review, 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. If there are any questions concerning the foregoing comments, please contact me. ery truim yours, Robert T. MAbell, J}. RTM/ks November 9, 2006 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: Proposed Rezoning of Willow Run Dear Evan: COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 I have had the opportunity to review the draft rezoning application for the Willow Run Property. The application seeks to rezone 359.97 acres from the RA (Rural Areas) District to the R4 (Residential Planned Community) District. While the application proposes a mixed use development, as called for in the current Comprehensive Policy Plan for large Urban Development Area (UDA) sites, the commercial component is inadequate. The overall layout is generally consistent with the Western Jubal Early Land Use Plan, although this plan calls for a larger, single concentration of commercial uses. It is encouraging though that the proposal does include some of the traditional neighborhood design (TND) features that are being advocated in the County's emerging UDA study. Below are specific issues that should be addressed with this rezoning. 1. Western Jubal Early Land Use Plan (WJELUP). The subject properties are within the area covered by the Western Jubal Early Land Use Plan as adopted by the Board of Supervisors on January 11, 2006. This plan is a component of the Comprehensive Policy Plan. WJELUP calls for one large commercial concentration along Jubal Early Drive, rather than the two smaller clusters proposed. 2. WJELUP — Commercial. The WJELUP suggests neighborhood scale commercial development and high end office uses in the commercial areas. Further, it discourages strip commercial development and encourages consolidated entrances. Few details of the commercial component are included in the application, and more attention should be paid to the layout and design of the commercial areas. Most recent commercial rezonings in the County have included proffers associated with design, materials and signage. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Page 2 Mr. Evan Wyatt _-1r F�I7'11 i?iin Arnper v RE: Proposed 1n`Grolu�i_ rg o1 r. _., November 9, 2006 3. R4 Zoning District — Commercial. §165-72D of the Zoning Ordinance requires a minimum of 10% of the gross area of an R4 development to be used for business and industrial uses. This equates to 36 acres for this property. This proposal does not provide 36 acres of business use. It takes credit for 3.1 acres of land owned by VDOT (the current right-of-way for Merrimans Lane). This is not acceptable. The County has no guarantee that this land will be made available to the applicant and the County cannot guarantee its future rezoning. In addition, proffer #132, which dedicates a five acre site in the commercial area to the County for an aquatic center, further reduces the commercial component of the site. Please provide 36 acres of commercial land. You could explore adding land between the pond and the planned commercial development, as this would provide an ideal setting for a use such as a restaurant. (This applicant takes advantage of the density, flexibility and new housing types offered with the R4 Zoning District, therefore the applicant should be prepared to follow the ordinance as regards commercial development.) 4. Traditional Neighborhood Design (TND) — Commercial. Given the TND of this project, it is important to consider details of the commercial sites. These details should include the uses, especially retail and restaurants; incorporating store frontages with display areas, not blank walls; and incorporating traditional signs and entrances along the commercial street to add vitality and avoid dead frontages. Serious consideration should be given to a public area for meeting and resting. The work prepared for the applicant by Streetsense in February of 2006 certainly contains many ideas for how to implement TND in a commercial setting. (This applicant seeks modifications to the VDOT Subdivision Street Requirements on the grounds that it is a neotraditional neighborhood design. In order to justify using alternative standards, the applicant should be prepared to design both the residential and commercial portions of the site in a neotraditional manner.) 5. WJELUP — Transportation. The WJELUP calls for a north/south major collector road. An alternative to the required road efficiency buffer for Sandyridge Boulevard will need to be provided. 6. WJELUP - Transportation. The WJELUP is fundamentally linked to the extension of Jubal Early Drive and the new Route 37 interchange at Jubal Early Drive. If only Phase 1 of the development (599 residential units and a portion of Jubal Early Drive) is built, the application will not be in conformance with the Comprehensive Plan. 7. WJELUP — Environment. The WJELUP recommends restricting development near the filled sinkhole. The MDP only shows this as an open space area. The Page 3 Mr. Evan Wyatt RE: Proposed Rezoning of Willow Run Property November 9, 2006 applicant will need to address how the impact of this fill will be mitigated and how the area will now be protected from further sinking. 8. WJELUP — Historical Resources. The WJELUP encourages the protection of the Baker Jacob House and placing it on the Virginia Landmarks Register and the State and National Registers of Historic Places. This needs to be addressed in the application. 9. WJELUP — Education/Public Facilities. §165-6813 of the Frederick County Zoning Ordinance requires R4 developments to dedicate land for facilities necessary to serve the development as described in the Comprehensive Plan. The WJELUP calls for a site for school facilities in this area. The Frederick County School Board on January 18, 2005 passed a resolution requesting 25-30 acres for a multi -campus school site in the WJELUP area. Willow Run is the largest portion of the WJELUP area and will produce the greatest number of homes in this area. (Up to 1,320 non -age -restricted units could be built.) Instead of providing a school site, a cash contribution -of $1,000 per non -age restricted unit has been proffered. This proffer does not guarantee a school site, and thus the application is not in conformance with this aspect of the WJELUP, and also not in conformance with § 165-68B of the Zoning Ordinance. 10. WJELUP — Parks. The WJELUP calls for neighborhood parks interconnected with a trail system. Many neotraditional communities use a standard of all residences being within one-fifth (1/5) of a mile of useable open space. With that standard in mind, some portions of this development, particularly in the area of Julian Drive, will not be well served by recreational amenities. 11. Urban Development Area (UDA) Study. The County's emerging UDA study designates West Jubal Early as a potential urban center. Urban centers are envisioned as walkable urban areas with a larger commercial core, higher densities, and designed around some form,of public space or focal point. The applicant is encouraged to incorporate all of these features. 12. Urban Development Area (UDA) Study. In light of the County's emerging UDA study, it is encouraging that a TND is sought by the applicant. Given the applicant's willingness to provide a TND, a number of features, taken from the emerging UDA study, could be incorporated into the Willow Run development. • Mix and integration of a variety of uses. • High quality architecture and urban design (should include building design, high quality building materials such as brick, stone and stucco, as Page 4 Mr. Evan Wyatt RE: Proposed Rezoning of Willow Run Property November 9, 2006 well as the design of lighting, signage, entrance features, fencing, paving, street furniture, bus shelters, etc). • Community focal points. • Integrated community facilities. 13. Impact Analysis Statement (Mature Woodlands). The application is missing a consideration of mature woodlands as required in the rezoning application. Following a site visit, it is clear that some woodlands merit particular attention. Tree save areas of key woodlands, including the trees and the associated stone wall along Orchard Lane, should be evaluated at the rezoning stage and shown on the MDP. Snow fences around tree save areas are also recommended to further protect the woodlands during the construction phase of the project. 14. Impact Analysis Statement (Soil and Bedrock Conditions). The application does not include information on soil or bedrock conditions which could create construction difficulties or hazards, as required in the rezoning application. Given the known location of a large sinkhole, the applicant will need to ensure that further geotechnical information is provided at the subdivision design stage. 15. Traffic Impact Analysis (TIA). The TIA lacks a section on existing conditions. Although this was included in the original TIA, it should be part of this new TIA for ease of analysis. 16. Traffic Impact Analysis (TIA). The County requires applicants to model the worst case scenario in a TIA. In this case, the applicant has modeled an appropriate number of residential units, but has modeled only 150,000 square feet of office and 225,000 square feet of retail. This represents a FAR of .24. While this FAR is representative of commercial development in the County, it is low for a neo- traditional development, where higher density is encouraged. Consider modeling a larger amount of commercial floorspace. 17. Traffic Impact Analysis (TIA). Since the TIA assumed the completion of Meadow Branch Avenue to Route 50 as background, it is appropriate to include the impact of the 34 acres of recently approved commercial/residential development along Meadow Branch Avenue as background. Please add this. 18. Traffic Impact Analysis (TIA). The Comprehensive Policy Plan calls for Level of Service C or better on roads adjacent to and within new development. Even with the suggested improvements in the TIA, Level of Service C is not provided on adjacent roads. Page 5 Mr. Evan Wyatt RE: Proposed Rezoning of Willow Run Property November 9, 2006 19. Community Design Modifications — Modification #2. Add a sentence to this alternative design standard that clarifies that the applicant can use any of the traditional RP housing types. 20. Community Design Modifications — Modification #2. As per staff conversation with Mr. Evan Wyatt on September 20, 2006, there are some minor errors on the Minimum Residential Dimensional Standards Table. Correct these errors. 21. Community Design Modifications — Modification #3. This alternative design standard seeks a maximum of 60% of the units to be used for single-family attached and multi -family units. However, the proffered residential unit matrix leaves open the possibility that 80% of the units will be single-family attached and multi -family units. Revise this modification or revise the matrix. 22. Community Design Modifications — Modification #4. All streets should be public as per the ordinance. Alleys may be private. Please revise the wording of this modification. Proffer comments were based on the proffer statement dated October 24, 2006. 23. Proffer Statement A5. This proffer needs a timing element. 24. Proffer Statement B2. The applicant seeks to have the land for the aquatic center count towards its required commercial land and also seeks for the value of the land to count towards the overall recreational values. This is getting credit for two different purposes for land that WJELUP designates for commercial use. It would be more appropriate to locate the aquatic center on land designated for residential use. 25. Proffer Statement B4. The applicant should try to ensure a neo -traditional commercial street frontage. This could include maximum setbacks, provision of storefronts, etc. (See earlier comments.) The proffer as written will not guarantee a neo -traditional layout. 26. Proffer Statement B5 & B6. These proffers guarantee only 10,000 square feet of commercial floor space by the 600th residential building Permit and an additional 10,000 square feet of commercial floor space by the 1,000' residential permit. This is not consistent with §165-72M(3) of the Zoning Ordinance which requires a reasonable proportion of the nonresidential uses in all phases of the development. While it is clear that the economic viability of the commercial site is linked to the new interchange, the interchange is guaranteed with the 600'h residential permit. By Page 6 Mr. Evan Wyatt RE: Proposed Rezoning of Willow Run Property November 9, 2006 proffer, all 1,390 residential units could be completed with only 20,000 square feet of commercial floorspace guaranteed. This defeats both the intent of the R4 zoning district and the principles of TND. Consider phasing a greater amount of commercial floorspace earlier in the development. 27. Proffer Statement B7. The R4 Ordinance allows all uses allowed in the B3 (Industrial Transition District) and the M1 (Light Industrial District). As these are likely not wanted in this development, specifically exclude most of these uses. Further, it will be a challenge in a TND to accommodate gas service stations and self-service storage. Give more thought to their successful integration into this community, or consider excluding them. Further thought should be given to limiting the square footage of any one commercial use to avoid big box stores in this TND. 28. Proffer Statement — Transportation. The County will need assurance that the major road improvements will be completed even if this development ends with the 599'' building permit. Consider dedicating the land for all of Jubal Early Drive, the relocated Merrimans Lane, Sandyridge Boulevard and the interchange ramps, and bonding their construction, within five years of rezoning approval. 29. Proffer Statement D1. Jubal Early Drive should include a landscaped median as called for in the WJELUP. Consider language for proffers D2 -D4 that provides a landscaped median. Also consider landscaping the roundabouts. 30. Proffer Statement D8 & D9. Pedestrian signalization will be needed at these two intersections. 31. Proffer Statement D13. The County will need to be notified every time a payment is made to the City. 32. Proffer Statement D14.* This proffer should not only address all internal subdivision streets, but should reference all streets in the development. 33. Proffer Statement El. The proffered monetary contribution ($9,078 per residential unit) is based on the 2002 Capital Facilities Impact Model. The County's 2006 Development Impact Model (DIM) projects an impact of $22,098 for each single family detached unit, $15,530 for each townhouse and $8,739 for each apartment. Consideration of current impact is advised. 34. Proffer Statement E2. The proffered age -restricted monetary contribution ($2,000 per unit) is based on the 2002 Capital Facilities Impact Model. The County's Page 7 Mr. Evan Wyatt P.E. Proposed l:Czoiung of Willow Run Property November 9, 2006 current Development Impact Model (DIM) projects an impact of $4,392 for each age -restricted single family detached unit, $3,338 for each age -restricted townhouse and $3,348 for each age -restricted apartment. Consideration of current impact is advised. 35. Proffer Statement F1 & F2. Details of the community centers are sought. In general, the County expects a community center to be an enclosed, year-round, heated facility with restrooms and kitchen facilities. Outdoor amenities associated with a community center might include a basketball court and a pool. The County's community center requirement was created specifically to address the needs of residents with very small lots, such as those in this development. 36. Proffer Statement F2. The location of the community center for the age -restricted units is inconvenient. It should be placed within the age -restricted development, not across the street from it. The residential unit matrix indicates that a minimum of 70 age restricted units will be constructed in this development. With that in mind, Proffer F2 could guarantee construction of the community center at an earlier stage, perhaps by the 50'' age restricted unit. The construction of the center will need to be bonded, and the land for it dedicated, at the onset of this portion of the development. 37. Proffer Statement F3. This proffer needs a timing element. 38. Proffer Statement F4. This proffer needs a timing element. The County's standard for trails is ten feet. 39. Proffer Statement I1. The DSA is not clearly designated on the MDP. 40. Proffer Statement I3. The RPA is not clearly designated on the MDP. 41. Proffer Statement J4. Very little of the wetlands are south of Jubal Early Drive. It is therefore recommended that this proffer also apply to the wetlands north of Jubal Early Drive. This proffer is also missing information on when the landscape plan will be prepared and who will review it. 42. Proffer Statement - General. Consider access for construction vehicles. 43. Other - residential. Romsey Court, the short cul-de-sac on the north side of Jubal Early Drive, is not a neo -traditional feature, looks like an afterthought and interrupts the scenic open space. Consider eliminating it or moving it further west. Page S Mr. Evan Wyatt RE: Proposed Rezoning of Willow Run Property November 9, 2006 44. Other - Recreation. The County will need assurances that any recreation unit credit going towards construction in communal recreation sites is bonded with each subdivision plan submitted, and that the land for these sites is dedicated in advance. 45. 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 Public Schools, Frederick County Sanitation Authority, Frederick - Winchester Health Department, City of Winchester, Winchester Regional Airport, Round Hill Fire and Rescue Company, the Frederick -Winchester Service Authority and the Frederick County Attorney. Note: the proffer statement has been sent to the Frederick County Attorney by the Planning Department. 46. Other. Please provide a deed to the property verifying current ownership. Please have the property owners complete the special limited power of attorney form which authorizes you to represent them during the application process. Please provide a receipt from the Treasurer's office which verifies that real estate taxes for the properties have been paid. In summary, this preliminary application is consistent with some aspects of the Comprehensive Plan and the R4 (Residential Planned Community) Zoning District. It fails, however, to fully address community facilities, lacks a commitment to the commercial component and lacks design standards. All of the comments in this letter and any agency comments should be appropriately addressed before staff can formally accept this rezoning application. Please do not hesitate to contact me with questions regarding this application. Sincerely, d_�� X Susan K. Eddy, A1CP Senior Planner SKE/bad Page 9 Mr. Evan Wyatt RE: Proposed Rezoning of Willow Run Property November 9, 2006 cc: Greystone Properties, LLC, 13 South Loudoun St., Winchester, VA 22601 Miller & Smith at Willow Run LLC, 8401 Greensboro Drive, Suite 300, McLean, VA 22102 Willow Grove LC, 720 South Braddock St., Winchester, VA 22601 740 LLC, 720 South Braddock Street, Winchester, VA 22601 750 LLC, 720 South Braddock Street, Winchester, VA 22601 Frederick County, vel Rezoning REZ#21 -06 Application Willow Run Parcel ID: 53 - A - 90, 91, 92, 92A, 53-A-926,94„ Location in the County 53 -3 - A, 63 - A - 2A Map Features Application $3 Lakes/Ponds ^^ Streams Buildings Streets Primary Secondary *� Terciary Winchester Rds i W h t r�� 1.y,,�. Vit•. Q ._ r• r r.. Location in 5urroundin9 Area 750 1 500 QW - -•�,.a Feet rr1s W _'1 f� PERRY 53 A 88 239.92 ac. n� f JOVA PROPERTIES " I t 11A l 0 v' ' 183.01 ac. 10 Nr y a r VA \2, \ I G, O C"' h° xP e L� I�.rkYCt �aJ` - � HoPa. Ur 4lGK fop } G 375 750 1,50 eet w z — i Rezoning REz ## 21 - 06 Application will®w Run Parcel ID: 53 - A 90, 91, 92, 92A, 53 - A - 926, 94, Location in tho Gounty 53 - 3 - A, 63 - A - 2A Map Features Application Zoning t3 Lakes/Ponds Bi (Business, Neighborhood District) ^— Streams B2 (Business, General District) "-"- Buildings 4 B3 (Business, Industrial Transition District) Streets EM (Extractive Manufacturing District) ' Primary f HE (Higher Education District) �.. Secondary • M1 (Industrial, Light District) '�. Tertiary M2 (Industrial, General District) Winchester Rds4ft' MH1 (Mobile Home Community District) MS (Medical Support District) R4 (Residential, Planned Community District) R5 (Residential Recreational Community District) RAZ (Rural Area Zone) RP (Residential Performance District) 4lGK fop } G 375 750 1,50 eet w z �4f / N . Wi�tch0"51 VAo 6 Or`haN Nill J` �D � !lope Ur LZ a - — - --- ®.jr 7 Rezoning REZ # 21 - 06 Application Willow Run Parcel ID: 53 - A - 90, 91, 92, 92A, 53 A - 9213, 94, Location in the County 53 - 3 - A, 63 - A - 2A Map Features EM Application Long Range Land Use Lakes/Ponds Rural Community Center Streams Residential - Buildings Business Streets ® Industrial ti Primary Institutional Secondary -- Recreation *v Terciary 6�' Historic \ DSA '�- WiinchesterRds® Mixed -Use ® Planned Unit Development J _ O�GK CSO 0 375 750 1,5 Net w �� Greenway Engineering September 1, 2005 Revised November 4, 2005 Revised November 30, 2005 Revised May 1"o, 2006 Revised lune 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 WILLOW RUN TRADITIONAL NEIGHBORHOOD DEVELOPMENT PROFFER STATEMENT REZONING: RZ# 16-05 Rural Areas (RA) District to Residential Planned Community (R4) District (359.97± acres) PROPERTY: 359.97± -acres (here -in after the "PROPERTY") Tax Map Parcels 53-((A))-90; 53-((A))-91; 53-((A))-92; 53 -((A)) - 92A; 53 -((A)) -92B; 53-((A))-94; 53-((3))-A & 63 -((A)) -2A RECORD OWNER: Willow Grove L.C.; 740 LLC; 750 LLC; Miller and Smith at Willow Run L.L.C.; Greystone Properties, LLC APPLICANT: Willow Grove L.C.; 740 LLC; 750 LLC; Miller and Smith at PROJECT NAME ORIGINAL DATE OF PROFFERS: Willow Run L.L.C.; Greystone Properties, LLC WILLOW RUN September 1, 2005 REVISION DATE: November 4,2005; November 30,2005; May 18,2006; June 27, 2006; September 26, 2006; October 24, 2006; November 18, 2006; December 11, 2006; January 4, 2007 Preliminary Matters Pursuant to Section 15.2-2296 et. seq. of the Code of Virginia, (1950, as amended), (the "Code") and the provisions of the Frederick County Zoning Ordinance (the "Ordinance") with respect to conditional zoning, the undersigned Applicants (as hereinafter defined) hereby proffer that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application #16-05 for the rezoning of 359.97± acres from the Rural Areas (RA) District to Residential Planned Community (R4) District, 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 Applicants (as hereinafter defined) and such be approved by the Frederick County Board of Supervisors in accordance with the File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 2 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 said Code and Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and shall have no binding effect whatsoever. Upon approval of such rezoning, these proffers shall be binding upon the Applicants (as hereinafter defined) and their successors and assigns. The subject property, identified as Willow Run, and more particularly described as the lands owned by Willow Grove L.C., 740 LLC, 750 LLC, Miller and Smith at Willow Run, L.L.C., and Greystone Properties, LLC, (the "Applicants") being all of Tax Map Parcels 53-((A))-90, 53-((A))-91, 53-((A))-92, 53 -((A)) -92A, 53 -((A)) -92B, 53-((A))-94, 53-((3))-A and 63 -((A)) -2A; and further as shown on the Final Plat for Boundary Line Adjustment Between the Lands of Willow Grove L.C. and Miller and Smith at Willow Run, L.L.C., prepared by Marsh & Legge Land Surveyors, P.L.C. dated April 27, 2004, together with the Deed for Greystone Properties, LLC, from Pembroke Cove Properties, L.L.C. , recorded as Instrument # 030024683 and containing an attached plat prepared by Marsh & Legge Land Surveyors, P.L.C. recorded in Deed Book 886 Page 447 and an attached plat prepared by Lee A. Ebert, C.L.S. recorded in Deed Book 543 Page 247, together with the Deed for Miller and Smith at Willow Run, L.L.C., from Melco, Inc., recorded as Instrument # 040017302 (collectively, the "Property"). PROFFER STATEMENT A.) Residential Land Use 1. The Applicants hereby proffer to limit the total number of residential units to 1,390 dwelling units, exclusive of the existing residential units on the subject properties. 2. The Applicants hereby proffer to limit the number of residential building permits to a maximum of 200 building permits during each calendar year until the buildout of Willow Run, exclusive of age - restricted residential units and model homes. The Applicants shall be permitted to carry forward up to a maximum of 100 residential building permits that are not obtained during each calendar year to the ensuing calendar year; however, in no case shall the number of residential building permits, including age -restricted residential units, exceed a total of 300 issued in any calendar year. File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 3 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 3. The Applicants hereby proffer to provide for a mixture of housing types within Willow Run consistent with the minimum and maximum percentages and permitted housing types identified in the Willow Run Residential Unit Matrix as set forth below: Willow Run Residential Unit Matrix Category Minimum Maximum Housing Types Permitted % of Units % of Units Single -Family 20% 35% RP District SFD; 35' SFD lot; 45' SFD Detached lot; 55' SFD lot Single -Family 20% 40% Duplex; Multiplex; Atrium House; Attached Weak -Link Townhouse; Townhouse Multifamily 20% 30% Condominium; Apartments; 2nd Floor Residential Above Commercial Age -Restricted 5% 20% Single -Family Small Lot; Duplex; Multiplex 4. The Applicants hereby proffer to develop age -restricted dwelling units within Willow Run, the total number of which shall fall within a 5% minimum to 20% maximum range of the total number of residential units. Except to the extent otherwise prohibited by the Virginia Fair Housing Law, the Federal Fair Housing Law, and other applicable federal, state, or local legal requirements, any dwelling unit within the portions of the Property identified as age -restricted housing shall be restricted to housing for older persons as defined in Va. Code Ann. § 36-96.7, or a surviving spouse not so qualifying. No person under 19 years of age shall be perm itted to be regularly domiciled or to reside permanently therein. The restriction provided for herein shall also be in the form of a restrictive covenant with respect to the residential portion of the Property designated as age -restricted, and any Property File #3800WG/2006 'IND REZONING/EAW Greenway Engineering September 1, 2005 4 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 Owners Association (POA) or sub -associations created with respect thereto shall have assigned responsibility for the enforcement and administration of the said age -restricted covenant. 5. The Applicants hereby proffer to provide a double row of evergreen trees between the southern most residential structure and Cedar Creek Grade to minimize viewshed impacts from the Homespun property. The double row of evergreen trees shall be planted on 10 -foot centers and shall be a minimum of four feet in height when planted. These trees shall be planted in conjunction with the improvements specified in Section D(11) of this Proffer Statement. 6. The Applicants hereby proffer to conduct a Phase I Archaeological Assessment of the Penbrook Cove farmstead (#34-1236) area located within proposed age -restricted portion of the Property. The Phase I Archaeological Assessment will be conducted in conformance with Virginia Department of Historic Resource standards. The Applicants will utilize this information for display within the age -restricted community center building for the benefit of the residents of the age - restricted community. B.) Commercial Land Use 1. The Applicants hereby proffer to designate a commercial center area and neighborhood commercial area along the Jubal Early Drive corridor as delineated on the proffered Willow Run Master Development Plan. The commercial center area and neighborhood commercial area shall be a minimum of 32.4 acres, which constitutes 9% of the targeted 10% total commercial area specified by Ordinance. The Applicants proffer to rezone the right-of-way associated with the relocation of Merriman's Lane (Route 621) following abandonment by VDOT which will be absorbed into the commercial center area as described in Modification #4 of this Proffer Statement. The Applicants proffer of right-of-way dedication for the new Route 37/Jubal Early Drive interchange shall not count towards the total commercial acreage; however, should additional right-of-way for said interchange be needed in the future, the Applicants shall not be required to provide additional commercial acreage. File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 5 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 2. The Applicants hereby proffer to deed a 5 -acre site to Frederick County within the commercial center area to allow for the development of an aquatic center. The Applicants shall receive recreational value credit for this acreage, which shall be the appraised value at time of dedication; however, the aquatic center shall not count towards the commercial floor space that is guaranteed in Sections B(5) and B(6). The 5 -acre site shall be deeded to Frederick County within 90 days of an executed irrevocable contract for the construction of the aquatic center and approval of road design plans for public access by VDOT and the County. If a contract is not executed for the construction of the aquatic center within 3 years from the date of final non -appealable rezoning approval, the proffer to deed the 5 -acre site shall become null and void and the Applicants shall provide the recreational amenities specified in Section F(1) of this proffer statement. 3. The Applicants hereby proffer to utilize similar construction materials and similar development themes for all commercial development within Willow Run. The principal construction materials that are visible from the adjacent community streets shall be limited to brick, stone, artificial stone, simulated stucco, cementous siding, wood, glass, standing seam metal, dimensional shingles, or false roof systems. These construction materials shall be utilized on all building walls and rooflines. Additionally, the Applicants proffer to restrict business signs to monument style that are a maximum of 15 feet in height and to building mounted signs. Furthermore, the Applicants proffer to incorporate into the Willow Run Property Owners Association ("POA") Declaration or sub -association declaration provisions creating an Architectural Review Board ("ARB") master organization, which shall be responsible for the review and approval of all exterior construction materials for commercial development. 4. The Applicants hereby proffer to design the commercial center to ensure that no parking lots are located between the commercial buildings fronting along Jubal Early Drive and Sandyridge Boulevard (Main Street) and those street systems. This standard shall not prohibit the provision of on street parking along the public streets within the commercial center, 5. The Applicants hereby proffer to guarantee the completion of 10,000 square feet of commercial floor space prior to the issuance of the File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 6 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 building permit for the 600'' dwelling unit, exclusive of building permits for model homes. 6. The Applicants hereby proffer to guarantee the construction of an additional 10,000 square feet of commercial floor space after the issuance of the 600'h dwelling unit, but no later than the issuance of the 1,000'' dwelling unit, exclusive of building permits for model homes. 7. The Applicants hereby proffer to prohibit the following commercial land uses within Willow Run: ➢ Gasoline Service Stations and Outdoor Gasoline Pumps ➢ Exterior Boarding Kennels ➢ Electric, Gas & Other Utility Transmission and Distribution Facilities -➢ Automotive Dealers & Automotive Repair ➢ Golf Driving Ranges & Miniature Golf Courses ➢ Electrical Supplies (Wholesale) ➢ Hardware, Plumbing & Heating Equipment (Wholesale) ➢ Commercial Outdoor Batting Cages ➢ Adult Retail ➢ All land uses within the B3, Industrial Transition District and M1, Light Industrial District that are not otherwise permitted in the B2, Business General District. ➢ No individual tenant shall be permitted to occupy a single floor area greater than 50,000 square feet except for grocery stores and the aquatic center C.) Master Development Plan 1. The Master Development Plan is intended to delineate the general location of all road systems including the new interchange at Route 37 using the existing bridge, Jubal Early Drive from the City of Winchester to the new interchange at Route 37, the commercial and residential main street, the location of residential and commercial development areas, the location of residential land uses, the location of the community center park area and neighborhood park areas, and the general location of the extended Green Circle pedestrian and bicycle facility within Willow Run. The Applicants have identified elements of the Master Development Plan that are intended to be flexible that can be revised without the requirement of a conditional zoning amendment for the proffered Master Development Plan. These standards are described within Modification #1 - Master Development File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 7 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 Plan Flexible Design Elements of the Community Design Modification Document dated November 18, 2006, submitted as a proffered document for this rezoning application. D.) Transportation Enhancements 1. The Applicants hereby proffer to fully fund and construct Jubal Early Drive as a four -lane divided landscaped median section, including the realignment of Meadow Branch Avenue from the current terminus in the City of Winchester to Route 37 as described in proffers D(2) — D(4). The Applicants hereby proffer to dedicate the right-of-way for Jubal Early Drive between the City of Winchester and Merriman's Lane to Frederick County prior to the issuance of the 200th building permit. Bonding for this dedicated right-of-way shall be provided during the construction phases of Jubal Early Drive specified in proffers D(2) — D(4). 2. The Applicants hereby proffer to fully fund and construct the four -lane divided landscaped median section of Jubal Early Drive from the current terminus in the City of Winchester to the second intersection identified on the proffered Master Development Plan which shall be desI ned and constructed to base pavement prior to issuance of the 300 residential building permit and bonded to ensure that the top coat of asphalt is guaranteed. 3. The Applicants hereby proffer to fully fund and construct the four -lane divided landscaped median section of Jubal Early Drive from the terminus of the completed phase at the second intersection to the first commercial center intersection identified on the proffered Master Development Plan which shall be designed and constructed to base pavement prior to issuance of 450th residential building permit and bonded to ensure that the top coat of asphalt is guaranteed. 4. The Applicants hereby proffer to fully fund and construct the four -lane divided landscape median section of Jubal Early Drive from terminus of the completed phase at the first commercial center intersection to the Route 37 northbound on and off ramps which shall be designed and constructed to base pavement prior to issuance of 600th residential building permit and bonded to ensure that the top coat of asphalt is guaranteed. File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 8 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 5. The Applicants hereby proffer to fully fund and construct the new Route 37/tubal Early Drive interchange northbound and southbound on and off ramps utilizing roundabout design and using the existing bridge structure prior to the issuance of the 600th residential building permit. The Applicants shall bond the new northbound and southbound on and off ramps no later than the issuance of the 300`h building permit. Additionally, the Applicants hereby proffer to provide right-of- way sufficient to allow for the construction of a two-lane roundabout on the east side of Route 37. Furthermore, the Applicants proffer to allow the developer construction dollars to be utilized as matching funds unconditionally by Frederick County for additional transportation system improvements. 6. The Applicants hereby proffer to fully fund and construct the realignment of approximately 1,000 feet of the two-lane section of Merriman's Lane (Route 621) to the north of Jubal Early Drive to create a "T" intersection, which shall be designed and constructed to base pavement prior to issuance of the 600th residential building permit and bonded to ensure that the top coat of asphalt is guaranteed. 7. The Applicants hereby proffer to fully fund and construct the extension of Cidermill Lane from the current terminus in the City of Winchester into the Property. The extension of Cidermill Lane shall be barricaded until the Applicants have completed the construction of Jubal Early Drive and the new Route 37/Jubal Early Drive interchange northbound and southbound on and off ramps. The barricade for Cidermill Lane shall include a sign advising adjoining neighbors of the planned continuation of this road. 8. The Applicants hereby proffer to execute a signalization agreement with VDOT to fully fund traffic signalization with pedestrian actualization at the intersection of Jubal Early Drive and Meadow Branch Avenue. This traffic signal shall be installed when warranted by VDOT. 9. The Applicants hereby proffer to execute a signalization agreement with VDOT to fully fund traffic signalization with pedestrian actualization at the intersection of Jubal Early Drive and the Merriman's Lane north realignment. This traffic signal shall be installed when warranted by VDOT. File #3800WG/2006 TTID REZONING/EAW Greenway Engineering September 1, 2005 9 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 10. The Applicants hereby proffer the construction of the ultimate intersection improvements at the intersection of Birchmont Drive and Cedar Creek Grade, including right and left turn lanes on Cedar Creek Grade and right and left turn lanes on Birchmont Drive. These improvements shall be installed prior to the issuance of any residential occupancy permit that is solely dependent upon this intersection for ingress and egress, exclusive of model homes, and shall be installed no later than the issuance of the 200th residential permit. 11. The Applicants hereby proffer to design Birchmont Drive to provide for traffic chokers and/or chicanes at three locations along the street system. The locations of these traffic calming features shall be provided on the Subdivision Design Plan within proximity of the northern, central and southern portions of Birchmont Drive. 12. The Applicants hereby proffer to execute a signalization agreement with VDOT to fully fund traffic signalization at the intersection of Cedar Creek Grade and Birchmont Drive. This traffic signal shall be installed when warranted by VDOT. 13. The Applicants hereby proffer to fully fund and construct a connection between Cedar Creek Grade and Jubal Early Drive to base pavement using Birchmont Drive or a combination of Birchmont Drive and Station Hill Drive by the issuance of the 200`h residential building permit, exclusive of model homes. 14. The Applicants hereby proffer to provide a monetary contribution to the City of Winchester totaling $100,000.00 to mitigate off-site transportation impacts to street intersections that will experience traffic flow degradation as a result of the development of Willow Run as indicated in the Willow Run Traffic Impact Analysis. This monetary contribution shall be provided to the City of Winchester in four annual payments of $25,000.00 each, of which, the first payment shall occur 12 months from the date of final non -appealable rezoning approval with the remaining payments being made in 12 -month increments from the date of the first payment. Said monetary contribution may be utilized as matching funds for transportation programs utilized by the City of Winchester. Evidence of these monetary contribution payments shall be provided to the Frederick County Planning Department. File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 10 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 15. The Applicants hereby proffer to construct ail subdivision streets to the ultimate section as identified on the VDOT typical section sheet of the proffered Master Development Plan. 16. Where private alley systems are utilized within Willow Run, the Applicants hereby proffer to design and construct the private alley systems as one-way travel within a minimum 14 -foot wide easement having a minimum of 12 feet of pavement with mountable curb on each side of the pavement along the entire alleyway, and as two-way travel within a minimum 20 -foot easement having a minimum of 18 feet of pavement with mountable curb on each side of the pavement along the entire alleyway. The vertical sectional dimension of pavement thickness and compacted base thickness will meet public street pavement standards utilized by the Virginia Department of Transportation. All private alleys that intersect other private alleys at 90 -degree angles or have turns at 90 -degree angles shall provide for a minimum turning radius of 30 feet. The maintenance of all private alley systems shall be the responsibility of the POA or sub - associations for Willow Run. E.) Monetary Contributions 1. The Applicants hereby proffer a monetary contribution for each dwelling unit that is non -age restricted in the amount of $9,078 to mitigate impacts to capital facilities as identified in the Frederick County Capital Facilities Fiscal Impact Model — Output Module prepared by the Frederick County Planning Department on July 21, 2005. This monetary contribution provides for the total fiscal impacts for non -age restricted dwelling units, as commercial fiscal credit is only given for 10,000 square feet of the 20,000 square feet of commercial land use that is guaranteed in Sections B(5) and B(6) of this Proffer Statement. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for each non -age restricted dwelling unit. 2. The Applicants hereby proffer a monetary contribution for each age - restricted dwelling unit in the amount of $2,000.00 to mitigate impacts to all County services, exclusive of Public Schools as identified in the Frederick County Capital Facilities Fiscal Impact Model — Output Module prepared by the Frederick County Planning Department on File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 11 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 July 21, 2005. This monetary contribution shall be provided to Frederick County at the time of building permit issuance for each age - restricted dwelling unit. 3. In addition to the monetary proffers provided for fire and rescue service as part of the proffer set forth in Section E(1) above, the Applicants hereby proffer to contribute a total of $50,000.00 to further support the Round Hill and Shawnee Volunteer Fire and Rescue Companies in Frederick County and the City of Winchester, which will provide first response service to Willow Run. The $50,000.00 monetary contribution shall be provided through separate payments of $25,000.00 to Frederick County and $25,000.00 to the City of Winchester. These payments shall be provided to each locality at the time of building permit issuance for the first residential dwelling unit within Willow Run. Additionally, the Applicants will establish a provision in the POA or sub -associations' documents, which will provide a payment of $100.00 per occupied residential unit on an annual basis to the City of Winchester for Fire and Rescue Services. This payment to the City of Winchester for Fire and Rescue Services shall continue until such at time that a new Route 37 interchange is developed at Jubal Early Drive with southbound off -ramp access. Evidence of the payments to the City of Winchester described in this section shall be provided to the Frederick County Planning Department. 