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PC 03-17-04 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia March 17, 2004 7.00 P.M: CALL TO ORDER TAB 1) February 18, 2004 Minutes .............................................. (A) 2) Committee Reports ................................................. (no tab) 3) Citizen Comments .................................................. (no tab) PUBLIC HEARING 4) Rezoning #03-04 of Racey Tract, submitted by Blue Springs View, L.L.C., to rezone 105.65 acres from RA (Rural Areas) District to RP (Residential Performance) District. This property is located east of Interstate 81, approximately %z of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside Subdivision, in the Opequon Magisterial District, and is identified by Property Identification Number (PIN) 85-A-140. Mr. Camp............................................................. (B) 5) Other • C� • 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 February 18, 2004. PRESENT: Charles S. DeHaven, Jr., Chairman/Stonewall District; Roger L. Thomas, Vice Chairman/Opequon District; Greg L. Unger, Back Creek District; Pat Gochenour, Red Bud District; Marie F. Straub, Red Bud District; Robert A. Morris, Shawnee District; George J. Kriz, Gainesboro District; John H. Light, Stonewall District; Cordell Watt, Back Creek District; Charles E. Triplett, Gainesboro District; Richard C. Ours, Opequon District; Gene E. Fisher, Citizen at Large; Barbara E. Van Osten, Board of Supervisors' Liaison; Gary Dove, Board of Supervisors' Liaison; and Lawrence R. Ambrogi, Legal Counsel. ABSENT: William C. Rosenberry, Shawnee District STAFF PRESENT: Eric R. Lawrence, Planning Director; Christopher M. Mohn, Deputy Planning Director; Patrick T. Davenport, Zoning & Subdivision Administrator; Mark R. Cheran, Planner I; Jeremy F. Camp, Planner II; and Renee' S. Arlotta, Clerk. CALL TO ORDER Chairman DeHaven called the meeting to order at 7:00 p.m. MINUTES - JANUARY 21, 2004 Upon motion made by Commissioner Kriz and seconded by Commissioner Triplett, the minutes of January 21, 2004 were unanimously approved as presented. Frederick County Planning Commission Draft Minutes of February 18, 2004 Page 1246 -2 - COMMITTEE REPORTS Historic Resources Advisory Board (HRAB) - 02/17/04 Mtg. Connnissioner Gochenour reported that the HRAB received a presentation from Architectural Historian, Mara] Kalbian, on the Secretary ofthe Interior's Standards for the Treatment ofHistoric Properties. Commissioner Gochenour said that a hard copy of the presentation was provided to each member so that important material covered could be studied and used at a later time for reference. She said that over the next several months, the HRAB will continue to receive training to become more knowledgeable regarding the proper procedure to follow when reviewing and making recommendations involving Frederick County's historical sites and buildings. Winchester City Planning Commission (WPC) - 02/17/04 Mtg. Commissioner Ours reported that the WPC recommended the approval of three lots on Valley Avenue which will be the precursor to the new business park that is being developed in the City. Commissioner Ours reported that this new development will entail road work and the creation of some new roads. He said that several businesses have already indicated their intentions to locate within the business park, including an Arby's and a BB&T. PUBLIC HEARING Conditional Use Permit 901-04 of Susie C. Yost for re-establishing a legal nonconforming use for an antique and collectible shop at 9263 North Frederick Pike. This property is identified with P.I.N. 6-A-77 in the Gainesboro Magisterial District. Action - Recommended Approval with Conditions Planner Mark R. Cheran reported that the property is subject to Conditional Use Permit 414- 0 1 14- 01 approved by the Board of Supervisors on October 24, 2001 to re-establish a legal nonconforming use for a country store with a 24 -seat restaurant. Planner Cheran stated that Mrs. Susie C. Yost is seeking to operate an antique shop at this location and has requested a new Conditional Use Permit. Mr. Cheran advised that the new proposed use for an antique shop will impose less of an impact on the surrounding community than a country store with a restaurant. He added that no exterior alterations or changes to the property or building are being proposed. Planner Cheran continued, stating that an inspection of the property revealed that the parking area is not delineated by striping or wheel stops. He said that the Frederick County Zoning Ordinance requires that parking areas outside of the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area) are to have a minimum of double prime and seal treatment of all parking areas with striping and wheel Frederick County Planning Commission Draft Minutes of February 18, 2004 Page 1247 -3 - stops. He said that VDOT has pointed out that the northernmost entrance does not meet minimum standards for sight distance due to topography. He said that VDOT has also indicated a preference for use of the Cumberland Trail Road (Rt. 694) for ingress and egress from the site. Planner Cheran next read a list of recommended conditions, should the Commission find the use to be appropriate. Questions from the Commission included a request for clarification on the timing for the upgrades per VDOT's comments and how direct access of the site via Route 522 would be prohibited. Planner Cheran replied that these issues would be addressed during the site plan approval process. The applicant, Mrs. Susie C. Yost, stated that she owns the property next door. Mrs. Yost said she did not want to see the building deteriorate and hoped this use would help to preserve the building. Chairman DeHaven asked Mrs. Yost if she would be able to address VDOT's comments concerning the commercial entrance requirement and access via Rt.694. Mrs. Yost believed she could meet VDOT's requirements. area. There were no public coni vents. Continissioners believed this would be a good use for this particular building in the Gainesboro Upon motion made by Commissioner Kriz and seconded by Commissioner Straub, BE IT RESOLVED, That the Frederick County Planning Commission does hereby unanimously recommend approval of Conditional Use Permit 401-04 of Susie C. Yost to re-establish a legal nonconforming use as an antique and collectible shop at 9263 North Frederick Pike with the following conditions: All review agency continents and requirements must be complied with at all times. 2. An engineered site plan shall be submitted to and approved by Frederick County. All identified improvements shall be installed within six months of conditional use permit approval. Signage shall be limited to one illuminated free-standing business sign, not to exceed 50 square feet in area and ten feet in height, along the frontage of North Frederick Pike (Rt. 522). 4. Any change of use or modification will require a new conditional use permit application. PUBLIC MEETING Site Plan #02-04 of Shenandoah Mobile Court, prepared by Greenway engineering, for 17 mobile homes and a request to expand the existing private street system. The property is located on the east side of Front Royal Pike (Rt. 522 South), approximately 1,000 feet south of the intersection of Front Royal Pike and Papermill Road (Rt. 644), and is identified by P.I.N. 76-A-1 in the Shawnee Magisterial District. Action - Approval of Private Road System Extension Frederick County Planning Commission Draft Minutes of February 18, 2004 Page 1248 -4 - Planner ?eremy F. Camp recalled for the Commission that a rezoning of approximately seven acres to the MH1 Zoning District was approved last year for up to 20 mobile homes in the Shenandoah Mobile Court. Planner Camp said this rezoning was approved with the intent to relocate a number of mobile homes that are being displaced with the new major collector road, which is being constructed in conjunction with the new Frederick County Middle School. He explained that the owner of Shenandoah Mobile Court is now seeking site plan approval for the seven acres, which includes a request to expand the existing private street system as shown on the site plan. Planner Camp said that the site plan is being presented to the Commission for review because the zoning ordinance requires that the Planning Commission approve the extension of any private streets within an MH1 Zoning District. Using an overhead display, Planner Camp pointed out the details of the site for the Commission. He said that following the Planning Commission's meeting, staff will coordinate with the applicant the issues that need to be addressed in order to grant final administrative approval. Conunissioner Morris inquired about buffering or landscaping requirements for the areas to the east and west sides of the strip and if those requirements would be different if the adjoining lands were zoned RP as opposed to RA. Planner Camp replied that there was no required zoning ordinance buffer at this location, whether the adjoining lands were zoned RP or RA. He pointed out areas that would accommodate street trees. In response to Commissioner Gochenour's questions regarding the sewer and water lines, Planner Camp replied that the applicant will be accessing existing sewer and water lines owned by the Frederick County Sanitation Authority. Commissioner Straub inquired if screening was proposed between the mobile homes and the collector road from Rt. 522 to the Middle School. Planner Camp replied that there will be a road efficiency buffer, which is a standard ordinance requirement, along the collector road between the mobile homes and the road itself. Chairman DeHaven called for public comments, however, no one came forward to speak. Conunission members were comfortable with what was proposed on the site plan. Upon motion made by Commissioner Morris and seconded by Commissioner Fisher, the Planning Con►mission unanimously voted to approve the extension of the private road system within the Shenandoah Mobile Court, per the applicant's proposed site plan. DISCUSSION DISCUSSION REGARDING THE ADDITION OF MINOR SITE PLAN TO THE FREDERICK COUNTY ZONING ORDINANCE No Action Required Frederick County Planning Commission Draft Minutes of February 18, 2004 Page 1249 -5 - Planner Mark R. Cheran stated that the Minor Site Plan concept was proposed when the new development review fee schedule was approved by the Board of Supervisors on December 17, 2002. Following the initiation of the concept, the Development Review & Regulations Subcommittee (DRRS) discussed the issue at their meeting of January 29, 2004 and recommended that a Minor Site Plan be included in the definitions section of the ordinance, as well as to Section 165-144E. Planner Cheran said that staffwas seeking input from the Commission on this discussion item. Chairman DeHaven assumed there would no longer be an option for expansions without a site plan, if the definition of Minor Site Plan was added to the ordinance and Planner Cheran noted that his interpretation was correct. Commissioner Morris inquired if a Minor Site Plan would need to be technically engineered. Planner Cheran said that it would. Planner Cheran explained that in December of 2002, the Board approved adding a Minor Site Plan to the development review fee schedule, however, the terminology was never incorporated into the zoning ordinance. He added that the engineered site plan would still go through some of the reviewing agencies, but there would be a reduced fee. Planning Director Eric R. Lawrence stated that although the requirement is for an engineered site plan, the staff would continue to use their judgement as to the expectations of the information included on the site plan. For example, if VDOT would like to see a commercial entrance established for a business requiring a conditional use permit, the minor site plan would show the entrance engineered to VDOT requirements. Director Lawrence explained that the document would not be created solely as a Planning Department requirement, but if other agencies that are requiring information, the Planning Department will serve as the coordinator. The Planning Commission was in favor of the amendment as presented by the staff. ADJOURNMENT No further business remained to be discussed and the Planning Commission adjourned by a unanimous vote at 7:30 p.m. Respectfully submitted, Charles S. DeHaven, Jr., Chairman Eric R. Lawrence, Secretary Frederick County Planning Commission Draft Minutes of February 18, 2004 Page 1250 REZONING APPLICATION #03-04 RACEY TRACT Staff Report for the Planning Commission Meeting Prepared: March 1, 2004 Staff Contact: Jeremv F. Camp. 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 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. Reviewed Action Planning Commission: 03/17/04 Pending Board of Supervisors: 04/14/04 Pending PROPOSAL: To rezone 105.65 acres from the RA (Rural Areas) District to the RP (Residential Performance) District. LOCATION: The property is located east of Interstate 81, approximately 1/2 of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside Subdivision. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER(S): 85-A-140 PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoning: RP (Residential Performance) South: Zoning: RA (Rural Areas) East: Zoning: RP (Residential Performance) West: Zoning: RA (Rural Areas) RP (Residential Performance) PROPOSED USE: 228 single-family dwelling units Use: Residential (Single Family) Use: Agricultural Residential (Single Family) Use: Residential (Single Family) Use: Public Facilities (Lagoons) Residential (Townhouses) REZ #03-04, Racey Tract Page 2 March 1, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see attached letter signed by Ren H. Lineberry, Jr., P.E. Transportation Assistant Resident Engineer, dated 01/12/04. Fire Marshal: Fire hydrant installations shall meet minimum requirements of Frederick County: "there shall be a fire hydrant located within 400 feet of all units". Fire hydrants shall be located within 3 feet of the curbline. These items shall be reviewed and addressed during the subdivision and site plan processes. Plan approval recommended. Frederick -Winchester Service Authority: No comments. County Engineer: Please see attached letter from Harvey E. Strawsnyder, Jr., P.E., Director of Public Works, dated 10/07103. Sanitation Authoritv: No comment. Historic Resources Advisory Board: Upon review of the proposed Rezoning, it appears that the proposal does not significantly impact historic properties and it is not necessary to schedule a formal review of the Rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the property nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any battlefields that this proposed Rezoning would impact. County Attorney: All proffers appear to be in proper legal form and are, therefore, acceptable. Frederick County Public Schools: Please see attached letter from Al Orndorff, Administrative Assistant to the Superintendent, dated 09/03/03. Frederick County Department of Parks & Recreation: The Parks and Recreation Department strongly recommends that a bike/pedestrian facility be a requirement for this development and that it include a location for a connection offering eventual access to Double Church Road. The long range plan for this trail would be the completion of a connector accessing Sherando High School, Sherando Park, and connect to the trail system already being developed north ofRoute 277. The monetary proffer proposed for Parks and Recreation appears to be appropriate to offset the impact this development will have on this department. Although adequate open space has been provided, it appears that the 80' right- of-way to be used for a future collector road, will eventually diminish the intended purpose of the required open space. No recreational requirements required. Town of Stephens City: The Town has signed an agreement with the applicant to grant a right-of-way across the old town lagoon site. The applicant will in turn close out the lagoon. The Town would therefore encourage approval of this development if traffic impacts are acceptable to Frederick County. Planning & Zoning: REZ #03-04, Racey Tract Page 3 March 1, 2004 1) Site History The original Frederick County zoning map (U.S.G.S. Stephens City Quadrangle) identifies the subj ect property as being zoned A-2 (Agricultural General). The A-1 (Agricultural Limited) and A-2 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. Also of historical importance, the Frederick County Board of Supervisors denied a request to incorporate approximately 26 acres of the subject property into the UDA (Urban Development Area) on February 12, 2003. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County (Comprehensive Policy Plan, p. 1-1). Land Use (Chapter 6) The UDA (Urban Development Area) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the county where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. New suburban residential growth with sewer and water service must be located within the UDA (Comprehensive Policy Plan, p. 6-1, 6-2, 6-5). The 105.65 acres proposed to be rezoned is not part of a small area land use plan, but is entirely within the UDA. However, as the illustration to the right shows, the entire parcel itself is not wholly located within the UDA. This rezoning petition only requests the rezoning of the portion of the property located within the UDA. The 26.5 acres located outside of the UDA would remain in the RA District if this rezoning application is approved. REZ #03-04, Racey Tract .rage A 4 tdb'G March 1, 2004 Transportation (Chapter 7) In general, the Comprehensive Policy Plan uses a Level of service "C" as the standard for the minimum acceptable level of service on roads adjacent to and within new developments in Frederick County (Comprehensive Policy Plan, p. 7-5). Below is a table which describes traffic conditions for each level of service, as described in the Transportation Research Board's Highway Capacity Manual. r VvFr nF cFuvirF _ CATV.(--nR1RR ANn DESCRIPTIONS* CATEGORY DESCRIPTION OF TRAFFIC CONDITIONS A Free flow, operating speed at speed limit, turns easily made, excess green time at signals. B Stable flow, operating speed at speed limit, some lines of vehicles at intersections and turns, less than 10% of cycles loaded at signals_ C Stable flow, operating below speed limit, some lines of vehicles at intersections and turns, 10% - 30% of cycles loaded at cycles. D Approaching unstable flow, fluctuating flow, little freedom to maneuver, 30% - 70% of cycles loaded at signal, some drivers must wait through one cycle. E Unstable flow, low operating speed, 70% -100% of cycles loaded at signals, vehicles frequently wait through cycles. (* Level of Service "F" has recently been added as a category and generally means that the system is prone to breakdown.) The Town of Stephen's City Land Use Plan, adopted by the Board of Supervisors on July 9, 2003, establishes a community need for a bypass around the western perimeter of Stephens City which would eventually tie into the transportation network on the eastern side of Interstate 81 with the intent of improving traffic conditions on Fairfax Pike and the area. The proposed major collector road, which would be the primary access to the Racey Property, will intersect with Town Run Lane, and ultimately tie into the future interchange envisioned in the Town of Stephen's City Land Use Plan. The exact location of this future interchange has not yet been established, but has generally been identified to intersect with Interstate 81 just south of the subject site. The Comprehensive Policy Plan classifies Fairfax Pike (Route 277) as a minor arterial highway. Upgrading Fairfax Pike (Route 277) is currently the top priority on the Frederick County Primary Road Improvement Plan. Town Run Lane is classified as a local road and Double Church Road is classified as a major collector road (Comprehensive Policy Plan, Eastern Road Plan, p. 7-15). REZ #03-04, Racey Tract Page 5 March 1, 2004 3) Site Suitability ; Tmpact Analysis Statement) The majority of the acreage proposed to be rezoned is located on a gently sloping open field without any major environmental features that would limit development. however, there are small areas of flood plain, wetlands, and a natural waterway. There is also an abandoned wastewater lagoon facility located on the adjoining parcel, owned by the Town of Stephens City. A. Flood Plain: A small amount of floodplain exists along the southwestern boundary of the property, all of which is coincident with the Stephens Run watershed. Stephens Run is a perennial stream which flows to Crooked Run, which then dumps into the Shenandoah River north of Front Royal. Disturbance of flood plains is strictly limited pursuant to the provisions of Article XV of the Frederick County Zoning Ordinance, which will be administered during subsequent phases of the development review process. [Frederick County Zoning Ordinance, § 165-31.B. (1)]. B. Wetlands: A minimal amount of wetlands exist on the property. The Zoning Ordinance prohibits the disturbance of lakes, ponds, and/or water impoundment areas. A property owner or developer may seek approval from the Zoning Administrator to disturb such water features if it is determined that the feature in question serves no useful "retention, environmental, or recreational purposes". The applicant is encouraged to incorporate any existing water features located on the site into the design plan for the Racey Tract. [Frederick County Zoning Ordinance, § 165-31.B.(2)] C. Wastewater Lagoon: The old Stephens City sewage treatment lagoon is proposed to be removed with the development of the Racey property. The removal of this lagoon is necessary to accommodate the major collector road proposed to access the property. The Commonwealth of Virginia has approved a plan to remove this lagoon which includes the removal ofwater bypumping, removal of residual solids and incorporating them into soils adjacent to the site, and reclaiming land by filling and property compacting so the site will have structural integrity for future building construction (See Attached Plan by GeoConcepts Engineering and Letter from the Virginia Dept. of Health, dated October 2, 2002). D. Soils and Steep Slopes: The General Soil Map of the Soil Survey of Frederick County Virginia indicates that the soils comprising the subject parcels fall under the Weikert- Berks-Blairton soil association, which is the predominant association on land located east of Interstate 81. It is noted that the Weikert-Berks-Blairton soil association presents some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site engineering process associated with subsequent development applications for the proposed project. A couple of small pockets of Carbo and Clearbrook soils also exist on the property. The Racey Tract is located within the Martinsburg Shale geographic region. No areas of defined steep slopes (land areas of 50% slope or greater) are located on this property. REZ #03-04, Racey Tract Page 6 March 1, 2004 4) Potential Impacts. a) Transportation The Impact Analysis Statement projects a total generation of 2,213 trips per day for the development of the Racey Tract. Based on the 2000 Virginia Department of Transportation Daily Traffic Volumes Jurisdiction Report 34, Fairfax Pike (Route 277) currently has an estimated 11,000 average annual daily trips. This projected traffic generation represents an increase of 20% from this 2000 estimate. According to the traffic impact analysis, the level of service for intersections along the Fairfax Pike Corridor currently range from "A" to "F". The poorest conditions are located at the Fairfax Pike (Route 277) and Stickley Drive (Route 1085) intersection, which currently ranges from level of service "E" to "F". Poor conditions (lower than "C") also exist at the northbound signal of the Fairfax Pike (Route 277) and Interstate 81 Northbound Ramp; at the southbound signal of the Fairfax Pike (Route 277) and Interstate 81 Southbound Ramp; and at the northbound and southbound signal of the Fairfax Pike (Route277) and Town Run Lane (Route 10 12) intersection. However, both of the Northbound and Southbound I-81 intersections are currently functioning at an overall level of service "C" or above. The table below shows the information obtained from the TIA submitted with this rezoning application. It shows that the overall level of service will significantly deteriorate in the study area by the year 2007. The table also shows that with the road improvements proffered by the Racey Rezoning will improve the overall level of service at all intersections except on the northbound I-81 intersection, which the level of service will drop from an "E" to an "F". nVF.R Ar 4. T.F.VF.T.OF SERVICE PROJECTIONS: With & Without Racev Improvements INTERSECTION 2007 PROJECTED LEVEL OF SERVICE Without Racey With Racey Fairfax Pike/I-81 Southbound Ramp C (AM) D (PM) C (AM) D (PM) Fairfax Pike/1-81 Northbound Ramp B (AM) E (PM) B (AM) F (PM) Fairfax Pike/Town Run Lane/Aylor Road C (AM) E (PM) B (AM) D (PM) Fairfax Pike/Stickley Drive F (AM) F (PM) B (AM) B (PM) Fairfax Pike/Double Church Road C (AM) E (PM) C (AM) C (PM) Double Church Road/Driftwood Drive & Brandy Lane B (AM) C (PM) B (AM) C (PM) Double Church Road/Trunk Drive B (AM) B (PM) B (AM) B (PM) (Source: TIA conducted by Wells and Associates, LLC, jor the Macey Rezoning) REZ #03-04, Racey Tract Page 7 March 1, 2004 The TIA concludes that the improvements proposed with the Racey property will actually improve the level of service at key intersections by decreasing rhe overall system delays by as much as 94 %, while only increasing overall traffic demand by approximately 3%, based on 2007 prof ections. Planning Staff Comment: The Racey Rezoning would increase traffic in the area significantly; however, as the TIA specifies, the improvements proposed with the rezoning will also improve the overall level of service at most intersections in the study area. The I-81 Northbound intersection decreases to a level of service `F". The I-81 Southbound intersection also decreases in efficiency, but the level of service category does not decrease. What the TIA doesn't address is the fact that these proposed improvements are planned to be completed with or without the Racey Rezoning, albeit with public funds. As noted above, Fairfax Pike (Route 277) is the top priority of the Frederick County Primary Road Improvement Plan. VDOT Comment Summarized: Despite overall improvement in the level of service, the level ofservice at the intersection of Route 277 and I-81 South and North Bound Ramps are further exasperated by this rezoning. b) Water & Sewer An impact of 45,600 gpd is projected based on an average of 200 gpd per residential unit. The Sanitation Authority and Service Authority have offered no comment for this rezoning. C) Capital Facilities Impact The Capital Facilities Impact Model projects a total fiscal impact of $9,955 per dwelling unit associated with this rezoning. This includes a projected increase in the public school student population by 160 children. 