4. The Applicants hereby proffer to provide $1000.00 for each non -age restricted residential lot to Frederick County for the purpose of site acquisition funding for the Public School system. This payment shall be provided at the time of building permit issuance for each non -age restricted residential dwelling unit within Willow Run. 5. The monetary contributions identified in the Frederick County Capital Facilities Fiscal Impact Model — Output Module prepared by the Frederick County Planning Department on July 21, 2005 shall be limited to that amount for all building permits issued for the initial 30 months following approval of the final non -appealable proffered Master Development Plan. All monetary contributions paid after the 30 -month timetable shall be adjusted every 24 months in accordance with the Urban Consumer Price Index ("CPI -U") published by the United States Department of Labor, subject to a cap of 4% per year, non -compounded. File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 12 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 F.) Community Recreation 1. The Applicants hereby proffer to construct a community center building that is an enclosed, year round heated facility with restrooms and a catering kitchen facility that is a minimum of 4,000 square feet in floor area, which shall count towards the active recreational amenity requirement for Willow Run. The community center building shall be bonded no later than the issuance of the 400`" building permit and shall be constructed and available for use by residents of Willow Run prior to the issuance of the 600th building permit. The maintenance of the community center building shall be the responsibility of the POA or sub -associations for Willow Run. In the event that Frederick County does not acquire the 5 -acre aquatic center site specified in Section B(2) of this proffer statement, the Applicants hereby proffer to provide for an outdoor community pool facility with a combined water surface area of 3,500 square feet, which shall be completed prior to the issuance of the 600th residential permit. 2. The Applicants hereby proffer to construct a community center building for the exclusive use of the age -restricted portion of Willow Run that is an enclosed, year round heated facility with restrooms and a catering kitchen facility that is a minimum of 2,000 square feet in floor area and shall count towards the active recreational amenity requirement for Willow Run. The age -restricted community center building shall be bonded in conjunction with the first Subdivision Design Plan approved for the age -restricted community and shall be constructed and available for use prior to the issuance of the building permit for the 60t` age -restricted dwelling unit. The maintenance of the age -restricted community center building shall be the responsibility of the POA or sub -associations for Willow Run. 3. The Applicants hereby proffer to design and construct a public extension of the Green Circle pedestrian and bicycle facility located along the south side of Jubal Early Drive that connects the developed portion within the City of Winchester throughout the limits of the commercial center area. This public pedestrian and bicycle facility shall be 10 feet in width and have an asphalt surface, and shall count towards the active recreational amenity requirement for Willow Run. This facility shall be constructed concurrently with the adjoining File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 13 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 sections of Jubal Early Drive as specified in Sections D(2) — D(4) of this Proffer Statement. 4. The Applicants hereby proffer to design and construct an internal pedestrian trail system, which shall count towards the active recreational amenity requirement for Willow Run. This internal pedestrian trail system shall be six feet in width and have an asphalt surface. The various segments of the internal trail system shall be bonded, the open space dedicated and constructed in conjunction with each residential section in which the trail system is located. The internal pedestrian trail system shall be private and shall be owned and maintained by the POA or sub -associations for Willow Run. A public access easement shall be established along the portion of the internal pedestrian trail system located around the 5 -acre man-made water feature and along the segment continuing south along Sandyridge Boulevard. G.) Community Curbside Trash Collection 1. The Applicants hereby proffer to provide commercial trash pickup and waste removal service to all residential land uses and the community center facilities within Willow Run. The commercial trash pickup and waste removal service shall be established by deed covenant and shall be assigned to the POA or sub -associations at such time as identified in the legal documents setting forth the guidelines for the Willow Run POA. The commercial trash pickup and waste removal service shall remain in effect and be the responsibility of the POA or sub - association until such time as this service is provided by Frederick County or other municipal providers. H.) Creation of Property Owners Association (POA) 1. A POA or sub -associations shall be created by the Applicants in conformity with the Virginia Property Owners' Association Act (Title 55, Chapter 26 of the Code of Virginia, 1950, as amended). The POA or sub -associations shall have title to and/or responsibility for: File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 14 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 a. All common areas including, but not limited to, buffer areas, internal pedestrian trail systems and stormwater management facilities not otherwise dedicated to public use or maintained by commercial entities. b. Maintenance of private streets and alleyways. C. Residential curbside trash collection. d. Maintenance of community structures and facilities called for under Sections F(1) through F(4) above. 2. The Applicants hereby proffer to incorporate into the Declaration creating the Willow Run POA or sub -associations, provisions creating an Architectural Review Board ("ARB"). The purpose of the ARB will be to review and approve all initial construction applications, and exterior additions and alterations to the existing commercial structures and dwelling units within Willow Run to ensure that all design guidelines established by the Applicants are met, together with all such other duties and responsibilities as may be imposed by the Declaration. 3. The Applicants hereby proffer to incorporate into the Declaration creating the Willow Run POA or sub -associations, provisions establishing an assessment to be collected at the time of the initial transfer of title to any residential lot in Willow Run (whether to a builder or otherwise) as well as at the time of any subsequent transfer of title. Such sums shall be paid to the POA or sub -association, as appropriate, for use in the maintenance and upkeep of the common areas, as determined by the Board of Directors of the POA. I.) Environmental 1. The Applicants hereby proffer to identify and delineate a developmentally sensitive area ("DSA") boundary on the proffered Master Development Plan. The DSA will identify the location of wetland areas. Information regarding potential impacts within the DSA and methods for mitigation will be incorporated as a component File #3800WG/2006 TND REZONING/EAW Greenway Engineering September 1, 2005 15 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 of the Subdivision Design Plans or Site Development Plans for any portion of the Property that adjoins wetland areas. 2. The Applicants hereby proffer to conduct a geotechnical analysis on all residential lots that are platted within 100 feet of the major karst feature located on tax map parcel 53-((A))-91 prior to the issuance of building permits for such lots. 3. The Applicants hereby proffer to provide a resource protection area ("RPA") buffer of 50 feet adjacent to the DSA boundary adjoining wetland areas. No portion of any residential lot will be platted within the DSA. Additionally, commercial development shall not occur within the DSA. The only disturbance that will be permitted within the DSA or the RPA adjacent to wetland areas will be for road crossing, utility crossing and pedestrian and bicycle facility crossing. 4. The Applicants hereby proffer to develop a landscaping plan as an enhancement for the wetland areas located on the south side of Jubal Early Drive and provide for the planting of all elements of the plan during the first favorable planting season subsequent to wetlands disturbance. The landscaping plan shall include trees and shrubs that are recommended for wetland areas by the Corps of Engineers and trees and shrubs that are recommended for riparian areas by the Virginia Department of Forestry. The Applicants will establish language within the POA or sub -association documents which provides for the maintenance of the landscaping described above and allows the Shenandoah University Environmental Studies Department access to this area for the purpose of studying and monitoring this wetland enhancement project as an outdoor land lab educational opportunity. 5. The Applicants hereby proffer that all commercial site plans and the community center site plans submitted to Frederick County will be designed to implement Best Management Practices ("BMP") to promote stormwater quality measures. A statement will be provided on each commercial site plan and on the community center site plans identifying the party or parties responsible for maintaining these BMP facilities as a condition of site plan approval. File #3800WG/2006 TND REZONING/EAW The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement; the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. Respectfully Submitted: By. 1-12 - o low Grove L.C. Date Commonwealth of Virginia, City County of k) A To Wit: The foregoing instrument was acknowledged before me this 1_�_ day of AM�4=m 20--Q1 1 by ) " w, 4WALN\'- Notary Public My Commission Expires c a J.) Signatures The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. F _ 740 LLC ��— Date ` Commonwealth of Virginia, /County of ) VSD L6 To Wit: The foregoing instrument was acknowledged before me this tial day of 20 D-)_ by j L -z-,,, W, 4U"�' Notary Public ^ My Commission Expires 30 da►a J.) Signatures The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. G 7 750 LLC Date Commonwealth of Virginia, &ounty of W E, _ To Wit: The foregoing instrument was acknowledged before me this la'44day of Q/Cvvvj-aAK4 20 01 by Notary Public Ivey Commission Expires t ,I ) Signatures The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. 19anamm, VI A , � ., \, . Greenway Engineering .fi.) Signatures September 1, 2005 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 19 The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. By. ;r ( j i U l Miller aid Sit at Willow Run L.L.C. Dat By: Mille -r and Smith, Inc., Manager By: Charles F' Stuart, Jr. Senior Vice President Commonwealth of Virginia, City/County of {� r -+C x. To Wit: The foregoing instrument was acknowledged before me this day of 6X,'tycAT Li mt7I hX,Y'nr`IP,:,'F S+-OzA.C--� : ,!'-rli(;% qiCieC], C; J S rtl i� a-, C 4 Ckk L,6-1 tk OW P—U Notary Public My Commission Expires File #3800WGf2006 TND REZONING/EAW Greenway Engineering September 1, 2005 20 Revised November 4, 2005 Revised November 30, 2005 Revised May 18, 2006 Revised June 27, 2006 Revised September 26, 2006 Revised October 24, 2006 Revised November 18, 2006 Revised December 11, 2006 Revised January 4, 2007 J.) Signatures_ The conditions proffered above shall be binding upon the assigns and successors in the interest of the Applicants who constitute the owners of the Property. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the proffered conditions set forth in this proffer statement, the foregoing proffered conditions shall apply to the Property rezoned in addition to other requirements set forth in the Ordinance. By: Greystone Properties LLC ate Commonwealth of Virginia, Cit County i-re(��1'�I� To Wit: The foregoing instrument was acknowledged before me this i 04'" day of J a nua 20 07 by JG%yne5 , \Af Notary Public My Commission Expires Gel vua 264 File #3800WG/2006 TND REZONING/EAW WILLOW RUN Community Design Modification Document November 18, 2006 Current Owner: Greystone Properties LLC Miller and Smith at Willow Run L.L.C. Willow Grove L.C. 740 LLC 750 LLC Contact Person: Evan Wyatt, AICP GREENWAY 151 Windy Hill Lane Founded ;n 1971 WirieheSter-, Virginia 22602 Telephone 540-662-4185 Engineers FAX .540-722-9528 Surveyors www.greenwayeng.e0m MODIFICATION #1 § 165-68 Rezoning Procedure — Master Development Plan Ordinance Requirement In order to have land rezoned to the R4 District, a master development plan, meeting. all requirements of Article XVIII of this chapter, shall be submitted with the rezoning application. The rezoning shall be reviewed and approved following the rezoning procedures described by this chapter, including procedures for impact analysis and conditional zoning. In adopting the rezoning, the master development plan submitted will be accepted as a condition proffered for the rezoning. Alternative Design Standard In order to have land rezoned to the R4 District, a master development shall be submitted with the rezoning application. The rezoning and master development plan shall be reviewed and approved following the procedures described in Article II of this chapter. The master development plan shall be submitted as a proffered condition of the rezoning and shall serve as an overall guide for the development of the R4 District property. The following items will be considered as flexible design elements of the master development plan and will be permitted to be modified through subsequent master development plan submittals without the requirement for conditional zoning amendments as specified in § 165-13D of this chapter. Master Development Plan Flexible Design Elements ➢ The Proffer Statement and Community Design Modification Document may be referenced on the Master Development Plan but does not have to be included as a required information item ➢ The scale of the Master Development Plan may exceed 1:100 provided that the information is legible at a scale acceptable to the Planning Director. ➢ A schedule and boundary of phases will not be required for the R4 District to allow for multiple product types to be developed simultaneously provided that the public and private streets and alleys serving the land uses are constructed to base pavement and bonded prior to building permit issuance. ➢ Acreages of environmental features will be provided on the initial master development plan and may be modified due to design revisions and/or development constraints provided that minimum ordinance standards are met. ➢ Acreages and percentages of disturbed and protected land in environmental features and open space may be modified due to design revisions and/or development constraints provided that minimum ordinance standards are met. Willow Run Community Design Modification Document ➢ Acreages in housing type and road right-of-way may be modified due to design revisions and/or development constraints. ➢ The total number of dwelling units by type may be modified provided that the totals do not deviate from the minimum and maximum percentages established in the proffered Willow Run Community Residential Unit Matrix. ➢ The location and required type of recreational facilities may be modified provided that an equivalent recreational facility value is provided and the value is approved by the Parks and Recreation Director. ➢ The location of internal public and private streets and alleys that are not identified in the Comprehensive Policy Plan may be modified due to design revisions and/or development constraints. ➢ Cul-de-sac road systems may be redesigned to continue street systems into adjoining properties. ➢ The location and arrangement of street entrances, driveways and parking areas may be modified to accommodate future commercial development, design revisions and/or development constraints. ➢ The location of schematic utility layouts will be provided on the initial Master Development Plan and may be modified due to design revisions and/or development constraints. ➢ The location of additional stormwater management facilities may be provided on subsequent Subdivision Design Plans for the Willow Run Community. ➢ The road names provided on the initial Master Development Plan may be revised if the new road names are approved by the GIS Director. Justification A Master Development Plan (MDP) is intended to promote orderly and planned development and to illustrate the characteristics of the planned development and surrounding properties. Within the R4, Residential Planned Community District, the MDP is identified as a document meeting all requirements of Article XVIII that is submitted as a proffered condition of the rezoning application. Certain required design elements of the MDP will inevitably be modified throughout the development process of a community the size of Willow Run. Therefore, the ability to allow for minor revisions to the MDP for the required design elements identified above without the requirement for a rezoning amendment public hearing process is justified. Willow Run Community Design Modification Document 2 MODIFICATION #2 Ordinance Requirement § 165-69 Permitted Uses All uses are allowed in the R4 Residential Planned Community District that are allowed in the RP Residential Performance District. Alternative Desir;n Standard Residential housing types other than those permitted in the RP Residential Performance District may be allowed in the R4 Residential Planned Community District. The Board of Supervisors shall have the approval authority for new residential housing types. Information describing the residential housing type, the minimum lot area, the minimum lot width, minimum yard setbacks for principal and accessory structures, maximum building heights for principal and accessory structures, and minimum on -lot parking spaces is required to be provided for review and approval by the Board of Supervisors. The dimensional standards for all permitted residential housing types shall be included as information on the proffered Master Development Plan. Justification Willow Run has been designed to provide for a complete range of housing product types in an urban landform which is consistent with Traditional Neighborhood Development design. The residential housing products permitted in the RP Residential Performance District promote dimensional standards that are consistent with conventional suburban land form which does not lend itself towards the more compact design associated with traditional neighborhood development. The nine housing product types proposed for Willow Run creates a mix that allows for a residential market ranging from starter homes through retirement homes. Therefore, the ability to utilize these housing product types with specific dimensional requirements for all components of the developed lot is justified. Willow Run Community Design Modification D4-cument Willow Run Minimum Residential Dimensional Standards 18 -Nov -06 Greenway Engineering File#3800 W G/E W/adf STREET, N.T.S. GREENWAY ENGINEERING 151 WINDY HILL LANE WINCHESTER, VA. 22502 Founded in, 1971 TELEPHONE: (540) 662-4165 Engineers FAX: (540) 722-9526 Surveyors www.greenwayeng.com ifflow Run WINCHESTER, VIRGIN IA Founded in 1971 Engineers Surveyors GREENWAY ENGINEERING 151 WINDY HILL LANE WINCHESTER, VA. 22602 TELEPHONE: (540) 662-4185 FAX: (540) 722-9528 www.greenwayeng.com STREET 50' 45'-� 45' SINGLE FAMILY LOTS N.T.S. llOV Run WINCHESTER, VIRGINIA STREET N.T.S. GREENWAY ENGINEERING 151 WINDY HILL LANE WINCHESTER, VA. 22602 Founded in 1971 TELEPHONE: (540) 662-4185 Engineers FAX: (540) 722-9528 Surveyors www.greenwayeng.com illow Run WINCHESTER, VIRGIN IA I PORCH GREENWAY ENGINEERING 151 WINDY HILL LANE WINCHESTER, VA. 22602 Founded in 1971 TELEPHONE: (540) 662-4165 Engineers FAX: (540) 722-9526 Surveyors www.greenwayeng.com STREET GARAGE 2 0' BRL PORCH 20` BRL 5'1 1 60' —55' No 55' SINGLE FAMILY LOTS N.T.S. -pillow Run WINCH ESTER, VIRGIN IA ml I GREENWAY ENGINEERING 151 WINDY HILL LANE WINCHESTER, VA. 22602 Founded in 1971 TELEPHONE: (540) 662-4185 Engineers FAX: (540) 722-9528 Surveyors www.greenwayeng.com STREET 1 Q'BR �" 10'BRL PORCH PORCH PORCH 5 PORCH PORCH 10' 20' 20' 20 20' 20' 20' TOWNHOUSE TOWNH011SE R a 0 GARAGE — GARAGE GARAGE 8, 2}0' 18' ALLEY 30' BRL GARAGE I GARAGE 20' TOWNHOUSE ALLEY LOTS N.T.S. illow Run WINCHESTER. V I R G I N I A STREET 24' TOWNHOUSE ALLEY LOTS GREENWAY ENGINEERING 151 WINDY HILL LANE WINCHESTER, VA. 22602 Founded in 1971 TELEPHONE: (540) 662-4185 Engineers FAX: (540) 722-9528 Surveyors www.greenwayeng.com 711 illow Run WINCHESTER, VIRGINIA Founded in 1971 Engineers Surveyors GREENWAY ENGINEERING 151 WINDY HILL LANE WINCHESTER, VA. 22602 TELEPHONE: (540) 662-4185 FAX: (540) 722-9528 wv w.greenwayeng.com DUPLEXES N.T.S. ti'illow Run WIN CHESTER, VIRGINIA "75'1 75 I 8 PORCH PORCH PORCH ' BRI, GARAGE GARAGE GARAGE to 1-4 F1 45' 40'--J' STREET S Pt 20'R GARAGE I u GARAGE 45' I I -.- I I CLCAr II 1 II GARAGE I n .- 1 GARAGE 1 i I I I GREENWAY ENGINEERING 151 WINDY HILL LANE WINCHESTER, VA. 22602 Founded in 1971 TELEPHONE: (540) 662-4185 Engineers FAX: (540) 722-9528 Surveyors www.greenwayeng.com MULTIPLEX AGE RESTRICTED N.T.S. AL illow Run WINCHESTER, VIRGINIA STREET ORUM,% Po /p.... 15HRL oECK CK —ti STAIRS °""`� 1 �I WAY STAIRS r— -- — — I � 9 7 4I� STAIRS r u _ J STAIRS OIL a M-1 CD PFC+( 20' -B RL� n % mim ALLEY DECK r.) 11161�jL'l 1 CONDOMINIUM N.T.S. Yt� GREENWAY ENGINEERING 151 WINDY HILL LANE WINCHESTER, VA. 22602 Founded in 1971 TELEPHONE: (540) 662-4185 Engineers FAX: (540) 722-9528 Surveyors www.greenwayeng.com r fflow Run W I N C H E S T E R, V I R G I N I A MODIFICATION #3 § 165-71 Mixture of Housing Unit Types Required Ordinance Requirement No more than 40% of the area of portions of the planned community designated for residential uses shall be used for any of the following housing types: duplexes, multiplexes, atrium houses, weak -link townhouses, townhouses, garden apartments or any combination of those housing types. Alternative Design Standard A maximum of 60% of the area of the planned community designated for residential land use may be used for single-family attached and multifamily housing types. Justification Planned community design promotes a mixture of residential housing types to create a community that is available to a variety of age groups and income levels. Willow Run provides for the development of nine housing product types including single-family detached units, single-family attached units, multifamily units and age -restricted units. A residential unit matrix has been developed that establishes a minimum and maximum percentage of these various residential units to ensure that there is a sufficient mixture of residential housing product types. This residential unit matrix is a component of the proffer statement and is also included in this document for reference. The use of the residential unit matrix is a better tool to control residential unit mix than residential development area percentages; therefore, the proposed modification will allow for the implementation of the proffered Master Development Plan design for Willow Run. Willow Run Community Residential Unit Matrix Category Minimum Maximum % Housing Types Permitted % of Units of Units Single -Family 20% 35% RP District SFD; 35' SFD lot; 45' SFD lot; Detached 55' SFD lot Single -Family 20% 40% Duplex; Multiplex; Atrium House; Weak - Attached Link Townhouse; Townhouse Multifamily 20% 30% Condominium; Apartments; 2nd Floor Residential Above Commercial Age -Restricted 5% 20% Single -Family Small Lot; Duplex; Multiplex Willow Run Community Design Modification Document 4 MODIFICATION #4 § 165-72D Commercial and Industrial Areas Ordinance Requirement A minimum of 10% of the gross area of the project shall be used for business and industrial uses. Alternative Design Standard A minimum of 9% of the gross area of Willow Run shall be used for commercial land use. Justification Willow Run is approximately 360 acres; therefore, a minimum of 36 acres is required to be used for business and industrial uses. The West Jubal Early Land Use Plan (WJELUP) does not recommend the development of industrial land use within the study area boundary and recommends the development of commercial centers at the intersection of Jubal Early Drive and the north -south major collector road and at the intersection of Cedar Creek Grade and the north -south collector road. These commercial centers are adjacent to Route 37, with the northern commercial center located adjacent to the new Route 37/Jubal Early Drive interchange. The northwest quadrant of this commercial center is currently traversed by Merriman's Lane which will be abandoned by VDOT once the new Route 37/Jubal Early Drive interchange is developed in Willow Run. The Applicants will obtain the Merriman's Lane right-of-way once it is abandoned by VDOT and will process a rezoning application to incorporate this additional acreage into the Willow Run commercial center. This will provide a minimum of 36 acres of gross commercial land area for Willow Run. Willow Run Community Design Modification Document 5 MODIFICATION #5 § 165-72G Buffers and Screening Ordinance Requirement Buffers and screening shall be provided accordingly as specified in § 165-37 of this chapter. Road efficiency buffers shall be provided according to the requirements of that section. Alternative Design Standard A road efficiency buffer shall not be required along both sides of Sandyridge Boulevard throughout the residential portion of Willow Run provided that all residential units are alley served and the street typical section provides for a raised landscaped center median and street trees between the back of curb and the residential units. Justification Traditional Neighborhood Development (TND) design promotes the development of residential lots that are oriented to the public street, which are served by private alley systems. Residential structures are typically 15-20 feet from the public right-of-way which is not conducive to road efficiency buffer standards. Sandyridge Boulevard is identified as a major collector road in the West Jubal Early Land Use Plan (WJELUP) which requires the provision of a road efficiency buffer. The proffered Master Development Plan for Willow Run designs Sandyridge Boulevard with a raised landscaped center median with on -street parking and street trees between the back of curb and the sidewalk. This landscaped street design is consistent with TND design practice and is a reasonable substitute to the road efficiency buffer requirement. Willow Run Community Design Modification Document 6 MODIFICATION #6 Ordinance Requirement § 165-72I Road Access The planned community development shall be provided with a complete system of public streets dedicated to the Virginia Department of Transportation. Alternative Design Standard Residential and nonresidential land uses within the R4 District may be served by public streets dedicated to the Virginia Department of Transportation (VDOT) or by private streets and alleys that are owned and maintained by the Willow Run Homeowners Association. The typical sections for all public streets, private streets and alleys shall be incorporated as a component of the proffered Master Development Plan for Willow Run. Justification Traditional Neighborhood Development (TND) design promotes the development of residential lots that locate residential structures closer to the public street which are served by alley systems. Several of the housing product types proposed within Willow Run utilize rear loaded attached and detached garage units that are served by private alleys, while single-family detached units adjacent to Route 37 utilize private streets for access. The design standards for these private road systems are identified on the proffered Master Development Plan for Willow Run. These design standards are reviewed by VDOT and County staff, therefore, the ability to utilize a system of public and private streets and alleys within Willow Run is justified. Willow Run Community Design Modification Document 7 ,L%N Q&A1r 600 300 O 600 1200 SCALE: I " = 600' 117 1 plow Run WINCHESTER, VI RGINI A NOVEMBER 2006 LEGEND SINGLE FAMILY DETACHED SINGLE FAMILY ATTACHED MULTI -FAMILY AGE RESTRICTED COMMERCIAL OPEN SPACE OWNERS/DEVELOPERS MILLER AND SMITH GREYSTONE PROPERTIES GREENWAY ENG11 EER1t4G lrw ft asr 151wl�.n..t.., Windy Hill Lan. Vlrptnla zzeo2 r„y,,... •...,.. T.ipnon. s�o-saz-atas vAx s�o—�zz—asze 117 1 plow Run WINCHESTER, VI RGINI A NOVEMBER 2006 LEGEND SINGLE FAMILY DETACHED SINGLE FAMILY ATTACHED MULTI -FAMILY AGE RESTRICTED COMMERCIAL OPEN SPACE OWNERS/DEVELOPERS MILLER AND SMITH GREYSTONE PROPERTIES h 9 60 1� 0 0 =a. •p � s�2 • • P4q n a 3�r v o Q .00a. / o C I a PHASING LEGEND o�iiiiiiiiiiiiiiiiPHASE 1-300 PERMIT iiiiiiiiiiiiiiiiPHASE 2-450 PERMIT IIIIIIIIIIIIIIIIPHASE 3-600 PERMIT illow Run ,°° '°° 40 WINCHESTER. VI F GI N IA 56ALE: _ -700' WILLOW RUN its GREENWAY ENGINEERING TRANSPORTATION PHASING EXHIBIT MM Inl 151 WInly HIII Inm NOVd'YRSR 3006 OIIRERS/DEVBLOPBRS tole W- W- 62-4185 _ FAX 5Ao-Taa-9518 CREISTONE PROPERTIES W W _Z a Z ■u N fm m I �Nu b ZUle LU tq n es a a GNNY Y. HARVEY No.03D141 PROPOSED WEST JU5AL EARLY DRIVE DESIGN SPEED=40 MPH 50 25 O 50 It SGALE. I' - 50' 4 DAM APRIL 2005 SCALM M L' - 50' V: L: 5' DESIGNED BY: GUR ME NO. 9e00vu SHIP 4 OF U IMPACT ANALYSIS STATEMENT WILLOW RUN REZONING Shawnee Magisterial District Frederick County, Virginia Tax Parcels 53-((A))-90; 53-((A))-91; 53-((A))-92; 53 -((A)) -92A; 53 -((A)) -92B; 53-((A))-94; 53-((3))-A & 63 -((A)) -2A 359.97± Acres September 1, 2005 Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 Current Owners: 740 LLC 750 LLC Willow Grove L.C. Greystone Properties, LLC Miller and Smith at Willow Run, L.L.C. Contact Person: Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 WILLOW RITN REZONING - INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of eight contiguous parcels comprising 359.97± acres, owned by 740 LLC, 750 LLC, Willow Grove L.C., Greystone Properties, LLC, and Miller and Smith at Willow Run, L.L.C. The subject properties are located adjacent to and east of Route 37, adjacent to and east of Merriman's Lane (Route 621), adjacent to and south of the Winchester and Western Railroad, north of Cedar Creek Grade, and adjacent to and south and west of the City of Winchester Corporate Limits. The current zoning of the parcels comprising the 359.97± -acre tract is RA, Rural Areas District. The property owners propose to rezone these parcels to create a 359.97± acre Traditional Neighborhood Development that will be zoned R4, Residential Planned Community District. Please refer to the proffered Willow Run Master Development Plan. Basic information Location: East of Route 37 and Merriman's Lane (Route 621), North of Cedar Creek Grade (Route 622), South and West of the City of Winchester Corporate Limits Magisterial District: Shawnee Property ID Numbers: 53-((A))-90, 53-((A))-91, 53-((A))-92, 53 -((A)) - 92A, 53 -((A)) -92B, 53-((A))-94, 53-((3))-A, 63- ((A)) -2A Current Zoning: RA, Rural Areas District Current Use: Agricultural and Residential Uses Proposed Use: Traditional Neighborhood Development Proposed Zoning: R4, Residential Planned Community District Total rezoning area: 359.97± -acres 2 Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 COMPREHENSIVE PLAN The parcels comprising the subject site are located within the study area boundary of the Western Jubal Early Land Use Plan. The Board of Supervisors adopted the policies guiding future land use development within the Western Jubal Early Land Use Plan on February 11, 2004. These policies recommend that the predominant land use should be urban and suburban residential use with areas of mixed residential and commercial land use along the planned route of the Jubal Early Drive extension. A Master Development Plan has been prepared and proffered for Willow Run, which depicts the Traditional Neighborhood Design (TND) elements of the site that will be developed as residential and commercial land use. Additionally, the Applicants' proffer statement provides for a residential unit matrix table that provides for a minimum and maximum percentage of age -restricted, single-family attached, single-family detached and multifamily housing product types. The 359.97± -acre site is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA); therefore, expansion of the UDA and SWSA beyond the existing property boundaries is not required by this application. A. SUITAIBILITY OF THE SITE A rrPcc The subject site is accessible from Cedar Creek Grade (Route 622), Merriman's Lane (Route 621), and through the extension of Jubal Early Drive and Cidermill Lane, which currently terminate in the City of Winchester. The extension of Sterling Drive is not proposed due to additional impacts to the wetland areas that have been identified by the Corp of Engineers on the south side of Jubal Early Drive extended. Connections to, and extensions of all other identified roads will provide safe and efficient access to Willow Run. Cidermill Lane is proffered to be constructed and barricaded until the new interchange ramps at Route 37 and Jubal Early Drive are open to the public. The Western Jubal Early Drive Land Use Plan (WJELUP) identifies the extension of Jubal Early Drive in an east -to -west direction through the limits of the subject site and connecting to Route 37 West at a new interchange. Furthermore, this plan identifies a new major collector road, which connects Cedar Creek Grade to Jubal Early Drive in a north -to -south direction. The need for intermodal access is also identified in the land use plan, which recommends the expansion of the Green Circle bicycle and pedestrian facility into the County with linkages to the west and south. The Applicants' proffer statement has been designed to implement the transportation network identified in the Comprehensive Policy Plan. The transportation proffers allow for traffic from the development to access Jubal Early Drive and Cedar Creek Grade 91 Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 during the initial development phases of Willow Run, while access to Route 37 is proffered to occur through the development of new interchange ramps prior to the 600th residential permit (less than 45% of the total development program). The Applicants' proffer statement also provides for the continuation of the Green Circle along the south side of Jubal Early Drive, with an additional bicycle and pedestrian system traveling south connecting to Sandyridge Boulevard to the southern limits of Willow Run. Floodplains The subject site is located on the FEMA NFIP Map #510063-0115-B. The FEMA NFIP Map identifies floodplain areas associated with Abrams Creek from the north side of Northwestern Pike (Route 50 West) to the west side of Merriman's Lane (Route 621). The limits of the study end at this point; however, it is reasonable to expect the floodplain areas identified as Zone A to continue through the northern portion of the subject site along Abrams Creek to the City of Winchester Corporate Limits. The Applicants have prepared a Phase I Environmental Assessment Report and a Wetlands Delineation Report for the subject properties, a copy of which has been provided to the Planning Department. The Applicants' proffered Master Development Plan delineates the location of the floodplain areas on the subject site that are based on the results of the detailed CLOMR study associated with the extension of Jubal Early Drive. The Applicants submitted the CLOMR study to FEMA and have received approval to ensure that there are no adverse impacts to the Abram's Creek floodway resulting from the extension of Jubal Early Drive. Protected and disturbed floodplain areas are identified on the proffered Master Development Plan, of which, the impacted areas are only associated with the extension of Jubal Early Drive. Wetlands The National Wetlands Inventory Map identifies two areas of wetlands along the northern and eastern portions of the 359.97± -acre site. The Applicants have prepared a Wetlands Delineation Report for the subject properties, a copy of which has been provided to the County Engineer and the Planning Department. The U.S. Army Corp of Engineers has issued a Jurisdictional Determination Letter establishing the location of all wetland areas on-site, and a wetlands permit has been approved by the U.S. Army Corp of Engineers and the Virginia Department of Environmental Quality based on an approved wetlands mitigation plan prepared by the Applicants. Protected and disturbed wetland areas are identified on the proffered Master Development Plan, of which, the impacted areas are only associated with the extension of Jubal Early Drive. n Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised Rme 27, 2006 Revised November 18, 2006 Steep Slopes Minor areas of steep slope exist on the 359.97± -acre site, of which, a small area is located adjacent to the wetland by Abram's Creek, a small area is located by the major karst feature in the southeastern portion of the site, and a small area is located adjacent to Cedar Creek Grade. Disturbance of the small area of steep slope adjacent to Cedar Creek Grade will occur to implement the road improvements that are proffered by the Applicants along the Cedar Creek Grade frontage. These areas of disturbance are identified on the proffered Master Development Plan for Willow Run to ensure compliance with County Ordinance requirements. Mature Woodlands Areas of mature deciduous trees exist along the Abram's Creek corridor, as well as in the western and central portions of the 359.97± -acre site. It is anticipated that these areas will be impacted by the future development of road systems, utility infrastructure, residential land bays, and the commercial center area; however, the subsequent Subdivision Design Plans will attempt to provide for linear tree save areas of mature trees once grading limits are determined. Furthermore, disturbed mature tree areas and existing open areas will be replanted with new trees to meet the requirements of the County Ordinance that was adopted by the Board of Supervisors in April 2003. Soil Types The Soil Survey of Fredrick County, published by the USDA Soil Conservation Service was consulted to determine soil types contained in this tract. The subject site is located on map sheet number 24 & 30, and contains the following soil types: 5B -Carbo Silt Loam: 2-7% slope 1413-Frederick-Poplimento Loam: 2-7% slope 14C-Frederick-Poplimento Loam: 7-15% slope 14D-Frederick-Poplimento Loam: 15-25% slope 16C-Frederick-Poplimento Loam — Very Rocky: 7-15% slope 16D-Frederick-Poplimento Loam — Very Rocky: 15-25% slope 17C-Frederick-Poplimento Rock Outcrop Complex: 2-15% slope 17E-Frederick-Poplimento Rock Outcrop Complex: 15-45% slope 29-Massanetta Loam Table 5 on page 123 of the Soil Survey of Frederick County identifies the 513 -Carbo Silt Loam, the 1413-Frederick-Poplimento and 29-Massanetta Loam as prime farmland soils. Frederick-Poplimento loams comprise the majority of the subject site, which possess moderate shrink -swell potential. A band of Carbo Silt loam follows the western portion E Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 of the subject site, which possesses a high shrink -swell potential, while Massanetta loam is located within the defined flood plain and wetland areas. These soil types are consistent with the soil types found in the neighboring Meadow Branch and Morlyn Hills communities; therefore, community development activities can be supported by the soil conditions on the subject site. Development within the Massanetta loam soils will be limited to the extension of Jubal Early Drive. The Applicants will conduct geotechnical analysis throughout the development of Willow Run for road construction, utility installation, and the development of residential and commercial land bays. Geotechnical analysis will be provided to the project engineer which will be taken into consideration during the design of the project. B. SURROUNDING PROPERTIES Adjoining Property Zoning and Present Use: North: Zoned Planned Unit Development (PUD - LR) Use: Residential South: Zoned Residential Performance (RP) Use: Residential Zoned Rural Areas (RA) Use: Commercial & Agricultural East: Zoned Planned Unit Development (PUD -HR) Use: Residential West: Zoned Residential Performance (RP) Use: Residential Zoned Rural Areas (RA) Use: Residential & Golf Course C. TRANSPORTATION The subject site is accessible from Cedar Creek Grade (Route 622), Merriman's Lane (Route 621), and through the extension of Jubal Early Drive and Cidermill Lane, which currently terminate in the City of Winchester. The Western Jubal Early Drive Land Use Plan identifies the extension of Jubal Early Drive in an east -to -west direction through the limits of the subject site and connecting to Route 37 at a new interchange. Furthermore, this plan identifies a new major collector road, which connects Cedar Creek Grade to Jubal Early Drive in a north -to -south direction. The need for intermodal access is also identified in the land use plan, which recommends the expansion of the Green Circle bicycle and pedestrian facility into the County with linkages to the west and south. A traffic impact analysis (TIA) has been prepared for the Willow Run Community by Patton Harris Rust & Associates, pc dated June 22, 2006 (revised from the April 18, C Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 2006, the July 12, 2005 and November 2004 submissions), which is included as a component of the Impact Analysis Statement. The TIA assumes the total build out of 1,439 r i �� o f .,,t esidential units and 375,000 square feet of commercial retail and odic. ia. U use by year 2012 as a two-phase plan. The first transportation phase projects the impacts associated with the development of 599 residential units, and the second transportation phase projects the impacts associated the total build out of the Willow Run Community that includes 1,439 residential units and 375,000 square -feet of commercial retail and office land use. The TIA provides for a Level of Service (LOS) analysis for AM and PM peak hour traffic volumes, as well as Average Daily Trip (ADT) volumes for existing, background and build -out conditions for each transportation phase. The TIA studies all critical intersections in the Willow Run Community and within close proximity of the Willow Run Traditional Neighborhood Development, the existing Route 37 interchange ramps at Route 50 West and Cedar Creek Grade for the regional transportation system, and the continuation of Jubal Early Drive from its terminus in the City of Winchester to Merriman's Lane. The Phase 1 and Phase 2 Build -Out Lane Geometry and Level of Service (LOS) for AM and PM Peak Hour traffic volumes identify the projected traffic impacts for all critical intersections within the project and within close proximity of the Willow Run Traditional Neighborhood Development, the new Route 37 interchange ramps at Jubal Early Drive and Merriman's Lane and the existing Route 37 interchange ramps at Route 50 West and Cedar Creek Grade for the regional transportation system, and the continuation of Jubal Early Drive from its terminus in the City of Winchester to Route 37 at Merriman's Lane. The TIA demonstrates that the build -out of the first transportation phase (599 residential units) can occur while achieving acceptable levels of service on all internal streets and at the intersection of Jubal Early Drive and Meadow Branch Avenue, as well as at the intersection of Cedar Creek Grade and Birchmont Drive. The TIA further demonstrates that the transportation impacts associated with the build -out of the Willow Run Traditional Neighborhood Development, coupled with the projected background traffic impacts, are acceptable at the signalized Jubal Early Drive intersection with Meadow Branch Avenue, at the signalized Jubal Early Drive intersection with Merriman's Lane, at the signalized intersection of Birchmont Drive and Cedar Creek Grade, and at the new Route 37 interchange roundabout ramps. The TIA demonstrates that deficient levels of service exist at the unsignalized Route 37 ramps at Cedar Creek Grade, at the Route 37 ramps at Route 50 West, at the intersection of Jubal Early Drive and Valley Avenue, and at the intersection of Valley Avenue and Cedar Creek Grade. However, the TIA also demonstrates that build -out of the Willow Run Traditional Neighborhood Development does not further reduce the levels of service at the Route 37 interchanges at Cedar Creek Grade and Route 50 West more than the impacts associated with background traffic. Additionally, the build -out of the Willow Run Traditional Neighborhood Development slightly reduces the levels of service at the Jubal Early Drive and Valley Avenue intersection during AM peak hour and at the Valley Avenue and Cedar Creek Grade intersection during PM peak hour. 7 Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 The Applicants' proffer statement has been designed to address the transportation impacts associated with the build -out of the Willow Run Traditional Neighborhood Development, and to assist in the mitigation of several regional transportation issues that are a result of other development projects and projected traffic volume increases. These proffered transportation improvements include the following: Proffered Transportation Improvement Program • Completely fund and construct the four -lane divided section of Jubal Early Drive from the current terminus in City of Winchester to the first intersection west of the eastern neighborhood commercial land bays prior to issuance of the 300th residential building permit. • Completely fund and construct the four -lane divided section of Jubal Early Drive from the first intersection west of the eastern neighborhood commercial land bays to the first commercial center intersection prior to issuance of 450th residential building permit. • Completely fund and construct the four -lane divided section of Jubal Early Drive from the terminus of the first commercial center intersection to the Route 37 northbound on and off ramps prior to issuance of 600th residential building permit. • Completely fund and construct the new Route 37/tubal Early Drive interchange northbound and southbound on and off ramps using the existing bridge structure prior to the issuance of the 600th residential building permit. • Allow the developer construction dollars for the neve Route 37/tubal Early Drive interchange northbound and southbound on and off ramps to be utilized as matching funds unconditionally by Frederick County for additional transportation system improvements. • Completely fund and construct the realignment of approximately 1,000 feet of the two-lane section of Merriman's Lane (Route 621) to the north of Jubal Early Drive to create a "T" intersection prior to issuance of 600th residential building permit. • Complete Birchmont Drive between Jubal Early Drive and Cedar Creek Grade by the issuance of the 200th residential building permit. • Execute a signalization agreement with VDOT to fully fund traffic signalization at the intersection of Jubal Early Drive and Meadow Branch Avenue. • Execute a signalization agreement with VDOT to fully fund traffic signalization at the intersection of Jubal Early Drive and the Merriman's Lane north realignment at the commercial center intersection. • Execute a signalization agreement with VDOT to fully fund traffic signalization at the intersection of Cedar Creek Grade and Birchmont Drive. • Completely fund and construct right and left turn lane improvements at the intersection of Cedar Creek Grade and Birchmont Drive. N. Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 • Provide $100,000 to the City of Winchester for off-site transportation improvements. The Applicants' proffered transportation program will mitigate the impacts associated with the development of the Willow Run Community and will improve existing and future conditions associated with other off-site regional transportation matters. The complete funding and development of Jubal Early Drive and the new Route 37 interchange ramps will occur during the construction of the Willow Run Traditional Neighborhood Development, which offers solutions to two significant regional transportation elements identified in the Metropolitan Planning Organization (MPO) 2030 Transportation Plan for the benefit of both County and City residents. D. SEWAGE CONVEYANCE AND TREATMENT The 359.97± -acre site is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) boundaries. In May 2004, the Frederick County Sanitation Authority Board voted to provide public sewer service to the Willow Run Community. This determination requires the Frederick County Sanitation Authority (FCSA) to develop the infrastructure system necessary to service the Willow Run Community. The FCSA has undertaken an infrastructure project for the design and construction of a new sewer force main that will connect to the Willow Run Community at the Birchmont Drive intersection at Cedar Creek Grade and the 15" Hogue Run Sewer Interceptor, which directs flows to the Parkins Mill Wastewater Treatment Facility. The design of the new sewer force main will provide capacity that is adequate to accommodate the residential and commercial land uses associated with the Willow Run Community and additional development within the area. The Applicants will provide for a new sewer pump station that will be located in the northeastern portion of the property adjacent to the Abram's Creek wetlands. The design of the new sewer pump station will provide capacity that is adequate to accommodate the residential and commercial land uses associated with the Willow Run Community, and will be expandable to serve additional development within the area. The Applicants will also provide for a new sewer force main that connects the new sewer pump station to the FCSA new sewer force main at Cedar Creek Grade. The new sewer force main will be sized as a minimum 12 -inch main to accommodate the residential and commercial land uses associated with the Willow Run Community and additional development within the area. The on-site sewer infrastructure required to convey effluent to the Parkins Mill Wastewater Treatment Facility will be developed by the Applicants to standards acceptable to the FCSA for their future operation and maintenance. E Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 The impact of rezoning the 359.97± -acre site can be based on comparable discharge patterns of 500 gallons -per -day (GPD) per acre for commercial land use and 225 GPD for residential land use. The figures below represent the impact that the total build out of the 36 -acre commercial areas of commercial and office land use and the proffered 1,390 residential units will have on the sewage conveyance and treatment systems. Q = 500 GPD per acre Q = 500 GPD x 36 acres of commercial and office land use Q = 18,000 GPD projected at total commercial build out Q = 225 GPD per household Q = 225 GPD x 1,390 residential units Q = 312,750 GPD projected at total residential build out TOTAL Q = 330,750 GPD at total project build out The proposed rezoning is projected to increase flows to the Parkins Mill Wastewater Treatment Facility by 330,750 GPD at total build out. The Applicants have proffered to develop the Willow Run Community through a phased permitting plan that limits the number of residential building permits that can be obtained on an annual basis. This phased permitting plan will ensure that the build -out of the Willow Run Community cannot occur until calendar year 2012 at the earliest. The Frederick County Sanitation Authority Board has approved a plan to expand the capacity of the Parkins Mill Wastewater Treatment Facility to 5 million gallons per day (MGD). The 5 MGD expansion of the Parkins Mill Wastewater Treatment Facility is projected to be complete in 2009, which will occur 3 years prior to the earliest possible build -out of the Willow Run Community based on the proffered phased permitting plan. Adequate capacity for sewage conveyance and treatment will be available throughout the development of the Willow Run Community as a result of the infrastructure improvements provided by the Applicants and the FCSA. E. WATER SUPPLY The 359.97± -acre site is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) boundaries. In May 2004, the Frederick County Sanitation Authority Board voted to provide public water service to the Willow Run Community. This determination requires the Frederick County Sanitation Authority (FCSA) to develop the infrastructure system necessary to service the Willow Run Community. 10 Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 The FCSA will provide a water transmission line that will follow Route 37 and adjoin the Willow Run Community. This water transmission line will create a loop system that ties together the water systems to the north between the Sunnyside Community and to the south in the Apple Valley Road and Shady Elm Road area. This loop will allow for water service to be provided from both the Stephens City quarry system from the James H. Diehl Water Filtration Plant and the Clearbrook quarry system from the North Water Filtration Plant. These systems currently provide 6.0 MGD and can be increased to 10 MGD. The on-site water infrastructure required to convey potable water to the proposed residential and commercial land uses in the Willow Run Community will be developed by the applicants to standards acceptable to the FCSA for future operation and maintenance. The impact of rezoning the 359.97± -acre site can be based on comparable water usage of 1,000 GPD per acre for commercial and office land use and 275 GPD per unit for residential land use. The figures below represent the impact that the total build out of the 36 -acre commercial areas of commercial and office land use and the proffered 1,390 residential units will have on the water supply and treatment systems. Q = 1,000 GPD per acre Q = 1,000 GPD x 36 acres Q = 36,000 GPD projected at total commercial and office build out Q = 275 GPD per household Q = 275 GPD x 1,390 residential units Q = 382,250 GPD projected at total residential build out TOTAL Q = 418,250 GPD at total project build out The projected water usage for the proposed rezoning is 418,250 GPD at total build out. This projection represents approximately 10% of the unutilized capacities at the James H. Diehl Water Filtration Plant and the North Water Filtration Treatment Plan. Therefore, available water source and infrastructure will be adequate to accommodate the capacity needs of the proposed residential and commercial land uses for the Willow Run Community. F. DRAINAGE The 359.97± -acre parcel has pronounced drainage divides, which follow the ridgelines located in the western and central portions of the project site. These drainage divides direct stormwater to the central and western portions of the project site, which then flow in a northern direction to Abram's Creek and to the southwest near Route 37. The Willow Run Community will be designed to capture the majority of the stormwater flows 11 Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 in the central portion of the development within a man-made lake that will be approximately 5 -acres in size. This lake will be created within the central portion of the Wiiio`.`J Run Co.i�miini y and dcsigncd as an amenity for the community and will be maintained by the Willow Run Homeowners Association. Smaller drainage areas that do not flow to the man-made lake will be designed to direct stormwater flows to the Abram's Creek channel. The Applicants' proffer statement provides for the use of best management practices (BMP) in conjunction with all commercial land uses to mitigate water quality impacts to Abram's Creek. This proffer statement also commits to the preparation of a geotechnical analysis for the purpose of ensuring that development impacts near the major karst feature do not adversely impact water quality through storm water management design. Storm water management will be designed in accordance with all applicable state and local storm water management requirements and erosion and sedimentation control requirements. G. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average annual business consumption of landfill volume of 5.4 cubic yards per 1,000 sq ft. of structural floor area and an average annual residential consumption of 5.4 cubic yards per household (Civil Engineering Reference Manual, 4t' edition). The following figures show the increase in average annual volume based on the 375,000 square feet of commercial and office land use, and 1,390 residential units that are projected to develop over a 7 -year period: AV = 5.4 Cu. Yd. per 1,000 sq. ft. AV = 5.4 Cu. Yd. x 375 (1,000 sq. ft.) AV = 2,025 Cu. Yd. at commercial build out/yr, or 1,418 tons/yr at build out AV = 5.4 Cu. Yd. per household AV = 5.4 Cu. Yd. x 1,390 households AV = 7,506 Cu. Yd. at residential build out, or 5,255 tons/yr at build out TOTAL AV = 6,673 tons/yr / 7 -yr build -out = 954 ton annual increase at build out The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The projected 7 -year build out of the subject site will generate on average 954 tons of solid waste annually. This represents a 0.47% increase in the annual solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year. The complete build out of the Willow Run Community is projected to increase the solid waste received by the Municipal Solid Waste area of the Regional Landfill by 2.6% annually. The Applicants' proffer statement provides for curbside trash pickup service in the 12 Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 Willow Run Community; therefore, transportation and increased volume impacts at the citizen convenience centers will be mitigated and tipping fees will be generated that will create a continuous revenue source for the Regional Landfill by the Willow Run Community. H. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey identifies three structures on the 359.97± -acre site as the 740 House (#34-89), the 750 House (#34-90) and the Marshal House (#34-1236), although none of these structures are deemed potentially significant. Two sites within close proximity are identified as potentially significant, which include the Stuart Brown House (#34-1239) and Homespun (#34-180). The Homespun site is further identified as being potentially eligible for the state and national register of historic places. Furthermore, the southwestern portion of the 2nd Winchester Core Battlefield area is located in the northeastern portion of the subject site. The Stuart Brown House (#34-1239) is located on the Jova Properties, LCC parcel adjacent to the Route 37 interchange area at Cedar Creek Grade. This structure is currently utilized as a residential rental property, and is not visible from the Willow Run Community. The Homespun site (#34-180) is located across Cedar Creek Grade from the southeastern portion of the site. An adaptive reuse of the Homespun site has been complete, which converted the historic structure into a commercial land use. Additionally, the Harvest Ridge Residential Community is being developed adjacent to and south of the Homespun site. The Homespun site has a mature row of evergreens along its frontage, which adequately screens the structure from Cedar Creek Grade. The Birchmont Drive intersection at Cedar Creek Grade is designed to align with the commercial entrance serving the Homespun site; therefore, no additional impacts are anticipated between the Willow Run Community and the Homespun site. The Applicants' proffer statement provides for a double row evergreen tree planting screen between the southern most residential lot that is located across Cedar Creek Grade from the Homespun site to minimize viewshed impacts. In August 2004, the Shenandoah Valley Battlefield Foundation Executive Committee (SVBF) was asked to consider the potential for acquiring the potion of the 2n1 Winchester Core Battlefield area that is located on the subject site. The SVBF Executive Committee provided a letter to Greenway Engineering dated August 16, 2004, which stated that there was not a desire to acquire this area due to the significant amount of lost integrity of the overall core battlefield area resulting from the development of the Meadow Branch Community. Therefore, the development of the Willow Run Community will not have a negative impact to existing historic structures and core battlefield area. 13 Greenway Engineering September 1, 2005 Willow Run Rezoning Revised November 4, 2005 Revised June 27, 2006 Revised November 18, 2006 I. IMPACT ON COMMUNITY FACILITIES The Frederick County Capital Facilities Fiscal Impact Model was prepared for the proposed rezoning of the 359.97± -acre site based on a proffered maximum square footage of 110,000 square feet of commercial and office land use and 850 residential units. The results of the Capital Facilities Fiscal Impact Model identify that the build out of the Willow Run community will create a negative fiscal impact of $7,692.00 for each residential unit. The Applicants' proffer statement guarantees the development of 20,000 square feet of commercial land use; however, Greenway Engineering prepared a fiscal impact model run that only provided commercial land use credit for 10,000 square feet of commercial that was guaranteed in the November 4, 2005 proffer statement. The Applicants' proffer statement provides a monetary contribution to Frederick County in the amount of $9,078 for each non -age restricted residential unit to mitigate the fiscal impacts to public schools, parks and recreation, fire and rescue services, and other County services. A monetary contribution of $2,000.00 is proffered for each age restricted residential unit to mitigate the fiscal impacts to all County services, exclusive of public schools, which are not impacted by this specific population. Furthermore, the Applicants' proffer statement provides $1,000.00 for each non -age restricted residential lot to public schools, which will generate between $1.11 - $1.32 million dollars for site acquisition funding. The Applicants have also proffered an additional $50,000.00 to mitigate impacts to the volunteer fire and rescue services. This monetary proffer provides $25,000.00 to the first responder companies in Frederick County and the City of Winchester that will provide service to the Willow Run Community. Additionally, the Applicants' proffer statement provides for community recreational amenities that include a community center facility that is a minimum of 4,000 square feet in floor area for the overall community, a community center facility for the age -restricted units that is a minimum of 2,000 square feet in floor area, public and private bicycle and pedestrian facilities and neighborhood parks. Therefore, the monetary contributions provided for in the Applicants' proffer statement, coupled with the recreational amenities adequately mitigate the community facilities impacts and capital cost needs for the Willow Run Community. M1 Map Data Source: Frederick County, Va. GIS Department, 2006 Data and City of Winchester, Va. GIS Department, 2006 Data LEGEND 1000 0 1000 40M SCALE: V • 1000' Aft t -2;EybArs _ CftF�7c crtApE ' . ��`'1 f: '�-r '�� , r, 1r4I � J;JI[ � I � � � -- Gg--. _ff• +' 'ft9.E I�& %iwy is z RE W W z a z W N m m z W a" a`i W ag 'R MARK D. SMITH No.o22837 0 O J J I— m W (4 W a LL J W z z W DAM U/18/08 SCAM 1' - 1000' DESIGNED BY: ISR FBE NO. 3000RG SH99r I OF 1 LEGEND Immm 0 mm 2000 SCALE: r . immm t.CAM GF sue a Z 2 W W Z a Z W m 2 LU N W a z 0 0 a MARK D. SMITH No.022637 3 DATE U/16/06 SCALE: 1• — 1000' DESIGN® BY, El► FIE N0. 3MWG SHEET I OF 1 f L low m Immm 20mm scale: r . Immm ZONING LEGEND tt7.•ef�+•"-�' ZONING DISTRICTS LEGEND RA RURAL AREAS DISTRICT _ RP RESIDENTIAL PERFORMANCE DISTRICT HIGH DENSITY RESIDENTIAL DISTRICT R4 RESIDENTIAL PLANNED COMMUNITY _ R5 RESIDENTIAL RECREATIONAL COMMUNITY RESIDENTIAL BUSINESS DISTRICT MHl MOBILE HOME COMMUNITY DISTRICT B-2 Bl NEGHBORHOOD BUSINESS DISTRICT COMMERCIAL INDUSTRIAL DISTRICT 82 BUSINESS GENERAL DISTRICT _ B3 INDUSTRIAL TRANSITION DISTRICT HEALTH SERVICE DISTRICT M1 LIGHT INDUSTRIAL DISTRICT -� M2 INDUSTRIAL GENERAL DISTRICT _ ETA EXTRACTIVE MANUFACTURING DISTRICT ® HE HIGHER EDUCATION DISTRICT CITY ZONING DISTRICTS LEGEND LR LOW DENSITY RESIDENTIAL DISTRICT MR MEDIUM DENSITY RESIDENTIAL DISTRICT HR HIGH DENSITY RESIDENTIAL DISTRICT BR—I LIMITED HIGH DENSITY RESIDENTIAL DISTRICT RO-1 RESIDENTIAL OFFICE DISTRICT RB -1 RESIDENTIAL BUSINESS DISTRICT B-1 CENTRAL BUSINESS DISTRICT B-2 HIGHWAY COMMERCIAL. DISTRICT - CM -1 COMMERCIAL INDUSTRIAL DISTRICT 1�1 M-1 LIMITED INDUSTRIAL. DISTRICT M-2 INTENSIVE INDUSTRIAL DISTRICT HS HEALTH SERVICE DISTRICT MC MEDICAL CENTER DISTRICT HE -1 HIGHER EDUCATION DISTRICT Yll i EIP EDUCATIONAL, INSTITUTIONAL, & PUBLIC DISTRICT -- PUD PLANNED UNIT DEVELOPMENT DISTRICT PMH PLANNED MOBILE HOME DISTRICT PSC PLANNED SHOPPING CENTER DISTRICT _..._._ ...� —._ HISTORIC WINCHESTER DISTRICT N 0 1�J4ITWEr 45 ¢� G p v- v 0 Z a W W Z a Z W o E >. E a a I emu n� Z � qj ul q W z 0 MARK D. SMITH N0.022837 I- xM�M W W IL V, 7 cc A 3 Z o U J N a `i J 3 Z Z O v O DAM 11/18/08 SCALE: I• - 1000' DENGNED BY: ER FDB NO. 380011G SEM 1 OF i WILLOW RUN COMMUNITY SCALE: 1"-800' NOV. 18, 2006 -AV ENGINE HISTORICAL SITES. AND STRUCTURES ;� ° __ A Revised Phased Traffic Impact Analysis of VV'iiiuw Run Located in: Frederick County, Virginia Prepared for: Miller and Smith Greystone Properties 8401 Greensboro Drive Suite 300 McLean, VA 22102 Prepared by: Patton Harris Rust & Associates, pc Engineers. Surveyors. Planners. Lcndsccpe Architects. Ma roff Avenue, Suite 200 Martinsburg, West Virginia 25454 01 R+AT 304.264.2711 PH F 304.264.3671 June 22, 2006 (Revised from the July 2005 submission) OVERVIEW Report Smimmary Patton Harris Rust & Associates, pc (PHR+A) has prepared this "revised" traffic study (from July 2005 submission) for Miller and Smith and Greystone Properties to present the impacts associated with the proposed Willow Run development located northeast of the Cedar Creek Grade (Route 622)/Route 37 interchange in Frederick County, Virginia. The purpose of this report is to amend the Phase 1 and Phase 2 analyses using the revised land use and future roadway network. Phase 1 includes 260 single family -detached units and 339 single family -attached units that will be built -out by Year 2009. Phase 2 (full build -out) consists of 425 single family -detached units, 490 single family -attached units, 416 apartment units, 108 elderly housing -attached units, 150,000 square feet of office and 225,000 square feet of retail, which will be built -out by Year 2012. In order to accommodate the future traffic volumes, PHR+A assumed the following infrastructure improvements with respect to each Phase. Phase 1 includes: 1) Completion of Jubal Early Drive Extended from the existing Jubal Early Drive, through the Willow Run development, to a point east of Merrimans Lane; 2) Completion of Willow Run Drive from the Jubal Early Drive Extended to a point north of Cedar Creek Grade, 3) Completion of Birch Mont Drive from the Jubal Early Drive Extended to Cedar Creek Grade, 4) Completion of the Meadow Branch Avenue Extended to Route 50 and 5) Realignment of Merrimans Lane north of Breckinridge Lane. Phase 2 assumes the improvements described under Phase 1 as well as the following infrastructure improvements: 1) Completion of the Jubal Early Drive Extended to Route 37, 2) Completion of a diamond interchange at the intersection of Merrimans Lane/Route 37 and 3) Realignment of Merrimans Lane north of the new Merrimans Lane/Route 37 interchange. Figure 1 is provided to illustrate the location of Willow Run with respect to the surrounding roadway network. Methodology The traffic impacts accompanying the Willow Run development were obtained through a sequence of activities as the narratives that follow document: • Assessment of background traffic including other planned projects in the area of impact, • Calculation of trip generation for Willow Run, • Distribution and assignment of Willow Run generated trips onto the completed study area road network, • Analysis of capacity and level of service using the newest version of the highway capacity software, HCS -2000, for existing and future conditions. A Revised Phased Traffic Impact Analysis of Willow Run PH l + l June 22, 2006 Page 1 No Scale lfl%--A Figure 1 Vicinity Map A Revised Phased Traffic Impact Analysis of Willow Run P R+A June 22, 2H Pagee 2 2 EXISTING CONDITIONS Patton Harris Rust & Associates, pc (PHR+A) obtained AM and PM peak hour manual turning movement counts at the intersections of Cedar Creek Grade (Route 622)/Merrimans Lane (Route 621), Cedar Creek Grade/Route 37 interchange ramps, Cedar Creek Grade/Harvest Drive, US Route 50/Route 37 interchange ramps, US Route 50/Merrimans Lane, Merrimans Lane/Breckinridge Lane, Jubal Early Drive/Handley Avenue and Jubal Early DriveNalley Avenue. Additionally, 24-hour automatic "tube" counts were conducted along the Cedar Creek Grade west of Harvest Drive. PHR+A established the ADT (Average Daily Traffic) along each of the study area roadway links using an assumed "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 10%. Figure 2 shows the existing ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 3 shows the respective existing lane geometry and AM/PM peak hour levels of service. All traffic count data and HCS -2000 levels of service worksheets are included in the Appendix section of this report. R+A A Revised Phased Traffic Impact Analysis of Willow Run June 22, 2006 PH Page 3 %� 194 4..�439 (206)542.. R (433)8" R N � r z2 >64�/ a Route 1 r� Brr1S(89� jr►c�dge Ln a N L 24(63) 11 4-39(128) le' 59(91) (3)12 n eh q 27(147) r 43(69) 59)108 - + a Route 622 )47—% Route 37 GO& .45(43) 1 4--274(1067) e� 33(159) (44)311 (560)6�� e ti (247)98�ti 622 621 1--q �,b X11 (35)g (603)704 No Scale' M 53(4S) l�+ Hans Ave �' ✓°60( �o ^b� 1l 60(364 ra,r9l f� 1560) C-8 2 lco `+r '� 34(36sj 67_ ti %-51(98) 275(855) _ ��387(66z Route 622 ti o b AM Peak Hour(PM Peak Hour) Figure 2 Existing ADT and AM/PM Peak Hour Traffic Volumes PHR+A A Revised Phased Traffic Impact Analysis of Willow Run June 22, 2006 Page 4 4m— D(C) 4— _� 4 Route 50 (C)D � �► �4 G�� No Scale 1 CJ 4"A(B) Signalized Intersection sss LOS = D(C) Signalized Route 50 Intersection ��Signalized 4- B(C) LOS = C(C) �� Intersection dj (QB Yr LOS = B(C) "—► [Route 50(QC-• * d e r c�d Handley 621 eLp Ave Y� Unsignalized L p� Intersection � � d Y o * fD Handley Ave Q�e' Bre B(C)C edge Lb � ✓ i►� GGA '� Uba i[ Unsignali37 zed �y� �f ~C(C) rsection Inte�o� AJC * C' Signalized Intersection LOS = C(C) 622 *(B)AUnsignalized /�iA7f Intersection XB)* Cteek *(B)B Cee Unsignalized Intersection * �� 4— *(A)�Rt 622 *7,%,(A)* Route 622 � *Denotes critical unsignalized movement LP-,r T�-,-n AM Peak T-TnUr(PM peak Hour) Figure 3 Existing conditions Lane Geometry and Level of Service A Revised Phased Traffic Impact Analysis of Willow Run PMR.+A June 22, 2006 Page 5 PHASE I TRAFFIC ANALYSIS (20M Phase 1 is analyzed assuming the anticipated future roadway network that includes the following: 1) Completion of the Jubal Early Drive Extended from the existing Jubal Early Drive, through the Willow Run development, to a point east of Merrimans Lane; 2) Completion of Willow Run Drive from the Jubal Early Drive Extended to a point north of Cedar Creek Grade, 3) Completion of Birch Mont Drive from the Jubal Early Drive Extended to Cedar Creek Grade, 4) Completion of the Meadow Branch Avenue Extended to Route 50 and 5) Realignment of Merrimans Lane north of Breckinridge Lane. 2009 BACKGROUND CONDITIONS In order to accurately depict future conditions within the study area, PHR+A utilized A Traffic Impact Analysis of the WWW Property, by PHR+A, dated December 5, 2002 to determine the trips associated with not yet completed area developments:. Based upon the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report and the aforementioned traffic study, Tables la and lb are provided to summarize the calculated trips associated with each of the 2009 "other developments". Table la Background Development: WWW Property Tri" !'_Pn,-rntinn .qllmmai'v ITEAM Peak Hour PM Peak Hour ADT In I Out I Total In I Out I Total Land Use Amount Code 750 Office Park 5 acres 350 30 381 34 194 229 2241 813 Discount Superstore 135,000 SF 127 122 248 252 262 514 6030 820 Shopping Center 25,000 SF 42 27 68 120 130 251 2758 Total 519 179 697 406 587 993 11,028 Total Internal 34 34 68 83 83 165 1,898 Total Pass -by 25 22 47 56 59 115 1318 Total "New Trips" 459 122 582 1 268 445 713 7812 A Revised Phased Traffic Impact Analysis of Willow Run PHR-+A June 22, 2006 Page 6 Table lb Background Development: Valley Health Systems and Degrange Properties Trip Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour ADT In Out Total In Out Total Code Valley Health Systems Property 150 Warehousing (Distribution Center) 5 acres 63 25 88 26 48 73 383 710 Office 50,000 SF 95 13 108 23 112 135 782 750 Office Park 5 acres 350 30 381 34 194 229 2241 620 Nursing Home 24,000 SF 6 3 9 5 5 10 146 252 Elderly Housing - Attach 80 units 3 4 6 5 3 9 278 Sub -total 517 75 592 93 363 456 3831 Degrange Property 312 Business Hotel 50 rooms 17 12 29 19 12 31 364 760 Research & Development Park 5 acres 70 13 84 9 68 77 398 820 Shopping Center 25,000 SF 43 27 70 121 131 252 2795 912 Drive-in Bank 2,400 SF 17 13 30 55 55 110 694 932 H -T Restaurant 7,600 SF 46 42 88 51 32 83 966 Sub -total 192 108 300 254 298 552 5218 Total 709 182 892 347 661 1,008 9,049 Total Internal 33 33 67 80 80 160 1,415 Total Pass -by 19 8 28 28 38 66 583 Total "New Trips" 657 141 797 1 240 543 783 7050 In addition to the trips relating to the specific background developments shown in Tables la and lb, existing traffic volumes were increased along study area roadways using an historic growth rate of 5% per year (compounded annually) through Year 2009 as determined in the aforementioned WWW Property traffic study. Figure 4 shows the 2009 background ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figure 5 shows the corresponding 2009 background lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Revised Phased Traffic Impact Analysis of Willow Run R+AJune 22, 2006 Page 7 PH No Scale qhb b O p �l h Y (1173)1529♦ p y (693)738 248(367) t✓. 783 (1714 (708)811 Route 5 (751)119 )If* r4(23) Breed 9(114) 1035(158 291(770) 37 621 622 ;(719)563Z ^RQ`y^r 4.34(188) La o� N'0 � h %-31(80) y ♦50(163) r20(2z) jjHa ate` 75(116) '65)2 65)68 j L fizf a (4)15 y = a ;�l V H l� 4-573(1463) ((75)138 �.. ' (71)60 � _. 621 622 ;(719)563Z ^RQ`y^r 4.34(188) La o� N'0 � �► 68(5 7) CA I'D y 1 r20(2z) jjHa ate` l \ Ave fizf a L57(55) 4-573(1463) ' 4--170(203) ` (56)40� was* I (912)89 (315)125�� l ff� IJ 621 622 ;(719)563Z ^RQ`y^r 4.34(188) La o� N'0 � �► 68(5 7) CA I'D y 1 r20(2z) jjHa ate` l \ Ave ✓ r 1 1 % `�D'u'Ext bdl d � �aflda/ � L79 > � �� (4,6!✓6� 7 � p� ]9�) 0- 092 ��► OftiW299�) b�I c-, qj.� .00 (134,)162s 11�(649) (380)5g2 -40* 8(297) (292)162 x.494(845) obM 471(147) IRoute 622 65 (125) �a (7g14S)6S�� 51(1091. )899_ Cedes Creek / Grade AM Peak Hour(PM Peak Hour) Daily New (intersection Figure 4 Phase 1: 2009 Background ADT and AM/PM Peak Hour Traffic Volumes A Revised Phased Traffic Impact Analysis of Willow Run June 22 R ,A , 2006H - Page 8P Signalized (C)CM.y Intersection G1 "y LOS = C(C) 601 T C(C) G �B(C) ( m-4 Route 50 C)C y / Signalized "Suggested Intersection Improvement" LOS = B(B) %. A(B) I Signalization ~_ Unsignalized Route 622 Intersection (B)B �/*ft GG621 G1 B(C) Route 622 B �,j signalized Intersection LOS = C(C) "Suggested Improvement" Signalization i ti� 4; SITE 37s Ceaax Teck 622 Signalized Intersection LOS = C(D) Signalized (C)CM.y Intersection "y LOS = B(C) �y a 601 �3 G �B(C) G ` LOS = C(C) (cm (CSB wwo i \ Intersection G LOS = B(C) 1 4 ___1 C' �nd �� fi► "Ln 4— g 4) Rou i; 14 No Scale 0 621 ,(c)B� 9 �9 Jy, Unsignalized Intersection Unsignalized Intersection Avc �✓46 1 G`G T _— C(D) ♦� �3 Signalized Intersection G ` LOS = C(C) (cm Signalized i \ Intersection G LOS = B(C) 1 4 ___1 W1 L edat Cr. ~ *(B)A4 Grade *B)Aa Route 622 Unsignalized AIntersection Denotes Free -Flow Lane * Unsignalized 4 Intersection * Denotes critical unsignalized movement AM Peak Hour(PM Peak Hour) 0 Denotes new intersections -1 ff \j L Figure 5 Phase 1: 2009 Background LOS A Revised Phased Traffic Impact Analysis of Willow Run -RPk- June 22, 2006 Page 9 PHASE 1 TRIP GENERATION nuv , n dere -,,,,,,ed the number of trips entering and exiting the site using , u. �n ,.,, ....... equations and rates provided in the 7`t' Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report. Table 2 was prepared to summarize the trip generation associated with the Phase 1 Willow Run development. Table 2 Proposed Development: Willow Run 'DL.1 T.-.., f_'nr�aratinn C7'IMMATv PHASE 1 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the proposed site. PHR+A utilized the trip distribution percentages shown in Figure 6 to assign the Phase 1 Willow Run trips (Table 2) throughout the study area roadway network. Figure 7 shows the respective Phase 1 development -generated AM/PM peak hour trips and ADT assignments. PHASE 12009 BUILD -OUT CONDITIONS The Phase 1 Willow Run assigned trips (Figure 7) were added to the 2009 background traffic volumes (Figure 4) to obtain 2009 Phase 1 build -out conditions. Figure 8 shows Phase 1 2009 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figures 9a and 9b show the respective Phase 12009 build -out lane geometry and levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Revised Phased Traffic Impact Analysis of Willow Run PHJune 22, 20 10 Page 10 Peak Hour PM Peak Hour ADT ITEAM Land Use Amount In Out Total In Out Total Code 210 Single Family Detached 260 units 48 144 191 160 94 253 2,600 230 Single Family Attached 339 units 23 114 137 110 54 164 2,949 Total 71 257 329 269 148 417 5,549 PHASE 1 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the proposed site. PHR+A utilized the trip distribution percentages shown in Figure 6 to assign the Phase 1 Willow Run trips (Table 2) throughout the study area roadway network. Figure 7 shows the respective Phase 1 development -generated AM/PM peak hour trips and ADT assignments. PHASE 12009 BUILD -OUT CONDITIONS The Phase 1 Willow Run assigned trips (Figure 7) were added to the 2009 background traffic volumes (Figure 4) to obtain 2009 Phase 1 build -out conditions. Figure 8 shows Phase 1 2009 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figures 9a and 9b show the respective Phase 12009 build -out lane geometry and levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Revised Phased Traffic Impact Analysis of Willow Run PHJune 22, 20 10 Page 10 Residential r: Figure 6 Phase 1: Trip Distribution Percentages PAptR+A Revised Phased Traffic Impact Analysis of Willow Run June 22, 2006 Page 11 No Scale 621 i� N H G� N " �� ar 1 Ave IM'� ~46(17S) JubIFarl Ave SITE '~ rz O! ydr (61)1 3(ll) Y q eb )10 fir► 11(4:3 ) hf ti ]�. I37 �� b 4�q i 622 I � (g�� (3p)52�� S 1�' 4(13) �i �' �.;.., (711 O 4--13(7) 13 II /�► Cedar k ` �� Gta i ti (13)4ft_1 ■ Jubs11 '' 7 Exrd.~zj'�r) N (41)77�i #�-14(.54) (52)90 13(7) Ji i 4--39(22) `l, (44)77 CIdar a�13(� Cre �r .� Route 622 y Grade ejr w'-'26(15) (13� �♦ Route . (27)7.♦ �� ✓�' AM Peak Hour(PM Peak Hour) 4 NAverftge Daily r `r' a 0 New Intersection Tl Tl . A 1 V Figure 7 Phase 1: Development -Generated Trip Assignments A Revised Phased Traffic Impact Analysis of Willow Run L� PH June 22, 2006 Page 12 1� r 1 62, a /4T14(54) reed � (OW16 , . (7j13 � ✓ �� 621 i� N H G� N " �� ar 1 Ave IM'� ~46(17S) JubIFarl Ave SITE '~ rz O! ydr (61)1 3(ll) Y q eb )10 fir► 11(4:3 ) hf ti ]�. I37 �� b 4�q i 622 I � (g�� (3p)52�� S 1�' 4(13) �i �' �.;.., (711 O 4--13(7) 13 II /�► Cedar k ` �� Gta i ti (13)4ft_1 ■ Jubs11 '' 7 Exrd.~zj'�r) N (41)77�i #�-14(.54) (52)90 13(7) Ji i 4--39(22) `l, (44)77 CIdar a�13(� Cre �r .� Route 622 y Grade ejr w'-'26(15) (13� �♦ Route . (27)7.♦ �� ✓�' AM Peak Hour(PM Peak Hour) 4 NAverftge Daily r `r' a 0 New Intersection Tl Tl . A 1 V Figure 7 Phase 1: Development -Generated Trip Assignments A Revised Phased Traffic Impact Analysis of Willow Run L� PH June 22, 2006 Page 12 No Scale / 1� 1047(1596) 1� 1 r 291(770) 621 i (1187)1532 a Route 50 1 (23)4 amp (693)738" %o�~~o� (07% J _� H �ry 57(55) 1 *"Om"�"573(1463) Route 50 �"�184 257 1� 299(397) (143)3S3�1i ��°sj36rj�2 w 4 �— 796(1721) (708)811 W.0 S Route 50 1 � (818)1217.♦ I- 'Q - o k._ 621 4 H N � l � -20(22) y(23) WO) SJU Handley d 4 t Ave (1.14) (p)p 4) (p) p ,DR, Com• � L 4` o e w �tiq `,, oy� 3 f o a� y t%--77(4 6PSITE ;, � .� d� 'V69 V1� � 65) ��IX31 ( ) -1037 _ 1 g e ♦ 4110144) 4./� • �n `r M L (163)21 31(80) (5�1114'� f �' 11258(663 ) rf/� ♦_63(171) 622 (826 r (38g)S930� 8(297) f � 75(116) CeCr17S des eek �� » .. '.� (29g)�1 ) (18)27..0 J)Gtade �� (79)7j' ., (4)15 : a JUbal b�' *- �b h Exrd.ly Aft ) 4 (44)77 r-14(54) b` zs ~ 1507(852) (52)gp� 6S(I ) �X47(195) 4.110(169) �5'�, (8259 S�CedarCe(e172 �� ,81(103) (57)ll4■.,,P Route 622 �� ode k (745)570 m.# j ((7i1)60 •�► Route 6 a O AM Peak Hour(PM Peak Hour) �a d _T IQ; Average Dahi-T—rips Il-, A New Intersection —1 ul \1 l Figure S Phase 1: 2009 Build -out ADT and AN"M Peak Hour Traffic Volumes PHAJL� Revised Phased Traffic Impact Analysis of Willow Run June 22, 2006 Page 13 No F-RIVES-10WAI Q Denotes new intersections * Denotes critical unsignalized movement AM Peak Hour(PM Peak Hour) -1JHl� t Figure 9a Phase 1: 2009 Build -out LOS (Proffered Improvements) PH12A A Revised Phased Traffic Impact Analysis of Willow Run June 22, 2006 Page 14 Signalized Intersection LOS = C(C) Signalized "Suggested Intersection Improvement" LOS = B(B) %� A(B) Signalization W— Route 622 OR)B 4 , ♦r B(C) Route 622 Signalized bra Intersection ♦� B(C) LOS = B(C) 621 "Suggested c Improvement" Signalization d A�°a SB -1 Right Q T Q i >tl B(C)* MB * T Unsignalized � Intersection 15 *[ A(A)* Route 622 Unsignalized Intersection i 11 ■ Unsignalized Intersection H621 SITE Creek 622 *(B)A%1 Route Gv *�" Unsignalized Signalized Intersection �a LOS = C(D) C(D) 4__ Signalized (C)C4 Intersection ��► q �� / LOS = B(C) U� bra Unsignalized Intersection d ♦� B(C) J 621 \` (CSB r, d A�°a Unsignalized Intersection Q T ♦ M C(D) IT No Scale A :7 Signalized "Suggested 8�C�•8�* U Intersection Improvement" +, . LOS = C(C) IEB -1 Right CU Unsignalized Intersection d C(D) \i%► �� J �D)C uba] E at Extend d A�°a $ ♦ M C(D) a 0 c �.► t *(B)p, r edar Cr j..� Grade \Unsignalized Intersection / �a� �aq Intersection Denotes Free -Flow Lane * Denotes critical unsignalized movement AM Peak Hour(PM Peak Hour) Q Denotes new intersections -1 H \j t Figure 9b Phase 1: 2009 Build -out LOS (w/ Suggested Regional Improvements; A Revised Phased Traffic Impact Analysis of Willow Run +A June 22, 2006 HPape 15 signalized V J Intersection LOS = C(D) Signalized Intersection �G LOS = B(D) �a� �aq Intersection Denotes Free -Flow Lane * Denotes critical unsignalized movement AM Peak Hour(PM Peak Hour) Q Denotes new intersections -1 H \j t Figure 9b Phase 1: 2009 Build -out LOS (w/ Suggested Regional Improvements; A Revised Phased Traffic Impact Analysis of Willow Run +A June 22, 2006 HPape 15 PHASE 2 TRAFFIC ANALYSIS (2012) Phase 2 (full build -out) is analyzed assuming the anticipated future roadway network improvements described in Phase 1 as well as the following infrastructure improvements: 1) Completion of the Jubal Early Drive Extended to Route 37, 2) Completion of a diamond interchange at the intersection of Merrimans Lane/Route 37 and 3) Realignment of Merrimans Lane north of the new Merrimans Lane/Route 37 interchange. 2012 BACKGROUND CONDITIONS In order to accurately depict future conditions within the study area, PHR+A utilized A Trak Impact Analysis of the WWW Property, by PHR+A, dated December 5, 2002 to determine the trips associated with not yet completed area developments:. Based upon the 7h Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report and the aforementioned traffic study, Tables 3a and 3b are provided to summarize the calculated trips associated with each of the 2012 "other developments". Table 3a Background Development: WWW Property ,P—:— t_n ,otinn Cnmmnry ITEAM Peak Hour PM Peak Hour ADT In Out Total In FOutj Total Land Use Amount Code 750 Office Park 5 acres 350 30 381 34 194 229 2241 813 Discount Superstore 135,000 SF 127 122 248 252 262 514 6030 820 Shopping Center 25,000 SF 42 27 68 120 130 251 2758 Total 519 179 697 406 587 993 11,028 Total Internal 34 34 68 83 83 165 1,898 Total Pass -by 25 22 47 56 59 115 1318 Total "New Trips" 1 459 122 582 1 268 445 713 7812 A Revised Phased Traffic Impact Analysis of Willow Run PJ� June 22, 2006 HPage 16 Table 3b Background Development: Valley Health Systems and Degrange Properties Trip Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour ADT In Out Total In Out Total Code Valley Health Systems Property 150 Warehousing (Distribution Center) 5 acres 63 25 88 26 48 73 383 710 Office 50,000 SF 95 13 108 23 112 135 782 750 Office Park 5 acres 350 30 381 34 194 229 2241 620 Nursing Home 24,000 SF 6 3 9 5 5 10 146 252 Elderly Housing - Attach 80 units 3 4 6 5 3 9 278 Sub -total 517 75 592 93 363 456 3831 Degrange Property 312 Business Hotel 50 rooms 17 12 29 19 12 31 364 760 Research & Development Park 5 acres 70 13 84 9 68 77 398 820 Shopping Center 25,000 SF 43 27 70 121 131 252 2795 912 Drive-in Bank 2,400 SF 17 13 30 55 55 110 694 932 H -T Restaurant 7,600 SF 46 42 88 51 32 83 966 Sub -total 192 108 300 254 298 552 5218 Total 709 182 892 347 661 1,008 9,049 Total Internal 33 33 67 80 80 160 1,415 Total Pass -by 19 8 28 28 38 66 583 Total "New Trips"I 657 141 797 240 543 783 7050 In addition to the trips relating to the specific background developments shown in Tables 3a and 3b, existing traffic volumes were increased along study area roadways using an historic growth rate of 5% per year (compounded annually) through Year 2012 as determined in the aforementioned WWW Property traffic study. Figure 10 shows the 2012 background ADT and AMIPM peak hour traffic volumes at key locations throughout the study area. Figures 11a and 11b show the corresponding 2012 background lane geometry and AMIPM peak hour levels of service. HCS -2000 levels of service worksheets are provided in the Appendix section of this report. A Revised Phased Traffic Impact Analysis of Willow Run PR+A June 22, 2006 PPage 17 o o h c 10,,1 o 1 PAMUNP l? O I '96)')1-S ,So AW— silF(206}/0� Route 37 q ` a %.27(73) 5858(189) e�87(134 (21)31 *� (75)78 �♦ I I (4)18 .ho a b ti a h - r%� /4' �31(198) 0 S T3(2o) (7; (87)160�y Route 622 , (59)581 T T A 1127(1807) (655)1 ool 66(64) 634(1695) 744*,. - 634(1695) 191(217) i(65)46� (1032)1032'x► (182)56-0 r I 1 621 �ss�IgJj J 1%--287( 4-833( No Scale S(27) 1 22(131, � �Pch_ e (1074)1655/ (954)934 a Jubal 1 k Y �r o o h c 10,,1 o 1 PAMUNP l? O I '96)')1-S ,So AW— silF(206}/0� Route 37 q ` a %.27(73) 5858(189) e�87(134 (21)31 *� (75)78 �♦ I I (4)18 .ho a b ti a h - r%� /4' �31(198) 0 S T3(2o) (7; (87)160�y Route 622 , (59)581 T T A 1127(1807) (655)1 ool 66(64) 634(1695) 744*,. - 634(1695) 191(217) i(65)46� (1032)1032'x► (182)56-0 r I 1 621 �ss�IgJj J 1%--287( 4-833( No Scale 1JHl-� t Figure 10 Phase 2: 2012 Background ADT and AN"M Peak Hour Traffic Volume A Revised Phased Traffic Impact Analysis of Willow Run June 2 P .R ' /� 2, 2006 i4 1 Pape 18 621 (20)1 �.