5) Proffer Statement The applicant has submitted a proffer statement which has been signed by the property owner, notarized, and reviewed by the County Attorney's office. The following list is a summary of the conditions voluntarily proffered by the applicant: 1) Monetary contribution of $10,072.00 per lot. 2) General conformance with the provided General Development Plan. 3) Development of no more than 228 single family detached dwelling units. Planning Staff Comment: The application indicates that single family detached cluster lots are proposed; however, the proffer statement does not stipulate this. This means that any type of single family detached housing type is possible. 4) Construction of a collector road to the site from Town Run Lane (Route 1012), through the parcel owned by the Town of Stephens City. REZ #03-04, Racey Tract Page 8 March 1, 2004 Planning StaffComment: It should be clarified by the applicant when this collector road will be constructed, how many lanes there will be, what type of median there be, and if there will be sidewalks and/or a trail. There is also some concern with the fact that this road is proposed to be constructed on property owned by others. 5) Assurance that no building permits will be issued until the Stickley Drive (Route 1085) improvements, as proffered through the Southern Hills Rezoning, are complete. 6) Assurance that no building permits will be issued until restriping has occurred at the Fairfax Pike (Route 277) and Town Run Lane (Route 1012) intersection. 7) Assurance that no building permits will be issued until improvements will be made to the Fairfax Pike (Route 277) and Stickley Drive (Route 1085) intersection. This includes improvements to accommodate the future relocation of Aylor Road (Route 647) and a new traffic light. 8) Assurance that prior to the connection to the existing roads in the Woodside Estates Subdivision (Branch Court and Driftwood Drive) improvements to the intersection of Fairfax Pike (Route 277) and Double Church Road (Route 641) will be made. 9) Analysis of the existing pavement on Branch Court, Truck Drive, and Driftwood Drive and improvements if determined necessary by VDOT standards. 10) Construction of a centrally located community pool and bathhouse. Plannine Staff Comment: It would be appropriate for the applicant to clary the size of the proposed pool and bathhouse and that parking will be provided in accordance with the requirements of the Frederick County Zoning Ordinance. 11) A minimum of a 40 foot strip of land (open space) between the proposed lots and all adjoining lots. 12) A minimum of 200' buffer between the agricultural and residential uses located adjacent to the property's southern boundary line. 13) Installation of an 800 foot long landscaped buffer along the residential uses adjacent to the property's southern boundary line. 14) Provision for an 80 foot wide right-of-way through the entire Racey Tract for the construction of a future major collector road if warranted in the future by Frederick County. REZ #03-04, Racey Tract Page 9 March 1, 2004 Planning Sta f Comment: This proffer does not answer the question: Who will own the 26 acre tract and 80 foot right-of-way area? Nor does this proffer stipulate that the 26 acre parcel could be used for other purposes, if determined appropriate in the future by Frederick County. 15) A notification statement will be added to all future covenants notifying future property owners of the nearby agricultural uses and the wastewater treatment facility. 16) Provision for a centrally located green space of at least 1.3 acres and a tree save area in the northwestern portion of the Racey Tract. 17) Contingent on approval by the Town of Stephens City, the construction of a five foot wide sidewalk from the proposed collector road to the southern boundary of the property. STAFF CONCLUSIONS FOR THE 03/17/04 PLANNING COMMISSION MEETING: This application is a request to rezone 105.65 acres of land to the RP District to allow for the development of up to 228 single family detached housing units. The development of this property is generally consistent with the "land use" policies established in the Frederick County Comprehensive Policy Plan. From a transportation perspective, this rezoning application proposes a level of service below the general standard ("C") of the Frederick County Comprehensive Policy Plan. According to the TIA, the transportation improvements proffered by this application will improve the overall level of service category for most intersections by the year 2007. However, conditions at the I-81 intersections deteriorate to a level of service as low as "F", which is the lowest possible rating. Furthermore, the proffered transportation improvements will eventually be completed through public funding sources. There are a number of other proffered conditions which help mitigate other potential impacts associated with this rezoning and provide for planned public improvements. Ultimately, it appears that the impacts to transportation appear to be the most significant. Following the requisite public hearing, a recommendation from the Planning Commission to the Board of Supervisors concerning this rezoning application would be appropriate. .4 =VAAFfAl FEB -10-2004 10:03 GEOCONCEPTS 703 589 1592 P.02i02 W , COMMONWEALTH of ' VIRGINL4 RO$ERT B. STROUBE, M.D., M_F.H. STATE HEALTH COMMISSIONLR Mr. Michael lehoe Town of Stepbens City P.O. ]BOX 250 Stephens City, Virginia 226s5 Dear Mr. Kehoe: 131 WALKEK STREET Department of Health LE)aNUTON, VIRGINIA 24450 Division of Wastewater Engineering Phone (540) 463-1642 Western Area Fax (540) 463-3892 email jschoSeld@vdh.stetc.va.us October 2, 2002 SUBJECP: Frederick County Sewerage - Town of Stephens City A lagoon closure plan for the old Stephens City sewage treatment lagoon has been received by this Department. The plan is detailed in a letter report dated September 9, 2002 from GeoConcepts Engineering, Inc. The proposal is to remove the water by pumping, remove the residual solids and incorporate these into soil adjacent to the site, and reclaim the lagoon area by falling and. properly compacting so the site will have stivaural integrity for future building construction. The review of the subject lagoon closure plan has been confined to technical requirements and design criteria as stipulated in the Commonwealth of Virginia Savage Collection and Treatment Regulations. J In accordance with the Virginia Water Control Law, Code of Virginia 1950, as amended, Title 62.x, Chapter 3.t, Article 4, Section 62.1-44,19, Paragraph g, this letter report is to advise the closure plan is technically adequate and is approved by this Department. This letter constitutes your formal approval to proceed with the project. By direction of the State Health Commissioner. 07 'O/bt/stephenscrty cc GeoConcepts Engineering, Inc. - Attn: Tadeusz W. Lewis SCP, bac- -Aft: Schott Plein Mr. John Riley, Frederick County Administrator Frederick County Health Department DEQ - Valley Regional Mee VDH - DWE - Attu: C. M. Sawyer Sincerely Vo VIRGINIA 0EMLIMI AT 4F HEALTH TOTAL P.02 Geo'Conqepts En 0gmn a a '/ '. , Inc. 604 South King St., Suite 200, Leesburg, Virginia 20175 (703) 443-0309 * Fax (703) 589-1592 September 9, 2002 Mr. John Scofield Virginia Department of Health Division of Wastewater Engineering 131 Walker Street v Lexington, Virginia 24450 Subject. Wastewater Lagoon Closure Plan, Stephens City Wastewater Treatment Plant, Stephens City, Virginia (Our 22031) Dear Mr. Scofield: GeoConcepts Engineering, Inc. (GeoConcepts) is pleased to present our closure plan for the above referenced wastewater lagoon. This plan has been submitted at the request of our client, SCP, Inc. Background The subject lagoon, located off of Town Run Lane, has been out of service for a significant period of time. The lagoon has a surface area of about 3 acres. A sounding investigation completed in the lagoon in March 2002 indicated the lagoon contained 508,650 cubic feet (3,804,966 gallons) of water and approximately 142,650 cubic feet (5,283 cubic yards) of accumulated sediment. A summary of the sounding probe location data and the sounding probe location plan are presented as Attachment L In addition, a composite sample of the water/sediment in the lagoon was obtained and submitted for chemical analysis of Virginia waste disposal parameters. The chemical results did not indicate the presence of any parameters tested to the limits of detection employed. Accordingly, the water/sediment is considered non -hazardous and non -contaminated. A copy of the chemical test results are presented in Attachment 2. Wastewater Lagoon Closure The existing wastewater lagoon described above is planned for closure. The closure of the lagoon will include the following steps: 1. Removal of wastewater. 2. Removal of sediment. 3. Reclamation of the wastewater lagoon area to provide a new building pad area through the addition of compacted fill to approximate proposed subgrade elevations. Details of each step are provided herein. Removal of Wastewater As indicated previously, a March 2002 investigation estimated 508,650 cubic feet (3,803,966 gallons) of water in the lagoon. It is noted that the estimated volume of water in the lagoon was obtained during a wet period of the year. Actual water volume in the lagoon will be dependent on the time of year. The water will be pumped into a nearby sewer for treatment at the Frederick County Wastewater Treatment Plant. The timing of the water removal will be coordinated with the Frederick County Water Authority (FCWA). In addition, we will complete any requested chemical testing of the water within the lagoon that is requested by the FCWA. Mr. Mike Keyhoe of the Town of Stephens City will also be contacted prior to the water disposal to coordinate this operation. Removal of Sediment After removal of the water in the lagoon, we estimate a volume of sediment in the lagoon of about 142,650 cubic feet (5,283 cubic yards). In addition, it is expected that up to an additional 1.5 feet depth of soil below the sediment may be excessively wet and soft. The sediment in the lagoon will be allowed to dry sufficiently to allow it to be handled as a soil material. The existing sediment will be mixed with the upper excessively soft and wet soils to a depth determined in the field by the geotechnical engineer. The sediment and soil mixture will then be spread out off site on adjacent fields in lifts not exceeding 1.5 feet thickness for additional drying. Sediment and soil from the lagoon will not be spread within 100 feet of any stream, pond, or drainage ditches. Off site borrow material is anticipated to be used to fill the lagoon as detailed below. Off site borrow pits may be returned to existing grades using the sediment/soil mixture from the lagoon. Consirucdon of a Building Pad After removal of sediment and excessively soft subsoils in the lagoon, the lagoon area will have a new building pad constructed in its place. The building pad will be constructed of new compacted, structural fill that will be capable of supporting building foundations with a spread footing bearing capacity of 3,000 psf. Detailed specifications for the construction of the building pad with regard to subgrade preparation and compacted fill requirements are presented as Attachment 3. Finished grades for the building pad have not been set at this writing. For planning purposes, it is assumed that the building pad will have a finished floor at about existing grades. Therefore, it is expected the lagoon embankment side slopes will be removed and re -used for filling the interior of the lagoon area. Quality Control The wastewater lagoon closure steps detailed herein will be monitored and documented by GeoConcepts, the owner's representative, to verify the closure is implemented as planned. The quality control services described below will be completed under the supervision of a Professional Engineer registered in the Commonwealth of Virginia. The amount of water removed from the lagoon, approximate quantity of sediment and soil, and building pad September 9, 2002 Virginia Department of Health Page 2 construction will be documented. With regard to the building pad construction, GeoConcepts will provide a full time field representative during fill operations to verify the fill meets I a �_ i v r_� r r_tr c�assifcatron aria placeiTient requirernents, acid conduct fiend density tests on eacrr ��1L �� 1111 to verify the fill meets compaction requirements. At the completion of the wastewater lagoon closure, GeoConcepts will prepare a report that provides documentation of the lagoon closure, including photographs of the various steps detailed above. The report will also include documentation of the building pad construction with field density test data and locations. GeoConcepts will provide a statement indicating that the wastewater lagoon closure was completed in accordance with the intent and requirements of the approved wastewater lagoon closure plan. We have prepared this wastewater lagoon closure plan for review and approval. Please contact us with any questions regarding the information contained herein. If not, please provide a letter indicating approval of the plan as presented herein. Sincerely, GEOCONCEPTS ENGINEERING, INC. All& Rodney Whittaker Staff geologist L_ aeus . Lem Principal 1A 0 ZZ TAUEUSZ W. EE4' $ T' --E - No, 021276 S _ Attachments: 1) Sounding Probe Investigation Data and Location Plan 2) Water/Sediment Composite Sample Chemical Test Results 3) Building Pad Construction Specifications copy: SCP, Inc. Mr. Scott Plein RW/TL F:TROJECTS\22031\WP\(Final) Lagoon closure plan, 9-09-02.doc September 9, 2002 Virginia Department of Health Page 3 GeoCioncepts ENGINEERING ` y^ FIELD REPORT Engineering, Inc® 604 South King St., Suite 200, Leesburg Virginia 20175 (703) 443-0309 * Fax (703) 589-1592 Project Name: 676 Project No.: � �f GeoConcepts R p:CZIV ✓ � Date: 31� 3/0� Contractor: AJIA Supt.: Weather: RNM Temperature: �(Q Summary of Observations and Recommendations: CHer_KL-ZD (,)mo i @_ U) Lff��, .