�' � A. N73161) 29130 (317)1 �%► /��. a Jubal 1 k 1JHl-� t Figure 10 Phase 2: 2012 Background ADT and AN"M Peak Hour Traffic Volume A Revised Phased Traffic Impact Analysis of Willow Run June 2 P .R ' /� 2, 2006 i4 1 Pape 18 N73161) 29130 (317)1 �%► /��. \ Jubal 1 k Y �r E `` ed .a ' SITE No4`b� ;; Cyd �z,, ��fti� `89(538) #271(460 ><�3g6(539) � �(I2,Jgo8`�r► r �1 SN (72)11 (384)630 ,� 136(343) 622 (338)187 187 C�ek Cew�e i �q o h &Sa b� �hhn� 4 %.75(145) �. %..532(910) s 4-306(1112) — ♦..22(87)Cedar Creek (52)751 1 � Route 622 (765)927-0* Grade � AM Peak Hour(PM Peak Hour) _ 0 Round -about U New Intersection 1JHl-� t Figure 10 Phase 2: 2012 Background ADT and AN"M Peak Hour Traffic Volume A Revised Phased Traffic Impact Analysis of Willow Run June 2 P .R ' /� 2, 2006 i4 1 Pape 18 No Scale Ap-. q j 4M_B(B) Signalized Intersection LOS = B(B) Route 54 Cs Signalized Intersection LOSS B(B) rrc nd ¢ MM �A d Round-about 3 f LOS = A(A) b d Round-about LOS = A(B) 621Juba]�� &C-1S >21� tS P ` YD i %. rFBtd SITE •. 017, ;?/ ' °,� -4 Odra �3�a°� A • 37; �K a Ce bsradie ek 622 Q Denotes new intersections * Denotes critical unsignalized movement . Tl Tl A AM Peak Hour(PM Peak trl`iour) -1 Hl L Figure 11a Phase 2: 2012 Background LOS (Proffered Improvements) I' JL� A Revised Phased Traffic Impact Analysis of Willow Run �P L June 22, 2006 Page 19 Signalized Signalized 4— Intersection -� Intersection LOS = D(4—/� q 5 LOS s C(D) ♦— C(D) rJ A 4— C(C) 4- 1 Route 50 �" No Scale Route 50 , /*Signalized �D)C_Mw+ Q Unsignalized Q Intersection (D)D y \ C:::� 3Signalized Intersection G LOS = C(D) G� uns�gnanzea ion ZQ� p'Q Intersection � Denotes Free -Flow Lane * Denotes critical unsignalized movement AM Peak Hour(PM Peak Hour) 0 Denotes new intersections -rHl� t Figure 11b Phase 2: 2012 Background LOS (w/ Suggested Regional Improvements A Revised Phased Traffic Impact Analysis of Willow Run PH June 22, 06 Pa- e 20 20 PHASE 2 TRIP GENERATION n A ao+o.-.�,;--A tl,o b f I-* *�rlrig and exiting +tie site USing r +ti U L%,1111111V l L-A� number vi L.: .- ente equations and rates provided in the 7h Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report. Table 4 was prepared to summarize the trip generation associated with Phase 2 (complete build -out) of the Willow Run development. Table 4 Proposed Development: Willow Run Phase 2 Triu Generation Summary ITE Land Use Amount AM Peak Hour PM Peak Hour ADTCode In Out Total In Out Total 210 Single Family Detached 425 units 77 230 307 248 146 394 4,250 220 Apartment 416 units 42 166 208 160 86 246 2,496 230 Single Family Attached 490 units 31 153 184 148 73 221 4,263 252 Elderly Housing - Attached 108 4 5 9 7 5 12 376 710 Office 150,000 SF 228 31 259 42 205 247 1823 820 Retail 225,000 SF 155 99 255 513 556 1069 11504 Total 537 684 1,221 11119 1,071 2,190 24,712 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the road network surrounding the proposed site. PHR+A utilized the trip distribution percentages shown in Figure 12 to assign the Phase 2 Willow Run trips (Table 4) throughout the study area. Figure 13 shows the corresponding development -generated AM/PM peak hour trips and ADT assignments. 2012 BUILD -OUT CONDITIONS The Willow Run assigned trips (Figure 13) were then added to the 2012 background volumes (Figure 10) to obtain 2012 build -out conditions. Figure 14 shows 2012 Phase 2 build -out ADT and AM/PM peak hour traffic volumes at key locations throughout the study area. Figures 15a and 15b show the corresponding 2012 build -out lane geometry and AM/PM peak hour levels of service. All HCS -2000 levels of service worksheets are included in the Appendix section of this report. A Revised Phased Traffic Impact Analysis of Willow Run PH R+A June 22, 2006 Page 21 N Figure 12 PHR1� O Round -about Residential Retail Phase 2: Trip Distribution Percentages A Revised Phased i rams impact EiIIatystb ut - uiuw i-,uli June 22, 2006 Page 22 j28)(15) r .� Route 50 i *1.S I L No Scale �e —. _It �.�stt4r�9 ♦67(244) � Route 5)257�� 7(38) SITE , 60(206) 8)19.4 Route 37q� 37 < + j —28(15) i T28(15) 18 --# LA Route 62: Tl 1-1. A 622 tae NOW e-31(113) 621 621 eel C (62)1 +V (169)7 -11 ��► . Alb Dr p 1 Farly ter' �i d J rJ � ��L. Orehar ydr (l6),�2� Sp(141) dj�,. �sy I> �► (70)27 (21)1 ~ 4 N � Dr EXtd lY 4-.' 65(197) , (131)1731 �50(141) (176)75 ~ L 4--46(84) r��, 1 edar Creek (92)410-* Grade AM Peak Hour(PM Peak Hour) 0 New Intersection 0 Round -about —1 ff \J l Figure 13 Development -Generated Trip Assignments PR+A A Revised Phased Traffic Impact Analysis of Willow Run June 22, 2006 HPane 23 � ♦..28(15) 28)19.,o + j —28(15) i T28(15) 18 --# LA Route 62: Tl 1-1. A 622 tae NOW e-31(113) 621 621 eel C (62)1 +V (169)7 -11 ��► . Alb Dr p 1 Farly ter' �i d J rJ � ��L. Orehar ydr (l6),�2� Sp(141) dj�,. �sy I> �► (70)27 (21)1 ~ 4 N � Dr EXtd lY 4-.' 65(197) , (131)1731 �50(141) (176)75 ~ L 4--46(84) r��, 1 edar Creek (92)410-* Grade AM Peak Hour(PM Peak Hour) 0 New Intersection 0 Round -about —1 ff \J l Figure 13 Development -Generated Trip Assignments PR+A A Revised Phased Traffic Impact Analysis of Willow Run June 22, 2006 HPane 23 S(27) CIV (1074)1655--# (982)942 h� q — 66(64) F� 634(1695) e"221(330) +r/ j 08(723 �+- 833(1779) 1.155(1823) 343(908) (7gy)g20.,� Route 50 (655)1292♦ ate 50 ti('�l'119�5I1► / �Nbo gtio h � ' L316(i'48: 181(433) (7)4.� �Roure 3' '70){72♦ 4-58(x) +A T115(304 � 0107► ., 1..•ute 37 (8)7� I -r 1; L-27(73) F-85(205) X87(134 j��(104)86 •.y I (4)18 a b _ q e e - ti X59(213) 0 (86 15)167 ••.► Route 622 (59)58--%-, T1 Ti A 37 622 J� Creek x.532( 4.w■77(1 131..,* Roi 516 N — 66(64) F� 634(1695) e"221(330) L. 287(425) �+- 833(1779) 1.155(1823) 343(908) (7gy)g20.,� Route 50 (655)1292♦ ate 50 No Scale / �Nbo gtio h � hVii, 4F�! r`7� 37 622 J� Creek x.532( 4.w■77(1 131..,* Roi 516 N y y ,l 'Y 4 621 *N- (20)1 (20)1 MIA A ?� wa (67)176 �2 29(301 (486)375 r DUbal Earl `� n�d Exteded�,�`� L89(538) o y qct r 6693 �j75 + *Nft-320(601 (If 9sq J381�46(84� r♦�381(]AJ73) 192(138) 5611`' �► - (72)118�� 289(744) 94)6S7` 1 (343) ((. ''~ ...... ..-•'� )201 � o alp DrExrd (4- 74 �SD(l41) (176)7.5 L■ 75(145) `1 f +-352(1196) edar Creek r , (52)751 Grade 2$ (856)968■ AM Peak Hour(PM Peak Hour) Wall i7caff" Es OME 0 New intersection C Round -about 1fHl� L Figure 14: 2012 Build -out ADT and AM/PM Peak Hour Traffic Volumes A Revised Phased Traffic Impact Analysis of Willow Run , /� June 22, 24 H- Pagee 24 — 66(64) F� 634(1695) e"221(330) (1032)1032+ (182)56�ti 621 r1gJ J y y ,l 'Y 4 621 *N- (20)1 (20)1 MIA A ?� wa (67)176 �2 29(301 (486)375 r DUbal Earl `� n�d Exteded�,�`� L89(538) o y qct r 6693 �j75 + *Nft-320(601 (If 9sq J381�46(84� r♦�381(]AJ73) 192(138) 5611`' �► - (72)118�� 289(744) 94)6S7` 1 (343) ((. ''~ ...... ..-•'� )201 � o alp DrExrd (4- 74 �SD(l41) (176)7.5 L■ 75(145) `1 f +-352(1196) edar Creek r , (52)751 Grade 2$ (856)968■ AM Peak Hour(PM Peak Hour) Wall i7caff" Es OME 0 New intersection C Round -about 1fHl� L Figure 14: 2012 Build -out ADT and AM/PM Peak Hour Traffic Volumes A Revised Phased Traffic Impact Analysis of Willow Run , /� June 22, 24 H- Pagee 24 Q Denotes new intersections * Denotes critical unsignalized movement AM Peak Hour(PM Pear Dour) if\j t Figure 15a 2012 Build -out LOS (Proffered Improvements) R+A A Revised Phased Traffic Impact Analysis of Willow Run June 22, 2006 PH Page 25 Signalized \ Intersection `j ♦� LOS = D(C) n : ♦� rtr� r =* ♦ a Route 50 (D)ID)77� P / Signalized 621 "Suggested Intersection Route 622 Improvement" Signalization LOS= B(C) = A(C) Intersection LOS = B(C) Signalized (D)C-y 4 Route 622 Intersection (C)B4 LOS = B(C) �y Signalization `�' SB - I Right �3+ 621 C� 621 Intersection ~ Route 622 C(D) (C)B Signalized / 1 Intersection LOS = B(C) Signalized (D)C-y 4 "Suggested Intersection Improvement" LOS = B(C) �y Signalization `�' SB - I Right �3+ �� Ce C eek 622 C(D)* *(C)B� Unsignalized ^ Intersection oA/ A *(B)A4 t Route ute 622 Unsignalized *Unsignalized Intersection j m nR Int. -ti.... �w A AM Peak Signalized Intersection ~ LOS = C(D) C(D) jh / 1 s Route 50 1'LT Signalized (D)C-y 4 No Scale Intersection LOS = B(C) �y q 621 Uns �� Int ignallized ed Intersection x Unsignalized d Intersection d 1� L4edar Cr lr Grade ,\, Unsignalized Intersection i rEB provement" Signalized -1 Right IntersectionB - 1 Thru LOS = C(C)B - I Right V Signalized Intersection ✓Ld LOS = C(E) Gw1 4— C(E) V, � C(E) /E)C �o Signalized Intersection V I LOS = C(E) Denotes Free -Flow Lane * Denotes critical unsignalized movement Peak Hour) 0 Denotes new intersections -rHl� t Figure 15b 2012 Build -out LOS (w/ Suggested Regional Improvements) A Revised Phased Traffic Impact Analysis of Willow Run PtJune 22, 6 T Pagea 2 26 f �C(C, (C)C� jh V Signalized Intersection ✓Ld LOS = C(E) Gw1 4— C(E) V, � C(E) /E)C �o Signalized Intersection V I LOS = C(E) Denotes Free -Flow Lane * Denotes critical unsignalized movement Peak Hour) 0 Denotes new intersections -rHl� t Figure 15b 2012 Build -out LOS (w/ Suggested Regional Improvements) A Revised Phased Traffic Impact Analysis of Willow Run PtJune 22, 6 T Pagea 2 26 CONCLUSIONS The traffic impacts associated with the proposed Willow Run development are acceptable and manageable. For Phase 1 and Phase 2, PHR+A has provided the following conclusions as well as "suggested improvement measures" that are required to achieve levels of service "C" or better per the Frederick County minimum standards. For unsignalized intersections with levels of service "D", traffic signalization is not suggested since traffic signalization warrants would not be satisfied. 2009 Phase 1 - As shown in Figure 9b, all existing intersections except Jubal Early DriveNalley Avenue, Cedar Creek Grade/Route 11, Cedar Creek Grade/Route 37 interchange ramps and Cedar Creek Grade/Harvest Drive, will maintain levels of service "C" or better during 2009 Phase 1 build -out conditions (Improvements are shown at the intersection of Route 50/Route 37 interchange ramps since upgrades are currently underway). PHR+A has provided Figure 9a to show the "Proffered improvements". "Suggested regional improvements" are shown in Figure 9b to maintain acceptable levels of service during 2009 build -out conditions. 2012 Phase 2 - As shown in Figure 15b, all existing intersections except Jubal Early DriveNalley Avenue, Cedar Creek Grade/Route 11, Cedar Creek Grade/Route 37 interchange ramps, Cedar Creek Grade/Merrimans Lane and Cedar Creek Grade/Harvest Drive, will maintain levels of service "C" or better during Phase 2 2012 build -out conditions (Improvements are shown at the intersection of Route 50/Route 37 interchange ramps since upgrades are currently underway). Each of the aforementioned intersections, except the intersection of Cedar Creek Grade/Merrimans Lane, will maintain unacceptable levels of service during background and build -out conditions. PHR+A has provided Figure 11a and Figure 15a to show the "Proffered improvements" and Figure I lb and Figure 15b to show the "suggested regional improvements" for 2012 background and build -out conditions, respectively. PH J� A Revised Phased Traffic Impact Analysis of Willow Run JJune 22, 2006 Page 27 Willow Run Traditional Neighborhood Design Transportation Enhancements The Applicants' proffer statement has been designed to address the transportation impacts associated with the build -out of the residential and commercial land uses for the Willow Run Traditional Neighborhood Design Community, and to assist in the mitigation of several regional transportation issues that are a result of other developments and projected traffic volume increases. These proffered transportation improvements include the following: Proffered Transportation Improvement Program • Completely fund and construct the four -lane divided section of Jubal Early Drive from the current terminus in City of Winchester to the intersection serving the eastern neighborhood commercial land bays prior to issuance of the 300th residential building permit. • Completely fund and construct the four -lane divided section of Jubal Early Drive from the eastern neighborhood commercial land bays to the first commercial center intersection prior to issuance of 450th residential building permit. • Completely fund and construct the four -lane divided section of Jubal Early Drive from the terminus of the first commercial center intersection to the Route 37 northbound on and off ramps prior to issuance of 600th residential building permit. • Completely fund and construct the new Route 37/tubal Early Drive interchange northbound and southbound on and off ramps using the existing bridge structure prior to the issuance of the 600th residential building permit. Completely fund and construct the realignment of approximately 1,000 feet of the two-lane section of Merriman's Lane (Route 621) to the north of Jubal Early Drive to create a "T" intersection prior to issuance of 800th residential building permit. • dabout at the Route 37 southbound on and Completely fund and construct a roun off ramps, or execute a signalization agreement with VDOT to fully fund traffic signalization at the Route 37 southbound on and off ramps. • Execute a signalization agreement with VDOT to fully fund traffic signalization at the intersection of Jubal Early Drive and Meadow Branch Avenue. • Execute a signalization agreement with VDOT to fully fund traffic signalization at the intersection of Jubal Early Drive and the Merriman's Lane north realignment at the commercial center intersection. • Execute a signalization agreement with VDOT to fully fund traffic signalization at the intersection of Cedar Creek Grade and Birchmont Drive. • Completely fund and construct right and left turn lanes at the intersection of Cedar Creek Grade and Birchmont Drive. • Allow the developer construction dollars to be utilized as matching funds unconditionally by Frederick County for additional transportation system improvements. A Revised Phased Traffic Impact Analysis of Willow Run PJune 22, 2006 Hl Page 28 REZONING APPLICATION POKY D EC 6 2005 PREDERI`: COUNTY, 'VIRGINIA To be completed by Planning Staff Fee Amount Paid .� �. 00 Zoning Amendment Number Date Receive PC Hearing Date Bt7S Hearing Date �" 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. Applicant: Name: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 2. Property Owner (if different from above) 0 Name: Willow Grove L.C. 740 LLC 750 LLC Miller and Smith at Willow Run L.L.C. Greystone Properties, LLC Telephone: (540) 662-4185 * Please see attached address and telephone number for each identified owner Contact person if other than above Name: Evan W Telephone: 540 662-4185 4. Checklist: Check the following items that have been included with this application. Location map X Agency Comments Plat X Fees Deed to Property X Impact Analysis Statement Verification of taxes paid X Proffer Statement 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: Willow Grove L.C. 740 LLC 750 LLC Miller and Smith at Willow Run L.L.C. Greystone Properties, LLC 6. A) Current Use of the Property: Agricultural & Residential B) Proposed Use of the Property: Residential & Commercial 7. Adjoining Property: * Please see attached adjoining property owner information tables for Frederick County and the City of Winchester. 8. Location: The property is located at (give exact located based on nearest road and distance from nearest intersection, using road names and route number): East of Route 37 and Merriman's Lane (Route 621) North of Cedar Creek Grade (Route 622 South and West of the City of Winchester Co orate Limits. Information to be Submitted for Capital Facilities Impact Model In lf ti.� Dl y� 43"T to leo its capital �nn;�;+;o trY� aoi •, r„ 1n VLdL,I for Lne 1 lalllli 1& VL411 — -Se 1LJ p1L 14l•111 LLLiJ 11111Jwu llll/Lilil, 1L 1J necessary LVL the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 53-((A))-90, 53- ((A))-91 53-((A))-92, 53 -((A)) -92A, 53 -((A)) -92B, 53-((A))-94, 53-((3))-A, 63 -((A)) -2A Districts Magisterial: Fire Service: Rescue Service Shawnee Round Hill VFRD Round Hill VFRD High School: Middle School: Elementary School James Wood James Wood Orchard View 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 359.97± RA District R4 District 359.97± Total Acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: Non -Residential Lots: Square Footage of Proposed Uses Office: Retail: Restaurant: Townhome: Mobile Home: Service Station: Manufacturing: Warehouse: Other Multi -Family Hotel Rooms: * Please note that the Applicants' Proffer Statement limits the total number of residential dwelling units to 1,390 and ensures a housing product mix based on the Willow Run Residential Unit Matrix Table as provided under Section A(3) of the Proffer. The TIA is based on a commercial development of 375,000 square feet. Property Owner Information: Greystone Properties, LLC 2055 Valley Avenue Winchester, VA 22601 (540) 722-4101 Greystone Properties, LLC 13 South Loudoun Street Winchester, VA 22601 (540) 662-7215 Tax Map Parcels 53-((A))-91 & 63 -((A)) -2A Tax Map Parcels 53-((A))-91 & 63 -((A)) -2A Miller and Smith at Willow Run L.L.0 Tax Map Parcels 53-((A))-92 & 53-((A))-94 8401 Greensboro Drive Suite 300 McLean, VA 22102 (703) 821-2500 ext 224 Willow Grove L.C. 720 South Braddock Street Winchester, VA 22601 (540)667-1710 740 LLC 720 South Braddock Street Winchester, VA 22601 (540) 667-1710 750 LLC 720 South Braddock Street Winchester, VA 22601 (540) 667-1710 Tax Map Parcels 53-((3))-A & 53-((A))-92 Tax Map Parcel 53-((A))-90 Tax Map Parcel 53 -((A)) -92B 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the bet of my (our) knowledge. Applicant(s): L'u;yjLL, u Date: * Please refer to Special Limited Power of Attorney Agreements that have notarized signatures of all property owners that are authorized to sign on behalf of the various LCs and LLC for the Willow Run Rezoning Application and proffered Master Development Plan. Adjoining Property Owners - Frederick County TAX MAP NUMBER 53 A 88 OWNER PERRY, STUART M INC ADDRESS CITY & STATE ZIP ZONING LAND USE DEED BOOK DEED BK. PAGE INSTRUMENT NO. INSTRUMENT YEAR 53 A 89A EMMONS, ELMER L & BETTY M 117 LIMESTONE LN WINCHESTER, VA 22602 RA 6 933 1412 0 0 53 A 89 EMMONS, EL.MER L & BETTY M 747 MERRIMANS LN WINCHESTER, VA 22601 RP 2 962 1821 0 0 53G 1 1 to MERRIMANS CHASE HOMEOWNERS ASSOC & INC 747 MERRIMANS LN PO BOX 3276 WINCHESTER, VA -VA 22601 RA 2 962 1824 0 0 53G 1 1 1 CRESPO, RAUL & NEREIDA 770 MERRIMANS LN WINCHESTER, WINCHESTER, VA 22604 22602 RP RP 77 2 0 11921 2004 53G 7 4 48A MERRIMANS CHASE HOMEOWNERS ASSOC & INC P 0 BOX 3276 WINCHESTER, VA 22604 RP 77 0 19155 2003 53G 1 7 2 GOLIGHTLY, ROBERT & MARIAN M 100 OKEEFE DR WINCHESTER, VA 22602 RP 2 0 11921 2004 53G 1 1 3 CHAMBERLAIN, ANTHONY N & SANDRA G 107 OKEEFE DR WINCHESTER, VA 22602 RP 2 0 17326 2002 53G 1 1 4 MARTINEZ, A4ARIO ARCENIO 806 MERRIMANS LN WINCHESTER, VA 22602 RP 2 0 9474 2003 53G 11 5 MARCOCCIO, ANTHONY & FRIDA T 812 MERRIMANS LN WINCHESTER, VA 22602 RP 2 0 25437 2005 53G 1 1 6 SWOGGER, JAMES F & JERI L 820 MERRIMANS LN WINCHESTER, VA 22602 RP 2 0 22658 2003 53G 11 7 MELLOTT, DONALD E & NANCY K 828 MERRIMANS LN WINCHESTER, VA 22602 RP 2 0 16019 2003 53G 1 1 8 CASTILLO, JUAN & CASTILLO, LUZ MARINA 100 HOMER DR WINCHESTER, VA 22602 RP 2 0 14858 2003 53G 14 44 CHASE, EDWARD M & MARIETTE A 101 HOMER DR WINCHESTER, VA 22602 RP 2 0 7104 2005 53G 14 45 STANEART, BRIAN KENT & LINDA CHUN 866 MERRIMANS LN IWINCHESTER, VA 22602 RP 1 2 0 7779 2004 53G 1 4 46 HERNANDEZ, EDGAR B & & MARTINEZ, SANDRA BARAHONA 872 MERRIMANS LN WINCHESTER, VA 22602 RP 2 0 11808 2004 53G4 47 WIMSATT, WILLIAM LEE & & BRYAN, HEATHER ANN 878 MERRIMANS LN WINCHESTER, VA 22602 RP 2 0 12307 2004 53G 1 4 48 LYNCH, MAURADE ANN 886 MERRIMANS LN WINCHESTER, VA 22602 RP 2 0 14817 2004 52 A 313 PERRY, STUART M INC 117 LIMESTONE LN WINCHESTER, VA 22602 RA 2 933 0 15854 2004 52 18 5 OI R & T PACKING CORP &CIO FIRST BANK TRUST DIVISION 1835 VALLEY AVE WINCHESTER, VA 22601 RA 2 789 1412 0 0 52 18 6 TRAPNELL, ANDREW P & JESSICA M 133 PARKINS LN WINCHESTER, VA 22602 RA 2 788: 0 0 0 63 A 1 JOVA PROPERTIES, LLC PO BOX 2658 WINCHESTER, VA 22604 RA 6 : 0 ' 26837 2004 52 18 7 CODELLA, DOMENICO & MARIELA 143 PARKINS LN WINCHESTER, VA IY2602 RA 2 899 377 2004 52 18 8 ROUSE, JASON & & TALMAGE, DAVINA 118 PARKINS LN WINCHESTER, VA 22602 RA 2 1795 0: 0 11641 0 53 A 95 GORDON, JAMES C. JR. 324 ORCHARD LN WINCHESTER, VA. 22602 RA 2 365 298 2001 53 3 Al GORDON, JAMES C. JR. 324 ORCHARD LN WINCHESTER, VA. 22602 RA 2 365 295 0 4602 0 52 205 54 R & T PACKING CORP & C/O FIRST BANK TRUST DIVISION 1835 VALLEY AVE WINCHESTER, VA 22601 RA 2 2003 63 A 2D BRIDGEFORTH, RUTH D 1064 CEDAR CREEK GRADE WINCHESTER, VA 22602 RA 5 0 0 232 2002 63 A 2H TURNER ENTERPRISES, LLC 2971 VALLEY AVE WINCHESTER, VA 22601 RA 2 0 0 0 63 A 2K C & W PROPERTIES PO BOX 221 MILLWOOD, VA22646 RA 2 750 220 16832 2001 63 92 24A GREYSTONE DEVELOPERS, INC 2055 VALLEY AVENUE WINCHESTER, VA 22601 RP 77 0 0 0 52 A 370 GLAIZE, FRED L III & ANN W PO BOX 888 WINCHESTER, VA 19309 2004 1226041 RA 2 0 28777 2003 Land Use Codes: 2 Single Family Residential Suburban 5 Agricultural/Undeveloped 20-100 Acres 6A ricultural/Undevelo ed 100+ Acres 77 Other Adj_Prop_Owners_FC.xls 11/20/2006 Source: Frederick County, Va. GIS Department Page 1 of 1 Adjoining Property Owners - City of Winchester TAX MAP NUMBER OWNER 249-07- - 4- BARTON BONNIE G ADDRESS CITY & STATE ZIP ZONING LAND USE DEED BOOK DEED BK. PAGE INSTRUMENT NO. INSTRUMENT YEAR 188-04-- 1- SFEIR RAMSEY ET UX & SFEIR'JANET E KEIM 2125 STONELEIGH DR 730 MERRIMANS LANE WINCHESTER, VA 22601 HR 1 297 720 p 0 188-06-- fit- CITY OF WINCHESTER SUITE 303 ; 15 NORTH CAMERON STREET WINCHESTER , VA WINCHESTER VA 22601 22601 LR LR 1 296 1062 0 0 269-05-A- 1- TURNER ENTERPRISES LLC 2971 VALLEY AVE , WINCHESTER VA 22601 B2 73 1 0 4319 2002 229-07-A- 21- G & M HOMES LLC NUMBER THREE 4451 BROOKFIELD CORP DR; STE 205 , CHANTILLY, VA 20151 PUHR 1 0 0 2004 229-Ot-A- 20- G & M HOMES LLC NUMBER THREE 4451 BROOKFIELD CORP DR; STE 205 CHANTILLY., VA 201St PUHR 1 0 1807 2004 229-01-A- 19- G & M HOMES LLC NUMBER THREE 4451 BROOKFIELD CORP DR; STE 205 CHANTILLY, VA 20151 PUHR 1 0 1807 2004 229-01-A- 18- G & M HOMES LLC NUMBER THRMP E 4451 BROOKFIELD CORP DR ; STE 205 CHANTILLY, VA 20151 PUHR 1 0 1807 2004 229-01-A- 17- HOMES LLC NUMBER THREE 4451 BROOKFIELD CORP DR; STE 205 CHANTILLY VA 2o151 PUHR 1 D 1807 2004 229-01-A- 16- HOMES LLC NUMBER THREE 4451 BROOKFIELD CORP' DR STE 205 , CHANTILLY VA 20151 PUHR 1 0 1807 2004 249-01- - 2- Y LESTER E &RACEY H1LDA C 940 CEDAR CREEK GRADE , WINCHESTER, VA 22601 R01 1 0 7807 2004 249-01-- 3- OINC 609 CEDAR CREEKGD WINCHESTER, VA 22601 HR 3 247 443 0 0 249-03-- 46A- SHARON M PO BOX 206 BERRYVILLE VA 22611 HR 1 0 2241 2002 249-03--468- ITT JOSEPH ET UX 2119 STONELEIGH DRIVE , WINCHESTER, VA 22601 HR 216 228 0 p 249-03- - 47A- IS MICHAEL F ET UX & IAROSIS RALUCA 818 S CHARLES ST BALTIMORE MD 21230 HR 1 215 294 0 0 249-03--476- STON ANN CASEY 2111 STONELEIGH DRIVE ,. WINCHESTER, VA 22601 HR 1 1 301 f 524 0 0 249-03- - 48A- IS MICHAEL F ET UX & IAROSIS RALUCA 818 S CHARLES STREET BALTIMORE MD 21230 HR 1 244 7627 0 0 JOSHUAJ &DOLL JEFFREYL 447 WOODFIELDiNWINCHESTER, , VA 301 -03-- 49A- REST PROPERTIES LLC 2055 VALLEY AVE WINCHESTER VA 22601 HR 1249-03- - 496- MAN PAIGE K &COLEMAN ELAINE J 2095 STONELEIGH DR , WfNCHESTEfl VA22601 HR 1 229-01-A- 15- AMS RANDOLPH W & WILLIAMS CATHERINE V 40340 CHARLES TOWN PK , HAMILTON VA 20158 PUHR 1 229-01-A- 14- MS RANDOLPH W & WILLIAMS CATHERINE V 40340 CHARLES TOWN PK , HAMILTON VA 20158 PUHR 1 �OA722� 4005 229-01-A- 13- SHAFRAN STEVEN P & SHAFRAN CAROL A 2580 TIMBERCHASE PTE , HIGHLANDS RANCH C0 80726 PUHR 1 229-01-A- 12 - JUSTICE KAREN E & JUSTICE JOSHUA PAUL 517 W CORK ST , WINCHESTER VA 22601 PUHR 1 229-01-A- 11- G & M HOMES LLC NUMBER THREE 4451 BROOKFIELD CORP DR STE 205 , CHANTILLY VA 20151 PURR 1 0 1213 2005 229-01-A- 10- JAROTZKY VLADIMIR & JAROTZKY MARIE E 203 SUNSE7 CIR , CROSS JUNCTION VA 22625 PUHR 1 0 2286 2003 229-01-A- 9- MAXWELL & LMAXW CANDAGEL 746 EAGLE ST , WOODSTOCK, VA 22664 PUHR 1 0 5828 2004 230.06-A- 8- LITTELL CANDAGE L &MAXWELL SCOTT J 1869 CLAYTON RIDGE DR WINCHESTER VA 22607 PUHR 1 0 4940 2004 229-03--208- OAKCREST PROPERTIES LLC 2055 VALLEY AVE , WINCHESTER, VA 22601 HH 1 0 1985 2004 229-03--220A- OAKCREST PROPERTIES LLC 2055 VALLEY AVE WINCHESTER, VA 22601 HR 1 0 1947 2004 249-07-- 202- OAKCREST PROPERTIES LLC 2055 VALLEY AVE WINCHESTER VA 22601 HR 1 0 1947 2004 229-03--203- OAKCREST PROPERTIES LLC 2055 VALLEY AVE , WINCHESTER, VA 22601 HR 1 0 1947 2004 229-03-- 204- OAKCREST PROPERTIES LLC 2055 VALLEY AVE WINCHESTER, VA22601 HR 1 0 1947 2004 229-03-- 205- OAKCREST PROPERTIES LLC 2055 VALLEY AVE WINCHESTER, VA 22601 HR 1 0 1947 2004 229-03--206- OAKCREST PROPERTIES LLC 2055 VALLEY AVE WINCHESTER, VA 22601 HR 1 0 1947 2004 229-03- - 207- OAKCREST PROPERTIES LLC 2055 VALLEY AVE WINCHESTER, VA 22601 HR 1 0 1947 2004 229-03--212- OAKCREST PROPERTIES LLC 2055 VALLEY AVE WINCHESTER, VA 22601 HR 1 0 1947 2004 249-07-- 201- OAKCREST PROPERTIES LLC 2055 VALLEY AVE WINCHESTER, VA 22601 HR 1 0 1947 2004 249-07- -200- OAKCREST PROPERTIES LLC 2055 VALLEY AVE WINCHESTER, VA 22601 HR 1 0 1947 2004 249-07-- 196- MILONE KIMBERLY A 2063 STONELEIGH DR -WINCHESTER, VA 22601 HR 1 0 1947 2004 249-07-- 197- CHANEY 13ELINDA K 2059 STONELEIGH DR WINCHESTER VA 22607 HR 1 0 857 2005 249-07-- 198- TELLEZ ROCIO B 2055 STONELEIGH DR , WINCHESTER VA 22601 HR 1 0 1851 2005 249-07- - 199- OAKCREST PROPERTIES LLC 2055 VALLEY AVE , WINCHESTER VA 22601 HR l p 1613 2005 249.07-- 193- HALL CHRISTOPHER E &HALL KAREN E 2075 STONELEIGH DR , WINCHESTER VA 22601 HR t 0 1947 2004 249-07-- 194- HUGHES WILLIAM C 2071 STONELEIGH DR , WINCHESTER VA 22601 HR 7 0 1446 2005 249-07- -195- SHANK ROBERT J & SHANK SHEILA M 2067 STONELEIGH DR , WINCHESTER, VA 22601 HR 1 0 708 2005 249-07-- 192- BASNILLO MARK00 A V 2079 STONELEIGH DR WINCHESTER VA 22601 HA 1 0 0 855 a5 2005 249-07- -191- QASIMYAR MOHAMMED J & QASIMYAR MARY 2083 STONELEIGH DR , WINCHESTER, VA 22601 HR 1 5 2004 249-07- -190- HINKLE SUZANNE M 2087 STONELEIGH DR WINCHESTER, VA 22601 HR 1 0 0 101 2005 249-07--189- ELSEA SUSAN 2091STONELEIGHDR WINCHESTER., VA 22601 HR 1 0 35 2005 230-06-A- 8- A CITY OF WINCHESTER 15 NORTH CAMERON STREET WINCHESTER , VA 22601 PUHR 73 0 5934 2004 209-01-- 1- CITY OF WINCHESTER 15N CAMERON ST WINCHESTER, VA 22601 PULR 4 3436 2002 188-04- - 2- 750 LLC 603 S LOUDOUN STREET WINCHESTER , VA 22601 LR l 0 291 1674 992 2005 188-04-- 2- 750 LLC 603 S LOUDOUN STREET WINCHESTER, VA 22601 LR i 291 1674 0 0 0 0 Land Use Codes 1 Sin le Family Residential (Urban) 3 Multi-FamilyResidential 4 Commercial & Industrial 73 Re ional.Local Government Adj_Prop_Owners_Win.xls 11/20/2006 Source: City of Winchester,. Va. GIS Department Page 1 of 1 Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Greystone Properties, LLC (Phone) (540) 662-7215 (Address) 13 South Loudoun Street, Winchester, VA 22601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 030024683 on Page Instrument No. 040017913 on Page , and is described as Parcel: 53 Lot: 91 Block: A Section: Subdivision: Parcel: 63 Lot: 2A Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permits ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereo , (we) have hereto se my (ou and and seal this day of 200 Signature(s) V Signature(s) State of Virginia, City/ ounty f(' eri Ck., To -wit: -3. 5>NCc, K MAI, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who sidled to the foregoing instrument and who I (are) known to me, personally app red before me and has acknowledged the same before me in the jurisdiction aforesaid this a\ day of d bt,- , 2001b m. Xe 1-cmonix, j ca My Commission Exp res:M_ - 0.0 Notary Public Special Limited Power of Attorney County of Frederick, Virginia -;� Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Deveiopment, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Miller and Smith at Willow Run. LLC (Phone) (703) 821-2500 ext. 224 (Address) 8401 Greensboro Drive Suite 300 McLean VA 22102 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 040008798 on Page Instrument No. 040017302 on Page , and is described as Parcel: 53 Lot: 92A Block: A Section: Subdivision: Parcel: 53 Lot: 94 Block: A Section: Subdivision: _ do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permits ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. 1 11 In witness thereof, I (we Piave he eto set m (our) hand and seal this-_ day Signatures) � �, a'�cts`SState of Vi inia, City/County of h ' , To -wit: �� raci lid I, i::1Yy a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, personally appeared before me and has acknowledged the same before mein the jurisdiction aforesaid this day of v� v e r�1200. My Commission Expires: r otary Public _K_n,-a _ _i& 5lr'n Z,,.v Th Ilia 2� ,9 20 0 i, ZZs-. IHCXd of he C11 --mi Coun, the couwy oi vin-siogi- h-, De -d E-Voc�!, _Hor. 869 o:i fl,"n'n 'Llj, Deed -z,.ok 371 oiff 3' , a.-ud is d as bo',-: A do xherebv 1-INlite, cciustioute, and ap, wini: (Fvi izoiae.) I L 54 -IDP -fill L V.A 212&0_ an r__ zitadl vvith All! povrer and -J -nky a ve. d act 4n9' - h-1 - f�-� ., �, — I ac�, wac._- nd s I J.1� nn! n- �q-�pficaudcm fo'- rny ;-C?1tT, above, des--_-dbe-d 1 (;Ve-) -9./OU'd have ff sr i --F perawaafll-�J, to f - pl& -, ffi-_� M_-nlding: 0 (' `eit'lkq,,Anng "in zv eaxonaey-i-n-ian.t c. all lvmv-tllz'- authority to jf1Rz;r pfctffw eond`qtin-_ 2, and vo rnalre, arnc,-ydnqe s to rin-nicAtsi'.1 -,Yjpro-,r&_1 pnAfl-er, conp,,156tiara e 1 as R-41ov,,E: T"his shad! exph-e- cliae -yreq,r firorn iLe. "Pay 4 i,,� sizig -t i , 'Fli�k t11&r,- 5` -t car Sig the're-of, _i (V�rei) S, I N-ni'lip-nd Seal Ohis � � r D . — u � f__2fff, , &w of `r4irm- nia, C YAou -_funt-v of 11� m ) If f�4 T! cq-w.4_: - 1. J A: U i I L, a t i . r -1 i e_` j _T i C. %f, d, i f, ha, e t 'F --in(s siztt&,J, to thCi /4e6 ki-"?tdhy.. 1 to i40i'&_x,--5Jjv app,�artd ta�iffbve K; aTiNLs, Je J pvl, CU - t,Ivi jq, f A04: Q dei ROBERT M. POIANI My COMMISSION# DD 445166 EXPIRES: August 1 2009 Bonded Thru Notary Public Underwriters Special Limited Power of Attorney County € f Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6345 planning office, County of Fredericks, Virginia, 107 Event Street, EVinchester, Virginia 22601 Phone 540.665.5651 Facsimile 540-665-6395 1,Uiow All hien By These Presents: That I (we) (Name) 740. LLC (Rhone) (544) 667-1710 (Address) PO Sox 87 Winchester VA 22604 the owner(s) of al those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed iBook No. 918 on Page 1189, and is described as Parcel: 53 Lot: 90 Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Creenwav En in� (Phone)(540)662-4185 (Address) 15I windy Hill Lane Winchester VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: X Rezoning (Including proffers) ❑ Conditional Use Permits X Faster Development Plass (Preliminary and Final) [] Subdivision [] Site Plan ❑ Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) Signature(s) set y6y (our) hgid, Ad.s is day of -, 200..,_,,, f !/ of To -wit; of Virginia, City/County I,tt a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, perso�ally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid thL is , ' day of &' tel er' 200,1x, jj1th �k�nn ' (� w� my Commission Expires: 30 �L' I Notary Public J F, L A, L V f Z, �R -L T'� 1�!: j a L ILR OBER T M. POIAN AmYC0MM'SSION # DD 44 51 66 TEXPIRES: August j, 2�0q Bonded Thru Notary Public Underwriters t 10 ILR OBER T M. POIAN AmYC0MM'SSION # DD 44 51 66 TEXPIRES: August j, 2�0q Bonded Thru Notary Public Underwriters 05-17-2004 11 :582m From-HARRISON & JOHNSTON 5406671312 T -6B2 P.009/018 F-337 ROUTE 37 �•'' Ty LAN 1 r a_4'. ORCHARD LANE G cc T EC `SI/ �. VICINITY MAP �` v SCALE: 7"=2000' AP0 VED Y I i_0 cz SUBDIVISION ADMINISTRATOR �!"" /; J ?^' % •� . DATE ('):7— IRVF TA CURVE DELTA ANGLE RADIUS ARC LENGTH TANGENT CHORD LENGTH CHORD BEARING Cl 10727'33" 50 -DO' 93.78' 68.14' 80.62' N 1326'54" E C2 44'12'49" 624.07'- 481.58' 253.49' 469.72' N 7351'77" E C3 140825 477.47' 117.84' 59.22' 117.54' N 43'01'54" E C4 07'16'20" 477.47' 60"60' 30.34' 60.56' N 53'4417" E C5 26'03'27" 213.23' 96.97' 49.34' 96.14' S 21'0250" W LINE TABLE LINE BEARING DISTANCE Ll N 1422'45" W 78.16' L2 N 59'10'51 " E 109.08' L3 N 26"05'28' E 98.77' L4 N 22 35'16" W 150.77' L5 N 3154'53" E 138.70' L6 N 1158'27" E 73.79' L7 N 54'02'19" W 20.00' L8 N 572227" E 105.00' L9 S 68 26'13" E 169.25' LID N 3404'34" E 97.74' Lll N 08107'06" E 65.70' SURVEYOR'S CER T/FICA TE I HEREBY CERTIFY THAT THE LAND CONTAINED IN THIS BOUNDARY LINE ADJUSTMENT IS A PORTION OF THE LAND CONVEYED TO WILLOW GROVE L.C., [TM -53—A-92] BY DEED DATED 20 SEPTEMBER, 1996, AS RECORDED IN DEED BOOK 869 PAGE 596 IN THE OFFICE OF THE CIRCUIT COURT OF THE COUNTY- OF FREDERICK, VIRGINIA, AND ALL OF THE LAf O )✓ON�VE DTD MILLER AND SMITH AT WILLOW RUN, L.L.C.[7M-53—A-92A] BY DEED DATED//"" /.c 20O AS RECORDED IN INSTRUMENT NUMBERL-1140o F799 IN THE OFFIC OF THE CLERK OF THE CIRCUIT COURT OF THE COUNTY OF FREDERICK, VIRGINIA. THE CURRENT ZONING FOR THESE PROPERTIES IS RA. BOUNDARY LINE ADJUSTMENT BE7WEEN THE LAND5 OF WILLOW GROVE L, C. TAX MAP 53—A-92 AND MILLET il`JD SI'"TAX ,ww 5 -A WILLOW fi'�1/�✓, L. L. C SHAWNEE DISTRICT DATE.- 04/27/04 I SCALL' N/A I SHEET.- 7 OF 8 Marsh & Legge Land Surv6yers, P.L. C. 560 NORTH LOUDOUN STREET WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 ^ FAX (5401 667-0469 - EMAIL office0morshondlegge.com ,TH OF D r ci. 001197 ¢/r/off DRAWN BY: DL4F" DWG NAME: 5464-8LA.dwg 5-17-2004 11:58am From-HARRISON 8 JOHNSTON 5406671312 T-682 P.010/018 F-337 OWNER'S CER TIFICA TE 'HE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT OF THE LANDS OF WILLOW GROVE L.C. 1 TM -53-A-92] AS APPEARS IN THE ACCOMPANYING PLAT, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND TRUSTEES, IF ANY. BY' ON BEHALF OF WILLOW GROVE L.C. NOTARY PUBLIC STA TE OF K C" I I t{ CI TYIC©UN TY OF : � � { THE FOREGOING INSTRUMENT WAS ACKNA OWLEGED BEFORE ME 0^ �� /� l(DITE) L / BY ;7L�1lJrON BEHALF OF WILLOW GROVE L.C. - - 1�. / �) z :(' _MY COMMISSION EXPIRES ,_. (NOTARY PUBL/C) OWNER'S CER TIFICA TE THE ABOVE AND FOREGOING BOUNDARY LINE ADJUSTMENT OF THE LANDS OF MILLER AND SMITH AT WILLOW RUN, L.L.C. (TM-53—A-92AJ. AS APPEARS IN THE ACCOMPANYING PLAT, IS WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS, PROPRIETORS, AND Tlj}I'STEES,^ Iy ANY. BY 6 ON BEHALF OF LLER SMITH AT WILLOW RUN, L.L.C. NOTARY PUBLIC STATE OF C/TY/6 OF�i=F `` THE FOREGO/NG INSTRUMENT WAS ACKNOWLEGED BEFORE ME ONL_jAajf__b) z6LL_BY (DA TE) �e5 F• S�r,_ r� "�. ON BEHALF OF MILLER AND SM{TH A T WILLOW RUN, L. L_ C. _MY COMMISSION EXPIRES' 30_� b __ ,IVOTARY PUBLIC) NOTES: 1. NO 7171E REPORT FURNISHED; THEREFORE, THERE MAY BE ENCUMBRANCES AFFECTING THE PROPERTY BY THIS SURVEY AND PLAT THAT ARE NOT SHOWN HEREIN. 2. BOUNDARY INFORMATION SHOWN HEREIN IS BASED ON AN ACTUAL FIELD SURVEY COMPLETED JULY 2003. BOUNDARY LINE ADJUSTMENT BETWEEN THE LANDS OF i' TH OF Y WILLOW GROVE L.C. j TAX APAP 53—A-92 AND rDRAWN I�JILLETr �►iJD S TAX MAP sA�9a�CW o�UN, L.L.C.ZL SHAWNEE D/STRICT001197eFREDERICK COUNTY VIRGINL4DAT£' 04/27/O4 SCALE.' N/A SHEET' 2 OF 8sUa�� 4f\harsh Legge Lard Survey®rs, P.L.C.560 NORTH LOUDOUN STREET — WINCHESTER, VIRGINIA 22601 OJF PHONE (540) 667-0468 FAX(540)667-0469 — EMAIL otficeCtnorshandlegge.com 5464—BLA.dw9 05-17-2004 11:58am From-HARRISON & JOHNSTON m SHEET 3 OF 8 SHEET 4 OF 8 5406671312 T-682 P.011/018 F-337 SHEET 5 OF 8 SHEET 6 OF 8 �s cp 0 cp � I KEYMAP j0' 400' I B00' GRAPHIC SCALE: 7"=400' 50UNDA10' LINE ADJUSTMENT BfMEEN NE [ANDS OF WILLOW GROVE L.C. TAX MAP 53-A-97 AND MILLER ARID SMITH AT WILLOW RUN., TAX ASAP 53 A -92A SI• WIVEE DISTRICT FREDERICK COUNTYV/RG/NIA DATE 04/27/041 =400' SHEET 2A OF 8 SCALE. Marsh & Legge Land Surveyor, P.L.C. 560 NORTH LOUDOUN STREET - WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0458 •- FAX (540) 667-0469 - EMAIL office@marshandlegge.com l�'I'TH OF s zasL `D 01 aS o, 001197 DRAWN BY: DIF DWG NAME: 5464-BLA.djvg 05-17-2004 11:58am From-HARRISON & JOHNSTON 5406671312 T-682 P.012/016 F-337 N 0 200' 400' MERRIMANS' CHASE SUBDIVISION OPEN SPACE • INST. # 030007014 GRAPHIC SCALE* 7-=200' ZONED: RP / 482.63' USE: RESIDENTIAL(OPEN SPACE).50 2236 " E ��F. .s. i R- 4 4, 93-' -9 �5ti 4.497 ACRES (WEST SIDE 0� �1 �yaP it U, 6p RTE. 621) 5LA / OJ��ePOF�P w_': 2�. CMF pti \�\P��\�Sp\G��pS co S 547852" W `' 79-68 211 3 k'1 �� G �0 �� Ei G `L MF o` e VA. SEC. ROUTE 621 o h MERRIMAN'S LANE CMF 15 CMS i p (VARIABLE WIDTH R/W) - I L MF N DB 431 PG 203 CMF G� ,`SOS v l \8oil ci CM CM L2 CMF L3 J e; 0� C9 I r\WLo �V O aj N Q C �r OI `'c � I � I IRF of �� z 53 -A -92A LEGEND: FA I Q' {' C. 1.444 ACRES ORIG. AREA ' z, I + 139.901 ACRES (EAST SIDE RTE. 621) VAcq SOD„ I + 4.497 ACRES (WEST SIDE RTE. 621) , I Pu I 145.642 ACRES TOTAL ADJUSTED AREA LINE AND CURVE DATA w I Ir � I I IRF z LEGEND: FA I Q' {' C. I yfR� 2p FeY CMF -CONCRETE MONUMENT FOUND 53-A-94 Iv53-A INC. I I to VAcq IRF -IRON ROD FOUND OB 565 PG 783 - Im 'p SEE SHEET 1 OF B FOR ZONED; RAla' LINE AND CURVE DATA USE: RESIDENTIAL Ir --- - ivIAICFILINF_: SEE SHEET 4 OF 8 R� y nl DOUNDARY UNE ADJUSTMENT EETWEEN TH£ LWDS OF �LTH OF `f WILLOW GROVE L.C. � TAX M4P 53 A-92 AND , MILLER AND 51WITH AT 011LLOW r?1UN, L.L.C. TAX MAP 53 A-924 glas L ge SHAWNEE DISTRICT No. 001197 FREDERICK COUNTY VIRGINIA DATE.' 04/27/04 SCALE: 1 =200' SHEET. 3 OF B t4A'D suRV,�� Q5Marsh & Legge lend Surveyors. P.L.C. 560 NORTH LOUDOUN STREET — WINCHESTER, VIRGINIA 22601 DRAWN BY: O/F PHONE (540) 667-0468 - FAX (540) 667-0469 - EMAIL cffice@rnorshcndleggacom _ DWG NAME: 5464-BL4.dwg 05-17-2004 11:58am From-HARRISON 8 JOHNSTON 5406671312 T-681 P.013/018 F-337 Cz) L / ATFO l j J 53-A-94 MELCO, INC. DB 555 PG 783 q\ ZONED: RA w USE: RESIDENTIAL DENO7ES EXIS77NG GROVE L'C' V 1 PROPERTY LINE I WILLOW 5_3-A I HEREBY VACATED DB 871 PG 32 "- I (TYPICAL) ZONED: RA I USE: 241.55' I I AGRICULTURAL S ,}0'31'36 W 1 I I �P -F 1 'b I I 53—A -92A 1.444I'Z4CRES ORIG. AREA I + 139.901 IcACRES (EAST SIDE RTE. 621) 63—A-1 + 4.497I�ACRES (WEST SIDE RTE 6211 JO VA PROPERTIES, LLC 145.E942 ACRES TOTAL ADJUSTED AREA INST. 1 040000377 I I ZONED: RA I USE: AGRICULTURAL I _ I I I LEGEND: I I GMF—CONCRETE MONUMENT FOUND IRF—IRON ROD FOUND I _ SEE SHEET 1 OF 8 FOR LINE AND CURVE DATA 0' 200' 400' GRAPHIC SCALE. 1"=200' eL)UNUAKr LINE AU✓U57ILIENT BETWEEN THE LANDS OF WILLOW GROVE L. C. TAX M4P 53—A-92 AND /LL ER A; JD SU TH /7 T W/LL 0W RUN, L. L. C. TAX U4P 53 —A -92A SHAWNEE DISTRICT a47,-- 04/27/04 SCALE. I =200' SHEET 4 OF 8 Marsh & Legge Land Survey. rs, P.L.C. 560 NORTH LOUOOUN STREET WINCHESTER, VIRGINIA 22501 PHONE (54") 667-0468 - FAX (540) 667-0469 EMAIL office®marshondlegge com 5.3—A-91 TONE PROPERTIES, LLC STR. 1f' 030024683 ZONED: RA 5E: AGRICULTURAL TH OF+ �Z, 0. 001197 </ b eUI2VE� �' DRAWN BY: DJF DWG NAME: 5464—BLA.dwg 05-17-2004 III :58am From—HARRISON 8 JOHNSTON 6r�\ X141 1 p1 [, C3 4B�•63 <v l,F 00 �' I 5406671312 T-682 P.014/018 F -13T N VA. SEC. RouTE 627 MERRIMAN S LANE .30' PRESCRIPTI 4 48 VE EASEMENT u) 750 LLC 53-A-928 D8 978 PG 7147 ZONED. RA I t L4 USE: RESIDENTIAL I^ 1 0 Ci� 1 L 6°- i DRArNF7ELD EA Sri 470 T 34 34pk �R X1 ' OSE II 5a g3'01E r _ 6p' 6 BARN l� R \ G 0 EX. �LO� igNa I tg� \ E-1~fRA��- 53 -A -M 1.444 ACRES ORIG. AREA\�s �\,4 pV1E�ul1\ + 139.901 ACRES (EAST SIDE RTE_ 621 } � %0, ` fq 'r o + 4.457 ACRES (WEST" SIDE_ RTE. 621 � S 145.542 ACRES TOT ADJUSTED AREA so 9,� g2 4 200' ,, 4400' GRAPHIC SCALE: 1'-200' MA TCHLINE: .,,FF •7 .; OF 3 SCReyi . LEGEND: CMF -CONCRETE MONUMENT FOUND IRF -IRON ROD FOUND SEE SHEET 7 OF 8 FOR LINE AND CURVE DATA PA (CH! it—!E: :fit ',-cl SEE SHEET 6 OF 8 BOUNDARY LINE ADJUSTMENT BETWEEN THE L IWS OF WILLOW GROVE L.C. TAX U4P 53-A-92 AND MILLER AND SMITH A7' WILLOW RUN, L.L.C. TAX MAP 5—TA-924 SHAWNk'E DISTRICT FREDERICK COUNTY, VIRGIN14 DA 7e- 04/27/04 I SCALE. 7'=20p' SHEET 5 OF 5 Marsh & Legge Lend Surveyars P.L.C. 560 NORTH LOUDOUN STREET r WINCHESTER. VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 657-0469 — EMAIL offieeamorshandlegge.eom Yf� 0. 0011 DRAWN B7: DJF DWG NAME: 5464-8L4.dwg A w IN COMM. Of ', I n E, / s�i ri. I +n :" 1 PG 20.E ' •• O I 5406671312 T-682 P.014/018 F -13T N VA. SEC. RouTE 627 MERRIMAN S LANE .30' PRESCRIPTI 4 48 VE EASEMENT u) 750 LLC 53-A-928 D8 978 PG 7147 ZONED. RA I t L4 USE: RESIDENTIAL I^ 1 0 Ci� 1 L 6°- i DRArNF7ELD EA Sri 470 T 34 34pk �R X1 ' OSE II 5a g3'01E r _ 6p' 6 BARN l� R \ G 0 EX. �LO� igNa I tg� \ E-1~fRA��- 53 -A -M 1.444 ACRES ORIG. AREA\�s �\,4 pV1E�ul1\ + 139.901 ACRES (EAST SIDE RTE_ 621 } � %0, ` fq 'r o + 4.457 ACRES (WEST" SIDE_ RTE. 621 � S 145.542 ACRES TOT ADJUSTED AREA so 9,� g2 4 200' ,, 4400' GRAPHIC SCALE: 1'-200' MA TCHLINE: .,,FF •7 .; OF 3 SCReyi . LEGEND: CMF -CONCRETE MONUMENT FOUND IRF -IRON ROD FOUND SEE SHEET 7 OF 8 FOR LINE AND CURVE DATA PA (CH! it—!E: :fit ',-cl SEE SHEET 6 OF 8 BOUNDARY LINE ADJUSTMENT BETWEEN THE L IWS OF WILLOW GROVE L.C. TAX U4P 53-A-92 AND MILLER AND SMITH A7' WILLOW RUN, L.L.C. TAX MAP 5—TA-924 SHAWNk'E DISTRICT FREDERICK COUNTY, VIRGIN14 DA 7e- 04/27/04 I SCALE. 7'=20p' SHEET 5 OF 5 Marsh & Legge Lend Surveyars P.L.C. 560 NORTH LOUDOUN STREET r WINCHESTER. VIRGINIA 22601 PHONE (540) 667-0468 N FAX (540) 657-0469 — EMAIL offieeamorshandlegge.eom Yf� 0. 0011 DRAWN B7: DJF DWG NAME: 5464-8L4.dwg 5-17-2004 11:50am From-HARRISON 8 JOHNSTON O 5406671312 T-682 P.015/018 F-337 F113 53—A -92A 1.444 ACRES ORIG. AREA + 139.901 ACRES (EAST SIDE RTE. 621) + 4.497 ACRES (WEST SIDE RTE_ 621) 145.542 ACRES TOTAL ADJUSTED AR LEGEND: CMF -CONCRETE MONUMENT FOUND I IRF -IRON ROD FOUND SEE SHEET 7 OF 8 FOR LINE AND CURVE DATA I0' 200' 400' GRAPHIC SCALE: 1 =200', — l 2403.40 r 53—A-91 I _ I 5 i Z'0� GRE INS7R.TON, E 000246 , LLC ZONED: RA I USE: AGRICULTURAL BOUNDAHY L/NE ADJUSTMENT 8ETWEEN THE LANDS OF WILLOW GROVE L.C. TAX AMP 5J -A-9.2 AND VILLER AND SMITH AT WILLOW R.LIN, L.L. C' TAX MAP _'U—A-92A SHAWNEE D/STR/CT DAT£-• 04/27/04 l SCALE 1`----200' I SHEET- 6 OF 8 Marsh & Leage Land SurveyArs, P.L.C. 560 NORTH LOUDDUN STREET ^- WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 — FAX (540) 667-0469 - EMAIL olfice0morshondlegge.com DRAWN DRAWN BY: DJF DWG NAME: 5464-8LA.dwg 05-17-2004 11:59am From-HARRISON 8 JOHNSTON VA. SEC ROUTE 621 MERRIMAN'S LANE 30' PRESCRIP77VE EASEMENT 750 LLC 53 -A -92B DB 918 PG 1141 ZONED: RA USE: RESIDEN 77AL EXISTING WILLOW GROVE LANE I l oc 50' R/W \ 740 LLC 53 DB 9188 PG PG 7739 ZONED: RA USE: AGRICULTURAL v \ I� � �✓'� pt1��UR1\ £q q�'9 76 0 1 a MA 5406671312 T-682 P.016/018 F-337 V N LEGEND: CMF—CONCRETE MONUMENT FOUND IRF—IRON ROD FOUND SEE SHEET 7 OF 8 FOR LINE AND CURVE DATA EXISTING WILLOW GROVE LANE QO 50' R/W 0' 200' 400' Q- /�,,�, GRAPHIC SCALE: I"=200' X 1x ' 1 \MATCHLINE: SLE SHEEP 8 OF 8 80UNDARY UNE ADJUSTiU1ENT BE7W£EN THE LANDS OF WILLOW GROVE L.C. TAX MAP 53-A-.92 AND MILLER AND SUITI-i AT WILLOW RUN, L.L.C. TAX MAP 5J -A -.92A SHAWNEE D/STR/CT FR05R/CK COUNTY VIRGINIA DATE. 04/27/04 SCALE` 1 =200' SHEET- 7 OF 8 =� Marsh & Legge Lead Surveyors, P.L.C. 560 NORTH LOUDOUN STREET — WINCHESTER, VIRGINIA 22601 PHONE (540) 667-0468 FAX (540) 667-0469 - EMAIL office@rnarshandlegge.com 0* ,o DRAWN BY: GUF DWG NAME: 5464—BLA.dwg 15-17-2004 11:59am From-HARRISON & JOHNSTON 5406671312 T-682 P.017/018 F-337 1 1 0 11� ' Lp CD 1 m� L, Q N 11 r*z N W cn m N I X711 Ln Ln 1 N 1 41. I 1 1 1 t 1 I I I I of 01 I � 53 -A -92A ml w 444 ACRES ORIG. AREA o + 138.901 ACRES (EAST SIDE RTE. 6�1) o + .x,97 ACRES WEST SIDE RTE. 6 1 ti 14 .942 ACRS iDTAL ADJ ED AR N I o J i8 53-A-91 GREYSTONE PROPER PES, LLC I INSTR. # 030024683 ZONED: RA USE: AGRICULTURAL 740 LLC 53-A-90 DB 918 PG 1739 ZONED: RA USE: AGRICULTURAL LEGEND: CMF -CONCRETE MONUMENT FOUND IRF -IRON ROD FOUND SEE SHEET 1 OF 8 FOR LINE AND CURVE DATA 0' 200' 400' GRAPHIC SCALE: 1"=200' &CVUN11Ah'r L/Nt A4✓US71V E_NT BETWEEN 7tO LANDS OF WILLOW GROVE L. C. TAX MAP 53-A-.92 AML) IMLLEP, 1"^I �'D SAWITI,, AlT 361,111 -OW 4Li"J, L.L.C. TAX MAP 53 A -92A SHAWNEE DISTRICT DA 7f-- 04/27/04 SCALE- 1 "=200' SNEET.• B OF B p— Marsh & Legge Lard Survey®rsLP._Lc . 560 NORTH LOUDOUN STREET - WINCHESTER, VIRGINIA 22601 PHONE (546) 667-0468 - FAX (540) 667-0469 - EMAIL otfice0marshandlegge.com 0 9 O. 0 11 t /ND sURVE�o Fayµ�IN DRAWN BY: L7✓F DWG NAME: 5464-8L4.owg MASTER TiEVELOP1Vd�NT PL?:N #15-06 W-i'LLOW RUN MASTER DEVELOPMENT PLAN #15-06 WILLOW RUN Staff Report for the Planning Commission Prepared: January 22, 2006 Staff Contact: Candice E. Perkins, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist in the review of this application. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 02/07/06 Pending Board of Supervisors: 02/28/07 Pending LOCATION: The properties are located east of Route 37 and Merriman's Lane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBERS: 53-A-90, 53-A-91, 53-A-92, 53 -A -92A, 53 -A -92B, 53-A-94, 53- 3-A and 63 -A -2A PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Agricultural and residential ZONING & PRESENT USE OF ADJOINING PROPERTIES: North: RP (Residential Performance) City of Winchester South: RA (Rural Areas) RP (Residential Performance) East: City of Winchester West: RA (Rural Areas) RP (Residential Performance) Use: Residential Residential & open space Use: Agricultural and residential Residential Use: Residential Use: Residential and recreational Residential PROPOSED USE: Commercial land uses and up to 1,390 residential units MDP #15-06, Willow Run January 22, 2007 Page 2 REVIEW EVALUATIONS: Virginia Department of Transportation: The master development plan for this property appears to have significant measurable impact on Routes 621 and 37, the VDOT facilities which would provide access to the property. The master development plan presented appears acceptable for this project. Before making any final comments, this office will require a complete set of site plans, drainage calculations and traffic flow data from the I.T.E. Trip General Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of- way needs, traffic signalization and off-site roadway improvements and drainage. Prior to construction on the State's right-of-way, the developer will need to apply to this office for issuance of appropriate permits to cover said work. Frederick County Fire Marshal: Plan approval as submitted Frederick County Public Works: 1. Refer to Impact Analysis, page 5, Soil Types: The narrative indicates that the applicant plans to conduct a geotechnical analysis throughout the development of the Willow Run Community for road construction, utility installation and within any areas where karst features are present. We applaud this course of action and suggest that it be expanded to include the stormwater retention pond. Also, we suggest that the geotechnical analysis include geophysical methods to expand the subsurface evaluations and delineate any potential cavities and/or sinkholes. The results of the geotechnical analysis shall be submitted with the subdivision design phase. 2. Refer to Impact Analysis, page 11, Drainage: The discussion indicates that a stormwater retention structure will be designed and constructed in the central portion of the development. Considering the karst nature of the underlying geology, the design of this man-made lake/retention pond will, most probably, require an impervious liner to ensure long term stability and prevent seepage. The design of the retention pond shall include the preparation of an operation and maintenance manual that can be implemented by the HOA. This manual shall be included with the design calculations for the retention pond at the time of the subdivision design submission. 3. Refer to the Impact Analysis, Environmental Features Exhibit: This exhibit shall be amended to include all of the karst features referenced in the Environmental Site Assessments (ESA) prepared by ECS for the White and Marshall Properties. These features shall also be added to sheet four (4) of eleven (11) of the master development plan. For your information, I have enclosed a copy of an article recently published by the Winchester Star which is related to the development of a sinkhole along Route 37. This article highlights what can happen within karst geology. Also, note the location relative to the proposed development of Willow Run. The importance of a detailed geotechnical study cannot be over emphasized for the Willow Run Development. 4. Refer to the ESA for the Marshall property: The summary conclusions included in this report highlighted the presence of hazardous waste in the forms of pesticides and petroleum products and contaminated soils. These conclusions recommended remediating these items using proper methods. We request that documentation verifying the proper disposal of these hazardous wastes and contaminated soils be provided to this office prior to issuing the first land disturbance permit. A note to this effect shall be included in the subdivision design documents. MDP #15-06, Willow Run January 22, 2007 Page 3 Staff Comment: The Master Development Plan as indicated in comment 3 does not show the location of all of the karst features referenced in the Environmental Site _Assessment (ESA). The MPD needs to be revised to show these features prior to review by the Board of Supervisors. Frederick County Sanitation Authority: 1" review -approved as noted 9 items GIS Department: The following road names have been approved and added into the Frederick County Road Naming and Structure numbering system: Sandyridge Blvd., Sichester St., Shalden Dr., Running Brook Dr., Shanley Ct., Romsey Ct., Wexcombe Ct., Lower Brook Dr., Forsyth Dr., Brookside Ter., Alton Ct., Drayton Cir., Roxton Ct., Dewson Ct., Burridge Ct., Birchmont Dr., Gaston Way, Collahie St., Hathaway Dr., Julian Dr., Bloom Cir., Twyford St., Tunworth St., Colemore St., Leckford St., Woodgreen Ct., Veranda Dr., Abercorn Dr., Boughton Ter., Bellwoods Cir., Oxenwood Ct., Upton Ct., Station Hill Dr., Bellinger Dr., Burrington Ct., Marston Gate Dr., Colebrook Cir., Andover Dr., Gladstone Dr., Stockbridge Dr., Blackfield St., Easton Dr. Winchester Regional Airport: The proposed site does lie within airspace of the Winchester Regional Airport and is in close proximity to the approach path for Runway 14/32. Residential occupants should be forewarned that they might experience noise from over flights of aircraft departing from and arriving to the Winchester Regional Airport. Department of Parks and Recreation: Plan appears to provide for required open space, however, no calculations for required or usable open space have been provided. The residents of the age -restricted housing units will undoubtedly spend time outside of the development and have an impact on the recreations services provided by the County. Therefore, staff believes a monetary proffer for these units would be appropriate. Plan appears to provide for the required recreational units, however, specific requirements have not been stated in the plan. To ensure a connection to Cedar Creek Grade, the Transportation Enhancements should offer an area for a ten foot wide asphalt bicycle/pedestrian trail along Willow Run to Cedar Creek Grade. In addition to providing the Proffer Model, staff recommends the Proffer Statement include a list of proposed monetary proffers by agency. If this project includes the planning for or construction of a new interchange to Route 37, the proposed Transportation Improvement Program proffer should offer the ability to facilitate a ten foot wide bicycle trail to cross over Route 37 at this location. Planning Department: Please see letter dated November 9, 2006, signed by Candice E. Perkins, Planner II. Planning & Zoning: A) Master Development Plan Requirement A master development plan is required prior to development of this property. Before a master development plan can be approved, it must be reviewed by the Planning Commission, Board of Supervisors and all relevant review agencies. Approval may only be granted if the master development plan conforms to all requirements of the Frederick County Zoning and Subdivision Ordinances. MDP #15-06, Willow Run January 22, 2007 Page 4 In order to have land rezoned to the R4 District, a master development plan, meeting all requirements of Article XVIII of the Zoning Ordinance, shall be submitted with the rezoning application. In adopting the rezoning, the master development plan submitted will be accepted as a proffered condition for the rezoning. The purpose of the master development plan requirement is to ensure that the intent of the residential planned community is met. The intention of the R4 District is to provide for a mixture of housing types and uses within a carefully planned setting. Special care should be taken in the approval of the master development plan to ensure that the uses on the land are arranged to provide for compatibility of uses, to provide environmental protection, and to avoid adverse impacts on surrounding properties and facilities. B) Location The properties are located east of Route 37 and Merriman's Lane (Route 621), north of Cedar Creek Grade (Route 622), south and west of the City of Winchester. C) Site History The original Frederick County zoning map (U.S.G.S. Winchester Quadrangle) identifies the subject parcels as being zoned R-2 (Residential Limited). The subject parcels were re -mapped from R-2 to A-2 (Agricultural General) pursuant to the County's comprehensive downzoning initiative (Zoning Amendment Petition #011-80), which was adopted on October 8, 1980. The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. A rezoning application (#16-05) for this site was submitted on November 14, 2005. That application did not receive action and has been replaced by this application (#21-06). D) Site Suitability & Project Scope 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 Compatibility The subject parcels are within the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA). MDP #15-06, Willow Run January 22, 2007 Page 5 The subject properties are within the area covered by the Western Jubal Early Land Use Plan (WJELUP) as adopted by the Board of Supervisors on January 11, 2006. The predominant land uses envisioned within the WJELUP area are urban and suburban residential uses, The groSS residential density for residential develf3pme;�tS SliCuid not exceed four dwelling units per acre. The WJELUP also calls for one large commercial concentration along Jubal Early Drive, rather than the two smaller clusters proposed. This application is generally consistent with the land use proposed in the WJELUP. Environment The General Soil Map of the Soil Survey of Frederick County Vir inia indicates that Frederick-Poplimento loams comprise the majority of the subject site, which possesses moderate shrink -swell potential. A band of Carbo silt loam follows the western portion of the site, which possesses a high shrink -swell potential. Massanetta loam is located within the floodplain and wetlands areas. Development within the Massanetta loam soils will be limited to the extension of Jubal Early Drive. The National Wetlands Inventory Map identifies two areas of wetlands along the northern and eastern portion of the site. The applicant has prepared a Wetlands Delineation Study for the subject properties. The U.S. Army Corps of Engineers has issued a Jurisdictional Determination Letter establishing the location of all wetlands areas on-site and a wetlands permit has been approved by the U.S. Army Corps of Engineers and the Virginia Department of Environmental Quality. Protected and disturbed wetlands (which include only the area associated with the extension of Jubal Early Drive) are identified on the proffered MDP. The FEMA National Flood Insurance Program (NFLIP) maps identify floodplain areas associated with Abrams Creek. The applicant has prepared a Phase I Environmental Assessment Report and a Wetlands Delineation Report. The MDP delineates the location of the floodplain areas that are based on the results of the Detailed Conditional Letters of Map Revision (CLOMR) study, which has been approved by FEMA, associated with the extension of Jubal Early Drive. Protected and disturbed floodplain areas are identified on sheet 4 of the MDP. Also shown on sheet 4 of the MPD is the Developmentally Sensitive Area (DSA) which identifies the location of wetlands as well as the proffered 50 foot Resource Protection Area (RPA) which surrounds the DSA. The only disturbance that will be allowed within the DSA and the RPA adjacent to wetlands areas will be road crossings, utility crossings, and pedestrian and bicycle facility crossing. Karst features are known to exist on the property. Four sinkholes have been identified in the Phase I Environmental Site Assessment Reports submitted by the applicant to the County. The applicant has proffered to conduct a geotechnical analysis on all residential properties platted within 100 feet of the major karst feature identified on the MDP prior to the issuance of building permits of such lots. The Director of Public Works has suggested that the geotechnical analysis encompass all residential areas because of the potential for sinkhole development within the karst limestone. MDP #15-06, Willow Run January 22, 2007 Page 6 Minor steep slopes exist on the site. Areas of steep slope disturbance are identified on sheet 4 of the MPD. Transportation The WJELUP calls for the extension of Jubal Early Drive as an east/west through road and the construction of a new interchange at Route 37. (The Commonwealth Transportation Board, on January 18, 2007, approved the break in access on Route 37, to allow construction of this new interchange.) The extension of Jubal Early Drive through this portion of the UDA is envisioned as an urban divided four -lane cross-section that includes landscaped medians as well as pedestrian and bicycle facilities. In addition, a major collector road is planned to facilitate traffic movement in a north -south direction to provide a connection between Jubal Early Drive and Cedar Creek Grade. Another critical transportation component of the WJELUP is alternative modes of transportation, such as pedestrian and bicycle facilities, and calls for an interconnected system of multi-purpose trails and sidewalks. This application provides for the roads and alternative modes of transportation called for in the WJELUP. The road plan for the development is shown on sheet 5 of the MPD and the actual road details are provided on sheet 6. Sheet 5 of the MPD also includes the internal street system design exceptions which were approved by VDOT. Community Facilities As stated in the rezoning package, the applicant has proffered a number of recreational facilities; including a community center, an age -restricted community center, an outdoor pool, an extension of the Green Circle, and an internal trail system. The overall development is required to provide 46.33 recreational units and the age restricted units are required to have a community center in addition (12 recreational units). Sheet 2 of the MDP contains a recreational amenities chart which is lettered A -G and also has the Green Circle Trail and the Private Trail System (PTS). The Green Circle Trail is a ten foot asphalt trail and the PTS is a six foot asphalt trail. Alternative Buffer and Screeninz Plan The Zoning Ordinance requires that buffers and screening in the R4 district be provided between various uses and housing types as if the uses were located in the RP or B2 districts. As enabled in §165-72G(2) of the Zoning Ordinance, the applicant has submitted an alternative plan for buffers and screening and the separation of uses with the Master Development Plan. The Planning Commission and Board of Supervisors shall only approve an alternative plan if the plan meets all of the intentions of the Zoning Ordinance, conforms to policies set forth in the Comprehensive Plan and follows generally accepted good planning practices. If the alternative buffer and screening plan is not ultimately approved by the Board of Supervisors, the applicant must provide the full buffers required between uses as required in the Zoning Ordinance. An overall buffer table has been provided on sheet 2 of the Master Development Plan which references buffers (A -F) that are shown on the detailed sheets of the MPD (pages 7-11). Details of these buffers have been provided on sheets of the MDP as indicated in MDP 915-06, Willow Run January 22, 2007 Page 7 the overall buffer table on sheet 2. It is noted that buffers required around the perimeter of the site cannot be modified; buffers required for properties not within this development must meet the required buffer indicated in the Zoning Ordinance. Buffers A -F are detailed below; only buffers B -D require modifications: Buffer A - Buffer A is not a required buffer and does not require a modification; this buffer is being provided in addition to ordinance requirements between the development and the adjacent rural property as shown on sheet 11. Buffer B — Buffer B is the buffer being provided between the commercial and residential land uses at the eastern portion of the property. The Zoning Ordinance requires a 50 foot' full screen buffer between B2 commercial uses and RP residential uses, which includes a six foot board -on -board fence and three trees per ten linear feet (2/3 evergreen and 1/3 deciduous). The buffer modification requested for this area is a 25 foot landscape screen which will contain a single row of evergreen trees spaced no more than five feet on centers and deciduous trees spaced 20 feet on centers. (Modification shown on sheet 10) Staff Note: This buffer is located between commercial and residential uses and the applicant has not specified via proffer how the commercial areas will be developed. Potentially the commercial areas could be developed with standard lights (pole and wall pack) and loading spaces located behind the building which could be directly adjacent to the residential uses. Staff cannot support an alternative buffer without fully knowing the impact the commercial development will have on the adjacent residential units. Buffer C — Buffer C is the buffer being provided between the commercial and residential land uses at the western portion of the property south of Jubal Early Drive extended. The Zoning Ordinance requires a 50 foot full screen buffer between B2 commercial uses and RP residential uses, which includes a six foot board -on -board fence and three trees per ten linear feet (2/3 evergreen and 1/3 deciduous). The buffer modification requested for this area is a 25 foot landscape screen which will contains a single row of evergreen trees spaced no more than five feet on centers and deciduous trees spaced 20 feet on centers. (Modification shown on sheet 8) Staff Note: This buffer is located between commercial and residential uses and the applicant has not specified via proffer how the commercial areas will be developed. Potentially, the commercial areas could be developed with standard lights (pole and wall pack) and loading spaces located behind the building which could be directly adjacent to the residential uses. Staff cannot support an alternative buffer without fully knowing the impact the commercial development will have on the adjacent residential units. Buffer D- Buffer D is the buffer being provided between the commercial and residential land uses at the western portion of the property north of Jubal Early Drive extended. The Zoning Ordinance requires a 50 foot full screen buffer between B2 commercial uses and MDP #15-06, Willow Run January 22, 2007 Page 8 RP residential uses, which includes a six foot board on board fence and three trees per ten linear feet (2/3 evergreen and 1/3 deciduous). The buffer modification requested for this area is a 25 foot landscape screen which will contains a single row of evergreen trees spaced no more than five feet on centers and deciduous trees spaced 20 feet on centers. (Modification shown on sheet 8) Staff Note: This buffer is located between commercial and residential uses and the applicant has not specified via proffer how the commercial areas will be developed. Potentially the commercial areas could be developed with standard lights (pole and wall pack) and loading spaces located behind the building which could be directly adjacent to the residential uses. Staff cannot support an alternative buffer without fully knowing the impact the commercial development will have on the adjacent residential units. Buffer E — Buffer E is a zoning district buffer required between the Willow Run project and the adjacent Merriman's Chase Subdivision. This buffer is located on the perimeter of the project and cannot be modified. The MDP depicts the buffer required by ordinance. (Buffer and detail shown on sheet 8) Buffer F — Buffer F is not a required buffer and does not require a modification; this buffer is being provided in addition to ordinance requirements between the development and the adjacent residential property (53-3-A1 Gordon) as shown on sheet 9. Issues As indicated in the comment letter, staff believes that the recreational center for the age restricted houses is located in an inappropriate area. The age restricted (pink) housing as indicated on sheet 2 of the MPD is grouped together and the required associated community center for these units is located across Birchmont Drive and outside of the actual designated age restricted area. It appears that if the age restricted housing was grouped together to create a defined neighborhood within the Willow Run Community, the associated recreational unit should also be located within this designated area. Also, as indicated under the alternative buffer and screening section staff has concerns with modifying the buffers between the commercial and residential uses without knowing how the commercial areas will develop. STAFF CONCLUSIONS FOR THE 02/07/07 PLANNING COMMISSION MEETING: The Master Development Plan for Willow Run depicts appropriate land uses and is in conformance with the proffers for the rezoning. The Planning Commission needs to make a recommendation to the Board of Supervisors regarding the alternative buffer and screening modifications for buffers B, C and D. The recommendations for the buffer alternatives can be done through one motion or they can be taken separately. All of the issues brought forth by staff and the Planning Commission should be appropriately addressed prior to a recommendation to the Board of Supervisors. MDP #15-06, Willow Run January 22, 2007 Page 9 The Master Development Plan for Willow Run is a proffered condition of Rezoning #21-06. Approval of the rezoning for Willow Run will grant staff with administrative approval authority of the Master Development Plan for Willow Run. While a recommendation for the MPD is not needed since it is a proffered condition of the rezoning, the Planning Commission does need to make a recommendation to the Board of Supervisors regarding the alternative buffer and screening modifications for buffers B, C and D. COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 November 9, 2006 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 RE: Preliminary Review Comments for Willow Run Master Development Plan Dear Evan: Thank you for providing me with the opportunity to review the preliminary master development plan for the proposed -development referred to as Willow Run. Staff's review comments are listed below for your consideration. 1. Proffer Statement. Provide a scan of the actual signed proffers from the rezoning on the MDP. The inclusion of the proffer statement on a sheet in the MDP is a requirement and a modification to this effect is not appropriate. 2. Notes. On the coversheet, provide notes regarding underground utilities and water and sewer availability. 3. Unit Numbers and Phasing. On the coversheet, provide the total number of units within the development. 4. Buffers. The MDP does not reflect any zoning district buffers or residential separation buffers. These buffers need to be indicated on the plan and details of these buffers need to be provided. A detail for the road efficiency buffers needs to be provided as well. 5. Commercial Acreage. The proffers state that there will be 36 acres of commercial; the MDP only accounts for 32.9. 6. Legend. The legend on sheet 2 needs to be expanded to show which housing types will be built (towns, multiplex, condo, etc.). 7. Open Space Table. The 108 acres needs to reference that it is open space and water features. Also, it is unclear which tabulation the new water features have been included in since they are not accounted for on the environmental features sheet. The water features need to be shown as an environmental feature to accurately calculate the useable open space. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Mr. Evan Wyatt Re: Willow Run MDP November 9, 2006 Page 2 8. Recreational Units. Sheet 2 states that the recreational units will be detailed at the SDP stage. The amount and type of unit needs to be listed on the MDP. Recreational units for single family small lot units are required in addition to the overall requirement. Also, remove the reference to the dollar amount for each recreational unit ($25,000). Sheet 2 needs to show the total recreational unit number for the entire development. 9. Buffers. All zoning district buffers and road efficiency buffers need to be accounted for on sheet 2. Residential separation buffers also need to be shown on sheet 2. Details of all the buffer types need to be provided in the MDP. Any buffer modifications need to be accounted for in the rezoning. 10. Road Connections. There are various roads that clearly need to connect on the MDP (Bellwood and Upton, Leckford and Colebrook, Blackfield and Gladstone). 11. Romsey Court. The location shown for Romsey Court is completely disconnected from the rest of the community and is completely out of place. This residential are should be eliminated or connected to Shanly Court. 12. Road Sections. Sheet 6 depicts various road sections and it is unclear which road in the development will be built with which section. Certain roads are one way, some contain on -street parking and others don't; indicate which road will be built to which standard. Also, tfie road details that contain medians need to be labeled as landscaped medians and include trees. 13. Jubal Early Drive Intersection. On sheet 5, indicate why the Jubal Early Drive/Meadowbranch Avenue intersection detail has been revised. 14. Alley Sections. The alleys are being built with mountable curb which could encourage residents parking on the alley. 15. Age Restricted Community Center. The location of the age restricted community center is not appropriate; it is depicted closer to the adjacent townhouses than to the community it is supposed to serve. This community center needs to be placed centrally to the age restricted development. 16. Modification #1. The portion of this modification that pertains to modifying the location of the community centers should be removed. The MDP needs to show a permanent, appropriate location for the community centers and not have a blanket modification to move it somewhere else. 17. Modification #1. This modification states that the internal roads may be modified. Please note than any modifications to the road network will require the approval of a revised MDP. Revisions to the MDP should not affect any properties that are not under the control of the developer. All property effected by the MDP revision would need to participate in the revision request. 18. 'trails. Additional trail connections should be provided as indicated on sheet 2. Mr. Evan Wyatt Re: Willow Run MDP November 9, 2006 Page 3 19. Developmentally Sensitive Area. Proffer I.1 states that a DSA boundary will be provided on the MDP as well as a resource protection area (RPA). These have not been accounted for in the MDP. 20. Modification #2. Under the alternative design standards section, it states that the dimensional standards for all permitted residential housing types shall be included as information on the MDP; this information has not been provided. 21. Environmental Features. The environmental features calculation on sheet 2 does not match sheet 4. 22. Karst Features. The tabulations on sheet 4 state that there are no karst features and the detail still shows the filled in karst feature. 23. Shanyl Court. This road is not very long and it is unclear how the northern residential portion of this area will be accessed. 24. Development Plans. Sheets 7-11 need to be removed from the MPD submission because they are too detailed. These sheets resemble a SDP submission and have not been reviewed. In order to continue the review of this Master Development Plan, you will need to submit a signed and notarized Special Limited Power of Attorney Form to this department. The review fee for this application will be $37,959 ($2,000 base + $35,959 @$100 per acre). Once this information is received, and all review comments addressed, staff will schedule the application for review by the Planning Commission. Review comments are required from the following agencies: Frederick County Fire Marshal, Frederick County Department of Building Inspections, Frederick County Department of Public Works, Frederick County Department of G.I.S., Frederick County Health Department, Frederick County Parks & Recreation, Frederick County Sanitation Authority, and the Virginia Department of Transportation. Please do not hesitate to contact me with questions regarding this letter. Sincerely, u Candice E. Perkins Planner II CEP/bad Attachment Frederick 4ouI<ay, Location in the County Development Parcel ID: 53 - A - 90, 91, 92, 92A, 53 - A - 926, 94, 53.3 -A,63 -A -2A Location in Surrounding Ama 0 375 750 _1500 N, e.. ¢`cK • coG 375 750 hFeet � 7 .. Master Development Nan MDP #fi15-06 Application TV1111VW FXuil Parcel ID: Location in the County 53 - A - 90, 91, 92, 92A, 53 - A - 926, 94, 53 - 3 - A, 63 - A - 2A Map Features Application Long Range Land Use 0 Lakes/Ponds Rural Community Center •^^- Streams Residential ' ' Buildings Business Streets ® Industrial Primary ® Institutional �. Secondary Recreation '1. Terciary ''X' Historic \ DSA VMnchesterRds® Mixed -Use ® Planned Unit Development e.. ¢`cK • coG 375 750 hFeet � APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: Willow Run Traditional Neighborhood Development 2. Owner's Name Willow Grove, L.C.; 740 LLC; 750 LLC; Miller and Smith at Willow Run L.L.C. Greystone Properties, LLC (Please list name of all owners or parties in interest) 3. 4. Applicant: Greenway Engineering Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: (540) 662-4185 Design Greenway Engineering Company: Address: 151 Windy Hill Lane Winchester, VA 22602 Phone Number: (540) 662-4185 Contact Name: Evan Wyatt, AICP 5. Location of Property East of Route 37 and Merriman's Lane (Route 621), North of Cedar Creek Grade (Route 622), South and West of the City of Winchester Corporate Limits. 6. Total Acreage 359.97+/- acres 7. Property Information a) Property Identification Number (PIN): b) Current Zoning: c) Present Use: d) Proposed Uses: 53-((A))-90, 53 -((A)) -9I, 53-((A))-92, 53 -((A)) -92A, 53 -((A)) -92B, 53-((A))- 94, 53-((3))-A, and 63 -((A)) -2A RA, Rural Areas District Residential and Agricultural R4 District - Traditional Neighborhood Development (Residential; Commercial and Recreational Land Use) e) Adjoining Property Information: * Please refer to Sheet 3 of 11— Adjoining Property Owners of the Master Development Plan for information including Property Identification Numbers, Owner Name, Zoning Districts and Land Use. f) Magisterial District: Shawnee Magisterial District S. Is this an original or amended Master Development Plan? Original ® Amended ❑ I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission of my master development plan application. Signature: Date: 611+1 O(p Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Greystone Properties, LLC (Phone) (540) 662-7215 (Address) 13 South Loudoun Street, Winchester, VA 22601 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 030024683 on Page Instrument No_ 040017913 on Page , and is described as Parcel: 53 Lot: 91 Block: A Section: Subdivision: Parcel: 63 Lot: 2A Block: A Section: Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permits ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereo , , (we) have hereto se my jour Pand and seal this day of ' bt/, 2001,r,, Signatures) State of Virginia, City/ ounty f e:6 , To -wit: I_,cc_ i`iKA, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who siguid to the foregoing instrument and who I (are) known to me, personally app ed before me and has acknowledged the same before me in the jurisdiction aforesaid this 9\ day of , 20010. zw c M • X&4 C("nvy ixti W�QSS� ca M �� My Commission Expires: N60P r ,3p. -2US, Notary Pub4c Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, Ir 107 North Kent Streetq Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) Miller and Smith at Willow Run, LLC (Phone) (703) 821-2500 ext. 224 (Address) 8401 Greensboro Drive Suite 300 McLean VA 22102 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's office of the Circuit Court of the County of Frederick, Virginia, by Instrument No_ 040008798 on Page Instrument No. 040017302 on Page and is described as Parcel: 53 Lot: 92A Block: A Section: Subdivision: Parcel: 53 Lot: 94 Block: A Section: Subdivision: _ do hereby make, constitute and appoint: (Name) Greenway Engineering (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane Winchester, VA 22602 To act as my true and lawful attorney-in-fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permits ® Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. -tl^ ? "trrllt�"200� In witness thereof, I (we Piave he eto set m (our) hand and seal this day of�- � Signature(s) f� .'t'. v inia, City/County of To -wit: a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this- of Ly en, 204. 1 2� E L, �(` My Commission Expires: tary Public Special Limited Power of Attorney County of Frederick, Virvnnla Frederick Plarming Web Site.. www.ee.frederiek..va,us Department oil Planning & Development, County of Frederieh-, Virginia, 107 North Keret. Street, Suite 202 Winchester-, Virginia 22601 Phone 540-665-5651 Faesi"le 540-665-6395 Planning office, County of Frederick, Virginia, :107 Kent Street, Winchester, Virginia 2-1604 Phone 540-665-5651 Facsimile 540-665-6395 I4mo,a, All Men Pty These Presents: That g (We) (dame) Willow Grove,, LC (Phone.) L5401 6667-1710 (Address)''20 South Braddock Street, Winchester VA 22601 the ovvner(s) of all those tracts or parcels of land ("Property") conveyed to roc (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book No. 969 on rage 5 treed Book No. 971 on Page 32, and is described as Parcel: 53 Lot: 92 Block: A Section: Subdivision: Parcel: 53 Lot: 3 Block: A Section: _ Subdivision: _ des hereby make, constitute and appoint: (Name) Gmenw y Engineerin (1hone) (540) 662-418 (address) 151 Windy Hill Lane, Winchester. Y A ?2602 To act as ray true and lav:ful attorney-in-fact for and in my, (our) name, place and stead with full power and authority 1(we) would have if acfingr personally to fele planning application for my (our) above described Property, including: v ® Rezoning (including proffers) ❑ Conditional Use Per nuts Master Development Plan (Prelir> nary and Final) ❑ Subdivision ❑ Site Flair ❑ Comprehensive Policy Plan Amendment % y attorney-in-fact shall have the authority to offer proffered conditions and. to make amendments to previously approved proffered conditions except as follows: This au-thorivation shall expire one year from the: day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set my (our) hand and seal this � day of Signcture(s:) r; State of Virginia, y/County cif . '), e ' Y To -wit: poe, ra ° _> a Notary Public in and for the jurisdiction aforesaid, certify that the pe son(s) who signed to the foregoieig instrument and who I (ars) lnov.n to me, personally appeared before me and zas aclmowledged the sars-ne before rr�e in the jurisdiction aforesaid this, 49L day of A c. 200— r My CCSntnctissiurr E�>upires: Notary Public t,AY PUS ;��• -; ROBERT M. POIANI *c MY COMMISSION # DD 445166 "I f EXPIRES: August 1, 2009 Bonded Th u Notary ,underwriters Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540.665-5651 Facsimile 540-665-6395 Planning office, County of Frederick, Virginia, 107 Kent Street, Winchester, Virginia 22601 Phone 540.665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) (Name) 740. LLC (Phone) (540) 10 (Address) P© Box 87 Winchester VA 22604 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Deed Book No. 918 on Page 1139, and is described as Parcel: 53 Lot: 90 Block: A Section: _ do hereby make, constitute and appoint: (Name) Greenway Engineering Subdivision: (Phone) (540) 662-41 85 (Address) 151 W*nd Hill Lane Winchester VA 22602 name, place and stead wit's full power and To act as my true and lawful attorney-in-fact for and in my (our) authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: K Rezoning (Including proffers) ❑ Conditional Use Permits X Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have Signature(s) sety6y (our) hy. dAci seP0is _ day of , 200,E i of Virginia, City/County of g„ To -wit: I, t a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who d who I (are) known to me, perso lly appeared before me and has signed to the foregoing instrument an the jurisdiction aforesaid this day of I eg€l� 20 acknowledged the same before me in 1 My Commission Expires:lt TJ_ © 'fib 1 b Notary Public Special Limited Power of Attorney County of Frederick, Virginia Frederick, Plannin, g We!b Site,: www.c.o.frederick.-vams D,e.p2rtnq ent of Plamaing & Development, Counky of Frederick, Virginia., 107 North Kent Street, Suite 202 Winchester, Vir-jilin 2-2601 e� Phone 540-668-56651 Fac-sindle 540-665-6395 Planninig office,, County of Frederick, Vir&ia, 107 Kent Street, Winchester, Viriginja 22601 Phone 540-665-5651 Facsimile 540-665-6395 Knov, 1,01 (Name') 15-'L!'-�c �A.dgdress) 750 DvIeniman's Lane. %!Oieg- T- �VA I vez ownei-(&-p of a46 ffilose t -mm or pairce I s of I and copaveyael to ire- (t Is b. I j,,I, the Cler!Cs 0-iffiCe of the 'Circui-t Cown oifihe Cow -'ay of vin�ipiaq' by Deed Bnx�k 1-4b. 918 ort Page L141, and is rdes-1--fibed as Name!: 53 Lot: 92B Bfo�,-k: A Seoliar- iiUbdiyisicm: do hareby make, constatutxr:. anj app"c"int.: Thoily; L(.-40) 662-4185 (A rI d. s i 1; 1 W i i id v Hi I 'I L a rie. W i ac I i e "Do act as rrCy Inde and 11avvfid aftorney-iVa-mei fbr and m in (Our) n-ame, place and stead with ft--fll pow -e- arzt aLahadt"; I Ov./F-) wound have If actmg, personaNy to file plarnriffig ap 'fic tYa?a2 for nry (OU -1 above d-ribed Z Rezoning (Including pyoffoerss'� Master Developznealt plan and. Fe -jai; 0 Site Plan Er' Qmipreherm-s)<ve. Pc.fiey Man Amendment have tbe autt cwldilmaris and zc?maUaai.-riafyven to prewbu-s!y app -mired proffbered conditions excep:i a,,; f6flovii-s: Th;& shall eexpif.e one year fron, the -Jay it if signer -d" or Uqti! it is ot , wise -res-c-inded or L In wilk.E-f'ess' ffiet-oof, I (we., have h�nem set rn,� (o it h an,'� a j - s fl -as em -id seaj y f I 1 1 200 T -Wit; 0 I a 1'&)-fai-y Pudbdic hi arwl for rhe jimrisdictiOn albwes*td; }`e-nify that ffik p ";CE-vally auppeaf-ed bEfore nit- antl -Iias, 3-i"Uned to fo-re' .1g a�d who 1 mc�wrl 'eo' Tme�, pers ZMie -arne bf,--f6te me 4j-1. the afor.-e-,"s-id; this aa�r 4- '-F-.4y Ccfamidssdon Exp -,;.-es. 01 "aO."Y"k- ROBERT M. POIANI MY COMMISSION 9 DD 445166 EXPIRES: August 1, 2009 Banded Thru Notary Public Underwriters GENERAL NOTES 1. Methods and meterIle mad In Ube coneW . If Lha-P.remevte berebt eben conform to the current Comfy covetructron eteIdetde and epeclficeLove and/.r current MOT .mvdele mtl ape db,e . 2 Measures to control ...si Ied m]lati.n in.I.djvg detmtiaa pond, eervivg ee .dt beeins during e.IetrI.t.... mwt be provided pnor to I—— of Lha Bite davalapmmt permit. The epp-t of theea p"" way the devel. rellevea e, or bin ant Of Lha roe omibWUee c..tained in Lhe V Control Hmdbo.k. p R h(Ume Erosion d Sediment 3. A permit must be obtained from Lhn Other et the Reawevt Engineer Yvgme Beperlmept of Tremp.rtetlon (MOT) coil Frederick County pnor m comWc I- te _zz Stele right W way. 4 Approval of IWe plm doe, not g.mmtee ummee of m enl[mce permit by MOT when inch permit ie req cared mdnr State lew- 5 The reef I—— If III gaud redo will be determi.ed by MOT pehu 1 'A ja t teepeeli- eW be held th the Developer, Comty Represevmth_ and Represevtntivea If the Vngrwe Oepartmevt of Trmmortetien (MOT) to --.e W end where guard ran and/.f paved ditches will be .ceded The developer will be reepaesible tar ro leg gu etl and peved &Id,Ir m --d by thie j- t - epectl.¢• Rete, to Vvgme DepertmenL of Trevmorteti.v (MOT) Cu d Rea mtl Peved Ni 9p W ti m. 8 An epproved set of plme and ell epphcable permite ..I be a "able It the Comt,uchon .rte. Ale., e repre.evI.bre of the devcl.Per must by erel.w. It 10 7. Werm.g ejgm, m kes. berre.e Or Degme. eheuld be m accordeme with the MmuW ov Uaaorm Traffic C....1 Dances (MUTCD) B All u.mteble metenel shell be removed from the ceontrnchav Icor u of the roadwa be fora lac. ambevkmmt y R g 9. AR p.vemevt .echo. on the proved plm, m booed on a mlvimum CRR value of 8. CBR valine lea. U,. 6 will require -rd pe -.1t ecUan prepared by Greenway %91I W IId epproved by the owvm. 10. AU roadside dltchee It grade, of mare the. 59 .bell be peved wltb ceme¢t concrete tI the Ilmlu indlceted on. plans and ea required It lbs field br U Ie. 11. All eprt.ge shell be copped and plped to the I.— et -sewer meiihalee .r curb IW,t. The pipe mum .hell ba ml.r' Wemete, and e.- a MOT rtmdmd SD 1 12 C.vetr U.. debris shell be ---Id in eccordmce wMh the VlrgW litter Control Act; I. I.. flim one Htterr a Leel..hall be P r.vlded It N eo.el. .U. rite P 19 The ca Uectet ehe- Idequete ...I of cleeeing mud from trveke .04/. other equipment prior to "t"',pub-. street., coil it u Lha e.¢treeroel re.panmbihty to elem -t.. alley duet, d to take whatever mea a ere eceeeI to Lure that the rtreete me mere ed W e Clem. moa and duet free ceodrtiov It ell tlmel 14NOUfimU.. nha- be a am to the epp,.priet, utr-ty -y pnor Ce eomlrvctiov at water and/o .collar, lie..WI-ItiII hould eu. be .bt-d fr.. the app Bete I,I h.rity covicervurg per.La cul .beet. and cometh.- Lo exiling hese t5 All e d eater m II. o url -.. shell be .114 e p co etrvcted m eccordmce with the currenU rtmdmde coil m mf h n of the Redenek Comfy 9edte.ov Authority. 18 The loco' utW ee- in Lbeee line me taken Ir -m I .m a ora l p balrn8 r t shall be the .unI. r Wt to nen( the erect harjzo.tW ma vertical IaceU y y of elle t - d Prior to comlru U The l ptre d .hell .[arm Ilia epgrnaer If my e.aWcu enamghh yaee� a etl utiLty veMcebm coil the piepo.etl covntrvcti.v 19 The devele .r win be , -ble form . to the enol A n aepo y '.. mg G and u[WLLee which Deem. m e result of hen c etrvebav project withal .r contiguous to the auvtmg right of way 18 When sed edWW a m . til . t . I< ten a[ rmuel. Irom grcdivg ie propo pe ell .valved e m .tee cot be provided to Predenek Cemty Public Works Oepertment prior to uaumce If gradbig coil/or Bite develoPmmt Permits. 19 The .-.pr, rel- b omibt. for the relmetm..f m u[WLLe rem Y e Wch u rcQuired m e reeWt of hu project The r lacatl.e . .listed be done prior to copetrvc[iov 20 These pus idmWy the --of ell Imam -t- Gr -l- el, w 0. Lhie plm wi- ba �roLectea Iv v—= .. with ante law- W the event --ere dlecovered during ....mItt.. lbs owner d e.glneer mint be .a11Hed Immealetely 21The conlre.tar u t. re -I field coaWUOve Prior to coil 4-.t[ tom U.v mtl -tt" Greenway Rlgineermg It (540) 082 4105 be-methy of my Weerepmclee between .dual field covdltie.e end the pproved plm. 22 Co t,o d Idle aheu be compacted te 959 of mer . de.mty . determined by method 'A per stmderd praetor AASBTO T9N ASTM -898 or VIN -1 m app -cable Deiialty aball be certlfled by regreteed Pra[mmonal Igin- and resWtn .betted to Frederick C..ty PA., to perheevt a.nVuct . U e geoteehnreal report bee bee. prepeed rt eh.Wd mpereede the requirements m flit. .oto. 29. Covtrectore e n Wy aperetors who mal - mdergromd Linty Unee W the the. of Proposed a v.twg or binetieg It I.- two (2) working dye, but .t more trim tin (10) . rmug days. pd., to mmevc 1 f eevetlo. or d .U.. Nem.. d t.l1ph... bore of the a opera L maergromd utility livor m hIdenck Comty eppe below. Thee.. bare shell ell. be ueed to serve in m emergency condition. Frederick Camty Sevltetlo. Authority Phone: Verjzo¢ Sew°r' P.O. Bor 1877 P.O. ff.. 17308 Wmebeeter. VA 22804 (540) .00-1001 BelLL .. MO 21297 (301) 934-8202 Power: _,be, Power Cee: Shevmdoeh Gee Co. P O. poi 1458 P.O. Bee 2400 Hager It MO 21741 RtI&.eter, VA 22004 1-800-054-3317(5411) MEW. UtWty Protection Service 800-1111 1-800-552-7001 CERTIFICATE The foregoing Site Pim of the Imd of The foregoing Site Pim of the Imd of WILLOW GROVE L.C. k 750 LLC 740 LLC I. with the free ..