� s v 06A)I)e0 ISI MIAEs 0�__ Note: T his is an unchecked field report and may not be completes F:\forms\cps\eng—field—rpt.dwg White: Office Yellow: Site WELLS & ASSOCIATES, LLC TRAFFIC, TRANSPORTATION, and PARKING CONSULTANTS MEMORANDUM To: Mr. Ben Lineberry Virginia Department of Transportation cc: Scott Plein Blue Springs View, LLC Louis Canonico, P.E. Bryan Condie Christopher Consultants, Ltd. From: Michael J. Workosky Melissa T. Hish Date: November 5, 2003 Re: Racey Tract Traffic Analysis Addendum Frederick County, Virginia INTRODUCTION This memorandum presents an addendum to the Racey Tract traffic impact study prepared by Wells & Associates, dated August 21, 2003. The intent of this document is to address the transportation issues and comments regarding the Racey Tract project provided by the Virginia Department of Transportation and Frederick County at a meeting held on October 7, 2003. The following tasks have been completed in an effort to address the issues and comments discussed at the meeting: • Apply a five percent regional annual growth rate to the through traffic on Fairfax Pike and Double Church Road. • Verify the site trip distribution. • Analyze background traffic volumes based on the existing roadway network, without roadway improvements. • Verify the projected average daily traffic with the Racey Tract project on Driftwood Drive and Trunk Drive to ensure that the roadway cross sections are adequate. 1420 Spring Hill Road, Suite 600 • McLean, Virginia 22102 a 703 / 917-6620 • Fax: 703 / 917-0739 • Revise traffic volume and report graphics to reflect the revised analyses. • Identify roadway improvements to be funded and constructed by Blue Springs View, LLC as part of the Racey Tract project. TRAFFIC FORECASTS Future traffic forecasts were prepared by applying a five percent annual growth rate to the existing traffic counts and adding traffic generated by adjacent development, including full buildout of the Southern Hills project. These volumes represent background conditions. Traffic generated by the Racey Tract project was added to represent total future conditions. The traffic volume and lane use graphics are contained in Appendix A. Capacity analyses of the study intersections were revised for existing, background, and total future conditions using the Syncho/SimTraffic procedure to incorporate the tasks outlined above. The results of these studies are discussed below. BACKGROUND CONDITIONS The background traffic forecasts were revised to incorporate a five percent regional annual growth rate to the traffic on Fairfax Pike and Double Church Road. Although the trips associated with four pipeline developments were included as part of background conditions, no roadway improvements, including the realignment of Aylor Road, were assumed to be constructed by 2007. Analysis of the existing road network under background conditions indicates the following: • The intersections on Fairfax Pike from the 1-81 ramps to Double Church Road are forecasted to operate at or beyond capacity during the PM peak hour under background conditions. • Queues on Fairfax Pike at Town Run Lane are expected to extend back west to Stickley Drive and east to the 1-81 northbound ramps during the morning and evening peak hours. • The total average delay for the Fairfax Pike corridor is forecasted to increase by over 1900 percent during the AM peak hour and over 2400 percent during the PM peak hour from existing delays experienced on the road network. 2 Fuel efficiency for the corridor is expected to decrease by approximately 35 to 70 percent during the peak hours. Carbon monoxide emissions are projected to increase by approximately 40 to 110 percent from existing emissions during the commuter peak hours. Motorists traveling on Fairfax Pike are expected to experience a significant increase in delay due to the additional trips generated by approved future development, ambient traffic growth, and the absence of any funded roadway improvements. Although long- range plans are in place, current state and county funding does not include upgraded facilities along this section of Fairfax Pike. SITE TRAFFIC The distribution of site -generated trips for the proposed Racey Tract project was developed based on current travel patterns. The existing traffic volume count data was analyzed for both the AM and PM peak hours on a cordon basis to identify the distribution of residential trips in the area. The site traffic distribution analysis is contained in Appendix B. This appendix also includes detailed figures illustrating the assignment of peak hour site trips to the intersection turning movements. FUTURE CONDITIONS WITH RACEY TRACT Using the existing road network as a base, the future traffic volumes were analyzed to identify the roadway improvements required to mitigate traffic generated by the Racey Tract project. Based on this study, Blue Springs View, LLC proposes to fund and construct the following roadway improvements with the development of Racey Tract: • Restripe the westbound right turn lane on Fairfax Pike at Town Run Lane to a shared through -right lane, which will carry traffic through to the 1-81 northbound on-ramp. • Provide additional funds to construct a new traffic signal on Fairfax Pike at Stickley Drive. • Construct a second through travel lane on Fairfax Pike in both the eastbound and westbound directions at Stickley Drive. • Construct an exclusive right turn lane on eastbound Fairfax Pike at Stickley Drive. • Upgrade northbound Stickley Drive to three lanes at Fairfax Pike, to accommodate an exclusive left turn lane, a shared left -through lane, and an exclusive right turn lane for exiting project traffic. • Construct a second eastbound through travel lane on Fairfax Pike at Double Church Road. • Construct an exclusive southbound left turn lane on Double Church Road at Fairfax Pike. • Restripe the northbound approach on Double Church Road at Fairfax Pike to provide an exclusive left turn lane and a shared through -right lane. • Provide for, or wait for improvements to Town Run Lane/Stickley Drive, pursuant to the Southern Hills proffers, prior to homeowner access from the project to Town Run Lane. QUANTITATIVE ANALYSIS The existing, background, and total future traffic forecasts and analyses were analyzed to determine the overall effects of the Racey Tract project, and quantify the proposed improvements on the road network. The total system average delay under current conditions (based on all intersections studied), is 77.0 to 86.9 seconds per vehicle. This delay would increase to 1,594.6 seconds per vehicle during the AM peak hour and 2,203.9 seconds per vehicle during the PM peak hour under background conditions, without road improvements. This represents an increase of 25 minutes (or nearly 2,000 percent) in delay during the AM peak hour and almost a 35 -minute (or nearly 2,500 percent) increase during the PM peak hour that will be experienced by motorists in the area. The roadway improvements proposed by the Racey Tract project would greatly reduce the overall system delay, by 94 percent during the AM peak hour and 89 percent during the PM peak hour. These calculations are summarized in Table I in Appendix C. This appendix also contains a summary of each of the individual intersections and quantifies the effects of the proposed roadway improvements. A cordon analysis was also prepared to identify the net increase in traffic that would be realized with the development of the Racey Tract property. This was prepared by calculating the amount of traffic that is currently entering and exiting the study area, and adding the traffic expected to be generated by the site. The results indicate that the Racey Tract project would increase traffic within the study area by approximately 3.0 percent during the AM peak hour and 3.2 percent during the PM peak hour. 4 CROSS SECTION ANALYSIS The roadway sections of Trunk Road and Driftwood Drive were reviewed to determine if these facilities would adequately accommodate the additional traffic generated by Racey Tract. Roadway plans for these facilities were obtained by Christopher Consultants, and indicate that a cross section of 36 feet, curb -to -curb, with a two -foot gutter pan, is currently provided. Based on the "Subdivision Street Requirements" published by the Virginia Department of Transportation, these roadways could adequately accommodate a total of up to 2,000 average daily (24-hour) trips each. These roadways were designed by Gilbert W. Clifford & Associates, Inc. in anticipation of these future demands. These roadways currently carry 710 trips (Trunk Road) and 680 trips (Driftwood Drive), respectively. Racey Tract traffic would add 410 trips to Trunk Road and 770 trips to Driftwood Drive, resulting in a total of I,120 trips on Trunk Road and 1,450 trips on Driftwood Drive under total future conditions. Thus, the roadway cross sections would be adequate with the development of the site. CONCLUSIONS The conclusions of this traffic analysis addendum are as follows: The existing road network would experience a significant increase in congestion and delay without the development of the Racey Tract, due to background development, ambient growth, and the absence of roadway improvements. 2. The roadway improvements planned to be funded and constructed by the Racey Tract developer would reduce the overall system delays by 94 percent during the AM peak hour and 89 percent during the PM peak hour, while only increasing overall traffic demand by three percent. 3. The revised analyses indicate that no further roadway improvements would be required at the Trunk Road and Driftwood Drive intersections with the development of the Racey Tract. 5 4. The improvements proposed by the developer of the Racey Tract project address existing and future traffic issues not directly related to the development. Many of these improvements are required without the development of the property. 5. The Racey Tract site is being designed in a manner that would not promote cut -through traffic. 6. Trunk Road and Driftwood Drive were both designed to facilitate interparcel access in anticipation of future traffic demands. Based on VDOT standards, the existing roadway cross sections would adequately accommodate the additional traffic generated by the Racey Tract O:PROJECTS\1903 RACEY TRACTIRACEY TRACT ADDENDUM P Appendix A Revised Traffic Forecasts ¢4, Figure A-1 I � � XXX Average Daily Traffic (24 -Hour) t Existing Peak Hour Traffic Volumes oo Schematic North Racey Tract _ WELLS & ASSOCIATES. -LLC-- LLC_ Frederick County, Virginia Mtmati MMUNUMUrrm, a"FARKmCONSUML&W �4�9/?, '�SS3�X34/00 '65/5611 i mar 91.11 M �1, I r 373/348 31/ 8 s�72'a\ � 277 FairFax I � ? y 571 �57 � � r � /445 400/4&5 o N I 59/97 647 C: J 8 = � c J N\M � Avenue Drive 43x/34 (� 680 2/z 641 �o ';3 --4 /7- 710 v iZ SITE � I --J Figure A-1 I � � XXX Average Daily Traffic (24 -Hour) t Existing Peak Hour Traffic Volumes oo Schematic North Racey Tract _ WELLS & ASSOCIATES. -LLC-- LLC_ Frederick County, Virginia Mtmati MMUNUMUrrm, a"FARKmCONSUML&W R� �g0 Figure A-2 Background Peak Hour Traffic Forecasts XX Average Daily Traffic (24 -Hour) Pt North oao7� Schematic Racey Tract NWEUS & ASSOCIATES, LLC Frederick County, Virginia name, m%wwpwfrj% .w m»nisOWNETMAW J (� C� � '0o F" / 152/188 � o n � 80/761 r �— 731 /949 1 �. ►��/ +31 D2 n � � 527/610 +2/128 ,'01ayes Or -0 r Fairfax 277 1 ='jqr \ S 1/27 r 1/27 / } 703/1037 —� „�7 _A R j► 583/770 116/322 99/177 I I O�� 647 J J, �U Avenue Drive 43/34 � 680 212 ~ I z/2 } �cV � �Mo � 641 r i __A 3-- tzcj1 . ,. 0 SITE -1 a — 1 Figure A-2 Background Peak Hour Traffic Forecasts XX Average Daily Traffic (24 -Hour) Pt North oao7� Schematic Racey Tract NWEUS & ASSOCIATES, LLC Frederick County, Virginia name, m%wwpwfrj% .w m»nisOWNETMAW J �,%4° �Aj 609 ;, o�a X62 �o^ry ^O� c b9 Ilk -104 95 Con 1/19 0 /9es I I I —8012as 2 ; 1/27 1 \ 745/1045 --� 121/a37 A m N � C 64 Q7� -A, Figure A-3 Total Future Peak Hour Traffic Forecasts Avenue SITE. N gip, �43/iD2 f— 527/610 1 54/171 s9I1 7a M/184 -y noQp C C: wn X1/1 Drive 84/56 0/D — ► r I 1 MCo 641 N � _ 40/4-3 I ton —4 00 ;v n N XX Average Daily Traffic (24 -Hour) North GOD/000 Schematic Racey Tract 'P48 & ASSOCIATES LLC Frederick County, Vlrginio mac, �awai°°ar��'a°ma�m�tws� O` Re Stripe Only or -277 Fairfax � Pike k. �Y -0 @ e Re -Stripe Only 8 647 J = Avenue Drive 641 0 Q�c SITE r=� i Figure A-4 Future Lane Use and Traffic Control Racey Tract Frederick County, Virginia I Represents One Travel Lane �! Z Signalized Intersection T Stop Sign North F --J Future Proposed Improvemcnt Schematic WELLS & ASSOCIATES, LLC_ —®� -- MalWa mMMMMwarmw •en warms 41MORManv Appendix B Site Traffic Distribution Analysis 25% 10% 9% 7% 0 0 �d-8 Q� 6 l� O k-1117 5%� o o J 4I1R 0/0 ol,�~ ~/ B 1� �° 0/0 1 1 r-13/ Fairfax t3/4+ �3s-z el P, 2 0 o/o ike 4%� o/a ___A. t4 �,A\ 2/8 0 c 30 �o 8 647 J = n C) 04° o 0/0 �o Avenue Drivet r or - 37%4+ 1 I �O 0�\a 770 6/4 ��Z �a� 641 F4101 v SITE Total Site -Generated Trips AM PM ti IN OUT IN OUT i 42 128 145 82 9% Figure B-1 % Site -Generated Directional Distribution Site—Generated Trip Assignments xx Average Daily Traffic (24 -Hour) dr North 0°0000 Schematic Racey Tract WELIS & ASSOCIATES_ LLC_ Frederick County, Virginia 1,�ppPVP,gM 10% 25% 7% 9% l\ 10 O` 1 ��zsx moo` 1� Asx r 45% r6% m 277 Fairfax � ►�309 P eke m m o 01"u 30% N jz LY $ 647 _j _ (� Avenue Drive 29% 4 641 t � 14% 33% 0 48% s. �Jc SITE i 19% 9% Figure B-2 Site—Generated Trip Distribution 4-0 % Site -Generated Directional Distribution North Sch erns t is LreiRacey TrLLact WEB & ASSOCIATES _LLC derick County, Virginia —N. MRur= died a8me Appendix C Summary of Intersection Delays and Capacity Analyses Table I Racey Tract Level of Service Summary Existing Background Total Future Delay Difference Approach/ with existing lane use with exisnng lane use with proposed improvements Background vs Total Future Intersection Control Movement AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak Fairfax Pike (Rte. 277)/ Signal EB B (17.9) C (24.3) C (26.1) E (56.0) C (21.7) E (62.5) 1-81 SB Ramps WB A (5.6) A (8.5) B (1 1 7) C (25.9) A (8.4) C (24.1) SB D (41.9) E (57.3) E (61.1) E (73.3) D (43.1) E (66.9) Overall 8(18.0) C (26.3) C (27.9) D (49.4) C (20.9) D (495) -7.0 0. I Fairfax Pike (Rte 277)/ Signal EB A (4.3) B (12.6) A (6-1) F (101.0) B (10.3) F (118.3) 1-81 NB Ramps WB A (2.1) A (0.8) A (1.2) A (0 6) A (2.6) A (2.2) NB D (44.3) F (139.5) F (1 19 2) F (215.5) E (56.9) F (304.1) Overall A (9.0) C (26.6) B (19.2) E (74.8) B (12.7) F (95.6) -6.5 208 Fairfax Pike (Rte 277)/ Signal EB A (4.7) A (9.1) B (10.3) C (32 2) A (5.1) D (35.9) Town Run Lane/Aylor Road WB B (17.9) C (23.0) C (2S 7) F (102 3) B (14.9) B (17.8) NB D (42.8) D (47.7) D (53 6) D (51 0) D (38.9) D (36.4) SB C (32.0) E (56.0) D (49 1) F (1 17 5) C (34.6) F (137.0) Overall B (16.1) C (21.7) C (24.3) E (70.7) B (15.0) D (4 -93 -269 Fairfax Pike (Rte. 277)/ TWSC NB E [45.6] F [87.9] IF ['] IF [q NA NA Stickley Drive SB E [39.1] F [729] F [138.1] F rq NA NA Signal EB NA NA NA NA A (6.8) B (15.2) WB NA NA NA NA A (5.3) B(10.6) NB NA NA NA NA D (41.0) D (45.4) S8 NA NA NA NA D (48.7) D (47.0) Overall NA NA NA NA B (12.2) B (19.8) -14759 -19218 Fairfax Pike (Rte. 277)/ Signal EB C (26.9) C (29.3) C (31.4) E (62 2) C (22.6) C (26.7) Double Church Road WB B (16.9) B (17.6) B (189) C (32 0) B (18.5) C (27.5) NBC j (24.1) C (27.0) C (28.4) E (70 1) C (27.5) C (32.0) SB C (26.6) C (32.2) C (30 5) F (108 4) C (27.0) C (27A) Overall C (22.8) C (25.7) C (26.2) E (58.4) C (22.3) C (28.2) -3.9 -30.2 Double Church Road/ TWSC NBLTR A [7.5] A [7.6] A [7 61 A [80] A [7.7] A [8.2] Driftwood Drive/Brandy Lane SBLT A [7.6] A [7.6] A [78] A [8-0] A [7.8] A [8.0] WB 8[10.1] B[10.2] 8[109] 6[126] B[11.2] 8[13.3] EB a[I1.0] B[11.4] B[12.6] C[161] B(13.7] C[18.2] 0.3 01 Double Church Road/ TWSC NBL A [7.5] A [7.6] A [7.6] A [7 91 A [7.6] A [8.0] Trunk Drive EB B[10.3] B[10.3] B[11.4] B[134] B[11.6] B[13.9] 0.6 04 Total Average Delay 77.0 86.9 I,S94.6 2,203.9 92.9 246.4 .1 501.7 1957.5 Wells & Pssociaces, LLC McLean, Virginia 2,500.0 Network Performance Average System Delay 2,203.9 KAM Peak K PM Peak Delay Comparison and Improvement Program Intersection Average Intersectign Delay (PM Peak Hour) Fairfax Pike (Rte. 277)/1-8111F SB Ramps 49 5 4!=� +0% Fairfax Pike (Rte. 277)/1-81 NB Ramps Fairfax Pike (Rte. 277)/Town Run Lane/Aylor Road 43.8 -38% Fairfax Pike (Rte. 277)/Stickley Drive +28% Fairfax Pike (Rte. 2S'7 277)/Double Church Road 12, .2 - -52 Double Church 7.,5 Road/Driftwood Drive/Brandy Lane 8.3 +I% Double Church ' " Road/Trunk Drive 0.8 1.2 +46% Improvements •Restripe WBR to WBTR *Signal *Construct second EBT and WBT *Construct EBR *Construct NBL and NBR -Construct second EBT *Construct SBL •Restripe NB approach for NBL, NBTR - 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 0 Existing Average Delay (seconds) 11 Future without Racey Tract improvements ❑ Future with Racey Tract improvements AM PM EX B18.0 C 26.3 BG C 27.9 D 49:4 TF C 20.9 D 49.5 DIFF +7.0 +0,1 AM PM EX A9.0 C 26.6 BG B 19.2 E 74.8 TF B 12.7 F 95.6 DIFF -6.5 +20.8 AM PM EX B 16.1 C 21.7 BG C 24.3 E 70.7 TF B 15.0 D 43.8 DIFF -9.3 -26.9 AM PM EX 2.1 3.6 BG 1488.1 1941.6 TF 12.2 19.8 DIFF -1475.9 -1921.8 AM PM EX C22.8 C 25.7 BG C 26.2 E 58.4 TF C 22.3 C 28.2 DIFF -3.9 -30.2 AM PM EX=8.28.2 BG TF =70. DIFF AM PM EX BG TF =70. DIFF EX- Existing LOS and overall average intersection delay (..-do.) Level of Service/Overall Intersection Delay BG- Background LOS and overall average intersection delay(seconds) Aw (seconds per vehicle) Comparison TF- Total Future LOS and overall average intersection delay(seconds) North DIFF. - Difference between total future and background delay (seconds) Schematic Racey Tract Frederick County, Virginia _##. WELLS &.ASSGCIATE.9 LLC amG a�Yaiarsrmr...0 aamv mems EX BG TF DIFF Percen Figure C-2 Site—Generated Traffic Cordon Analysis RaceyTract Frederick County, Virginia PM 131 397 64 67 .5% PM 254 556 576 20 3.6% EX - Existing 2 -way peak hour traffic volume BG - Background 2 -way peak hour traffic volume TF - Total Future 2 -way peak hour traffic volume North DIFF. - Difference in 2 -way traffic volume (Total Future vs. Background) Percent- Percent difference in 2 -way traffic volume (Total Future vs. Backoround) Schematic _,++--WELLS & ASSOCIATES LLC nw.src arao.selec +.r wamr �oNv AM PM EX 749 690 Figure C-2 Site—Generated Traffic Cordon Analysis RaceyTract Frederick County, Virginia PM 131 397 64 67 .5% PM 254 556 576 20 3.6% EX - Existing 2 -way peak hour traffic volume BG - Background 2 -way peak hour traffic volume TF - Total Future 2 -way peak hour traffic volume North DIFF. - Difference in 2 -way traffic volume (Total Future vs. Background) Percent- Percent difference in 2 -way traffic volume (Total Future vs. Backoround) Schematic _,++--WELLS & ASSOCIATES LLC nw.src arao.selec +.r wamr �oNv AM PM EX 667 1 660 Figure C-2 Site—Generated Traffic Cordon Analysis RaceyTract Frederick County, Virginia PM 131 397 64 67 .5% PM 254 556 576 20 3.6% EX - Existing 2 -way peak hour traffic volume BG - Background 2 -way peak hour traffic volume TF - Total Future 2 -way peak hour traffic volume North DIFF. - Difference in 2 -way traffic volume (Total Future vs. Background) Percent- Percent difference in 2 -way traffic volume (Total Future vs. Backoround) Schematic _,++--WELLS & ASSOCIATES LLC nw.src arao.selec +.r wamr �oNv Rezoning Application Frederick County, Virginia Racey Tract Prepared by: christopher consultants, ltd. 45940 Horseshoe Drive Suite 100 Sterling, Virginia 20166 (703) 444-3707 February 26, 2004 TABLE OF CONTENTS APPLICATION II. GENERAL CRITERIA AND SUMMARY III. IMPACT ANALYSIS A. LOCATION AND ACCESS B. SITE SUITABILITY C. TRAFFIC D. SEWAGE CONVEYANCE AND TREATMENT E. WATER SUPPLY F. SITE DRAINAGE G. IMPACT ON COMMUNITY FACILITIES H. OPEN SPACE PLAN I. PEDESTRIAN CIRCULATION IV. FREDERICK COUNTY IMPACT MODEL V. PROFFER STATEMENT VI. AGENCY COMMENTS VII. RACEY TRACT DEED VIII. TAX TICKET IX. APPENDIX APPLICATION REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff.- Fee Amount Paid $ Zoning Amendment Number Date Received PC Hearing Date BOS 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: Blue Springs View, L.L.C. Telephone: 703-929-9918 Address: 43571 John Mosby Highway, Suite 120, Chantilly, VA 20152 2. Property Owner (if different than above) Name: The Estate of Charles Racey c/o Alcesta Dyke and Shelvy M. Largent, Executrixes Telephone: 703-929-9918 Address: 293 Old Charles Town Rd., Stephenson, VA 22656 3. Contact person if other than above Name: Bryan Condie, christopher consultants, ltd. Telephone: 703-444-3707 4. Checklist: Check the following items that have been included with this application. Location map X Agency Comments X Plat X Fees X Deed to property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 11 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: The Estate of Charles Racey c/o Alcesta Dyke and Shelvy M. Largent, Executrixes 6. A) Current Use of the Property: Vacant B) Proposed Use of the Property: Single-family detached cluster subdivision (minimum 8,000 sq.ft. lots) 7. Adjoining Property: PARCEL ID NUMBER USE ZONING SEE ATTACHMENT "A" S. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Stephens City, east of interstate 81; 0.5 miles south of Route 277 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridgefield Avenue) to Ewings Lane. 12 Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 85 A 140 Districts Magisterial: Opequon Fire Service: Stephens City Rescue Service: Stephens City High School: Sherando Middle School: RE Avlor Elementary School: Middletown 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 105.65 RA RP 26.5 RA RAINo Change 105.65 Total acreage to be rezoned 1 1. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: 228 Townhome: Multi -Family: Non -Residential Lots: Mobile Home: Hotel Rooms: Office: Retail: Restaurant: Square Footage of Proposed Uses 13 Service Station. Manufacturing: Warehouse: Other: 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 Zn 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 best of my (our) knowledge. Applicant(s): Owner(s): GC �r 14 Date: LI Date: Date: Date: —0 7" 7. Adjoining Property Owners Name and Property Identification Number Address Zone Use Smith, David & Linda W. 132 Driftwood Drive Property # 86 E 1 18 Stephens City, VA 22655 RP Residential Stevenson, James E. & Tammy R. 100 Barkwood Drive Property # 86 E 1 19 St ehens City, VA 22655 RP Residential Schultz, Scott & Rebecca 102 Barkwood Drive PropertyPrOperty # 86 E 1 20 Stephens City, VA 22655 RP Residential Hudson, Freddie E & Carole F. 104 Barkwood Drive Property # 86 E 1 21 Stephens City, VA 22655 RP Residential Baker, Christopher W. & Carole 106 Barkwood Drive Property # 86 E 1 22 Ste hens City, VA 22655 RP Residential Weber, Steven A. & Tracy B. 108 Barkwood Drive Property # 86 E 1 23 Stephens City, VA 22655 RP Residential Laporete, Timothy J. & Karen S. 110 Barkwood Drive Property ## 86 E 1 24 Ste hens City, VA 22655 RP Residential Dobersztyn, David M. & Dawn M. 112 Barkwood Drive Property # 86 E 1 25 Stephens City, VA 22655 RP Residential Dreyer, Mark R. & Susan L. 114 Barkwood Drive Property # 86 E 1 26 Stephens City, VA 22655 RP Residential Ford, Albert D. & Mary D. 116 Barkwood Drive Property # 86 E 1 27 Stephens City, VA 22655 RP Residential Dean, Timothy A. Sr., & Christi R. 118 Barkwood Drive Property # 86 E 1 28 Stephens City, VA 22655 RP Residential Kidd, James C. & Ingrid K. 114 Trunk Drive Property # 86 E 2 2 13 Stephens City, VA 22655 RP Residential Malik, Jared & Naeema 116 Trunk Drive Property # 86 E 2 2 14 Ste hens City, VA 22655 RP Residential Ragaller, Timothy A. & Diane M. 118 Trunk Drive Property # 86 E 2 2 15 Stephens City, VA 22655 RP Residential ATTACHMENT "A" Schneider, Paul C_ & Jennifer G. 120Trunk Drive Propert # 86 E 2 2 16 Stephens City, VA 22655 RP Residential Cooley, Bryan K. & Sharon L. 122 Trunk Drive Propert # 86 E 2 2 17 Stephens City, VA 22655 RP Residential Corbit, Steven & Kathryn 124 Trunk Drive Propert # 86 E 2 2 18 --Stephens City, VA 22655 RP Residential Marks, Alfred H. Jr. & Julia G. 126 Trunk Drive Property # 86 E 2 2 19 Stephens City, VA 22655 RP Residential Duke, Patricia Kelly 128 Trunk Drive Property # 86 E 2 2 20 Stephens City, VA 22655 RP Residential Skeith, Joe David & Sheila K. 130 Trunk Drive Property # 86 E 2 2 21 Stephens