-..t and in eccordmce with the dreiree i con with the free erdnt and I. rdmce with the dewire If the mderaigved own rs, properties end trustee H my. of the mdersigned owners, propertiee sod trustee. if my. Stephen D. Wtdte (...ager) DATE I C. Ri ly WWte Jr. DATE ((Imager) WILLOW GROVE I.C. A 720 South Braddock Street 740 LLC P.O. B.. 57 75O LLC (540 e67` V. 22801 VmohaA r, Va 22804 (540) 607-0814 OXNERS The foregoing Site Pen of the lend .f The foregoing Site Plm of the Imd of MILLER ANO SMITH AT WILLOW RUN L.L.0 GREYSTONE PROPERTIES L.L.0 e with the tree con ant and m eccordmce with the deeires is With the free cv.ent and in eccordmce with the dealre of the mdersjgned owners, prapertjee and trustee. M my. I If the mdehdgned owners, properties end tru,teea if my. Job. T. Coated (Memger) DATE I lame. R. WiDd.a W DATE (Ymeger) MILLER AND SMITH AT 410 W. Jubel Early Dr. I GREY-- PROPERTIES L.L.0 2055 VeU y Ave. WILLOW RON L.L.0 ..it. 330 Wjnchmter, VA 22101 Winchester, Va 22101 (540) 722-4101 (540) 722-8515 P..coI wig._ev= Avy bio mldng" vim. ile i.tali yellow ecmb Iel Wilt bed by Held inspectua It the direction .of the Firc Manheli'e OHico. VDOT GENERAL NOTES I LEGEND VICINITY MAP COVERSHEET MASTER DEVELOPMENT PLAN ADJOINING PROPERTY OWNERS SITE ENVIROMENTAL FEATURES ROAD NETWORK PLAN TYPICAL ROAD SECTIONS DEVELOPMENT PLAN DEVELOPMENT PLAN DEVELOPMENT PLAN DEVELOPMENT PLAN DEVELOPMENT PLAN SEAL l TH 0Fp 2 t' GNNY M. HARM S ' A No. 03914411 tss/ONAL THESE P ARE RI CONNRMANCB WITH ORION' OF Fl®BHIICK STAN mS ANO 00"CES. ART BBFMTWN 09 CHANGE IN TWSE PLANS MULL BE APPROVW BY THE ZONING AOMHNLSIB.[TtIR PRIOR TO CON30NCOON, SHEET INDEX SHEET 1 SHEET 2 SHEET 3 SHEET 4 SHEET 5 SHEET 6 SHEET 7 SHEET B SHEET 9 SHEET 10 SHEET 11 RDsm+c INreftl®ure wxfauR - -- _ 33u _- VI All work av Utes project .hell coots. fo the current of end leteet ,,velem W the MgWie ---'- Oeperlmevl If Trmeporte (MOT), coil Bridge Spec., bade and Stmdmde the -L,. le a Erof I ev4 3edjme.t Cl- RegWaLL.va. end my other epp .tete, [eded ar WeW rcgweLLone W eine o1 a EXOSPOIE BION CONTOUR 0 -- -. _ --3: PftOPO3E0 CONTOUR 40O Wecropmcy er co¢I-et betwaev the 9tmdmde .r 3peclticetlo. coil RegWetlo. the moat sLrWgmt nheLL :t govern- -; 'T 8@wC EOGg OF PAYDmNT _-- - V2 AD no.etnictiov shell comply with the leteet US Department of labor Occupe.o¢al Sefety coil Heelth PROP E/P IabP 1906. PmmRI AtlminieLreU. OSHA and Vir rine Occu eh. ( ) g OPIHSafely k Health (V03H) RWee coil Reguletiam D691gG L7gN App G9'OTO Y3. when earidvg -flim MOT right o[ way, ail trettic covuol, whether permamat or t,mporery. shell be m coramce nth N t edjhan of MOT'. W.rk Arc. Proteeuo. XII Furthermore. ell 1rer' control PR1Wp6B CSW G0}fE9 PROP CAG Roggen moat be -fwd W eccordmce with See— 10404(c) of the MOT Peed and Bddge SpeMcnha.e gig CG -86 p Popp �p fg app V4 The deeloper .ball be reepamible for reloceling, It W, ezpeme, my and ID ti -U e, iecludmg fret!. g®wc iOHg10N6 Dpg ai vel ole . n bares Contro-e private /pub [Wty es It Is the u p coca. ate, owned by MOT W19 ee by . le reepor p_e oI the developer Wrelmete coil rdmWy tb,re l ee d or items that may be m cev9ict ty t�hlinn the prep�ed eol.trvetian eetivity MOT npprovW If LLiese plum aces cot WdemvMy the developer tram pemie y PRWL6B0 i6IJPu.R ZINE T mwC 8Ip6Y "RI ' Y5. Deaig. fee -re rale!!ie, te held comtrvctiam egWeti.m end e.vtrvl .r efety If -i. may be .beet �P W R PwPoNRI �� I. binge m deemed vac wry by MOT Any edditl..el eme.ae mcurred m e result of my field revision .bell be the reapomebmty of the developer. mom. stgfrlRY s6ld ____ _ a Me Prior to ...U.. of work the c t dWr eheD be re.pmsibl. for -.HI, ell .ternary MOT Imd use PBOPIRID SAMTIIfr 96I0f P- far my work wWhm MOT nght of way ®1MG OELTWC S'OlYk9 V,. R required by the I— MOT Reerdevcy Office a pre-comtructiev c.W<revice shell be .ranged III held ugine / Per . b the a ma ar develo y age y 1 wltli the etteedmce a[ the eentrecter varloua Comt vele. utiUL PRO SMIVIB W Po9BD ORLTNC m co .lea and MOT p nor to IVILL p e ase If work 6H9IDIG CAv tAlE - M. The cmtrector ehell v the [.It MOT T M when work m le begin e far m or sem y plDp® Ge9 IlN6 G mdetermmed unglh If Dme. MOT recti o d IhIJIc or --ted rn tion requvee and .hell -ve 48 Dour. .dome. n Oce pnor to my regmcd quea spec PeBeeatrW. Thershe- be --b, for meiateiwng adegmte I—— to the project fr.. the edleuvt public r dw.y he n caystruebou .time. that I. .vnLrveted and ...tamed m o dmce with Section ... 3.02 f the -". &.W.. and Sedme...-I Hmdbaok Furthermore, .ece.e I. I. er pr.perUee effected by tale project .hell be mar.tmned through c mtrvetio. The Developer she- have within the hmrta of the �. PDIt'OjX6 p el SeNO enl Control who le edW y pe bMg Doped Matt. Co a devicmd R(WCR) I. �uom beau for proper ..[elle... and op.r.b.. m -wire. nhell be promptly rectified..aurae ov a con URIOFC PoIDt P-`r p®!MC DtIRPI0N6 P®PJrAL 0. Coeetor .hell avow. odeq Mvfrege uete dral¢ is eI—coil memtemed m the cour site tluig coil et Lha end E'IBMG nmad6 I - / In yl Irl If covetrucUa. pgaPlXim I1RW1N6 y/'I� � Nx;11 - VIL AD -ter and sew r ILL— nthW ene[ing r proposed MOT right-pf way .heft b. -a minimum pggpp�p f� glpgApt A thirty m (3a) tecbee corer and when pvembta ah.- be j.talled miler roed.ey drmnege feclhtree et Cavf-ct b) The trema coil cover .hall be set to !Wal grade. Pomo Bm1gC 11188 VALyA -- 1N V12. A¢y mutual .ubeurfe a e.vtlltlom (ego, mutable rote epring, alvkhale. Volae, c ev, etc) arca tared dertag tht pmpr® rRR YBIHR W -�V1 e c o[ sem ruction .Dell be Immedletely brvug¢t to Me etl-U.. of lveer and MOP bthe eng .ark be0 came m that ncrmty mUI m .dequete deet . C. be determined by the engineer and epp-d B. Fer water and newer eeMcea Chet correct to -UI, gam: by MOT- PwP�D �OCHfl � N - M3. All fill m m b.rtow metenel coil .doh u a shell be m acted ma a veil b e MOT ep ppra y rite smP Wcx mtI I. nor to l pie bt coil reprep p CW WAere CBR req spree _ D .flog ie coed -MOT r enteUv< .bell be meet to iv a the Pr p toe em lee m vuh.tted to em lc ebWmod iv entehve aI the c 4 Whe. veil e ..p yBpDJe P® mY mUM IW 1. bee leb'tetone. for teId , the etiag het] u be clearly rdevWLed coil labeletl a belovgmg project to be accepted by MM d that teeti.g .lieu be IV pp p pI� 0000 pup y 1 performed in eccordmce with a eppOceble et -d -d. and ro dwm P reoPp� sewNRr Daewm P u1Wut V14. AO Id..y fill subgrede materiel, and Meld m utrhty/.Lore newer tremhe .bell be compacted SINITeg1' YIMIOIE .Otto® 12 tbe.a, W .0 8 inch Rfte o 95z tbeoretle ofT-99 () al r the - eld. m determi¢e. D AetHT0 T BB Met had A wdtbin 9 plm t comae 29 of eplimvm moisture ter lbs full width o[ my dedep. street right o[ way At the .v of MOT dead[ testi shell be p ed b e entleat a me W ece.rd wl[n 0 y p y quaWeea Wdep g y VDT '9pecUleetlays. sm91 OPept 31N0 NI¢ ODrtO®t O8 Reed coil IRidge R..d Cer[lfled coplen If Leet report ensu be .bmit[ea to MOT de -y, uwem 11. All Are Dom .hell hove n ft. . e, meter mrembly end a b.ddlow Ir-.. ew ., (detector epecHletl .Lber.ue double check veli. or BIT. s. required). The mrembly she- It ASSE ntmderd N.. 1048 Ir 1047. Redlo reed remote. me requiretl. cad d CD and M mtlerdreine eheD be metalled were Wdleeted .v [hese pI.e coil/Ir m epee bytVntlttt COWOgINg M8. The Imteuetlov al my entrmcee and medboree .Ifb ^ my detested .treat right of way shell meet tTh1pC SWI OMyAWw Y� '4 MOT minimum -1, d.coil Ie Ube reepemlbItty .I Ne developer.P�O� SWI OAFAOCp x35A V17. Prior to MOT .cceptmce of eey etreeu. ell -Id eb,eet wj ge mtl/or pavement mmkloge eheD be Op3Rle - metelled by the d- or et MOT. ducreuon. by MOT o. m accost receivable beva fallowing [he 118$ ORE blip .-el Ov U.aorm '1} . C_. Bevrcea. VII. The developer shell provide the MOT lb -d.., OHlce with v het of ell tend .mean pnor II the alert of eomtructran Copies of ILL mvowee tar me .noes utarned car- my dedicated street ng. -.1 - maybe be b.cw d t. We local MOT Remd.cy Of— Prior to -p- If the Werk. Omt and total prices VI9_ b- and bb.m:tedele shell be pi ... 4 o ubgrede by m I. of I meehmjcel eprre de IAggregete .e ty '- be determined -I I the aamjly ...Lica trip m erdmce with Section 3D4.1 the M Roea �d Brld., SpecMlcetiom and VTM-10. A eertltted compehto. teiF bee shell perform thee. teete. CertWed MOT ¢oWled�md rias.. deptblte rmreemieLLve�heLL De glgiven We mportrrwty to be preeat durl.g thh. co.truetle. and te.tteg o1 the denelty central ethp. MO. Aephelt concrete pevemc.m eheD be pieced te eccordmce with Sec.e. 315 .f the MOT Reed and Bridge 9pecmcetlove. Oemtty shell be determined -I, the .-It, control .Wp m ape Ir . See- 315 coil VTM-78. A --d compeeho. teehwclm .hell erf ren th a teeth. Certltled coplm at [m[ r porta eheD be wbmltted t0 MOT daily, .1e1e A MOT er,Pr De specified atberwi�e. aente.ve vb. .otjhed and give the .pportunity to be present during the .-V.. end teelug of the co 1 rtdp. V21. le eccordmce with Section ...03, the -d- for plpe calve tl d, air (30) Weber and lee g shell be .colored below N bottom of thea nveUov to determine lb. ly a volt!.. of the I——The contreet.r .bell rep.rt fmdmg. O[ -de I. mploretia. to the ene-er and MOT far eppre pnor to plecivg pipe. F__._4_shell comply with MOT R.nd coil Bridge 3tmderd PR -1. Where IIB. of g, atherwue .Wleble I.md.-. be m entered. Lha !.code... deelgn and/or Iced fm -d...elebiliretlen eheR be deunW.ed by Ne e"ilee, and approved by MOT. .2 . Approval of three Pecos shell erpire three (3) ye- [ram the deft of Lhe approval letter. M3. MOT Standard CG -12 Cmb Remp. eheD be uate-ed where -.ted .. tbeee plem and/or m apec9jed by MOT. M4. MOT Steoderd Gumdrell .hell be ante -ed where warrented and/or ee proposed o. thee. plena in e rdmee with MO 'e sta-U gre" ie moeli em criterle- FYvel epprovel of the gum 0 layout to be give by MOT etter Uy complete. VICINITY MAP COVERSHEET MASTER DEVELOPMENT PLAN ADJOINING PROPERTY OWNERS SITE ENVIROMENTAL FEATURES ROAD NETWORK PLAN TYPICAL ROAD SECTIONS DEVELOPMENT PLAN DEVELOPMENT PLAN DEVELOPMENT PLAN DEVELOPMENT PLAN DEVELOPMENT PLAN SEAL l TH 0Fp 2 t' GNNY M. HARM S ' A No. 03914411 tss/ONAL THESE P ARE RI CONNRMANCB WITH ORION' OF Fl®BHIICK STAN mS ANO 00"CES. ART BBFMTWN 09 CHANGE IN TWSE PLANS MULL BE APPROVW BY THE ZONING AOMHNLSIB.[TtIR PRIOR TO CON30NCOON, SHEET INDEX SHEET 1 SHEET 2 SHEET 3 SHEET 4 SHEET 5 SHEET 6 SHEET 7 SHEET B SHEET 9 SHEET 10 SHEET 11 GENERAT/ON TRIP ITE CODE USE AMOUNT AM Prajecl Name: FCSA CONSTRUCTION NOTES - WILLOW RUN Or.er: eta zea z3a emGE eMWx a2I.gRpa .Pearl®,r smcez FAemr AnAt7® a25 RR. M mRrg 4w r1Wrts 4wa saw dyes 1. The Autborit Reter end Beaver Stmtlnrde mtl 3 W.e[me- m y'e peeDlcefdom ere evelleble a water co 252 A7.06RI.Y Bau9pI0 AfTAC® w UNITS W19 2. The water sad eevltery sewer per-. of these plain ere aWd for two yemeLtram deo a1 FCSA al epprav rip cop oFyrCB gated ISO,000 9F. Ew sae. LaE9 11.504 3. Weler end .ewer M. e< LO be covee.nreted W ecc.rdmee with three plme 1.4 .hell meet ell Authority 151 W dy Bill Imo .cap 2x.712 requmemene,. 'IOML 4. The env-dWr eheD eoardmete .IN, and m.ege for map. . by, Me Authority APPROVAL 5. Whev m e Wg water mete W 1.00.4 [or the teetIIIIUov of s new I.I. I) The Authority shell fui'Wah ell labor etl ..tenet. PBmeR® er pAT00 AP96 !8. 801. IRMW9m twY Tee -1 su01OM14tax) nOnA b) The developer/ ... Uector mart: I- make epp-c and per depea/t 2. mink the t.p Iece— _ A The co.trecto, eheD tie-. a .e. sewer Be. t. m erletivg mevhale by -re diilUng the ms¢hole. PROJECT INFORMATION 7. Erect locetlom of water sed seer reM .. new III— ere to be coordimled with the Autlb dty'e SITE LOCATION ' FREDERICK COUNTY Wmector. 8. The Authority'. memte.mcc department .bell furvieh eed jvete- ell ..ter ..fere through 2• in m... PARCEL WENTITCATION No. ' 53-A-90, 53-A-91, 53-A-92, 53 -A -92A, 53 -A -92B, 53-A-94, 11 .83 m Seroreerthe developern/eo.tre e.ie spovarbWty I. bene the meter Der .embly 1va1e11ed c.mc.y. e a permment meter Is Imm-ed: l -A -2A, 53-3-A e) The meter bar, with its tram¢ end cover, mint be properly eIlg,,d with the coppereetter. TOTA�A 350.97 ACRES b) The trema coil cover .hall be set to !Wal grade. CURRENT 7pNWG ' RA DISTRICT (RURAL AREAS) c) The dudevice betwee¢ the top of the .over and the cepperaetter eb. to be be-- IS mtl 21 W.hm. d) AD e.mpomvm of the memr bor mmmbly eheD be in proper workl.g order. CURRENT RESIDENTIAL/UNDEVELOPED B. Fer water and newer eeMcea Chet correct to -UI, gam: PROPOSF.D USE ; R4 DISTRICT (RESIDENTIAL PLANNED COMMUNITY) - e) The lace... of the . r uterel L to be ...hUI ted dl the Authority'. Ee'o ernW Aeeuteet. 1,390 MAXIMUM DWELLING UNITS b) Ah Applie... for Service m.t be made end fee pejd before work win beg W. The Authenty PER PROFFER SECTION A(I). e) abet[ [urvleh coil bIII. ell a/B•, 3/4' had 1' Wet,, ee ee d) F., ell 1 1/2- end 2' ..ter services, the Authanty ehell make the tep and brag the piping t. Me property IWe. The contred.r eheD 1- -d imtell the meter veldt eneembty. The Authority WW u.tall the CONDITIONAL ZONING STANDARDS AND R4 DISTRICT er ate) The LAuth.dty will bh,tell w .ewer leter... MODIFICATIONS ASSOCIATED WITH THIS MASTER DEVELOPMENT PLAN ARE INCORPORATED AS A 10. My .Iter -1e IWe mint here a beckfl w pre U.. mrembly (double check valve or M. COMPONENT OF THIN PROFFER STATEMENT FOR RZN m lqW IO The emembly mot meet ASSE .W.avd Ne. 1015 er 1013. 08-05 AND MAY BE REFERENCED FROM THAT SOURCE. 11. All Are Dom .hell hove n ft. . e, meter mrembly end a b.ddlow Ir-.. ew ., (detector ALL LAND USES WMIN WILLOW RUN WILL BE SERVED double check veli. or BIT. s. required). The mrembly she- It ASSE ntmderd N.. 1048 Ir 1047. Redlo reed remote. me requiretl. BY UNDERGROUND UTILITIES. FCSA WILL PROVWE PUBLIC WATER ANO SEVER SERVICE TO WILLOW RUN_ FCSA HAS INDICATED THAT SUMIXENT WATER AND SEVER IS AVAILABLE FOR THIS PROJECT. VICINITY MAP COVERSHEET MASTER DEVELOPMENT PLAN ADJOINING PROPERTY OWNERS SITE ENVIROMENTAL FEATURES ROAD NETWORK PLAN TYPICAL ROAD SECTIONS DEVELOPMENT PLAN DEVELOPMENT PLAN DEVELOPMENT PLAN DEVELOPMENT PLAN DEVELOPMENT PLAN SEAL l TH 0Fp 2 t' GNNY M. HARM S ' A No. 03914411 tss/ONAL THESE P ARE RI CONNRMANCB WITH ORION' OF Fl®BHIICK STAN mS ANO 00"CES. ART BBFMTWN 09 CHANGE IN TWSE PLANS MULL BE APPROVW BY THE ZONING AOMHNLSIB.[TtIR PRIOR TO CON30NCOON, SHEET INDEX SHEET 1 SHEET 2 SHEET 3 SHEET 4 SHEET 5 SHEET 6 SHEET 7 SHEET B SHEET 9 SHEET 10 SHEET 11 COVER SHEET Prajecl Name: - -- - WILLOW RUN Or.er: Addrtw, I Jud9y Mp Code A Telepbow No. SEE OWNERS CERTIFICATE Oemlop,ee: Miller And Smith et WWow Rm LLC. Greystme ProperU.. LLC. 8401 Grem.bora Dr. 2055 VeDey Ave MCILem, V. 22102 (703) 821-2500 Wjveh-A-, VA 22801 (540) 722-4101 Blgmeer CrrUfy He¢ Addme, inoludhM Zip Code A Telephone No. 151 W dy Bill Imo GREENWAY ENGINEERING Winchester, VA 22802 (540) 082-4185 APPROVAL DATE: JULY 2008 SCALE: N/A FREDERICK COUNTY DIRECTOR OF PLANNING A DEVELOPMENT DATE DESIGNED BY: TEAM JOB NO. 380OWG FREDERICK COUNTY ADMINISTRATOR ]ATE 3HEE1' 1 OF 11 Ard.WT(:AU sT. - ,l C O ! �i tl - °era°°cmtar dyb R0 @ p� I —Nf O Z, LEGEND SINGLE FAMILY DETACHED SINGLE FAMILY ATTACHED W MULTI—FAMILY AGE RESTRICTED ■ COMMERCIAL OPEN SPACE M WATER FEATURES VDOT R/W TO BE VACATED PUBLIC R/W M PRIVATE ALLEYS FUTURE ROAD EXTENSIONS ---GCT—GREEN CIRCLE TRAIL --- PTS—PRIVATE TRAIL SYSTEM s I �r \IN v ".ff Qk < A86Cpkt eRlve >� F, � ,wwwq,. QAagyry � s .'r,+i ff � � yunax rnctA _ Ny i r �T � gg S 6 ,y smawi \ le S ff � 3t M ` o..O mar y�gYN+Gggge Td lei rgg yga2m� A,S, 4y 300 a 300 SCALE: I' = 300• WILLOW RUN COMMUNITY RESIDENTIAL UNIT MATRIX Category Minimum Maximum Housing Types Single Family Attached 7. of Units 9. of Units Permitted Single -Family 205 355 RP District SFD; 35' SFD lot; Detached 96.7 Acres Water Features 45' SFD lot; 55' SFD lot Single -Family 205 405 Duplez, MWGplex, Atrium House; Attached 360.0 Acres I— Sheet 9 at 11 Week Latk Townhouse, Townhouse Multi-Femily 209. 305 Condominium, Apartments; End Floor DeMehed Yiu. Oe Residential Above Commercial Age -Restricted 57. 209.Single Family Smell Lot; Setbeek lbeleuc< Belwem Dwalhvg Quite rive Duplex; MWtiplez NOM: 1,390 Yarimum Dwelling Unita Per Prot}er Section A(I). LAND USE TABLE Lend Use Category Area Single Family Detached 81.8 Acres Single Family Attached 30.7 Acres MultiFamily 172 Acres Age Restricted 15.3 Acres Commercial 33.4 Acres Open Space 96.7 Acres Water Features 11.3 Acres Public R/W 64.0 Acres Private Alleys 9.6 Acres Tot.] 360.0 Acres RECREATIONAL AMENITIES 1,390/30 46.33 Unit, Project Overall 120/30 4.3 - 12 Units Age Restricted NaM The value o} the rcquued r.meeta .memhea "'be determined by the DmeNor I Pert A Reere.ttec et W< tune d e.wtnicnm to -- that required recreeliand vdues ere provided RECREATIONAL AMENITIES TABLE RECREATIONAL AREA AMENITIES A Tot Lot Are, B Multi -Purpose Fields C Pedestrian Park At., D Age -Restricted Community Center•• E Community Center••, Multi Purpose Field, Dog Park, Private Trails F Tot Lot Area C Tot Lot Area GREEN CIRCLE TRAIL 5100 IF - 10' WIDE TRAIL PRIVATE TRAIL SYSTEM 8900 IF 5' WIDE TRAIL Ineludea pink beech., privets [retie, hghtmg, end imdeceping- •• The community enter (ecWnm andl be c vetructed m .1—d, yam mound heeMd fe 1— —restroom. end wterinl kitchen (ac--. Note: T,e _ See Typled Troll section ce Sheet s oI It. OPEN SPACE TABLE Area in Open Space 108.0 Acres Open Space in 48.0 Acres 44 47. Eavironmientai Feet__._ Open Space Outside gg_0 Acres 55.85 Environmental Features COMMERCIAL AREA CALCULATIONS Commercial Area thin Willow Run 33.4 Acres 8145 Co rcisl Area 2.6 Acs 0.865 VDOT R/R ore to be a—ted Total 36.0 Acres 10.0% Note Yoddlwtian ge prendee for BS mmmernd through i bM m mereto ng m emmM to Ad.—. reao .1 VDOT It/N to be —ted to required lax told ce id witW proiect. BUFFER TABLE BUFFER AREA DESCRIPTION dub.] Early Drive lined Efficiency Buffer 40' Inactive is.. beet Tot 40' Active VA Route 37 50' Inactive Road Efficiency Buffer: See sheet 9 of Il 50' Active A see s set nI u 15' Wide Landscape Screen B see sheet10 of 25' Wide landscape Screen Cit 25' Wide - Landscape Screen D gee Sheet s of 11 25' Wide landscape screen Es 11 3m Sheet of 50' Wide Full Screen F Variable Width Tree Save end I— Sheet 9 at 11 Replant Area NOM Buwen See development plan A— (ehmle T—Il) for bdfer LiviM and butter details Reeomce Protectlov Area (RPA) show¢ ov sheet 4 mtl dmelapmevt pin eheeG (sheets '—n). DATE NLY 2005 SCALE: I' = 300' DESIGNED BY: TEAM IDB N0. 3000WG 5BE61' 2 OF it Fravl Yard We SWe Terd Yin setteck M Oeck Ym. Reck sin. Setback --t Ytv. lot 9dberY From Yin Rem Terd Yin Setback 9ctbeck m Interior tot setback tb = image Int IJee 9dbeck Ivtedor Ml IJn< 91de pen ponhm Steeps, DeMehed Yiu. Oe UWL iyp° Nouamg Neme ML n dth Area 9Fume R/If m Setbeek lbeleuc< Belwem Dwalhvg Quite rive Gmege ymd/Coeer Mt Yard/Comer to! I. End Unit Ye Ymdem Yey Ert vd aWldiog eYm. ��R —&t9pelcn 1,A Owe11Wg Strmtlty A lee8 Tdel SdeWeed }Tom (Or Bvd Uml ewnhowe) Side To 's Side Abuttieg op.. m sFTve Ymd t pelAht tilisg 3—k'W° Terd ---d) space __knr 1 35' sin AWy OS' a50e la/10' to, IO 5'/10' NA/Is' s'/10' S'/8' NA/NA 5' N/A 50' 2 2 45' SPD 45' 4858 15'/10' 20 10' S -AW IN/- Y/10' 5 -Au. w/8' b' 20 50 2 S 45 s. Alley 45' 4o5o lo'/IO' s0' 10' w/10' NA/6' x'AD' w/lo So'/o0' 5' e5 50 2 4 55' SPD 5b' 8050' Ib'/10' 20' 10' S'/lo' to'/NA b'/10 s'/lo' w/a' S' on bo E 5 4ownhmm (Alley UeM . Garage) m' uno' IO'/10' s0' e tram ria-ettmhed mda well ofand milt is — miM N/A NA/s' 0/5' o'/5' 20'/20 S' 26 o0' 2 rawnhouee DO(20 tram B(AIL Aileahed maw a- 24' 2190' 10'/10' !N' ice eLMched u'de�t b offend mile N/A NA/18' 0'/b' 0'/6' 9'/s' S' N/A 60 2 7 Duplez 45' 4500' 18'/10' 20' IS' 7.5'/15' 18'/NA o'/ur W/l0 t0'/10' a' 20 40' 2 0sfrom .....[[ached o Y..Ptm 40' m'/ID' 20' mile well et end milt w sWm adt. N/A IB' 0/t5' N/A N/A o' 20 40' 2 o CondomWfum N/A N/A 15'/m' 20' so (N% to mewey) N/A RA/20' N/A -to, le0 /7' home alley N/A t0' N/A 5p' 2 DATE NLY 2005 SCALE: I' = 300' DESIGNED BY: TEAM IDB N0. 3000WG 5BE61' 2 OF it cli \ l6 � n �o J 9 Ifs ° 11-8'1tAC; w�� el ': \ , 6 Tm 38ARP - 1 i 9.54.iAC ,I '� s 9ex9'u"- I I� TM 53 -A -92A 14584:_41] all TM 53-9-A /• / \ s 38.78t1C y TSA 53-A'4 �, m �9 I LINE SEARING DISTANCE llNE BEARING DISTANCE - if S21.5124'W 961x' 11p N59'f05f'E ]09%' LZ 515'W41'W tT/_%' 111 N16'05'2A'E 9977 ' l3 3011V 11'E 39 ST !12 N12.3519•w 130.71' II� L9 514�1}SE 11]97 113 N3f'S933•E f39 T1' . �JJt L5 S81`ST45'W 93,610' L24 NII'M2TE 1 5 SJ4.01]4•W 91.74' Lis N54'0 l— m.w J LI N68'26'f3•W 169.15 126 NST122TE- ' 1r L8 S3Y56'WE SI.IB' 1Zl SP4'12111'E 13B.9H' C9 N67'SIYS'F 125SB' 118 S6I'IO'41'E 5510' Lfi S56'9854'E 49029' 129 N4T0Ti9'E 23&5' Lr2 350'9223'E 114.97 00 S3d'09'5f'W 14/77 L13 369IW' MlY L31 s12-Ma•W F1.69' I L16 smw WE W..1Y L32 535'4229'E ]0.90' !13 S70'f0'IS'E 101.39' L33 M455T39'E 140.25' s 119 N67-51a9•E 129H6' Ls9 s1r•s124•w%1r TM A8 A- L17 536'13'12•E 302.17 135 3[5'0?'41'W 17796' 7.08fAC r~ _ !1H N56.4S54'W 355:%' f3B 9:WaTE 9957 _ ' !1H 14.12'0.SW ]9.16 E3T 511-12'E n LURVE iLNws MCiENGTN Li RVLEYM CNOROBE NG MIA XE TANGEM Ci i5M 65' 3968}' 2%14' N44'340TW 11'1195' 149.18' ' C2 1559.63' 330.71' 330.x' N45'iHV9'W IV— 105%' Fav U -7 / 10=1'70 ADJOINING PROPERTY ONINER8 Na. A s,G1au 1 INu9A0If. irus �I Gwy N NNIiVEY II ..aa . I DATE: JULY 2008 SCALE 1* = 300' DF NBD BY TEAM TOB NO. 3800UG SHM 3 OF 11 S21'02WW 2E'0.92T 4939' / / ' 'II. G 11966'.61' 29999' 29999' 955Y2'41'W 01'1932' 15000' '-' C5 5000' A37e' 9061' N13'16'S4'E 10TITJ.3' 6514' � j C6 911.07 401.55' 169.12' NI]'Si'fTf N'iT'48' 7Si w' - -- C7 97/47 17914' ITT.dO' N46'4001'E ZS'2446' 9017 - - CB 151965' 2%bi' 29614N49'S w If'1iV6' 149.78 _ --- ® SGAL£. I" =300' Fav U -7 / 10=1'70 ADJOINING PROPERTY ONINER8 Na. A s,G1au 1 INu9A0If. irus �I Gwy N NNIiVEY II ..aa . I DATE: JULY 2008 SCALE 1* = 300' DF NBD BY TEAM TOB NO. 3800UG SHM 3 OF 11 I l _ SYMBOLS LEGEND ® WATER FEATURES WETLANDS AND DSA UMTS [% DISTURBED WETLANDS FLOODPLAIN DISTURBED FLOODPLAIN STEEP SLOPES KARST FEATURE AND DSA UMTS ® 50' RESOURCE PROTECTION AREA (RPA) PROJECT ENVIRONMENTAL FEATURE B EXIST 810 DISTURBED %DISTURBED WETLANDS N FLOODPLAIN 30.8 AC. 1.0 AC. 3.2% WETLANDS OUTSIDE FLOODPLAIN 0.5 AC. 0 0 FLOODPLAN W/O WETLANDS 11.3 AC, 10 AC. 8.8% STEEP SLOPES 0.3 AC. 0.02 AC. 7.4% KARST FEATURES 0.7 AC, 0 0 TOTAL EX. ENVIRONMENTAL FEATURES 43.7 AC. 2.02 AC. 4.8% PROPOSED ENVIRONMENTAL FEATURES EXISTING ENYIRONMEN7 FEATURES 41.7 AC. (AFTER CONSTRUCTION PROPOSED SWM POND 8.3 AC. TOTAL ENVIRONMENTAL FEATURES 48.0 AC. NOTES• ARMY CORPS OF ENGINEERS AND VDEO PERMTS ARE REOUORED FOR WETLAND DISTURBANCES. DEUMATEO WETLANDS SHOWN NAVE RECEIVED JURISDICTIONAL DETERMINATION FROM THE UNITED STATES ARMY CORPS OF ENGINEERS. REFERENCE JD. PROJECT • 04-82242, DATED SEPTEMBER 27. 2004. THIS JURISDICTIONAL DETERMINATION EXPIRES SEPTEMBER 27. 2008. FLOODPLAIN DELINATION BASED ON THE CITY OF WINCHESTER FLOOD BOUNDARY AND FLOODWAY MAP COMMUNITY -PANEL NUMBER 510173 0003 B PAGES 1 ♦ 3 OF 5 EFFECTIVE NOVEMBER 1% 1875. GINNY X. *RVEY k 038141 F ➢ATE Ji1LY 2006 scALE: t' sao' DESIGNED BY TEAL ;OB NO. 380OYG SHEET 4 OFI1 a z ic LC $ \ n z 3tl�m m l #r N j )-1 w n EAR �94 - , w e y Yy : w J/ P01 Mp> to 1 0 �� ,, Rt wsrA,T• M!ry^t3s 40A ^ ill q � / io.,*._ r o= o a ROAD CLASSIFICATION LEGEND 1 u 1 YD-a'Deat ,b r - 0 400 ADT z3Y rc 401-2000 ADT �W 2001-4000 ADT 4001-6000 ADT eaar awor . oA � _ y . S • .:.. ,-,a>a�:p- A cam' 4 8000 + ADT TH Dp w ff cwxr N NnavEr / JUGAL EARLY DRIVE PHASING �O�DNAL1962` zao, PHASE 1-300 PERMIT PHASE 2-450 PERMIT PHASE 3-600 PERMIT rq 4b4A q e z LU Z j�a�> w ca J4 pO z y � z 0 x>10w0 2 � F U O ° ..x z J";wo¢v I w W 0 J1 -WW a �aqa za w m m $ J �� F� �E DATE: JULY 2008 - SCALE: I' = 300' —50' DESIGNED BY. TEAL 300® 70D N0. 3SOOAC SCALE: I• = 30D' - . - - SHEET 5 OFtl GEOMETRIC DESIGN STANDARDS FOR RESIDENTIAL STREETS (GS -SSR) TABLE 1 - CURB AND GUTTER SECTION CURVE DATA YIN. SICHT_01_TANCE YIN. WIDTH CLEAR ZONE MI PROIED,BI C YIN. D SIC 1@I. IUS - YAX1. URB W/0 PARKING VOLUME ADT SP 0 YPH W C STOPPING INTH:RSECTIONS F'1ANKING FROM FACE OF CURB UP TO 250 ABT 20 IS, • NONE 119. 125T0� 200 28'm 1.5' ��..� gra may' � ii �� ..�.a..., v...I•.�.p..�..«..... .m TRAIL PAVEMENT WIDTH (P) - LOOTS OF BGGBMOUS SURFACE 2- GONCRE E CONCRETE _SURFACEE.OWr2.OS a- WASE TYPICAL TRAIL SECTTON NTB WIDTH (P) GRPAVEIdbNT EEN CBRCLE TRAD. CCT ]0' PRIVATE TRAO, sYsmit PTB O' u. lw 0 to 150 ADT 500' 95' • 45' 151 to 260 ADT1 1000 145' 65' olOT 1pPIaAWA m vmsnm I�®rt mm uo Imma womf (mOn M s� 5) 28' YIN. CG -0 YOGI R/N STD. A/1I R/W CG -B u•R (j � •A TAPER MCRE35 EGRESS KASEYENT CII% R 1' PAVEMENT —M (P) 1• z BP ra CG -11 \ IYIHS OF BITUYRVOUS SURFACE ENTRANCE IB S PAT P BITUIBROUS CONCRETE YOU TAANX IL R/. n OG �If BASE BASE COURSE IC,1 O u TAPER YOCU BASLE q WR LDHH'S OF SUBBASE YDDT R/W �IC��Y SECTION NTs STD. CG -e PAVEMENT I EASEMENT TAPEe TYPICAL ALLEY ENTRANCE — (P) WIDTH fENCTH m On -WAY 1 12' 14' 20' TRO -WAY I IB' 20' 10' •Rai med. aIa label Early. — eod Se 4yndge H.We d _4 .D, tr EY he Imda. .—and fl --_,U, W" sight dla—, _-Bad meiet elmdeNe. R/W 3TRRF EEET E R/W ..V 339ZEEt' TREE !.'� 31 S�pg 8' 5' T' PARK 2.OS BIPUYINOUS STANDARD CONCRETE CG -2 2.OR 2.0; B. PAIBINiG Y 5' 2.OS 2.OR sir 3;151j1PE SI'ANDARO SNEWALK BASE CO _ - GRA93 \jt •SI'ANCAND BUFFER STANDARD 1' SUBBASE 1• SmEWALR LOOTS OF SUBBASE 4' 4' T' TYPICAL SECTION - SANDYRIDGE BOULEVARD PARKNG DRIVRiG TURNM DRIVING PARRINC STREET 2 2 URBAN COLLECTOR (GS-T)RW pE 20R 2.Dx smayauE. B•nuYerOa ib.owno i wa. .•�a new MAIN STREEf - RESD)ENTLIL 4.001-8.000 ADT 2D. 2.o% 2.Ox m STANDARD DESIGN SI'M = 30 YPH •Reisea lana cope Yea.an R/W 74. RW R/W 34' RW 40' RW SOUTH SNE NORTH SIDE EYISNNG DEDICATED RW WR1AW RUN RW DEDICATION WD.IAW RUN YERRIYANS CHASE S. FC 14' FC t4. SUBDR'19ION EXHITING OIPROVEYENT3 ER. PWT PROPOSED 4' 4' T' PARKNG DRIVRiG TURNM DRIVING PARRINC STREET 2 2 , AVE pE 20R 2.Dx 2.OR 3'A 7:A 2D. 2.o% 2.Ox m STANDARD GRA93 STANDARD SINEIIALK CG -7 I BASE COURSE BITUMINOUS CONCRETE I 1• I« - BUFFER _ALR r I.BHTs of suBBass I TYPICAL SECTION - MERRIMANS LANE (VA RT. 621) OTURN EO}69: 2 TRAVEL LE ANCENTER LANE - PARRDiG 4.001-6.000 AOT caput M Wa Yvnmsn's Chea RVEY.Itlm� DESIGN SPEED = 30 YPH 9TREE1' TREES lIOL YECI ORRm.1Nce. STRE64 E � I Y.RIEs A BH018am, A SmE1lALK 6 m 00 2' 3' 2' 9' 2' 9" 9" 2' i' MDV. O rntrxx' � SEWER LATERAL TYPICAL ROAD SECTION NOTE: TYPICAL SECNON FOR UTILITIES STREET TREE & UTILITY LAYOUT LOCATE. IN THIN FRONT. NTS •BRL CAN BE REDUCED FOR BRY UPII.TI'INS LOCATED IN IRE REAR. DESIRABLE BIACR LENGTH YA%IMAM INTERSECTION SRLW ANCIE = 2P DESDNBLE INTEIVSECRON R I ANGLE = w R=3P YIN I DESIRABLE DVTERSECTION OFFSET SPACING PROAECI'ffi) TRAFFIC YA'UIIIY DESIGN YDVNL'11 B -CR INTERSECTION TYPICAL INTERSECTION DESIGN VOLUME (ADT) SPEED (MPH) LENGTH OFFSSF SPACING �H,VBIUY IN'T'ERSECTION RAID AND SPACING 0 to 400 ADT25 YPH 200' 125' BOBDMBION STREETS 401 ADT to 160D ADT 25 YPH 250' l25' 1501 ADT b 8000 ADT1 SO WTI 450' 225' NOTE: ONLY APPLICABLE TO YODDTCATIONS ACCEPTED BY VDOT AND FREDERHCK COUNTY (SHOWN ON BURST 5) B' PARICNC IANF SANDYRIDGE BOULEVARD 6' PARHUNC LANE B' PARKING IlJRE R=35 CURB EXTENSION DETAIL a z_ w W W _z a z W LLI z" q W °p 110% 11.3814Ill 1*111 TABLE C-1-1 MINIMUM RADII FOR DESIGNS CROSSOVER SPACING CRITERIA UTILIZING NORMAL PAVEMENT CROWN DESIGN =.MINIMUM VA -0m RADNS FRICTION SPERD YPH DESUGBLE Y SIGHT DISTANCE SAFE SPEED NC OF CURVE R) FACTOR F 40 TDO• 800' 4T5' 45 WH 845' .163 40 YPH BTB' .118 35 800' 600' 416' 35 UPS 462• .197 30 YPH 288• .221 IDLY 2008 N/A ED BY TEAM 3800WG 0 OFIl DEVELOPMENT PLM SHEET KEY (MEETS ORDINANCE REQUIREMENTS) 0 C. sem. _-- ---; ,t7 •� '.; - - !,, `- F, SNGLE PARLEY Y \ —-� : r tro w, jys t " - I af'... sn�tLe FAn LT,,, oEiad+El {'A i r _ r ti � � •.� e d i I '� PROP. 5L1.M AREA 6.� ACRES k lr J F 2�0, 'III /.pf�OX LCC A - \\ _ . �� uj -.' I •I � y,.°, (y �I - _ �ABROM9 Gf�6K 5 ION ••ff// aY,��37 / Y J i' ! •'II, �. �P �i i, �� - ';awe ( - 11" elj 4 _ i A7 1 -: _- bill [ i - r r l i M �► -epi` y.�q ■: rl� ae ■■ ■vim �r t ',w v� �_ wlLa , , �.�r �i '3r v w Mai r� Lw w7 M r� �tl ,� rr"� = 'r. -' � ..; 4 �, �., - a' � .a/ ','�".a : �'� �, - � rf�i: �.�° __;�'�✓_;. COMh1�RGFAL-1C ! �'^ COMMERCIAL`.`C �3. _`��. �, NO WATER AND SEWER LINE SIZES ARE APPROXIMATE AND WILL BE VERIFIED WITH HYDRAULIC ANAL Y515 FOR CONSTPoLCTIGN PLAN5 100 O — 100 200 SCALE: I" -: 100' w 0 cs z W W z W W GINNY M, HARVEY N-38141 DATE. NLY 2008 SCALE: 1" = 100' DESIGNED BY: TEAM JOB N0, 3800FG SHEET 7 OFU RESIDENTLAL LANDBAY _ EVERGREEN (('TREE �necmuous `U' TREE x x x x x -6' HIGH BOARD ON BDARD FENCE COMMERCIAL. LANDRAY 20' D CIULi US TRE EVERGREEN TREE PEDAWWN s _ COMMERCIAL BOUNDARY LINE RESIDENTIAL LANDBAY RESIDENTIAL LANDBAY EVERGREEN TREE �OECIDll0U5 TREE -D' RIGH BOARD ON BOARD FENCE x I COMMERCIAL LANDBAY I 50'—R FULL SCREEN BUFFER Ba cMRRrB BBBB, E RRB—) a z oc W W _z z W LU LLI 4c Nee Its R vt GINNY M. HARVEY No 038141 DATE: —Y 2006 SCALE' 1' = l0U NOTE: WATER AND SEWER LINE SIZES ARE APPROXIMATE AND WILL DESIGNED BY TEAM ID�O 'O 200 JOB N0. 3BOOWG BE VERIFIED WITH HYDRAULIC ANALYSIS FOR G01,15T1d1GTION PLANS � 51—ALE: V = 100' SHEET B of u DEVELOPMENT RMI. FT KEY RESIDENTW. LANDBAY 1 EVERGREEN TREE 6iO 711'RREE R RfW �\ VA ROUTE 3'l ,\ 100' ROAD EFFICIENCY BUFFER ,\ euu.-olscwca auevarz (wens oauwu+ce aeuuweuexrs) RESO)ENTIAL LANDBAY EVERGREEN TREE EARTH HER 6 TP- HIGH MIN. b� VDOT-- VA ROUTE 3T G%IT RAMP 80' ROAD EFFICIENCY BUFFER eenucen-o—N. eueeeK I— axnwnxce neaowel¢—) HESIDENTW. LANDBAY OR PUBLIC STREET R/W b [ REMPLANT JD —EVERGRF.F,N EA TREE w `TREE SAVE AREA—/ l� WILLOW RUN BOUNDARY I.D1E �\ _ TREE SAVE AREA AND REPLANT AREA wsuufn •mw� TfS io cir.<xwc i Tn sueP�rAwxT rRe TaE sAve N+en- NOTE: WATER AND SEWER LINE 51ZE5 ARE APPROXIMATE AND WILL 100 0 100 200 BE VERIFIED WITH HYDRAULIC ANALY515 FOR CONSTRUCTION PLANS 1.71 - 50ALE: I" = 100' GINNY N, NARVEY No.o;letat DATES NLY 2000 scALE.- r = too' DESIGNED BY TEAK JOB N0. 38o0WG SHEEP 9 OF 50' FULL SCREEN BUFFER 9urrea a (ur:ers oauweaa aevumeueNrs) 1 I 1M. 1r ly_ is Am 1l io- -�_ Iy .� . . Iw •i .Y4_ M M Gl `� �Q ;iS 1q- 'inM 1� i� � � _ Mi I G :� 11R• !� - _ �y�TPLNEr7 �_.J � $ �.�. � e ! �` �`p •�I .I /\ NOTE- WATER AND SEWER LINE 5775 ARE APPROXIMATE AND WILL 5E VERIFIED WITH HYDRAULIC ANALY515 FOR CONSTFWGTION PLANS 100 O 100 200 51-ALE00' P COMMERCIAL LANDBAY RESIDENTIAL LANDBAY EVERGREEN, TREE--\ 5- PE sSTR�1 COMMERCIAL BOUNDARY I. RESIDENTIAL LANDBAY COMMERCIAL BOUNDARY LU.'E EVERGREEN S wDECNUOUs 10' TREE. C3 \ TREE w� 8' HIGH BOARD ON BOARD FENCEr -- a COMMERCIAL LANDBAY 50' FULL SCREEN BUFFER 9urrea a (ur:ers oauweaa aevumeueNrs) 1 I 1M. 1r ly_ is Am 1l io- -�_ Iy .� . . Iw •i .Y4_ M M Gl `� �Q ;iS 1q- 'inM 1� i� � � _ Mi I G :� 11R• !� - _ �y�TPLNEr7 �_.J � $ �.�. � e ! �` �`p •�I .I /\ NOTE- WATER AND SEWER LINE 5775 ARE APPROXIMATE AND WILL 5E VERIFIED WITH HYDRAULIC ANALY515 FOR CONSTFWGTION PLANS 100 O 100 200 51-ALE00' P COMMERCIAL LANDBAY I� 20' D CIDU US TBE EVERGREEN, TREE--\ 5- PE sSTR�1 COMMERCIAL BOUNDARY I. RESIDENTIAL LANDBAY LD LAAUbU _�AV.E SCI{h:h:N HMER DATE: JULY 2000 SCALE 1 = 100' DESIGNED BY TEAM JOB N0, 380OWG SHEET 10 OF 11 DEVELOR'IENT - SHEET KEY � irr � a � � � � � �. w n� � +u �x1 a wr � � � � ae �-��a ■ � `� Q�t.,�f � air � +�+ w ,r� w;�. � i -4rri-E eenar yy 6 4tNETt NOTE: WATER AND SEWER LINE 51ZE5 ARE APPROXIMATE AND WILL 5E VERIFIED WITH HYDRAULIC 4NALY515 FOR CON5TFUCTION PLANS 100 O 100 200 51 -ALE: I" = 100' PERIMETER SEPERATION BUFFER REQUIREMENTS eoeeeB , (-- oBnm— R—) LANDSCAPE, SCREEN BUFFER BUPPER a z ac W W z W Z sLu LLI ' 'W NE y 6 (0� NNY N. HFRVE�Y ;'g 14.03.— I , 40038141 DATE: JULY 2008 SCALE: 1' - 100' DESIGNED BY TEAK JOB NO. 3HOOWG SHEET It OFII CPPA #06-06 4�cx ' cOG UDA & SWSA EXPANSION REQUEST - CLEARVIEW w° Staff Report for the Planning Commission Meeting Prepared: January 22, 2007 Staff Contact: Candice E. Perkins, Planner II 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 the discussion of this request. It may also be useful to others interested in this comprehensive planning matter. CPPS: Planning Commission: Board of Supervisors Planning Commission Board of Supervisors Reviewed 10/09/06 11/01/06 (Discussion) 12/13/06 (Discussion) 02/07/07 (Public Hearing) 02/28/07 (Public Hearing) Action Recommended denial Recommended denial Directed scheduling of Public Hearing Pending Pending PROPOSAL: To consider a proposal to expand the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) by 130.07 (four parcels) acres to enable residential land uses. PLANNED USE: Residential LOCATION: The four parcels are located south of Hopewell Road (Route 672) (adjacent to and behind the new Waverly Farm Rural Preservation Subdivision) and west of Interstate 81 (adjacent to I-81 Rest Area). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS FOR UDA EXPANSION: 43 -A -75,44-A-1, 44-A-3 & 44-A-313 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Agricultural and Residential CPPA — Clearview January 22, 2007 Page 2 ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Area) Use: Rural Preservation Subdivision South: RA (Rural Area) Use: Rural Residential and Agricultural East: N/A Use: Interstate 81/Rest Area West: RA (Rural Area) Use: Rural Residential and Agricultural PLANNING STAFF EVALUATION: Site History The original Frederick County zoning map (U.S.G.S. Winchester and Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject properties and all other A-1 and A-2 zoned land to the RA District. Comprehensive Policy Plan Land Use Plan The subject parcels currently are not located within the limits of any small area land use plan and are located over a mile from the Urban Development Area (UDA). The subject parcels are also outside of the limits of the Sewer and Water Service Area (SWSA). The SWSA currently runs along the eastern boundary of the I-81 northbound lanes. As such, the Comprehensive Policy Plan would prohibit the property from connecting to public water and sewer for any use. The applicant is not proposing a small area land use plan for the subject properties. Rather, the applicant is seeking extension of the UDA and SWSA and a residential designation on the Eastern Frederick County Long Range Land Use Plan for the four subject properties. The subject site is surrounded by a new rural preservation subdivision (Waverly Farms) to the north, rural residential and agricultural parcels to the south and west and by the I- 81 rest area to the east. The applicant is seeking to expand the UDA and SWSA to incorporate the four parcels which total 130.07 acres so that it can be developed as an age -restricted housing development, as indicated in their Comprehensive Policy Plan Amendment application. It is noted that this is not a rezoning request, so there is no restriction on housing type or a measure to prohibit this development from being open to everyone. If rezoned at the maximum allowed density for this site the potential for the CPPA — Clearview January 22, 2007 Page 3 introduction of 520 residential units is possible for this area which could equate to 260 possible students being introduced into the school system. Staff comment: The applicant is requesting the inclusion of 130.07 acres into the UDA and SWSA to enable residential land uses. The approval of this amendment will introduce future high density residential zoning into an area with no adjacent high density residential and a transportation network not designed for this use. In the past, the County has not extended the UDA in a non-contiguous manner. It is also noted that the intended age -restricted housing is not guaranteed; extension of the UDA would enable all ages and residential housing types. As currently presented, there is not a land use plan proposed for this CPPA application. Without a detailed land use plan and corresponding text that specifies what this development should consist of (density, housing types, transportation improvements, etc.) there is the possibility that if the UDA and SWSA are expanded around this property, the type of development that could take place could maximize the density of the site and generate a large number of students and traffic. Transportation The draft Eastern Frederick County Eastern Road Plan does not include this area, only the portion of Hopewell Road between I-81 and Martinsburg Pike (Route 11) is identified to become a major collector. The site currently only has one point of access to a state road. The site is currently provided access to Hopewell Road (Route 672) through Waverly Road (Route 655) which connects to Michael Drive (Frontage Road 229 — variable width ROW) and then to Moreland Lane (access easement). Waverly Road connects to Hopewell at two locations, one being approximately 220 feet from the I-81 south bound ramps and the other being approximately 3,600 feet from the I-81 ramps. The site does not have the possibility for interparcel connections to the south or west. Staff Note: The area around the Hopewell Road interchange is intended for commercial uses as indicated in the Northeast Land Use Plan; however, it is unclear when this will be developed or whenff the Waverly RoadfHopewell Road intersection closest to 1-81 will be closed or relocated It is noted that this property does not have any recorded access into the new Waverly Farm rural preservation subdivision. Existing and planned access to this UDA expansion area may be inadequate to accommodate the potential 520 new residential units. CPPA — Clearview January 22, 2007 Page 4 Community Facilities and Service Frederick County Public Schools, the Frederick County Sanitation Authority and the Frederick -Winchester Service Authority provided comments on this CPPA application and these are attached. Frederick County Public Schools stated that a UDA expansion would not hold the applicant to an age -restricted development. The Sanitation Authority stated that while water is available, the sewer capacity in this area is insufficient to serve the existing land within the SWSA. If the proposed Clearview property is incorporated into the SWSA, it will eliminate development potential from the property that is already within the SWSA. The Frederick -Winchester Service Authority stated that limited capacity will be available at the Opequon Water Reclamation Facility. COMPREHENSIVE PLANS AND PROGRAMS SUBCOMMITTEE (CPPS) SUMMARY & ACTION OF 10/09/06 MEETING: The CPPS had serious concerns with this UDA and SWSA expansion request. A primary concern was that the character and context of the proposed use did not fit in with the surrounding rural land uses. Members were satisfied with the current rural use of this area and unanimously recommended to the Planning Commission that this CPPA request be denied. PLANNING COMMISSION SUMMARY AND ACTION OF THE 11/01/06 MEETING: This CPPA amendment was presented by the staff to the Planning Commission for discussion at their November 1, 2006 meeting. Members of the Commission, who were also members of the Comprehensive Plans and Programs Subcommittee (CPPS), pointed out that the subject property had no adjacent UDA, the proposal was out of character with existing uses in this area, and it simply did not fit in at this point in time. Other Commissioners agreed with the conclusions of the CPPS and could not support the request. (Note: Commissioner Oates abstained from discussion due to a conflict of interest; Commissioners Light, Ours, and Thomas were absent from the meeting.) BOARD OF SUPERVISORS SUMMARY & ACTION OF 12/13/05 MEETING: Supervisor DeHaven advised that he would be abstaining from consideration of this item due to a conflict of interest. CPPA — Clearview January 22, 2007 Page 5 Planner II Candice Perkins appeared before the Board regarding this item. She advised this was one of the two Comprehensive Plan and Policy Amendments requested by the Board for further study. The 130 acre parcel is zoned RA (Rural Areas) and its use is agricultural and residential. The property is not located within a small area land use plan and is outside of the sewer and water service area and the urban development area. The applicant is requesting an extension of the urban development area and sewer and water service area to include this parcel for development as an age restricted community. If this parcel were to be rezoned at the maximum allowed density for the site, the potential for 520 residential units exists. Planner II Perkins went on to say there were no adjacent high density uses. The Frederick County Sanitation Authority noted that water was available but sewer capacity was not. She noted the Comprehensive Plans and Programs Subcommittee had concerns with this request. The primary concern was the proposed use did not fit in with the surrounding rural areas. The subcommittee recommended this application be denied. The Planning Commission unanimously recommended denial as well. She concluded by saying that staff is seeking direction from the Board and if the Board recommends approval then a land use plan and text would be sent to the Comprehensive Plans and Programs Subcommittee for development. Supervisor Lemieux stated that he had heard and understood the different comments but he felt there was an opportunity here, as there was already water and sewer on the property. He went on to say that he did not believe five -acre lots were the best use for the property. He thought there should be a small commercial aspect to the project and he would like to see this move forward. Upon a motion by Supervisor Lemieux, seconded by Vice -Chairman Ewing, the Board voted to send this proposal forward for public hearing. Supervisor Dove stated that he had originally voted to send this request to the subcommittee for further study, but after the subcommittee and Planning Commission's recommendation, he would have trouble supporting the request at this time. Supervisor Van Osten stated that she appreciated Supervisor Lemieux's comments; however, she was concerned about wastewater capacity and would have trouble moving forward with this request at this time. Supervisor Lemieux stated that he believed the County had enough tools in place to ensure that the timing of this project was correct. Supervisor Fisher stated that he could not support this application due to sewer and timing issues. Chairman Shickle stated that he would probably support Supervisor Lemieux because he would like to know what the public thinks about this proposal or what they would like to see CPPA — Clearview January 22, 2007 Page 6 happen on that property. He went on to say that if nothing happened then it could become five acre lots. He concluded by saying that his interest in taking this to public hearing was no guarantee that he would support it at the conclusion of the hearing. Vice -Chairman Ewing stated that he would like to hear what the public has to say about this application. Supervisor Van Osten stated that she had reservations, but would vote to send it forward for public hearing. There being no further discussion, the motion to send CPPA #06-06 forward for public hearing was approved by the following recorded vote: Richard C. Shickle Aye Bill M. Ewing Aye Charles S. DeHaven, Jr. Abstain Gary W. Dove Nay Gene E. Fisher Aye Philip A. Lemieux Aye Barbara E. Van Osten Aye Following the required public hearing, a recommendation regarding this Comprehensive Policy Plan revision to the Board of Supervisors would be appropriate. Assistant Superintendent for Adm nicttrafion Frederick County Public Schools Visit us at www.frederick.k12.va.us September 27, 2006 Susan K. Eddy, AICP, Senior Planner County of Frederick Department of Planning & Development 107 North Kent Street Winchester, VA 22601 Dear Ms. Eddy: e-mail: orndorfa@frederick.k12.va.us The bulleted comments below are in response to your request of August 28, 2006 on the proposed Comprehensive Policy Plan Amendment requests: (1) The Round Hill Center / National Lutheran Home, and (2) The Clearview. The Round Hill Center / National Lutheran Home ➢ Expanding the UDA sets a precedence outside Route 37 in the northwestern area of the county. ➢ How does this UDA expansion relate to the Round Hill Community concept? ➢ Is it a correct assumption that if this is included in the UDA, there are no implied restrictions relative to age -restricted housing until the actual rezoning occurs? The Clearview ➢ The UDA expansion does not necessarily hold the property to age -restricted housing If I can be of further assistance, please don't hesitate to contact me. Sincerely, Al Orndorff Assistant Supe i tendent for Administration ALO/ssn 540-662-3889 Ext 100 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-722-2788 FREDERICK COUNTY SANITATION AUTHORITY P.O. Box 1877 Winchester, VA 22604-8377 ROBERT P. MOWERY, C.P.A., Chairman Wellington H. Jones, P.E. JOHN STEVENS, Vice-chairman Engineer -Director RICHARD A. RUCKMAN, P.E., Sec -treasurer JAMES T. ANDERSON Ph. - (540) 868-1061 DARWIN S. BRADEN Fax - (540) 868-1429 MEMORANDUM TO: Susan K. Eddy, AICP, Senior Planner FROM: W. H. Jones, P. E. 9// - SUBJECT: 2006 Comprehensive Policy Plan Amendment Requests DATE: September 20, 2006 Attached are my comments concerning water and wastewater service for the Round Hill Center/National Lutheran Home and Clearview comprehensive policy plan amendment requests. I will not be able to attend the October 9, 2006 meeting of the Comprehensive Plans and Program Subcommittee. If you have questions, or need further explanation, I will be in my office from October 3 — 6. /ths Attachments WATER AT YOUR SERVICE Cleariew The proposed area being considered is 130 acres. Residential development could demand an average of 1,000 gallons per day per acre for a total daily demand of 130,000 gallons. This demand would be for both water and sewer. Potable Water The Authority has a 12 -inch water line crossing I-81 to the VDOT rest area. This line has sufficient capacity to provide adequate water service for residential development for the area being considered. Sanitary Sewer The Authority provides service to the Route 11 North corridor through a pressure sewer system. This system has a capacity of 0.500 MGD. Currently, 0.370 MGD of this capacity is reserved for landowners that participated in the cost to construct the system. About 0.130 MGD of uncommitted capacity is currently available in the system. This capacity is insufficient to serve the existing land within the SWSA in the Route 11 North corridor. Therefore, to expand the SWSA to incorporate Clearview will eliminate development within the existing SWSA that has wastewater facilities available. With the development of Snowden's Bridge, additional wastewater capacity will be available to the Route 11 North corridor. This will probably occur between 2015 and 2020. Until that time, expansion of the SWSA in the Route 11 North corridor will exacerbate the wastewater capacity issue. Frederick -Winchester Service Authority Post Office Box 43 Winchester, Virginia 22604 Office: 107 North Kent Street County Office Complex Winchester, Virginia 22601 1-540-722-3579 September 11, 2006 TO: SUSAN K. EDDY — SENIOR PLANNER DEPARTMENT OF PLANNING & DEVELOPMEN FROM: JESSE W. MOFFETT — EXECUTIVE DIRECTOR FREDERICK -WINCHESTER SERVICE AUTHORI VY RE: 2006 COMPREHENSIVE POLICY PLAN AMENDMENT (CPPA) REQUESTS I have reviewed the material that you provided me with regards to the 2006 Comprehensive Policy Plan Amendment Requests made. Although I have no specific comments relative to either one of the proposed applications, I would continue to make the Comprehensive Plan and Program Subcommittee aware of the fact that limited capacity will be available at the Opequon Water Reclamation Facility. At present, the facility is rated as an 8.4 MGD facility and has had new Bay -related regulations placed on it with regards to nutrient discharges, wherein a cap has been placed on the nutrients which may be discharged in future years. The Frederick Winchester Service Authority is presently going through the pre -engineering report portion of the process of expanding the facility and improving immensely the treatment capabilities of the facility to maximize those allocations presented to us. However, it should be noted that, even with the Service Authority moving to a point of limit of technology in its treatment, the present allocation would only allow us slightly over 11 MGD of ultimate capacity. In looking at those developments that have been approved, are on the books and under development, and those planned, I would make the Committee aware that these nutrient caps may cause future limitations for the Opequon facility and should be taken into account in the Committee's review of expanding the sewer and water service area. "MaiNtaiming and ProNwotiho M0 VaBaas Of Me eomonrwity t/iroagli ehvirowti¢Ntae Stewardship" COMPREHENSIVE POLICY PLAN AMENDMENT INITIATION REQUEST FORM (Please type all information. The application will not be deemed complete unless all items listed below have been submitted.) A. Owner(s) Information: 1. Name: GgL L. and Pamela L. Payne 2. Project Name: Clearview 3. Mailing Address: P.O. Box 121 Stephenson, VA 22656 4. Telephone Number: (540) 662-4957 Authorized Agent Information: 1. Name: PAINTER-LEWIS, P.L.C., John C. Lewis, P.E. 2. Project Name: Clearview 3. Mailing Address: 116 South Stewart Street Winchester, VA 22601 4. Telephone Number: (540) 662-5792 B. Legal interest in the property affected or reason for the request: The property owners request the Comprehensive Policy Plan be amended so as to include the subject property in the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). C. Proposed Comprehensive Policy Plan amendment - please provide the following information. 