City, VA 22655 RP Residential Mitchell, Jent P. III & F. Anne B. 132 Trunk Drive Property # 86 E 2 2 22 Stephens City, VA 22655 RP Residential Smiy, Kenneth P. 134 Trunk Drive Property # 86 E 2 2 23 Stephens City, VA 22655 RP Residential Patton, Dale E. &Diane A. P.O. Box 3457 Property # 86 E 2 2 24 Winchester, VA 22604 RP Residential Philibin, Gary L. & Stacey D. 138 Trunk Drive Property # 86 E 2 2 25 Stephens City, VA 22655 RP Residential Smith, Paul A. & Jackson, Mildred Jan 129 Branch Court Property # 86 E 2 2 26 Stephens City, VA 22655 RP Residential Rodgers, Ronald E. & Ellan S. 127 Branch Court Property # 86 E 2 2 27 Stephens City, VA 22655 RP Residential Berlowitz:, Morris & Helene 125 Branch Court Property # 86 E 2 2 28 Stephens City, VA 22655 RP Residential Shickle, Lester G. & Jeanette C. 123 Branch Drive Property # 86 E 2 2 29 Stephens City, VA 22655 RP Residential Sybert, Ronald E. & Nancy M. 121 Branch Drive Property # 86 E 2 2 30 Stephens City, VA 22655 RP Residential Disque, Dale W. & Dayle P. 119 Branch Drive Property # 86 E 2 2 31 Stephens City, VA 22655 RP Residential Burch, Patricia A. P.O. Box 5 Property_# 86 E 2 2 32 Stephens City, VA 22655 RP Residential Mohan, Robert & Mary Beth 115 Branch Court Property # 86 E 2 2 33 Stephens City, VA 22655 RP Residential Dirnagl, Alfred & Christine 113 Branch Court Property # 86 E 2 2 34 Stephens City, VA 22655 RP Residential MacGregor, Gregory T. & Pamela D. 111 Branch Court Property # 86 E 2 2 35 Stephens City, VA 22655 RP Residential Phillips, William R. II 118 Meadowbrook Drive Property # 85 B 1 17 Stephens City, VA 22655 RP Residential Dursey, Walter H. Jr. 120 Meadowbrook Drive Property # 85 B 1 18 Stephens City VA 22655 RP Residential Sharon M. LaRoche Living Trust 122 Meadowbrook Drive Property # 85 B 1 19 Stephens City, VA 22655 RP Residential Campbell, Kurt A. & Jammie M. 124 Meadowbrook Drive Property # 85 B 1 20 Stephens City, VA 22655 RP Residential Swain, Rachel C. 126 Meadowbrook Drive Property # 85 B 1 21 Stephens City, VA 22655 RP Residential Dixon, Anthony C_ 128 Meadowbrook Drive Property # 85 B 1 22 Stephens City, VA 22655 RP Residential Rose, Thomas B. If 501 Ridgefield Avenue Property # 85 C 2 79 Stephens City, VA 22655 RP Residential Deiter, Cynde Anne Jones 503 Ridgefield Avenue Property # 85 C 2 80 Stephens City, VA 22655 RP Residential Pumphrey, Round W. 507 Ridgefield Avenue Property # 85 C 2 82 Stephens City, VA 22655 RP Residential Soule, Chap R. 509 Ridgefield Avenue Property # 85 C 2 83 Stephens City, VA 22655 RP Residential Lafollete, Kenneth M. 511 Ridgefield Avenue Property # 85 C 2 84 Stephen City, VA 22655 RP Residential Linaburg, Mikkia 112 Grove Court Property # 85 C 1 2 92 Stephens City, VA 22655 RP Residential Bennett, Brady L. & Christine L. 114 Grove Court Property # 85 C 1 2 93 Stephens City, VA 22655 RP Residential Murphy, John D. & Shirley M. 113 Grove Court Property # 85 C 1 2 94 Ste hens Cit , VA 22655 RP Residential Brown, Mae M. 111 Grove Court Property # 85 C 1 2 95 Stephens City, VA 22655 RP Residential Payne, Robert A. 109 Grove Court Property # 85 C 1 296 Stephens City, VA 22655 RP Residential Artz, Harold A. Jr. & Bridget A. 107 Grove Court Property # 85 C 1 2 97 Stephens City, VA 22655 RP Residential Shirley, David E. 105 Grove Court Property # 85 C 1 298 Stephens Cit , VA 22655 RP Residential Fiorvanti, Richard L. II 103 Grove Court Property # 85 C 1 2 99 Stephens City, VA 22655 RP Residential Livingood, Clara C. 101 Grove Court Property # 85 C 1 2 100 Stephens City, VA 22655 RP Residential Sandretzky, Ronald W. & Tammy M.W. 217 Ridgefield Property # 85 C 1 2 101 Stephens City, VA 22655 RP Residential Gary L. & Stephen P. Scothorn 604 Ewings Lane Property # 85 A 139 Stephens City, VA 22655 RA Agricultural Frederick — Winchester P.O. Box 43 Property # 85 A 141 Winchester, VA 22604 RA Local Government Gary L. & Linda O. Scothorn 506 Ewings Lane Property # 85 A 139A Stephens City, VA 22655 RA Residential James R. & Jane S. Young 511 Ewings Lane Property # a85 A 139B Stephens City, VA 22655 RA Residential Town of Stephens City P.O. Box 250 Property # 85 A 142 Stephens City VA 22655 RA Local Government Ours, Rick 461 Westmoreland Dr. Property # 86 A 25 Stephens City, VA 22655 RA Agricultural Painter, Herbert M. 914 Double Church Rd. Property # 86 A 21A Stephens City, VA 22655 RA Agricultural GENERAL CRITERIA AND SUMMARY General Criteria and Summary The Impact Analysis Statement in Section III is provided in summary form for the property known as "Racey Tract". The property is located South of Route 277 (Fairfax Pike) and East of Route 1012 (Town Run Lane). The total parcel area zoned Rural Area (RA) is approximately 132.1 acres. The area to be rezoned as Residential Performance (RP) is 106 acres +/- located within the Urban Development Area (UDA). The remaining 26 acres +/- located outside the UDA will remain zoned RA. The property is being shown on the attached Location Map (Figure 1). The Impact Analysis Statement for Racey Tract is prepared as required by the Frederick County Board of Supervisors for rezoning approval of the property. The model projects a negative fiscal impact. The Applicant has proffered an amount that will offset the negative fiscal impact in accordance with directives of the Frederick County Board of Supervisors. A single-family detached cluster development with a minimum of 8,000 sq. ft. lots is being proposed as part of this rezoning request. Based on 2.3 density units per acre, which is an average of the single-family developments within the UDA, the area proposed to be rezoned will support approximately 244 single-family homes, the applicant proposes 228 single-family homes. Interparcel connectors will be used to link Woodside Estates I and Woodside Estates II subdivisions with Racey Tract. The Racey Tract will gain its primary access from Town Run Lane (Rt. 1012). Road layout through the site has been designed to limit "cut thru" traffic thru the adjoining subdivisions. The Applicant, through working with VDOT and the County Staff, has recognized the need to secure a right-of-way for a collector road along this property's southern boundary. This right-of-way would secure the option to create a vital transportation corridor that would further facilitate the relocation of the current 1-81/Rt 277 interchange to the South and provide for a badly needed alternative for thru traffic currently using Fairfax Pike (Rt. 277). The Applicant is proffering to reserve an 80' wide corridor for this future collector road throughout the length of the property. Preliminary engineering design studies have been completed and have been utilized to the fullest extent in preparing the General Development Plan (GDP). According to these preliminary studies, 228 residential units have been proffered as the maximum units to be developed within the area to be rezoned. Analyses of environmental and physical features located on the parcel have been utilized to enhance the design of the community. Open space has been preserved throughout site, internally as well as externally. Approximately 2.8 acres +/- has been proffered to contain a community green, a community pool and pool house. These areas have been designed to be centrally located and will serve the proposed community. These facilities will have the capacity for additional users and the developer intends to offer membership opportunities for neighboring communities. Public sewer and water service are available to the property. Natural gas and electric service are available to the property_ AREA TO BE REZONED SCALE I" = 2000' FIGURE I IMPACT ANALYSIS III. Impact Analysis A. Location and Access Attached Figure 2 shows the 132 acre parcel located southeast of interstate 81 Exit 307; approximately 0.5 miles south of Fairfax Pike (Route 277); on the east side of Town Run Lane (Route1012). Fairfax Pike is classified as a minor arterial roadway, and Town Run Lane is classified as a local road. The 105.6 acres of the site that is being rezoned is located within the county's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). This acreage is within the boundaries of an adopted land use plan for the county allowing residential uses to be permitted. The 132 -acre parcel has different uses surrounding its exterior. Three subdivisions, Ridgefield, Woodside Estates I and Woodside Estates II, both consisting of clustered style single-family detached units make up the northern boundary. Stephens Ridge, a townhouse community comprises the majority of the western border. Frederick County Sanitation Authority owns and operates a wastewater detention pond adjacent to the southwestern boundary. The Scothorn and Fairview -Springhill farms, which make up the southern and eastern borders, are located within the Double Church Agricultural and Forestal District. The parcel also adjoins the Painter residence to its northeast. The primary access for the 105.6 -acre development will be provided from Town Run Lane on the western side of the site. The entrance road will be designed to the north of Stephens Run. Pursuant to an agreement with the Town of Stephens City (Appendix "A"), access will be granted through Parcel Tax Map #85 A 142. This will also allow for the proper closure, to be completed by the applicant, of the abandoned sewage lagoon, in accordance with an approved Lagoon Closure Plan (Appendix "B") that is consistent with Virginia Department of Health regulations. The proposed intersection at Town Run Lane will not only provide access to the community as designed, but is also designed for the aforementioned collector road. The intersection design and alignment will allow for several options of movement with respect to any new interchange that may be constructed as proposed South of the current 1-81/Rt. 277 exchange. i�/ VIN(JNIA C VMNTE S Tm OF 14l1, ItlRTH )ALE \ / I onsnr� J ••� -�LMifr9 CF \ . • \ FINDP k / ' IXISnNG � I F ✓/ i �' t: �WA,w LEGEND AREA TOBE REZONED TO TO 'RP' �'- j,. TO TRACT Christopher consultants AREA 1O BE REZONED engmeenng Summing land planning NOT TO SCALE zww e, o swiarn'Sun q a59ap hgrseshoe �r�ve etWl na'1016f FIGURE 2 DATE: JANUARY 2004 Q-3— 1-0-44,5230 B. Site Suitabilit The 132 -acre parcel consists primarily of open field. This open field area is flat with gentle slopes in the central and eastern portions of the site. The western portion of the site is also open field but has an increase in sloped area with minor valley's that provide the drainage for the majority of the site. These drainage areas will be maintained to best extent possible, and an appropriate stormwater management design will be implemented. There is an existing stand of hardwood trees located in the northwestern portion of the site. It is the Applicant's desire that the majority of the stand of trees will be preserved to the maximum extent possible during final engineering. There are minimal floodplain areas along the southwestern boundary of the parcel associated with Stephens Run. There are minimal wetlands onsite. Every effort will be taken to avoid disturbance of existing wetlands. If any wetlands are to be disturbed, all required permits will be obtained from the appropriate agencies. (See Figure 3) The 105.6 acres of the parcel to be rezoned is located within the Frederick County SWSA and utility service is available to the site. The Frederick County Sanitation Authority has indicated that adequate capacities exist to serve the development proposal for this parcel. According to the Shenandoah Battlefield Foundation, the parcel is not within any historic battlefield preservation area. Adjacent single-family subdivisions of Ridgefield, Woodside Estates 1, and Woodside Estates 11 will be provided with an open space buffer along their boundary, The townhouse community of Stephens Ridge will also be provided with an open space buffer. A minimum of 200' in depth open space area has been provided along the southern boundary that will provide separation between the proposed single-family lots and the Double Church Agricultural and Forestal District. 411 vaeclall, rmrowA7i WSM 1i�i' •�� s ..� I' Alii; t ±°:t "I/ I.; 1,11 11/(1;1" ; \� 111 LUZ - �. � ]Ff6E L 1\\ 1 1f�/�/ i ��-\`\\� 1' l'/� % % \l\,i�\ ±111(�,IIi't d ,\1, .• � \� �V/ 1111 �l, l/ice : � \.q,!�N�tt /� ,,, / %�\5\ \ \\\\ 51t11tY\1111, ; • \i�\\ �I,IJ /,/, ti. • ..... , 11\u �l'.Ir �YINNN "11.gi ,I',Il, \l\. 111±± •.l �jy// 1 ,t\�X :- 11, Ak 1 \�\\ le 5 _(� / �,' \ \ - �.I- �/1 �• X4'4 ID 110 r l NOTES: LEGEND _ I. 501E INFORMATION TAKEN FROM THE _...___ APPROXIMATE LOCATION *�•• I9B7 SOIL SURVEY OF FREDERICK OF WETLANDS COUNTY VIRGINIA. APPROXIMATE LOCATION �,\ •.•� \ .! 2. WETLANDS ARE PROVIDED BY OF FLOODPLAIN • • `` - • • • • v// FREDERICK COUNTY DIGITAL DATA-.......... DENOTES 501L TYPE \� \ •'• • •/ \ 3. FLOODPLAIN LOCATION TAKEN FROM • ti•/ '�' FREDERICK COUNTY DIGITAL DATA TAX •' / MAPS 85 S 86. SITE BOUNDARY i \ 4. THERE ARE NO STEEP SLOPES ON ' \ /•`.�� ' / �\ / THE SITE. RACEY TRACT ��`� Christopher consultants CONSTRAINTS MAP EXHIBIT enoineenng - surveying � land planning NOT TO SCALE 1� 59<OnwsesMetlry IsuXe.001 i1 a, a, FIGURE3 DATE: JANUARY 2004 7a344437p7 Iex➢Q9144.5—e1e VIGMY MAf Nor TO 5GA>F PPEL-IMINAP(POA0 1,,1IP OVEMiffNrS fXfl1rP T .IANUAPY 2004 e' •'1}:: 't rfa;avt -a� -=n'. 