1. FOR A MAP AMENDMENT: a. GPIN(s): 43 -((A)) -75,44 -((A)) -1,44 -((A)) -3,44((A)) -3B Magisterial District: Stonewall b. Parcel size (approximate acres): ± 130 acres fLotal Plat of area proposed for CPPA amendment, including metes and bounds description. See Attachment A. I Existing Comprehensive Plan land use classification(s): Rural area e. Proposed Comprehensive Plan land use classification(s): Mixed use f. Existing zoning and land use of the subject parcel: R.A. Rural Area District, residence and agriculture. g. What use/zoning will be requested if amendment is approved? RP, Residential Performance District. h. Describe (using text, photos, and maps as necessary) the existing zoning, Comprehensive Policy Plan designations, and/or approved uses and densities along with other characteristics of are within: • 1/4 mile from the parcel(s) perimeter if the parcel is less than 20 acres in size; • '/z mile if 21 - 100 acres in size; or • 1 mile if more than 100 acres in size. Note: Colored maps cannot be duplicated in the Planning Department. The site is bordered to the south by Fairview, a rural subdivision containing uproximately 25 five acre residential lots. This subdivision is fully developed. To the west is agricultural land and additional large residential lots. The VDOT Virgin Welcome Center on Interstate 81 borders the site along its eastern boundary. Additional agricultural land and a few residential lots are located along the north east boundaa. Waverly Farm a rural preservation subdivision is Tanned for the vacant land along the northern boundM of the site. All adjoining land is zoned Rural Areas. Please reference Attachment B and Attachment C. The name, mailing address, and parcel number of all property owners within 200ft. of the subject parcel(s), with Adjacent Property Owners Affidavit (page 6). See Attachment D 2. FOR A TEXT AMENDMENT a. Purpose and intent of amendment. To permit parcels partially within or adjacent to the UDA/SWSA to be incorporated into such districts as well as other areas that can offer development which meets or improves provision of public services. b. Cite Plan chapter, goal, policy and/or action strategy text that is proposed to be amended. Chapter 6 Confine urban forms of land development to the Urban Development Area. Chapter 6, Planned Communities Proposed new or revised text. Concentrate urban forms of land development to those areas within the UDA/SWSA those parcels immediately adjacent thereto or partially incorporated therein and other areas that can offer development which meets or improves provision of public services to manage growth and ensure quality development and diversity in housing opportunities. Planned Unit Developments UD,) and other similar types of concentrated development are permitted throughout the Urban Development Area and in the rest of the County, where there is access to adequate water and sewer and the development's qualities offset or exceed other costs to the County. Uses listed as conditional in the RP district should be permitted by right in PUD developments. Note: Please attach and specify text changes with additions underlined and deletions crossed through. d. Demonstrate how the proposal furthers the goals, policies/objectives, and action strategies set forth in the Comprehensive Policy Plan chapter(s) relative to the amendment request and why proposed revisions to said goals, policies, and action strategies are appropriate. Permitting inclusion of adjacent parcels and parcels partially within the district, the proposal will permit manageable growth in those areas designated for and anticipated for development. Inclusion will allow development of land according to the characteristics of the land and the facilities already available. The inclusion will also promote competitive market development within the UDA and provide for a diversity of locations and suburban housing types. This amendment will also permit more opportunities for PUDs which reduce traffic impacts throughout the County by providing services to both the new developments and the existing adjacent developments. Finally, in accordance with the Comprehensive Plan, "Growth within the UDA needs to be continuously monitored to determine the need for new or expanded facilities as well as for expansion of the UDA itself." e. Demonstrate how the proposal is internally consistent with other Comprehensive Policy Plan components that are not the subject of the amendment. The proposals are internally consistent with the Historic Environmental Community Facilities and Parks and Recreation components of the plan, because developments would still be subject to those components. The proposals are consistent with the Population and Housing goals as they would permit a variety of housing lyl2es.and locations to meet the vaned needs and income levels of the County's population As sewer and water are already adjacent to the sites, there would not be an increased cost of providing services. Proffered development standards would offset other expenditures of other assets by the County. The increased supply of housing and housing types would reduce the market costs of housing available to residents. Additional housing and the commercial or industrial aspects of PUDs would promote the economy by providing more opportunities for business and employees to locate in the County. The transportation component of the plan would benefit by roads which are improved to support the developments as well as promoting walkable communities in which vehicle trips are reduced as necessary services are collocated with the neighborhoods. 3. FOR ALL AMENDMENTS a. Justification of proposed Comprehensive Policy Plan amendment (provide attachments if necessary). Describe why the change to the Comprehensive Policy Plan is being proposed. The subject parcel has access to sewer and water lines and is located between the existing UDA and the commercial development planned for the western side of the Clearbrook interchange its inclusion in the UDA is a reasonable progression of the UDA's Mansion. The proposed use of mixed residential is the best use for the area based on generating positive fiscal impacts for the County while meeting market needs. b. How would the resultant changes impact or benefit Frederick County. Consider, for example, transportation, economic development and public facilities. Based on a proposed use of an age restricted residential community, the benefits of the proposed change would include; accessibility to Interstate -81 and significant secondary routes no negative fiscal impacts on the county school system, providing significant recreational amenities as a supplement to the public park system creatin a positive tax revenue stream to Frederick Cognty through real estate taxes and accessibility to water and sewer is more environmentally compatible than the installation of private wells and on-site sewage disposal systems. This type of development represents the highest and best use for the land. Other information as may be required by the Director of Planning, the Planning Commission, or Board of County Supervisors during the review of the initiation request. The applicant will be notified, in writing, if additional information is required. All applications must also contain the following items: 1. Special Limited Power of Attorney Affidavit (see page 7 if parcels of land are involved). 2. Application Review Fee of $3,000 (payable to the Frederick County Treasurer) Applicants should consult the Comprehensive Policy Plan to identify goals, policies or action strategies which are applicable to individual Comprehensive Policy Plan amendment requests. Attachments Attachment A — Property Plat Attachment B — Location and Land Use Map Attachment C —Adjoining Properties Map Attachment D — Property Owners and Owner Affidavit Signatures: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the Comprehensive Plan. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): /N " ' Date V &441;674' LZ,qA pz� c �a�,, - Owner(s): Date v &/' lob 6-/-�-'? � Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: `Ayy, .co.frederick.ya.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By Those Prese • That I (We) (Name) C��/' �' GC �'- (Phone) (Address) %�d. �J 0?< /,,Z I 5f 2SF, :;.;k 5 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by Office of the Circuit Court of the County of Frederick, Virginia, by ,qq 5 i3!73 Instrument No. _q0'7 on Page 5 --a 3 , and is described as q5 14 Y3 Parcel: Lot: 3'A Block: a Section: q Subdivision: do hereby make, constitute and appoint: (Name) F'Cdintcr L-etNlS I PL -C (Phone) 5a recorded in the Clerk's (Address) I I b S . SH_- w et r t 5t . W i n C; h es fc1r, VA ��P_ (aQ I To act as my true and lawful attorney-in-fact for and in my (our) name, place, and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: ❑ Rezoning (including proffers) ❑ Conditional Use Permits ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan V Comprehensive Policy Plan Amendment My attorney-in-fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. In witness thereof, I (we) have hereto set�1;(our) hand and seal this L day of ri , 200__6 , Signature(s) State of Virginia, City/County of FA ICA 4J AS.,lc , To -wit: I, V (i k LULL CY � c. S , a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument personally appeared before me and has acknowledged the same before me in the jurisdiction aforesaid this ;2 day of , 200C. My Commission Expires: , � j - 0 �W_tary Public SUBJECT PROPERTY OWNERS AFFIDAVIT County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Phone 540-665-5651 Facsimile 540-665-6395 STATE OF VIRGINIA COUNTY OF FREDERICK /f This (aZ day of (Day) onth (Year) ( ) ( 1, L F/A J (n ner/Contract Purchaser/Authorized Agent) hereby make oath that the list of property owners of the subject site, as submitted with the application, is a true and accurate list based on the information provided by the Frederick County Commissioner of the Revenue Office as taken from the current real estate assessment records. COMMONWEALTH OF VIRGINIA: County of F JCC (Owner/Contract Purchaser/Authorized Agent) (circle one) Subscribed and sworn to before me this 12 day of o2C�Q in my County and State aforesaid, by the aforenamed Principal. TARY PUBLIC My Commission expires: 1,0-3 ! -u'� OWNERS OF PROPERTIES WITHIN 200 FEET Tax Map # Owner of Record Mailing Address 352 DeHaven Dr. 32- ((13))-15 Messick, Roger D. Clearbrook, VA 22624 234 Waverly Road 33-((A))-69 Waveryly Farm, c/o Ken Stiles Clearbrook, VA 22624 205 View West Lane 43-((A))-7 A Stonestreet, Jimmy Blair & Patsy L. Clearbrook, VA 22624 Post Office Box 160 43-((7))-5 Payne, Oliver L. & Ruth L. Stephenson, VA 22656 Post Office Box 121 43-((7))-6 Payne, Gary L. & Pamela L. Stephenson, VA 22656 Post Office Box 160 43-((7))-6A Payne, Adam T. & Melissa L. Stephenson, VA 22656 Post Office Box 234 43-((7))-7 Pin le , Brian W. & Sarah B. Stephenson, VA 22656 163 Shirley Court 43D-1-2-10 Kimble, Patrick & April Winchester, VA 22602 166 Shirley Court 43D-1-2-11 Plummer, James F. & Wanda J. Winchester, VA 22602 101 Evans Farm Lane 43D-1-2-12 Klline, Daniel W. & Brenda S. Winchester, VA 22603 135 Evans Farm Lane 43D-1-2-13 Mullins, Gary R. & Dorene Y. Winchester, VA 22603 Helsley, Wesley I. Sr. & Tena Post Office Box 1924 43D-1-2-14 Helsle , Melissa Winchester, VA 22601 162 Moreland Lane 43D-1-2-15 Moreland, Robert L. Clearbrook, VA 22624 Post Office Box 2249 44A -((A)) -3A Virginia Department of Transportation Staunton, VA 22402 162 Moreland Lane 44A -((A)) -80B Moreland, Robert L. & ShirleyIrene Clearbrook, VA 22624 Attachement D 3° s�1F a 21 L.r �y PIN 43-A-75 d 1950.ACRES DB 552 PG 133 2� N 45°55'50" W 197.61' P"' 1NSL 0, 93 \0�37 g3. PIN 44-A-1 31.35 ACRES DB 895 PG 1353 ±130.07 ACRES (TOTAL) PIN 44-A-3 65.25 ACRES DB 895 PG 1353 .70 O� SO, F�P�F �14 0111�Ay 11�` ,3.5"'07 65S 25 v / o / j PIN 44 -A -3B 13.97 ACRES jDB 907 PG 523 S 79°44'54" E/ --NE A 199.91' y 50.1 E iOQ'`L �O 10 S Ci &�o��Vo�F, 430 S I py* f47 3 Ci F'- NOTES: 1. NO TITLE REPORT FURNISHED; THEREFORE THERE MAY BE ENCUMBRANCES OR EASEMENTS THAT ARE NOT SHOWN HEREON. 5.00 0 .5500 1 000 2. BOUNDARY INFORMATION SHOWN HEREON IS BASED ON DEEDS AND PLATS OF RECORD; NO FIELD RUN BOUNDARY I SURVEY IS IMPLIED. SCALE: 1 = 500' COMPOSITE PLAT OF THE LANDS OF GARY L. PAYNE and PAMELA L. PAYNE STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA. ATrACHMENT A DATE: 0512612005 SCALE: 1"=500' 1 SHEET 1 OF 1 Marsh & Legge Land Surveyors, P.L.C. 560 NORTH LOUDOUN STREET — WINCHESTER, VIRGINIA 22601 DRAWN BY: CAJ PHONE (540) 667-0468 - FAX (540) 667-0469 - EMAIL office@marshandlegge.com DWG NAME: ID6707 .. • r 1 .r - - , � 1 ' - __ —�__ / .�■►—.moi S I �' �t/♦�♦��w/ �r��♦♦ ■LSI // ♦♦Ci ... �� j ..♦... : ..+.+...+.:.. CL ui Ln Lo lo lo Woo �`. .=it � � I ♦V�♦dui• f�.��u�i►♦Vi ��+ii ♦LL LLI IRWIN �ur \��;��. I �' �:�•,`' �I �♦�*+♦�♦��` �� `�;� `�� I IRAt- I� . IIIIIIII �. � . .• Of• ♦♦♦♦Ii . �l V' r ��t/.7 I 1 a1�Iz Mirl � 1♦♦♦I�iV \h'rJ��` �� Yt►� ,, / IW ��,�►• •.. ,.♦., \�,►� . �• I 111111111111111- ��+��i0��t� Oi .��♦�♦�♦♦ • �r♦♦��y+��ffjj�♦♦mai M�,` NA IMiDRAWN BY. JOB NO.: f� r�♦�♦�♦♦♦�♦♦♦♦♦�1V♦♦moi /♦+♦��`�/��. ��'/''' ��♦��♦`, � �. i1,•��♦♦♦♦♦♦��1��i ♦4 ♦♦ii1�1Et �- �1�� I ` �� JCL 0510009 46 0 8 PROPERTY DATA 2 t 123 W Tax Map f/: 43—A-75, 19.50 acres +2 if s' 2.6. CL J Q Tax Map A 44—A-1, 31.35 acres � 45 2 %o of a o ;+ Tax Ma ° 12 Map #: 44—A-3, 613.9 acres 1s a J SWSA r W Tax Map # 44—A-38, 13.97 acres a 0 n ° t2 0 ° ,a s } Z > Total Property Area: 130.07 acres e i NS ewer Rood 8® 0 1s 1148 I— O 1F %4 n4A Existing Zoning: RA n ea s 6 d a p R s a ,e �� Flobe iY ua W I Z Existing Use: vacant ea ra + 2 ° e , Rt � j = Z Proposed Zoning: RP Proposed Use: Age Restricted Housing 6A O Surrounding Zoning: RA ae, 6>z as Sae c o , — Surrounding Land Use: residential, agricultural °"R�° �' P ar ( -) t%1 Ir BE WIT Cj VAN E LU .ice toQ',�1�jI��uj �..� ,a• i Qr, ��41 oVPF i ni rn �" � �,. i,•�?�.. � � � 111(111 • . �r � A� ,. ( 11111111 Illillll COUNTY of FREDERICK Department of Planning and Development 540/665-5651 — FAX: 540/665-6395 MEMORANDUM TO: Frederick County Planning Commission FROM: Kevin T. Henry, Planning Technician z"11 DATE: January 22, 2007 RE: Public Hearing: 2007-2008 Capital Improvements Plan (CIP) The 2007-2008 Capital Improvements Plan (CIP) is scheduled for a Planning Commission public hearing on February 7, 2007. The CIP was previously considered at the following meetings: Comprehensive Plans and Programs Subcommittee (CPPS) - November 13, 2006 The CPPS agreed that the CIP requests were in conformance with the Comprehensive Policy Plan and forwarded the draft document out of Committee for Planning Commission discussion. Planning Commission - December 6, 2006 The Planning Commission considered the CIP as a discussion item and the consensus of the Commission was that the projects proposed within the CIP were in conformance with the Comprehensive Policy Plan. Board of Supervisors — January 10, 2007 The Board considered the CIP as a discussion item and agreed to schedule public hearings for the 2007-2008 CIP, commenting only on minor corrections that need to take place before the Planning Commission hearing. Please find attached with this agenda item: a draft copy of the proposed 2007-2008 CIP, which includes three maps illustrating the known locations of the CIP requests. If adopted, the CIP and included maps, will ultimately become a component of the Comprehensive Policy Plan, which would satisfy the review requirement of Section 15.2- 2232 of the Code of Virginia, which states that no public facility shall be constructed unless said facility is a "feature shown" within a jurisdiction's comprehensive plan. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Planning Commission Public Hearing: 2007-2008 CIP January 22, 2007 Page 2 The CIP is presented as a public hearing. A recommendation to forward to the Board of Supervisors would be appropriate. Please contact the Planning Department should you have any questions regarding this information. Attachments KTH/bad FREDERICK COUNTY VIRGINIA CAPITAL IMPROVEMENTS PLAN 2007-2008 Fiscal Year DRAFT TABLE OF CONTENTS INTRODUCTION......................................•----•---.......................... 1 PROJECT RECOMMENDATIONS ................. . . • - -................................. 2 Frederick County Public Schools...................................................2 Frederick County Parks and Recreation Department ............................2 County Administration............................................................. 2 Transportation Committee...................................................... 3 Winchester Regional Airport .......................... . ........................... 3 Handley Regional Library...........................................................3 2007-2008 CAPITAL PROJECTS MAP .................................................. 4 2007-2008 COUNTY PUBLIC SCHOOLS CAPITAL PROJECTS MAP........... 5 2007-2008 TRANSPORTATION PROJECTS MAP .................................... 6 2007-2008 CAPITAL IMPROVEMENT PROJECTS TABLE ........................ 7 CIP TABLE EXPLANATIONS ....... . .......................... . .... . . ............. . 9 PROJECT FUNDING ............................................... PROJECT DESCRIPTIONS.............................................................. 10 Frederick County Public Schools...................................................10 Transportation Facility......................................................10 Elementary School#12.....................................................10 Apple Pie Ridge Elementary Renovation ................................ 10 Bass Hoover Elementary Addition ........................................ 11 Replacement of Frederick County Middle School......................I 1 Frederick County Middle School Renovation for Admin. Offices... l 1 Robert E. Aylor Middle School Renovation .............................12 Fifth Middle School......................................................... 12 James Wood High School Renovation ................................... 12 Fourth High School......................................................... 13 Elementary School#13....................................................13 Elementary School#14.....................................................13 Frederick County Parks and Recreation Department ....................... . ..14 Indoor Aquatic Center ..................................................... 14 Park Land- Western Frederick County ............ . ................... 14 Park Land- Eastern Frederick County .................................... 14 Swimming Pool Improvements- Sherando/Clearbrook............... 15 Maintenance Compound- Sherando .......................................15 Open Play Area- Clearbrook .............................................. 15 Access Road with Parking and Trails-Sherando .........................16 Lake, Parking, and Trail Development-Sherando .......................16 Skateboard Park-Sherando.................................................16 Softball Complex-Sherando.................................................17 Baseball Complex-Sherando................................................17 Soccer Complex-Sherando..................................................17 Tennis/Basketball Complex -Clearbrook ............................... 18 Picnic Area-Sherando....................................................... 18 Shelter/Stage Seating -Clearbrook ......................................... 18 Multi -Generational Community Center..................................19 County Administration.............................................................. 19 Annex Facilities/Fire & Rescue Station #22 ............................ 19 Round Hill Fire and Rescue Station Relocation ........................ 20 Gainesboro Convenience Site Relocation ............................... 20 Gore Refuse Site Expansion ............................................... 20 Clearbrook Fire Station Relocation ....................................... 21 Transportation Committee...........................................................2 1 Planning & Engineering of Route 37 ......................................21 Warrior Drive Extension....................................................21 Channing Drive Extension..................................................22 Widening of Route 11 North................................................22 Brucetown/Hopewell Road Realignment..................................22 Senseny Road Widening....................................................23 East Tevis Street Extension................................................23 Inverlee Way............................._.................................... 3 FoxDrive...................................................................24 BlossomDrive...............................................................24 RevenueSharing.............................................................24 Winchester Regional Airport....................................................... 25 Land Acquisition- Bufflick Road — Parcels 31, 46, & 53 .............. 25 Terminal Building Renovation ............................................ 25 Land Acquisition— Bufflick Road — Parcels 47, 47A, & 48........... 25 Airfield Lighting Upgrade ................................................. 26 Land Acquisition- Bufflick Road — Parcels 50, 51, & 52 .............. 26 Airfield Maintenance Building ............................................ 26 Handley Regional Library........................................................... 27 Bowman Library Parking Lot and Sidewalk Extension ............... 27 Northern Frederick County Library Branch ............................. 27 Senseny/Greenwood Library Branch ..................................... 27 Route 522 South Library Branch .......................................... 28 CAPITAL IMPROVEMENTS PLAN FREDERICK COUNTY 2007-2008 INTRODUCTION Section 15.2-2239 of the Code of Virginia assigns the responsibility for preparation of plans for capital outlays to the local Planning Commissions. The Capital Improvements Plan (CIP) consists of a schedule for major capital expenditures for the county for the ensuing five years. A significant new addition to the CIP this year is the inclusion of transportation projects. The reason for this change is that state code now allows for transportation projects to appear in the CIP. The addition of transportation projects to the CIP is in no way an indication that Frederick County will be independently undertaking these projects. Funding projects will continue to come from a combination of state and federal funds, developer contributions, and revenue sharing. The CIP is updated annually. Projects are removed from the plans as they are completed or as priorities change. The plan is intended to assist the Board of Supervisors in preparation of the county budget. In addition to determining priorities for capital expenditures, the county must also ensure that projects contained within the CIP conform to the Comprehensive Policy Plan. Specifically, the projects are reviewed with considerations regarding health, safety, and the general welfare of the public. If adopted, the CIP will ultimately become a component of the Comprehensive Policy Plan. The CIP is strictly advisory; it is intended for use as a capital facilities planning document, not for requesting funding allocations. Once adopted, project priorities may change throughout the year based on changing circumstances. It is also possible that particular projects may not be funded during the year that is indicated in the CIP. The status of any project becomes increasingly uncertain the further in the future it is projected. PROJECT RECOMMENDATIONS Frederick County Public Schools In an effort to maintain educational facilities that will handle the growing student population, the construction of three new elementary schools is recommended within the UDA (Urban Development Area). A new high school and a new middle school have been requested to meet the future demand of a growing student population. A number of school renovations and relocations are proposed, as is a new transportation facility. One of the most notable changes from last years CIP is a request to relocate the administration building to the current Frederick County Middle School. In turn, Frederick County Middle School is requested for relocation into the Gainesboro District. Parks & Recreation The majority of the recommended projects are planned for the county's two regional parks (Sherando & Clearbrook). Nine projects are planned for Sherando Park: upgrade pool amenities, maintenance compound and office, skateboard park, parking and multi- purpose fields with trail development, a softball complex, renovations to the existing baseball complex, a soccer complex, picnic area with a shelter, and an access road with parking and trails. There are currently four projects planned for the Clearbrook Park which include, upgrading pool amenities, a new open play area, a tennis/basketball complex, and shelter with an area for stage seating. In addition the swimming pools at both parks will be updated with water slides and a spray ground. The indoor aquatic facility is being proposed as a top priority of the Parks and Recreation Department for a third year in a row. The Parks and Recreation Department has proposed to acquire land in both the eastern and western portions of the county for the development of future regional park system. Both land acquisitions call for 150-200 acres of land to accommodate the recreational needs of the growing population. County Administration Modifications to two of the County's refuse convenience sites have been requested. The first request is that the current Gainesboro facility be moved because of health hazards the current site incurs. The other request is for the expansion/relocation of the Gore Refuse Site to allow for a trash compactor, which will reduce operational costs, by compacting trash before it reaches the landfill. Fire & Rescue has requested two relocations of current fire stations in order to operate more efficiently. The top project for the County Administration is the creation of Fire & 2 Rescue Station 422, with the ability to provide an annex facility for other county related offices. Transportation Committee This is the first year the Transportation Committee is providing project requests for the CIP. Virginia State Code allows for transportation projects to be included within a locality's CIP. Funding for transportation project requests will likely come from developers and revenue sharing. Implementation of transportation projects does not take away funding for generalized road improvements. The Transportation Committee has requested funding for eleven projects. The eleven requests include projects that entail widening of major roads; key extensions of roads that help provide better networks, and the addition of turn lanes at current unsafe intersections. Winchester Regional Airport All of the Airport requests were carried forward from last year. There are three carried over requests to acquire additional parcels along Bufflick Road which are required to meet noise abatement requirements. Also carried over, is the request to construct a new airfield maintenance building, and a request to upgrade the airfield lighting system to enhance safety for aircraft use of the facility. Funding for airport projects is derived through a complex formula where the federal and state governments contribute a majority of the funding, with Frederick County and the other jurisdictions providing the remaining funding. Handley Regional Library The Handley Regional Library has recommended four projects, two of which are new. The library's top priority is a parking lot expansion as well as improvements to sidewalk access at the Bowman Library. The parking lot expansion would accommodate 121 more parking than what is currently available. The library wishes to extend the sidewalks to serve residents traveling from the east to Lakeside Drive. The three remaining projects request that funding be provided for new library branches throughout the county which include the areas of Gainesboro, Senseny/Greenwood Road, and Route 522 South, with the latter two being located within the UDA (Urban Development Area). 3 2007-2008 Capital Improvements Specific or Approximate Locations Parks and Recreation 1 Sherando Park 2 Clearbrook Park 2007-2005 Frederick County Capital Improvements Plan -DRAFT- Note created by Frederick County Department of planning 8 Development November 02, 2006 Map represents the Capital Improvment Requests submitted by various county departments. 0 12,500 25,000 50,000 75,000 0 2 4 Feet 8 12 Miles Existing Elementary Schools Existing Middle Schools Existing High Schools C> New School Location Alternatives Urban Development Area SWSA (� City / Town Bounday Streets Primary Secondary Winchester Rds Map Created by Frederick County Dept of Planning & Development 12/11/06 Zoo7- `008 New School Locations Capital Improvements Plan DRAFT - J S�yJ Replacement - i ; ' • `;;, f �I FCMS �, f ; may_.-,°.. ,•.Q, � r!. _4 `; r` ! I. r•; ;' tea'_ �„•' � I Elam School f = ' Elam School Stehens C: W 1 w � Virginia F5 16 f'. t 'A4iddletown � �� ` Winchester virprnja N wE S 0 1 2 4 Miles #12 Elam School 1. r #5 Middle School i. 4 Hiah School School Locations Are Most Appropriate Within the UDA Department Priority County Contribution Per Fiscal Year County Contributions Notes Total Project Costs Projects 2007-2008 2008-2009 2C )10 2010-2011 2011-2012 Public _ _,tools Route 37 Engineering Warrior Drive Extension Channing Drive Extension Widening of Route 11 North Brucetown/Hopewell Realign. Senseny Road Widening East Tevis Street Extension Inverlee Way 1,500,000 $1,500,000 Transportation Facility 8,000,000 5,186,200 E $23,200;000 $20,600,000 E $20,600,000 $47,800,000 E Elementary School #12 $3,000,000 E $3,000,000 $22,000,000 E $13,186,200 $2,600,000 $13,186,200 $2,600,000 Apple Pie Ridge Elementary 9,125,000 400,000 13,901,700 3,562,300 $19,389,000 $19,389,000 2,400,000 700,000 Bass Hoover Elementa ry 250,000 $3;500;ooc $3:500,000 Replacement Frederick Middle 800,000 450,000 $1,500,000 $1,500,000 Fred Co. Middle School Renov. 2,200;000 5;500;000 -21,500,000 4,392,000 $33,5921000 $33;592.000 Robert E. A for Renovation Y N/A N/A Fifth Middle School 500,000 7,575,000 7650,000 2,275;000 $18,000;000 $18,000;000 James Wood High School Renov 2,250,000 1,000,000 3,892,000 22,500,000 5,000,000 $34,642,000 $34,642,000 Fourth High School N/A N/A Elementary School #1'3 3,750,000 1,500,000 5,000,000 13,000,000 19,000,000 $52,000,000 D $52,000,000 Elementary School #14 700;000 1,125;000 14,001.700 $191389,000 $19,389,000 D D $19;389;000 $19,389,000 Parks & Recreation Indoor Aquatic Facility 14,107,500 Park Land Western Fred. Co. $14,107,500 $14,107,500 Park Land Eastern Fred. Co 3,135,000 $3,135,000 $3,135,000 Clearbrook & Sherando Water Slide/Spray Ground 4,180.000 $4,150;000 $4,180;000 Sherando Maintenance Compound 1,164,715 $1,164,715 $1,164,715 Clearbrook Open Play Areas 352,123 $352.123 $362,125 Sherando Access Road w/Parking/Trails 465,015 '1.,123,693 $465,015 65,015 $4123,69 Sherando Lake/Trails/Parking- 2 Fields $1,123,693 $1,123,693 Sherando Skateboard Park 1,101,638 $1,101,638 $1,101,638 Sherando Softball Complex 475,051 $475;051 $475,051 Sherando Baseball Complex 620,389 $620,389 $620,389 Sherando Soccer Complex 1,230,803 $i,230;803 $1,230,803 Clearbrook Tennis/Basketball Complex 1,871,245 $1,871,245 $1,871,245 SherandoPicnic Areas 470;012 $470;012 $470;012 ClearbrookShelter Stage 728,658 $728,658 $728,658 Multi -Generational Center 4 63,366 $463,366 $463,366 County Administration 8,193,636 $8,193,636 $8,193,636 Fire & Rescue Station #22 e00,000 1 100:000 1;600;000 Station #15 Relocation $s,loo;006 $3,100,000 Relocation of Gainesboro Site50,000 N/A N/A , Relocation/Expansion Gore Site $400;000 $400,000 ____ Station #13 Relocation 50350000,000 360,000 $350,000 - $350,000 Route 37 Engineering Warrior Drive Extension Channing Drive Extension Widening of Route 11 North Brucetown/Hopewell Realign. Senseny Road Widening East Tevis Street Extension Inverlee Way 1,500,000 $1,500,000 E $3,000,000 $23,200;000 E $23,200;000 $20,600,000 E $20,600,000 $47,800,000 E $47,800;000 $3,000,000 E $3,000,000 $22,000,000 E $22,000;000 $2,600,000 E $2,600,000 $10,200{000 E $10,200.000 A= Partial funding from VA Dept. of Aviation NIA= Not Available B= Partial funding from FAA C= Partial funding from private donations D= Funding goes beyond displayed 5 years E= Funding received through Developers and Revenue Sharing Blossom Drive $250;000 E $250,000 Revenue Sharing 500,000 500,000 500,000 500,000 500,000 $3,000,000 $3,000,000 Winchester Airport Land Acquisition, Lots 31,46,53 14,000 3,300 $17,300 A.B $as5,000 Terminal Building Renovation 100,000 $100,000 A $500,000 Land Acquisition, Lots 47,47A;48 13,000 4,300 $17;300 A $865,000 Upgrade Airfield Lights 1,000 3,000 $4,000 A,B $200,000 Land Acquisition, Lots 50,51,52 .,000 $7,000 A $350,000 Airfield Maintenance Building 210,000 1 $210,000 A $300,000 Regional Library Bowman Parking Lot/Sidewalk 228,468 $228,468 $228,488 Library Branch North Frederick 48,000 1,005,000 $1,053,000 C $1,053,000 Sense ny/Gree nwood Branch NIA NIA Route 522 Branch NIA NIA Total 398;047,112 A= Partial funding from VA Dept. of Aviation NIA= Not Available B= Partial funding from FAA C= Partial funding from private donations D= Funding goes beyond displayed 5 years E= Funding received through Developers and Revenue Sharing THE CIP TABLE CONTENT DESCRIPTIONS The Capital Improvements Plan table, on the previous pages, contains a list of the capital improvement projects proposed for the ensuing five years. A description of the information in this table is explained below. Department Priority- The priority rating assigned by each agency or department for their requested projects. Project Description- The name of the capital improvement projects. County Contribution- The estimated dollar value that will be contributed for each project. This value is listed by individual fiscal years and by total contributions over the five-year period. The total contribution column, located to the right of the fiscal year columns, does not include debt service projections. Notes- Indicates the footnotes that apply to additional funding sources for particular projects. Total Project Costs- The cost for each project, including county allocations and other funding sources. PROJECT FUNDING The projects included in the 2007-2008 Capital Improvements Plan have a total project cost to the county of $398,047,112 over the next five years. • School projects are funded through a combination of loans from the Virginia Public School Authority and the Virginia Literary Fund. • Funding for Parks and Recreation Department projects will come from the unreserved fund balance of the County. The Parks and Recreation Commission will actively seek grants and private sources of funding for projects not funded by the county. • Airport projects will be funded by contributions from the federal, state, and local governments. The local portion may include contributions from Frederick, Clarke, Shenandoah, and Warren Counties, and the City of Winchester. • The addition of transportation projects to the CIP is in no way an indication that Frederick County will be independently undertaking these projects. Funding projects will continue to come from a combination of state and federal funds, developer contributions, and revenue sharing. 