014 ------------ ------------ / P/RRhb / !4r t � P.(IiTING 4Yl[ � PPc➢oScpuvc r,'Vr, r1lA nfic /uw> f�l1 "I-CY Vr INrER5PG7;ON NOT- 7-0 SALE \\ L� GxPrNGehve exrSnNercre� - OPPMCH.hY `�� } PPOPOSeb UA•C 'AI - 5 1 .1 1A A\ 3 f 5 PAPIPPING 1 L KPLtYf PFlhG �7PY•d1TllY.'l LOr 1LJr !/ � 1 .. LL ------ FAIRFAX PIKE �_ ------- 1t RT. 277- r^'___--__--_vs-.ter—�_-- �-.__ PAPFIM1S 4{j %l',r� 'AF" 1, 1 i i t 1 1 -- s ' _- DOUBLE CHURCH RD. RT. 641 --- r Rr r /lA rim- ltmu r>v J12 -c (,nUKGn KOAI>iN7FP5EGrlON Nor 7-0 --GALE PnPNNG PAPFINu PAPXMv l -__ i OP PT/CHCNT ` 1 ➢APFINv 1 / � PAOP05GD PtXG AAl OF ➢MGHGN' Y 1 /�-1 i; /" Ahi 0 '�v4pi / ------------ ------------ / P/RRhb / !4r t � P.(IiTING 4Yl[ � PPc➢oScpuvc r,'Vr, r1lA nfic /uw> f�l1 "I-CY Vr INrER5PG7;ON NOT- 7-0 SALE \\ L� GxPrNGehve exrSnNercre� - OPPMCH.hY `�� } PPOPOSeb UA•C 'AI - 5 1 .1 1A A\ 3 f 5 PAPIPPING 1 L KPLtYf PFlhG �7PY•d1TllY.'l LOr 1LJr !/ � 1 .. LL ------ FAIRFAX PIKE �_ ------- 1t RT. 277- r^'___--__--_vs-.ter—�_-- �-.__ PAPFIM1S 4{j %l',r� 'AF" 1, 1 i i t 1 1 -- s ' _- DOUBLE CHURCH RD. RT. 641 --- r Rr r /lA rim- ltmu r>v J12 -c (,nUKGn KOAI>iN7FP5EGrlON Nor 7-0 --GALE C. Traffic The traffic impact analysis indicates that the proposed development of the 105.6 - acre development will generate approximately 2,213 daily (24-hour) trips, based on the traffic study provided by Wells & Associates, LLC. The Applicant recognizes that there are traffic issues associated with Route 1012 (Town Run Lane), Route 277 (Fairfax Pike), and Route 641 (Double Church Road). These issues relate to the Level of Service (LOS) currently and in the future. Wells & Associates has prepared a traffic analysis that is provided under separate cover explaining and illustrating the LOS. The applicant, in consultation with VDOT, Frederick County Planning Staff, and traffic experts has agreed to provide improvements at both intersections that will help with existing and future conditions. These improvements have been proffered and described within the traffic analysis. They are also shown as Figure 4. In addition to the road improvements, the Applicant has also proffered for an 80' right-of-way reservation for a future east -west connector road that may be built in conjunction with the interchange relocation, identified by Frederick County as a long-range vision. (See Figure 5.) A traffic analysis performed by Wells & Associates, LLC has been provided under separate cover. RACEY TRACT Christopher consultants FUTURE RIGHT—OF—WAY EXHIBIT enomeenng survevmg lana planning NOT TO SCALE . ma 201fi/ FIGURE 5 DATE: JANUARY 2004 'O34da3O' 1.3- —0 D. Sewage Conveyance and Treatment The attached Figure 6 shows the proposed sanitary sewer layout. The majority of the site is a gravity based sanitary sewer that is directed to the Frederick County Sanitation Authority pump station and sanitation lagoon in the western portion of the site. The rest of the sanitation effluent outfalls into existing sanitary lines on Driftwood Drive and Branch Court in the Woodside Estates I and II subdivisions. A localized force main system (grinder pumps for example) may be required for lots in the central portion of the site. Based on an average of 200 gpd/unit sanitary service needs are approximately 45,600 gpd. The Applicant has received assurances from the FCSA that the proposed receiving facilities are adequately equipped to handle all sanitary flow increases from this development. NRGM1iA fL10Rp1UTE 51'STEtt /// / \\\ of rvzr�n+® i \� EJfISfING I IXISTkIf \� R1AOPlNN� • qA•p / • �E%�STiNG ELNO l 41 % LEGEND Ar SANITARY LINE NOT j I. SANITARY LINE LOCATONS ARE APPROXIMATE, ADJU5TMENTS SHOULD BE ANTICIPATED BASED ON FINAL ENGINEERING CONSIDERATIONS./ �T w s� �`� �� .'� • /«cam (\ `/ ly Fi 11 V RACEY TRACT christopher consultants SANITARY SEWER EXHIBIT � engineering suNevng land plannmo NOT TO SCALE — . i„w.M-2-1.. FIGURE 6 DATE: JANUARY 2004 1——7.1 iTx Toa+a-2- E. Water Supply As shown in Figure 7, Water supply will connect with existing blow off valves in three locations, on Driftwood Drive and Branch Court in the Woodside Estates I and II subdivisions and off Ridgewood Avenue in the Stephens Ridge development. All existing lines in the area are 8" diameter lines and all proposed lines are expected to be as well. Lines will follow the roadways according to the. attached Figure 7. Additional looping and/or larger pipe sizes shall be provided as deemed necessary by a detailed water line analysis, which will be performed in the design stage. Fire protection will be provided with strategically located fire hydrants within the development. There are no known deficiencies that would prevent adequate service from being provided for this project. The amount of water usage is reflected 200 gpd/unit previously calculated in Section "D" Sewage Conveyance and Treatment. f wacwA COORDINATE srsTv] _ ap rm rnm11 mxE wNo /f � • • • • • --' ExISTING aaooEEaN� / • RAP � / .. �� .• STATION ' \ \' LEGEND ; � W - WATERLINE+' _ NOTEa: ��\\ I. WATERLINE LOCATIONS ARE APPROXIMATE, _ ADJUSTMENT5 SHOULD BE ANTICIPATED BASED ON FINAL ENGINEERING CONSIDERATIONS. YA RACEY TRACT christopher consultants WATERLINE E=BIT engineering surveying land planning NOT TO SCALE \ 9.0 e e I,,�I. --.9 FIGURE 7 DATE: JANUARY 2004 0'4.43707 "JO34445230 F. Site Drainage This project will employ a curb and gutter drainage system with connecting storm sewers that will outfall as dictated by natural drainage divides. Preliminary stormwater management (SWM) and best management practices (BMP) facilities are planned in the locations shown on the accompanied exhibit (See Figure 8). The size and location of the stormwater areas may change upon final engineering. All SWM and BMP facilities will be designed to meet the guidelines of the Virginia Stormwater Management Handbook. The responsibility of the maintenance of these SWM and BMP facilities will be the established homeowners association_ A majority of the site drains to the major floodplain on the western portion of the property, this will alleviate the need for SWM in that portion of the site. The rest of the runoff will outfall in existing storm sewer systems in either the Woodside Estates I and II developments or the Stephens Ridge development. SWM facilities will be provided to ensure the carrying capacity of these systems is maintained or improved. BMP design will be in accordance with the phosphorus removal guidelines set forth by the Virginia Stormwater Management Handbook. The applicant has also been made aware of drainage issues on the Woodside Development lots that are adjacent to the Racey Tract. The applicant will collect runoff from the Racey Tract onsite, that is currently draining directly to the Woodside lots. In doing so, this will reduce the offsite drainage to the existing stormwater inlets on the Woodside lots and allow them to better drain the rear vards. This drainage issue will be studied further during final engineering phases to insure the final design of the Racey development achieves this improved drainage condition on the Woodside lots. (See Figure 9.) VI HA fLbl MTE 51r T OF n11 NORTN ]1NE ,% ` I EkL5TIN6 ) .. • �, Et09TWG ` i tt' 4 E ... � :50.9' \ ,�� ,• /^. LEGEND o =fi STORMWATER MANAGEMENT OR BMP POND �� ir. NOTE9 1. STORMWATER MANAGEMENT/BMP LOCATON5 ARE s - APPROXIMATE, ADJUSTMENTS SHOULD BE ANTICIPATED BASED ON FINAL ENGINEERING CONSIDERATIONS. _. ._ - ....... " Ay f i( A a. y ,�,_,qv-1— Dm,hIP Churc o RACEY TRACT christopher consultants STORMWATER MANAGEMENT EXHIBIT �►�,i `►\,, engineering survevng land planning NOT TO SCALE 1� nssnunases ceo� Isw ,w'.. ,a o,e FIGURE8 DATE: JANUARY 2004 70-4.3707 ia. Boa <5n sz3c '\9 I I Barkwood Dave 77' P'PIMUI" 1N PY O NNhGff //IPPOVIEMjfNrS extMe /r T o� I ` -L -t --- Branch Court I w Barkood Drive -- e I - PLOW AIMOW r GOLLPGTION POINT ME X15i1NG O AIN MZr Brunch C urt o OLGCf1DCA 16.=0b . 0: / Clrl3tbphel•i".� . NOTT07(,�It 0 \ I i_ m ^ 1�� - % _ \�\`�`�!/ /�\14 ,� '// / - I _. L —_ l.:l `l 'T \ �`\ ' / X44 / // � • \�� / i l , \I `,, t '--,-�•--�-f\Y \„ /\\�/�.. r _' `,111 � � (,` \`\ ��`i.�i"- �\� ` i 0157-1NG DP. NNAW PLOW PPOP05PG QPNNhGf PLOW OLGCf1DCA 16.=0b . 0: / Clrl3tbphel•i".� . NOTT07(,�It 0 \ I i_ m G. Impact on Community Facilities Frederick County's capital impact model has been run to reflect the impacts associated with this project. The Applicant has provided proffers which mitigate the associated financial impacts. H. Open Space Plan Single-family detached cluster projects are required by ordinance to provide 25% of the total site in open spaces. The total site area is approximately 132.15 acres. The area to be rezoned RP is 105.6 acres +/- and the area to remain RA is 26.5 acres +/-. The following table demonstrates the open space provided throughout the site: SITE AREA OPEN SPACE AREA PERCENT OF PROVIDED AREA 105.6 Ac. 31.9 Ac. +/- 30.2% (RP Zoned) 26.5 Ac. 22.9 Ac. +/- 100.0%* (RA Zoned) 132.1 Total Ac. 54.9 Ac. +/- 41.5% Open space areas are being shown on the attached exhibit (Figure 10). *Area of open space remaining once 80' right-of-way is removed. VIRGINIA CNROMUTE STSTDI � �� OF 19T1, NOrtTN ZGNE • � � � EXISTING ' J / Ilk 11.x LEGEND l;t{� _ `'\ , o� `� 1 .: , � .. \ J �, tp I \ ! n PARCEL AREA .— 5TREAri 10' INTERVAL TOPOGRArNr FLOODPLAIN 1 OPEC! 5PACE AREA. (1.4 (1.4 ACRES) . Y /✓' i WI: '✓ �I y-��mz \ .. � - � , � � � I I , • ' I / --err •I I 1 e/r ` t_... , tejt- 1( J ` ` \\ 1 I j / ,.., ` \ // El Chute Qa / � TOTAL RP AREA: 162 .- ( LOT AREA: 563 A.C.C.) a//- (53333.2Z PROPO"ED PUBLIC ROAD AREA, A.5 AC.a/- (16.63) OP EN 5PACE AREA: 31.9 AC../- (30.13) RACEYY TRACT christopher consultants OPEN SPACE EXHIBIT ` engineering surveying land planning NOT TO SCALE 59a0 na¢e nce arae lswle 1001 sle ling, wwma XOb FIGURE �, (� DATE: JANUARY 2004 70—A-707 la M4ad5-1 Pedestrian Circulation As required by the Frederick County Subdivision of Land Section 144-18, sidewalks will be provided on both sides of the street throughout the subdivision The applicant has also agreed with Parks and Recreation for the need to provide a connection for pedestrian and bicycle circulation connecting Town Run Lane to Double Church Road area. The Racey Tract will provide additional sidewalk from the subdivision to the western boundary. Easements will also be provided for future pedestrian circulation within the 80' right-of-way through the Town of Stephens City property and along the entire southern boundary of the Racey Tract that will provide an east to west connection. The Town Green has been centrally located and intended to be used as a gathering place for pedestrians, community events, meetings, picnics, and other outdoor events are envisioned taking place here. FREDERICK COUNTY I M PACT MODEL OUTPUT MODULE APPLICANT: Raceyr Tract Net Fiscal Impact I LAND USE TYPE RP REAL EST VAL $29.8go,80o Costs or Impact Gad Credits to be Taken for Future Taxes Paid fNPV) Total Potential Required Adjustment For FIRE 3 RESCUE - 11 (entered in Cur. Budget Cur. Budget Cap_ Future CIPI Capital Faciltiies cal sum only) Qper Cao Eguia EupendJDebt S. Taxes, Other Tax Credits fUnadtusttits Revenue Cast Balance Net Capital Net Cyst Per Net Cos Facilities Capitol Unit I Fire and Rescue Department $172,043 I Elementerry Schools $977,582 $U $© $172,043 4755 j Middle Schools Nigh Schools $575,063$159.965 $776,480 $843.039 5936,A34 .$669,491 $t.T2&.203 $7,571 I Parks and Recreation 5349,980 Public Lihnify $78 $60,844 ,874 $78.674 556,390 $293,590 $1.21% j Sheriffs Offices$17.016 Administration Building $36,010 $7,356 $45,213 529,505 $0 $17.016 $36,860 $12,166 $26,352 $48,6711 $213 I $9,658 $42 otherMiscelleneousFavli6es Sri $56,957 $56,854 $62,771 so $119,625 $0 $46,213 $203 $85,524 $0 Sp I SUBTOTAL $3,119,740 $246,314 $839,25f $103,245 LESS: NET FISCAL IMPACT s0 $1,188,809 $849.923 52,269,817 $9,956 NET CAP. FACILITIES IMPACT �0 $0 0 I 412.2%111007 9, I INDEX, 'J.0' It Cap. Equip Included 1.0 I INDEX: "1.0" it Rev-Cost Bal. 