9 Frederick County Public Schools Project Priority List PRIORITY 1 Transportation Facility Description: This project involves the site acquisition and development of a new transportation facility for the public school system. The site will house administration, driver training areas, driver and staff meeting areas, mechanical service and repair bays, inspection bay, wash bay, and fueling bays. Capital Cost: $13,186,200 Justification: The current transportation site has outgrown the current facilities and there is not sufficient area to expand. The increase in student membership, coupled with stringent laws and regulations that govern the operation and maintenance of school transportation vehicles, requires a much larger and upgraded transportation facility. Construction Schedule: Construction will take 3 8 months. PRIORITY 2 Elementary School #12 Description: This project involves the construction of a 94,000-97,000 square foot school on a 15 acre lot. The facility will be designed to accommodate 750 students. Capital Cost: $19,389,000 Justification: This school will be located in an area to relieve current overcrowding and to accommodate the projected new housing developments. Construction Schedule: Construction will take 36 months. PRIORITY 3 Apple Pie Ridge Elementary School Renovation Description: This project includes renovations, which consist of additional classroom space; roof replacement; security, and upgrades of fire alarm, electrical, plumbing, and mechanical systems. Capital Cost: $3,500,000 Justification: These renovations are needed to a number of areas to insure economic and efficient operation of the school for years to come. Construction Schedule: Begin Construction FY 08-09 10 PRT"PITV d Bass Hoover Elementary School Addition Description: This project includes the addition of classrooms. Bass Hoover currently operates at a capacity of 662 students. Capital Cost: $1,500,000 Justification: With increasing membership, the need to add additional classroom space will ensure economic and efficient operation of the school for years to come. Construction Schedule: Construction will take 24 months. PPI"PTTV S Replacement of Frederick County Middle School Description: The replacement of Frederick County Middle School will have a program capacity of 850 students and serve grades 6-8. The project location has been requested in the western portion of Frederick County between Route 50 West and Route 522 North in the area of Hayfield Road. It will contain approximately 166,000 square feet of floor area and be located on approximately 30 acres. Capital Cost: $33,592,000 Justification: With the need for renovations at the current school to major mechanical systems, items dealing with ADA compliance, increasing membership, location of the facility, concern for best building configuration for the delivery of instruction, and the connectivity to other department projects. Construction Schedule: Construction will take 44 months. PRIORITY 6 Frederick County Middle School Renovation to Administrative Offices Description: This project involves renovations to security; replacement of the fire alarm system, and roof; upgrades to the heating, electrical, and plumbing systems, as well as conversion of current instructional space to office space. Capital Cost: TBD Justification: The renovation of Frederick County Middle School into administrative offices will serve 110 current staff housed in the present Frederick County Public Schools Administration building. Construction Schedule: Begin Construction FY 10-11 11 PRIORITY 7 Robert E. Aylor Middle School Renovation Description: This project involves renovations of the current facility. Major areas to be included in the project are additional classroom space and storage space; a complete replacement of fire alarm and communication systems, plus roof replacement; upgrade of electrical and plumbing; and complete replacement of mechanical systems. Capital Cost: $18,000,000 Justification: Robert E. Aylor Middle School is soon to be 37 years of age and renovations are needed to a number of different areas to ensure economic and efficient operation of the school for years to come. Construction Schedule: TBD PRIORTTV 9 Fifth Middle School Description: This project consists of the development of a new middle school serving grades 6-8 with a capacity of 850 students. The project location has yet to be determined but will have a floor area of approximately 166,000 square feet and will be located on approximately 30 acres of land. Capital Cost: $34,642,000 Justification: This project will address continued growth in student enrollment over the next five years. Middle school enrollment in 2011 is projected to be 3,322. Construction Schedule: Construction will take 44 months. PRIORITY 9 James Wood High School Renovation Description: This project involves renovations of the existing facility. Major areas to be included in the project include increased electrical service and distribution to support technology; technology cabling, hardware, and its installation; upgrade of plumbing and mechanical systems; and modification of instructional areas to support instructional delivery. Capital Cost: TBD Justification: Updating the facility will assist the school division in meeting the community needs for the citizens and high school student in the James Wood High School attendance zone. Construction Schedule: Begin Construction FY 09-10 12 PRIORITY 10 Fourth High School Description: This project consists of the development of a fourth high school serving grades 9-12 with a program capacity of 1,250 students. The project location has yet to be determined, but will have a floor area of approximately 242,000 square feet and is to be located on approximately 50 acres of land. Capital Cost: $52,000,000 Justification: This project will address continued growth in student enrollment in the school division over the next five years. It is anticipated that student enrollment will increase at all levels. Student enrollment in the high schools by the fall of 2012 is projected to be 4,359. Construction Schedule: Construction will take 60 months PRIORITY 11 Elementary School #13 Description: This project consists of the development of a new elementary school serving 750 students. The elementary school would be located upon 15 acres with a floor space of 94,000- 97,000 square feet. Capital Cost: $19,389,000 Justification: This project will be in a location that will relieve current overcrowding and accommodate projected housing developments. Construction Schedule: Construction will take 36 months. PRIORITY 12 Elementary School #14 Description: This project consists of the development of a new elementary school serving 750 students. The elementary school would be located upon 15 acres with a floor space of 94,000-97,000 square feet. Capital Cost: $19,389,000 Justification: This school will be located in an area to relieve overcrowding and accommodate projected new housing developments. Construction. Schedule: Construction will take 36 months. 13 Parks & Recreation Department Project Priority List PRIORITY 1 Indoor Aquatic Facility Description: This facility would house a leisure and competitive lap swimming pool with an office, storage and locker rooms. This facility should be located on property owned or proffered to the County and would utilize approximately 8-12 acres with parking. Capital Cost: $14,107,500 Justification: It is estimated that the center will see over 120,000 guests each year. The Department's swim team participation has increased by 29% in the last three years with 1,500 swim lessons during the summer of 2006. This project would permit the Parks and Recreation Department to meet citizen programming demands, provide an instructional facility, as well as provide the area with a facility that would attract new businesses to the community. This facility would be available to all area residents. Construction Schedule: Completion in FY 07-08. PRIORITY 2 Park Land — Western Frederick County Description: Parkland acquisition in the western portion of the county. Capital Cost: $3,135,000 Justification: A new 150-200 acre regional park would be utilized by the entire county population. This project would reduce the gap between the amount of existing parkland and the amount of parkland needed to meet the minimum standard for the Frederick County service area, as recommended by the Virginia Outdoors Plan. The location of this project would provide parkland to create more accessible recreational facilities to residents in western Frederick County. Construction Schedule: Completion in FY 07-08 PRIORITY 3 Park Land - Eastern Frederick County Description: Parkland acquisition in the eastern portion of the county. Capital Cost: $4,180,000 Justification: A new 150-200 acre regional park would be utilized by the entire county population. The park would be located in the primary growth center of Frederick County. This project would reduce the gap between the amount of existing parkland and the amount of parkland needed to meet the minimum standard for the Frederick County service area, as recommended by the Virginia Outdoors Plan. Construction Schedule: Completion in FY 08-09. 14 PRIORITY 4 Swimming Pool Improvements — Sherando/Clearbrook Description: This project consists of removing the diving boards and installing two water slides at both Sherando and Clearbrook Park. The upgrade would also include the addition of a spray ground with 10-12 features at each pool. Capital Cost: $1,164,715 Justification: This project is expected to increase pool attendance by 30 percent while providing recreational opportunities for both the Sherando and Clearbrook Park service areas. Construction Schedule: Completion in FY 08-09. PRIORITY 5 Maintenance Compound and Office — Sherando Park Description: This project involves the construction of a 1,200 square -foot office and a 4,000 square -foot storage shed for operation at Sherando Park. Capital Cost: $352,123 Justification: This facility will enable the County to maintain equipment and facilities in a more responsible and effective manner. The additional responsibility to maintain the outdoor facilities at Sherando High School, Robinson Learning Center, Armel Elementary, Orchard View Elementary, Bass Hoover Elementary, Middletown Elementary, R.E. Aylor Middle, Admiral Byrd Middle, and Evendale Elementary, increases the need for more storage, maintenance, and office space. Construction Schedule: Completion in FY 08-09 PRIORITY 6 Open Play Area — Clearbrook Description: This project includes development of a picnic shelter; six horseshoe pits; a volleyball court; croquet turf; shuffleboard; parking; refurbishing the existing concession stand; landscaping (14 shade trees); peripheral work; and renovations to existing shelters, access paths, and parking areas on the south side of the lake. Capital Cost: $465,015 Justification: These facilities will provide recreational opportunities for the Clearbrook Park Service Area which will lessen the disparity between the number of passive recreational areas needed to meet the minimum standards for this service area. Clearbrook Park offers the best location for this development. Construction Schedule: Completion in FY 08-09. 15 PRIORITY 7 Access Road with Parking and Trails- Sherando Park Description: This project involves the development of an entrance and 1,800 linear feet of access roadway from Warrior Drive; a 100 space parking area; and 2.8 miles of trails. Capital Cost: $1,123,693 Justification: This facility will provide recreational opportunities for the Sherando Park service area and the entire Frederick County community. The development of this facility will reduce the needs gap between the number of existing passive recreational areas and the number required to meet the minimum standards established for the service area. Construction Schedule: Completion in FY 08-09 PRIORITY 8 Lake, Parking, and Trail Development with two Multi-purpose Fields Description: This project involves the development of a 12 acre lake; 1.5 mile trail system around the lake; 800 linear feet of access roadway; lighted parking lot with 125 spaces; and development of two irrigated 70x120 yard multi-purpose fields. Capital Cost: $1,101,638 Justification: This facility will provide recreational opportunities for the Sherando Park service area and the entire Frederick County community. The development of this facility will reduce the needs gap between the number of existing passive recreational areas and the number required to meet the minimum standards established for the service area. Construction Schedule: Completion in FY 09-10 PRIORITY 9 Skateboard Park - Sherando Park Description: This project recommends the development of a skateboard bowl; a half pipe; an open skate area; vehicle parking; an access road; fencing; and landscaping. Capital Cost: $475,051 Justification: This facility will enable the County to provide a recreational facility that has been identified in the County Comprehensive Plan for recreational facility development. Construction Schedule: Completion in FY 09-10. 16 PRIORITY 10 Softball Complex- Sherando Park Description: This project includes two softball fields; an access road; parking spaces; and landscaping. Capital Cost: $620,389 Justification: This facility would provide recreational opportunities for the entire county population, as well as the Frederick County School System. Presently, there are ten softball and baseball fields within the county's regional park system. Eight of the existing fields must serve a dual purpose of facilitating youth baseball, as well as adult softball programs. With the increased usage of these fields, it has become increasingly difficult to facilitate these programs. This project is needed in order for the Parks and Recreation Department to accommodate the existing demand for youth baseball and adult softball programs. Construction Schedule: Completion in FY 09-10 PRIORITY 11 Baseball Complex Renovation- Sherando Park Description: This project includes an upgrade to the lighting system; renovation of four existing baseball fields; drainage control and upgrade support facilities; and renovations of existing restrooms, access roads, and walkways. Capital Cost: $1,230,803 Justification: This facility, presently serving as both youth baseball and adult softball fields, would be used by the Little League Programs within the Sherando Park service area. In addition to its use as a recreational facility, the athletic complex will also be used by the Frederick County School System. This project cannot be completed until the Sherando Softball Complex is completed. Construction Schedule: Completion in FY 09-10 PRIORITY 12 Soccer Complex- Sherando Park Description: This project includes the development of two soccer fields (artificial grass); access paths; restrooms; concession; one picnic shelter; a plaza; landscaping; and lighting (one field). Capital Cost: $1,871,245 Justification: This facility will serve the entire county population and will be utilized by the Frederick County School System. Construction Schedule: Completion in FY 10-11 17 PRIORITY 13 Tennis/Basketball Complex- Clearbrook Park .Description: This project includes the development of four tennis courts; two basketball courts; a shelter; access paths; parking; and landscaping. Capital Cost: $470,012 Justification: These facilities will be available to all county residents. Currently, there are no tennis courts or basketball courts in the Clearbrook Park Service Area. Clearbrook Park is utilized by over 180,000 visitors annually; therefore, these facilities are needed. Construction Schedule: Completion in FY 10-11 PRIORITY 14 Picnic Area- Sherando Park Description: This project includes a restroom/concession area; four picnic shelters; playground area; access paths; parking; and landscaping. Capital Cost: $728,658 Justification: These facilities would be used by the residents of Sherando Park service area. This area of the county is growing and is deficient in passive recreational opportunities. This development is needed to reduce the gap between the number of existing facilities and the minimum standards for the Sherando Park service area and southeastern Frederick County. Construction Schedule: Completion in FY 11-12 PRIORITY 15 Shelter/Stage Seating- Clearbrook Park Description: This project includes the development of a shelter with a performance stage; refurbishing existing restrooms and access paths; and renovations to the lake. Capital Cost: $463,366 Justification: This facility would be used by the entire county population. Presently, there are no facilities to accommodate cultural programs within the county's park system. This project is needed to provide a facility for cultural activities. Construction Schedule: Completion in FY 11-12 18 PRIORITY 16 Multi -Generational Community Center Description: The project involves building a 44,000 square foot facility that would contain an indoor track and at least two basketball courts. The court area would be designed to be used by indoor soccer, baseball, softball, wrestling, volleyball, tennis and badminton. The area could also be used for special events. Additionally, the project would house a fitness center, multi-purpose rooms, office, storage, and locker rooms. Capital Cost: $8,193,636 Justification: This facility would give the Parks and Recreation Department the ability to offer year round recreational programming to the residents of Frederick County. The department can no longer meet the programming and facility needs of the County residents. Construction Schedule: FY 11-12 County Administration Project Priority List PRIORITY 1 Annex Facilities / Fire & Rescue Station #22 Description: This project will consist of several facilities located at strategic locations throughout the County to house employees of the Sheriff's Office, the Treasurer's Office, the Commissioner of Revenue's Office, and a Board of Supervisor office with meeting room. A 10,000 square foot fire station would be included with the offices located in the Fairfax Pike area, east of White Oak Road. Capital Cost: $3,100,000 Justification: The development of satellite offices along major transportation networks and in areas of dense population will provide ease of access for citizens and will improve services to the county. The County continues to experience a significant rate of growth; therefore, it is important to provide services within these areas instead of requiring citizens to confront congestion, limited parking, and accessibility in the City of Winchester. Construction Schedule: Completion in FY 09-10 IC PRIORITY 2 Round Hill Fire and Rescue Station Relocation Description: This project includes the relocation and building of a 22,000 square foot facility to accommodate ten or more pieces of emergency equipment and to house living and sleeping areas for staff. A community center of approximately 10,000 square feet, with a capacity of 400 people, is also planned; it would be used for fundraising events and other activities. The project would need a parcel of three to five acres. Capital Cost: N/A Justification: The existing facility serving the Round Hill area is 50+ years old and not large enough to accommodate the equipment needed to serve the commercial growth in the Round Hill community. This community includes approximately 9,000 households, two schools, and the Winchester Medical Center. Construction Schedule: To be determined PRIMITTV '2 Gainesboro Convenience Site Relocation Description: This project involves the relocation and expansion of the Gainesboro convenience site. The project would include fencing; earthwork; retaining walls; electric; and paving. This project will take place following the closing of the current Gainesboro School. Capital Cost: $400,000 Justification: The project is necessary to provide adequate trash disposal service for citizens living in the Gainesboro area of Frederick County. The existing site is inadequate and cannot be expanded to provide for safe ingress/egress or fencing to prevent illegal dumping. Construction Schedule: Start in FY 08-09 PRIORITY 4 Gore Refuse Site Relocation/Expansion Description: This project involves the expansion of the site by approximately two acres to install a trash compactor. With the relocation of the landfill site and purchase of new equipment, the present compactor will be surplus. Capital Cost: $400,000 Justification: Installation of this compactor at Gore will drive down collection costs at the site where trash is now collected in 8 -yard boxes. This project would pay for itself in lower refuse collection costs. Ultimately the intent of the site is to make best use of existing equipment while lowering operational costs in the Gore service area. Construction Schedule: Start in FY 09-10 20 PRIORITY 5 Clearbrook Fire Station Relocation Description: The new facility is to be located either North or South of Brucetown Rd. The building is to be six (6) drive through bays, administration, eating, and sleeping facilities along with a dining hall. The structure is to be approximately 28,000 square feet. Capital Cost: $1,530,000 Justification: This project calls for Fire Station #13 to be relocated to an area that has a much safer exit/entrance way. This project will also accommodate the growth in Northeastern Frederick County. The Rt. I site also allows for possible growth, if required. Construction Schedule: To be determined Transportation Committee Project Priority List PRIORITY 1 Planning and Engineering Work for Route 37 Description: This project would be to continue work on the Eastern Route 37 extension. More specifically, to update the Environmental Impact Statement to the point of a new Record of Decision and to update the 1992 design plans to address the current alignment, engineering guidelines, and possible interchange improvements. Capital Cost: $3,000,000 Justification: This project moves the County closer to completion of a transportation improvement that would benefit the entire county and surrounding localities. Construction Schedule: Completion in FY 08-09 PRIORITY 2 Warrior Drive Extension Description: Construct a 4 -lane divided roadway beginning at Route 277 where Warrior Drive intersects from the north and continuing that roadway south and west to intersect with I-81 at the location of the relocated Exit 307 interchange. Capital Cost: $23,200,000 Justification: This is a regional transportation improvement that will address congestion in the Southern Frederick area and address development to the surrounding areas. Construction Schedule: TBD 21 PRIORITY 3 Channing Drive Extension Description: Construct a 4 -lane divided roadway beginning at Senseny Road where Channing Drive intersects from the north and continuing that roadway south to intersect with Route 50 East at Independence Drive. Capital Cost: $20,600,000 Justification: This project has been identified in the Eastern Road Plan, and will address congestion in Eastern Frederick County and address development to the surrounding areas. Construction Schedule: TBD PRIORITY 4 Widening of Route 11 North to the West Virginia State Line Description: Improve Route II to a divided 4 and 6 -lane facility as detailed in the Eastern Road Plan. Capital Cost: $47,800,000 Justification: This is a regional transportation improvement that will address congestion over a large area of the County and address development to the surrounding area. This project improves the safety for the traveling public by reducing congestion and improving the flow of traffic. Construction Schedule: TBD PRIORITY 5 Brucetown Road/Hopewell Road Alignment and Intersection Improvements Description: Realign Brucetown Road to meet Hopewell Road at Route 11. Improvements to this intersection will address comprehensive planned development's traffic generation in the area. Capital Cost: $3,000,000 Justification: This is a transportation improvement that will have significant impact on the Route I I corridor. The location is identified by joint planning efforts between the county and VDOT. Construction Schedule: TBD 22 PRIORITY 6 Senseny Road Widening Description: Widen Senseny Road to a 4 -lane divided roadway. This project is not dependent upon, but is being coordinated with the implementation of Route 37, Channing Drive, and development in the area. Capital Cost: $22,800,000 Justification: This is a transportation improvement that will have significant impact on Eastern Frederick County. This project is identified in the adopted Eastern Road Plan. Construction Schedule: TBD PRIORITY 7 East Tevis Street Extension Description: Construct a 4 -lane divided roadway beginning at Route 522 and going west approximately 0.2 miles to connect to the road network being constructed by the Russell 150 development. Capital Cost: $2,600,000 Justification: This is a regional transportation improvement that will address congestion in many areas of the County and address development to the surrounding area. The location is as identified by joint planning efforts between the county, VDOT, and the developer. Construction Schedule: TBD PRIORITY 8 Inverlee Way Description: Construct a 4 -lane divided roadway beginning at Senseny Road and going south to Route 50 East. This project is being planned in conjunction with improvements to Senseny Road and surrounding development. Capital Cost: $10,200,000 Justification: This is a regional transportation improvement that will address congestion and provide an additional needed link between Senseny Road. and Route 50 East. Construction Schedule: TBD 23 PRIORITY 9 Fox Drive Description: Add additional turning lane(s) to Fox Drive where it intersects with Route 522 North. Capital Cost: $250,000 Justification: This is a transportation improvement that will address congestion at this intersection. Construction Schedule: TBD PRIORITY 10 Blossom Drive Description: Add additional turning lane(s) at Blossom and Route 7. Capital Cost: $250,000 Justification: This is a transportation improvement that will address congestion at this intersection. This project is identified in Secondary Road Improvements Plan. Construction Schedule: TBD PRIORITY 11 Revenue Sharing Description: Plan to address changes in the revenue sharing program. Current State Code allows localities to apply for up to $1 million under the program, and only allows for one half of those dollars to come from proffers. This creates a requirement for a minimum of $500,000 annually from County funds to apply for the maximum in revenue sharing on an annual basis. Capital Cost: $3,000,000 Justification: Based upon State Code, if the County wishes to apply for the full $1 million in revenue sharing, the County must be prepared to pay 50% of the match or $500,000 from local funds. Construction Schedule: N/A 24 Winchester Regional Airport Project Priority List PRIORITY 1 Land Acquisition — Bufflick Road — Parcels 31, 46, & 53 Description: Acquisition of three parcels along Bufflick Road. Capital Cost: $865,000 Local Cost: $17,300 Justification: This project is necessary as the identified parcels are located within both the Airport's FAR Part 77 Primary Surface and/or approach surface and the FAA's projected DNL 65 noise contour. The FAA considers residential land use within the noise contour to be incompatible with airport operations and encourages airports to resolve such incompatibility through land acquisition. Moreover, under the FAA's Part 77 Surface Requirements and the Code of Virginia, the Airport is required to assume fee simple ownership of property located within the Primary Surface. Construction Schedule: Completion in FY 07-08 PRIORITY 2 Terminal Building Renovation, Phase H Description: This project involves repairs and upgrades to the existing terminal building including fixing the exterior surface; stopping leaks in the roof; and replacing the HVAC system. Capital Cost: $500,000 Local Cost: $110,000 Justification: The building was constructed in 1992 and is beginning to show several areas of wear including delaminating of the exterior surface and a leaking roof. Construction Schedule: Completion in FY 08-09 PRIORITY 3 Land Acquisition — Bufflick Road — Parcels 47, 47A, & 48 Description: Acquisition of three parcels located along Bufflick Road. Property is included in the 20 year Master Plan. Capital Cost: $865,000 Local Cost: $17,300 Justification: This project is necessary as the identified parcels are located within the Airport's FAR Part 77 primary surface and/or approach surface. In addition, several of the residential parcels are located inside the FAA's projected DNL 65 noise contour. The FAA considers residential use within the noise contour non -compatible with airport operations. Construction Schedule: Completion in FY 08-09 25 PRIORITY 4 Airfield Lighting Upgrade Description: This project involves the upgrade of the existing medium intensity runway lighting to high intensity runway lighting and the upgrade of the two -box precision approach path indicator (PAPI) to a four -box PAPI. Capital Cost: $200,000 Local Cost: $4,000 Justification: This project is necessary to accommodate the increase in aircraft that utilize the Winchester Regional Airport. Construction Schedule: Design in FY 08-09 with construction in FY 09-10 PRIORITY 5 Land Acquisition — Bufflick Road — Parcels 50, 51, & 52 Description: Acquisition of three parcels located along Bufflick Road. Property is included in the 20 Year Master Plan. Capital Cost: $350,000 Local Cost: $7,000 Justification: This project is necessary as the identified parcels are located within the Airport's FAR Part 77 primary surface and/or approach surface. In addition, several of the residential parcels are located inside the FAA's projected DNL 65 noise contour. The FAA considers residential use within the noise contour non -compatible with airport operations. Construction Schedule: Completion in FY 10-11 PRIORITY 6 Airfield Maintenance Building Description: Demolition of undersized wooden structure and construction of a new facility to accommodate the airport's maintenance equipment and maintenance work activities. Capital Cost: $300,000 Local Cost: $210,000 Justification: This project is necessary to accommodate maintenance activities at the airport. Construction Schedule: To be determined PL Handley Regional Library Project Priority List PRIORITY 1 Bowman Library Parking Lot and Sidewalk Extension Description: This proposal is to expand the parking lot on the Lakeside Drive side of the library from 101 to 221 parking spaces, and to provide a sidewalk that will extend approximately 400 to 500 feet beyond the sidewalk that now borders the parking lot to connect to the sidewalk on Lakeside Drive. Capital Cost: $228,468 Justification: The parking lot expansion is needed to relieve overcrowding and to accommodate library patrons. The sidewalk is necessary to provide safe access for pedestrians to the library. Planning consideration for alternative modes of transportation such as bicycle connectivity should also be considered. Construction Schedule: Completion in FY 07-08 PRIORITY 2 Northern Frederick County Library Branch Description: This project entails the acquisition of 3 to 4 acres and the construction of a 7,000 square foot library branch with expansion possible to 10,000 square feet along Route 522 N near Cross Junction. Initial parking would accommodate 35 vehicles. Capital Cost: $1,053,000 Justification: There is no library in this area of the County to serve residents. The residents of the Gainesboro District comprise the largest population group the greatest distance away from a library. The library would serve members of the population from toddlers to senior citizens. Construction Schedule: Completion in FY 08-09 PRIORITY 3 Frederick County Library Branch — Senseny/Greenwood Description: This project entails the acquisition of 3 to 4 acres and the construction of a 7,000 square foot library branch with expansion possible to 10,000 square feet. The proposed location would be based upon future development. Initial parking would accommodate 35 vehicles. Capital Cost: N/A Justification: This branch would serve citizens living in this rapidly growing area. A library in this location will reduce traffic into the Winchester Library(s). The library would also help fulfill a community center need within this area, by providing a meeting room. Construction Schedule: TBD 27 PRIORITY 4 Frederick County Library Branch- Route 522 South Description: This project entails the acquisition of 3 to 4 acres and the construction of a 7,000 square foot library branch with expansion possible to 10,000 square feet. The proposed location would be based upon future development. Initial parking would accommodate 35 vehicles. Capital Cost: N/A Justification: This branch would serve citizens living in this rapidly growing area. This population group is not close to a library in the regional system. The library would also help fulfill a community center need within this area, by providing a meeting room. Construction Schedule: TBD 28 MEMORANDUM TO: Frederick County Planning Commission COUNTY of FREDERICK Department of Planning and Development FROM: Mark R. Cheran, Zoning Administrator /01,C-- RE: 0� — 540/665-5651 FAX: 540/665-6395 RE: Public Hearing: Changes to Section 165-55 of the Frederick County Zoning Ordinance (Rural Areas Zoning District Setbacks) DATE: January 18, 2007 This section of the zoning ordinance addresses building setbacks in the RA (Rural Areas) Zoning District. The current RA (Rural Areas) Zoning District setbacks need better clarification and increased distance than is currently required; these proposed changes would clear up any confusion to adjoining land uses and avoid conflict with active agriculture uses. These proposed changes will apply to family division lots as well; these lots currently need only 50 feet side and rear setbacks. These changes will not affect front setbacks as currently written. This proposed ordinance amendment was presented to the Board of Supervisors as a discussion item at their December 13, 2006, meeting. During discussion, Board members expressed concerns with the effects that the proposed setbacks would have on existing parcels and any future rural subdivisions. Staff pointed out that existing parcels of record, with recorded setbacks, are vested with those setbacks, and would not be impacted with the proposed changes. The Board wanted a waiver provision for existing parcels to allow for reduced setbacks if an undue hardship can be justified. Waiver provision language has been included with this proposed ordinance new change. The current ordinance section is noted as Attachment #1 and the proposed changes are noted as Attachment #2 of this package. This proposed ordinance amendment is presented to the Planning Commission as Public Hearing. Staff will be available to respond to your questions. MRC/bad Attachments Following the public hearing, a recommendation to forward to the Board of Supervisors would be appropriate 107 North Kent Street, Suite 202 0 Winchester, Virginia 2250+1-5000 Attachment #1 Current Zoning Ordinance Section (Building Setbacks in the RA Zoning District) 165-55. Setback requirements The following setback requirements shall apply to all parcels within the RA Rural Areas Zoning District. A. Traditional five -acre lots. Setbacks from tradition five -acre lots shall be as set out below. (1) Front setbacks. The front setback for any principal or accessory use or structure located on a traditional five -acre lot shall be 60 feet from the property line or right-of-way of the street, road or ingress/egress easement. (2) Side or rear setbacks. The minimum side or rear setback for any principal use or structure shall be determined by the primary use of the adjoining parcel as follows: C. Existing dwellings. The side and rear setbacks for any lot created around an existing dwelling or family division lot shall be 50 feet from all lot lines. Setback Adjoining Land Use (Side and Rear) (feet) ResidentialNacant 50 Agriculture 100 Orchard 200 C. Existing dwellings. The side and rear setbacks for any lot created around an existing dwelling or family division lot shall be 50 feet from all lot lines. Attachment #2 Proposed Zoning Ordinance Amendment - Illustrated changes (Building Setbacks in the RA Zoning District) Existing/unchanged text is shown without font effects Deleted text is shown with str4ket4aug New text is shown in hold italics 165-55. Setback requirements The following setback requirements shall apply to all parcels within the RA Rural Areas Zoning District. A. Traditional five -acre lots and family division lots. Setbacks from tradition five -acre lots and family division lots shall be as set out below. (1) Front setbacks. The front setback for any principal or accessory use or structure located on a traditional five -acre lot shall be 60 feet from the property line or right-of-way of the street, road or ingress/egress easement. (2) Side or rear setbacks. The minimum side or rear setback for any principal use or structure shall be determined by the primary use of the adjoining parcel as follows: Setback Adjoining Land Use (Side and Rear) (feet) ResidenliaiNaeant cn Ag euhtffR7 i0o Or-ez ar-d 200 Residential 6 acres or less SO Agricultural) greater than 6 acres 100 Residential Orchard 200 Agricultural and Forestral District 200 ( : Board Waiver. The Board may allow the above-referenced seibacks to be reduced if the constraints of the setbacks create an undue hardship on existing parcels of record. Such requests and justification to reduce the setbacks shall be presented to the Planning Commission for a recommendation that is forwarded to the Board of Supervisors. MEMORANDUM TO: Frederick County Planning Commission COUNTY of FREDERICK Department of Planning and Development FROM: Mark R. Cheran, Zoning Administrator/ ;4---/ --- 544 665-5651 FAX: 540/665-6395 RE: Public Hearing: Proposed Zoning and Subdivision Ordinance Amendments DATE: January 17, 2007 Staff has assembled five proposed ordinance amendments that will be presented as a public hearing during the Planning Commission's February 7, 2007 meeting. These items include: Subdivision Ordinance, Chapter 144 § 144-2; to clarify Definitions §144-24 (C) (2) (B); to clarify maximum Distances from Public Roads Zoning Ordinance, Chapter 165 §165-54 (B) (1); to clarify the Family Lot Holding Requirements § 165-54 (D); to clarify future divisions of the Rural Preservation Tract §165-156; to clarify Definitions The five public hearing items included in this agenda have been reviewed and directed to proceed through public hearing process endorsed by the Board of Supervisors. In an effort to streamline the process of implementing these proposed ordinance amendments, staff will present these items together. The specifics of these proposed ordinance amendments are attached. These proposed ordinance amendments are presented as public hearing items. Please contact staff should you have questions regarding this proposal. Thank you. Enclosures A recommendation to forward to the Board of Supervisorsfor each amendment is appropriate. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Proposed Ordinance Amendments Chapter 144-2 Code of Frederick County (Subdivision) The Board of Supervisors recommended changing the intent of Section 144-2 (Definitions) of the Frederick County Subdivision Ordinance. This change will add clarification and understanding to the definitions of the Frederick County Code. A current copy of this section of the code is included below. The proposed changes are included below in bold print for your review. Current language 144-2 Definitions and Word Usage Proposed language 144-2 Definitions and Word Usage. Words and Terms set forth below shall have the meanings ascribed to them. Any word, term(s), or phrase used in the Frederick County Code Subdivision of Land not defined below shall have the meaning ascribed to such word, term or phrase in the most recent edition of Merriam -Webster's Dictionary, unless in the opinion of the Subdivision Administrator, established customs or practices in Frederick County, Virginia, justify a different or additional meaning. Furthermore, the purpose of this Code, certain words, terms and phrases are herein defined as follows: Chapter 144-24 C (2) (b) Code of Frederick County (Subdivision) The Board of Supervisors is recommending removing from, and adding language to, this section to address road length for individual lots. This is a change in the language of the code, not a new amendment, but a clean-up of the Code as currently written. A current copy of this section of the code is included below. The proposed changes are included below in bold print for your review. Current language 144-24 C (2) (b) Individual lots shall be more than 500 feet from a state -maintained road, as measured from the public street along access road. Proposed language 144-24 C (2) (b) Individual lots shall be less than 500 feet from a state -maintained road, as measured from the public street. Section 165-54 (B) (1) Family Division Lots The Board of Supervisors has recommended adding new language to this section of the ordinance regarding a time period for family division lots to remain with the family member. The State Code has changed to address this issue and allows localities to set the length of time, up to but not to exceed fifteen (15) years. Historically, the Zoning Administrator (s) has made the interpretation as to the length of time family division lots are to be held by a family member. This length of time was determined to be two (2) years. After the two (2) year time period, lots can be sold outright. This new language should codify a period of time that a family member has to keep the conveyed lot. There will be no other changes to this section. A copy of the current ordinance section is included below. The proposed changes are included below in bold print for your review. Current language 165-54(B) Family division lots. On any parcel which contained seven acres or more prior to the adoption of this article, lots as small as two acres may be create, provided that the following conditions are met: (1) Lots are conveyed to members of the immediate family of the owner of record of the parent tract. Proposed language 165-54(B) Family division lots. On any parcel which contained seven acres or more prior to the adoption of this article, lots as small as two acres may be create, provided that the following conditions are met: (1) Lots are conveyed to members of the immediate family of the owner of record of the parent tract. The conveyed lot(s) shall remain with the family member for a period of five (5) years from the date of the creation of the family lot. Section 165-54 (D) Rural Preservation Lots The Board of Supervisors has recommended changes to this section of the zoning ordinance regarding rural preservation lots. The ordinance is not clear if the parent tract (rural preservation) can be subdivided if it is recorded with a greater than 40% set-aside. Changes of this section may be warranted to avoid any confusion and add clarification to this section. Staff believes thatthis section of the ordinance is difficult to understand and read for the general public. Historically, the Zoning Administrator(s) has made the interpretation that once the tract is recorded, it cannot be subdivided, regardless of the percentage of the set-aside. A copy of the current ordinance section is included below. The proposed changes are included below in bold print for your review. Current language 165-54 (D) Rural Preservation lots. (1) Within the RA Rural Areas District, lots as small as two acres shall be permitted on tracts over 20 acres in size, subject to the following: (a) Forty percent of the parent tract must remain intact as a contiguous parcel. (b) This acreage must be designated prior to the division of the fourth lot. (c ) No future division of this portion of the parent tract will be permitted. (2) Exception to the single forty -percent parcel. In cases where excessive topography or other natural features of a site create a situation where a higher quality subdivision design, resulting in less physical and/or visual disruption could be achieved by allowing two residual parcels to be created, the Planning Commission may permit the 40% to be made up of two parcels. (3) Board waiver of division restriction. Ten years from the date of the creation of any forty -percent parcel and following a public hearing, the Board of Supervisors may release the parcel from the restrictions of Subsection D(1) through the process of rezoning, provided that the rezoning is consistent with the goals of the Comprehensive Policy Plan in effect at that time. Any forty -percent parcel which is within the Urban Development Area (UDA) at a time of its creation or is included within the UDA as a result of a future expansion of the UDA, shall be eligible for rezoning at that point and shall not be subject to the ten-year restriction on rezoning. Proposed language 165-54 (D) Rural Preservation lots. (1) Within the RA Rural Areas District, lots as small as two acres shall be permitted on tracts over 20 acres in size, subject to the following: (a) Forty percent or more of the parent tract shall remain intact as a contiguous parcel (Rural Preservation Tract). (b) This acreage must be designated prior to the division of the fourth lot. (c) No future division of this designated Rural Preservation Tract shall be permitted. (2) Exception to the single forty -percent parcel. In cases where excessive topography or other natural features of a site create a situation where a higher quality subdivision design, resulting in less physical and/or visual disruption could be achieved by allowing two residual parcels to be created, the Planning Commission may permit the 40% to be made up of two parcels. (3) Board of Supervisors waiver of division restriction. (a) The designated Rural Preservation Tract may be released from the restrictions of Subsection D (1) after a period of ten (10) years from its creation through the rezoning process. (b) The rezoning shall be consistent with the goals of the Frederick County Comprehensive Policy Plan in effect at the time of the rezoning application. (c) The designated Rural Preservation Tract which is within the Urban Development Area (UDA) at the time of its creation, or is included within the UDA as a result of a future expansion of the UDA, shall be eligible for rezoning at that point and shall not be subject to the ten (10) year restriction on rezoning. Section 165-156 Definitions The Board of Supervisors has recommended changes to the current written definition of Full Screen and Landscape Screen; these definitions are reversed as written in this section of the Zoning Ordinance. These are not new definitions, but a clean-up of language. The current definitions are included for your review. The proposed changes to theses definitions are included below in bold print. Current language Section 165-156 Definitions Full Screen- A landscaped easement containing plants or other features approved by the Frederick County Zoning Ordinance; which provide a complete visual screen. Landscape Screen- Full screening plus a six (6) foot in height opaque fence, hedge, wall, mound or berm Proposed language Section 165-156 Definitions Full Screen —Elements of landscape screen plus a six (6) foot in height opaque fence, hedge, wall, mound or berm. Landscape Screen - A landscaped easement containing plants or other features approved by the Frederick County Zoning Ordinance; which provide a complete visual screen.