'D 0' if Ratio to Co Avg: 0.0 Rev-Cost Bel = 0.533 '__-- PLANNING DEPT PREFERENCES 1.0 1.0 Ratio to Co Avg 0.715 j MET140DOLOGY: 1_ Capital facilities requirements are input 10 the first column as calculated in the 2. lmde3. Net Fiscal Impact NPV from operations calculations Is Input In row total of second column (zero N negative): included are the ane-lime Inestfees for orm year only at full value, I 3. NPV of future aper cap equip taxes pail In third column as calculated in fiscal impacts_ j 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts_ I 5. NPV of future taxes paid to bring current county up to standard for new facilities, as calculated far each now facility. I 6. Columns Three through five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs covered by the revenues from the project (actual, or as ratio to avg. for all res3dentfai developmenl)_ MOTE: Pn:yffer calculations do not include include Interest because they are cash payments up (mrd. Credits do include interest if the projects are debt financed. NOTES: Model Run Date 125130/03 CMM Project Description: Assumes 228 single family dwelling units on 105.55 acres zoned RP District Due to changing condidons associated wilh development in the County, the results of this Output Module may riot be valBd beyond a period of 90 days from the model run data. ) I I I I I I I PROFFER STATEMENT REZONING REQUEST PROFFER Property Identification Number 85-A-140 Opequon Magisterial District RACEY TRACT Preliminary Matters Pursuant to Section 15.2-2296 et. Seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 105.6 acres +/- from the Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution The undersigned, who is the applicant of the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105.6 acres +/-, with access from Town Run (Rt. 10 12) in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay Frederick County at the time a building permit is applied for the sum of $10,072.00 per lot. This monetary proffer provides for $7,571.00 for Frederick County Schools; $1,288.00 for Frederick County Parks and Recreation; $755.00 for Frederick County Fire and Rescue; $213.00 for Public Library; $42.00 for Sheriff's Office and $203.00 for Administration Building. General Development Plan Voluntarily proffered is the attached General Development Plan including the following improvements: 1. On the 105.6 acres +/- to be rezoned RP no more than 228 single-family dwelling units shall be constructed. These units shall consist of single-family detached home lots. 2. A collector road will be constructed from Town Run Lane (Rt. 1012), through Parcel # 85-A-142 to the subject property, Parcel # 85-A-140. This collector road will be constructed within an 80' right-of-way. 3. No building permits will be issued for any residential units within the project until such time as the improvements of Town Run Lane into the proposed extension of Stickley Drive as shown on plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/5/02 and revised through 12/20/02, has been constructed and is open for traffic usage. 4. Prior to the issuance of any building permits for residential units within the development, the applicant will re -stripe the westbound right turn lane on Fairfax Pike at the Town Run Lane intersection to a shared thru right lane, which will carry traffic through to the 1-81 northbound on-ramp. 5. Prior to the issuance of any building permits for residential units within the project, the applicant will construct improvements to the Fairfax Pike/Stickley Drive intersection. These improvements will include a second thru travel lane on Fairfax Pike, in both the east and westbound directions, an exclusive right turn lane on eastbound Fairfax Pike, and an upgrading of northbound Stickley Drive to three lanes so as to accommodate an exclusive left turn lane, a shared left thru lane, and an exclusive right turn lane. The applicant will construct a new traffic signal at this intersection based on the above outlined lane improvements. The applicant will make all necessary improvements to the Stickley Drive and Fairfax Pike signal; such improvement to meet all VDOT standards and regulations, beyond the existing $100,000 for the signal proffered by the Southern Hills rezoning. (See Figure 4 in the application package). 6. Prior to this applicant connecting to the existing interparcel roadways in the Woodside Estates subdivision, i.e. Branch Court and Driftwood Drive, the applicant will construct the following improvements to the Fairfax Pike/Double Church Road intersection. The applicant will construct a second eastbound thru travel lane on Fairfax Pike, an exclusive southbound left turn lane onto Double Church Road and re -stripe the northbound approach on Double Church Road to provide an exclusive left turn and a shared thru right turn lane. The applicant will modify the existing signals at this intersection to accommodate the lane improvements outlined above. 7. Prior to the applicant connecting to Branch Court and Driftwood Drive, the applicant will submit core samples, or other acceptable information of Branch Court, Trunk Drive, and Driftwood Drive, for the existing pavement of those roadways to VDOT. Included with that information will be an analysis of the existing pavement to carry the anticipated traffic based on VDOT standards. If the analysis shows the pavement needs to be upgraded, the applicant will upgrade the pavement as directed by VDOT. 8. A centrally located community pool and bathhouse will be provided on approximately 1.4 acres of the site. This facility will be constructed and available for use prior to the issuance of the 1501h residential building permit with the project. On a one time basis, prior to construction, membership to the facility will be offered to property owners in the adjoining Woodside Estates and Ridgefield. 9. Open space will be provided along the existing communities of Woodside, Ridgefield and Stephens Ridge. This open space area will be a minimum of 40' in depth and will be shown prominently on the General Development Plan. 10. An open space parcel shall be established along the Southern property boundary. This parcel will have a minimum depth of 200' from the parcel's southern boundary to the lot lines of any proposed residential lots. 11. A landscape Buffer will be provided and shown on the General Development Plan within the southern green space parcel. The buffer will start approximately 400' East of the common boundary line with the FCSA parcel and continue in an easterly direction for a distance of 800' along the parcel's southern boundary. 12. Within the open space parcel an 80' wide right-of-way reservation will be shown on the General Development Plan. The General Development Plan will note this reservation as approximate and subject to revisions based on final engineering. The General Development Plan will further note that this right of way will be dedicated to the Frederick County Board of Supervisors or VDOT upon their request for same and at no cost to them. Cost of the dedication of this 80' right-of-way will be the responsibility of the Developer or Homeowners Association, depending upon ownership of said open space. 13. A statement shall be added to the General Development Plan and covenants for all lots created by this project advising that agricultural uses exist to the South and East of the site, and wastewater treatment facilities exist or previously existed to the southwest of the site. 14. A central green space will be preserved and will be shown on the General Development Plan. This green space will be at a minimum of 1.3 acres in size. A tree save area will also be provided in the northwestern portion of the Racey Tract. This area is shown on the General Development Plan and is approximate until Final Engineering is complete. 15. The applicant will provide and construct a five-foot sidewalk extending from the proposed collector road providing the entrance to the Racey Tract north along the Town of Stephen City's property. This sidewalk is conditional based on the approval of the Town of Stephen City to provide an easement for such sidewalk. 3 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: t�y: '�A.L' �'c.�(_ lt-eta-�'� ,.1�''• �. Date: ` 1-7 -6 Lk The foregoing instrument was acknowledged before me this �-1 day of 20A by AI e � _�) L ( , Cn r,� S k, j V L -j rv--, - Lc� i e ,-f.. My co77ion expis`� �' �..� 3 i Notary Public M AGENCY COMMENTS Racey Tract Reply to Agency Comments December 30, 2003 ency Comment Reply PC Staff Application Fee 105.65 ac -$1,000+$50x105.65=$6,332.50 Signatures All required signatures have been provided. Review Agencies Submissions were made to all required agencies. Winchester -Frederick Service Authority and the Frederick County Building Official referrals were not required at this time, as instructed by PC Staff. Single -Family House Type Revisions were made within the application package to specify that a single-family detached cluster is being proposed with a minimum lot area of 8,000 sq. ft. Rezoning Plat Figure 2 within the application has been revised to meet the rezoning application requirements. Access The Stephens City Agreement granting access through parcel tax map #85-A-142, and the Lagoon Closure Plan provided by the Virginia Department of Health has been included within this application. The intersection design at Town Run Lane providing access to the Racey Tract will meet all VDOT standards and requirements. Traffic The traffic section of the impact analysis has been modified to identify the issues associated with Stickley Drive; Fairfax Pike and Double Church Road; Fairfax Pike; along with measures the applicant has proffered to address these issues. A complete analysis has been provided to illustrate the future level of services (LOS) within the traffic package. Water Supply The estimated water amount that will be used by the proposed subdivision has been added to the impact analysis. Proffer Statement Proffers and monetary values have been updated, and are reflected within the impact analysis. The per lot contribution of $10,072 required by the capital facilities impact has been updated. Pursuant to final negotiations with VDOT, the applicant has proffered to provide and construct the intersection improvements as stated in proffer 5 and proffer 6. The ownership of parcel #85-A142 is and will remain the Town of Stephens City. An agreement has been provided granting the applicant access. See Appendix "A". The construction of the primary access from Town Run Lane will be constructed prior to the first residential building permit. Every effort will be made to avoid wetlands disturbance. All required permits will be acquired from all necessary agencies prior to any disturbance of wetlands. The Lagoon Closure Plan has been provided as Appendix "B„ The primary access will be constructed prior to the first residential building permit issued. Road sections within the 80' right-of-way will be completed during the Master Development Plan and will meet all VDOT standards and requirements. A single sheet GDP has been provided as requested. Issues and Potential Road layout has been designed to limit cut - Impacts thru traffic by providing multiple turns and no direct access from one side of the development to the other. Ownership and maintenance of the community pool will be the homeowners association. The pool is proffered to be constructed and available for use prior to the 150th residential building permit. As stated in proffer 8, membership will be offered to neighboring communities, which will determine the size of the pool facilities. Right-of-way for the "Major Collector Road" will be provided pursuant to any requested alignment by the County. The applicant has left the pending area to the south and east of the project as open space and will dedicate all or part of the area to the County or any agency thereof as requested. The application is not predicated upon the construction of any actual road. The dedication options are projected based on initial discussions which exposed the long term benefit of securing the aforementioned dedication at the time of rezoning so as to leave the County's options open for the future. Attorney Proffers Proffers are in proper form and have been signed. Public Works Access and Location The pond adjacent to the western property boundary will be identified as a wastewater detention pond owned and operated by the Frederick County Sanitation Authority in the impact analysis. The applicant is responsible for the closure of the Lagoon and will be specified within the impact analysis. See Appendix "B". Traffic The 24-hour trip generation has been updated to reflect the traffic analysis performed by Wells & Associates. Improvements have been addressed with VDOT comments. Site Drainage Stormwater Management will be finalized during master development plan, where all necessary measures will be adhered to. The HOA will be responsible for all maintenance of SWM/BMP facilities. Fire Marshall The applicant acknowledges the required and recommended items and will address them during the subdivision process. HRAB As shown FCPS FCSA No Comments The applicant acknowledges the concerns of additional students that the Racey Tract would generate into the school system. The 228 single-family lots proposed will produce approximately 166 school age children. This will include approximately 91 elementary students, 37 middle school students, and 38 high school students. Research has been completed to determine that the capacity of the following schools will be able to service the Racey Tract. Middletown Elementary: Current Capacity 509 Practical Capacity 735. *R.E. Aylor Middle School: Current Capacity 968 Practical Capacity 965 Sherando High School: Current Capacity 1275 Practical Capacity 1610 *Ground has already been broken on a new middle school, which is scheduled to be complete before the first residential building permit has been issued. This will reduce the current capacity, including the projected Racey students, well below the practical capacity level. Parks & Rec. Bicycle/Pedestrian Access The applicant has agreed to provide the necessary easements and access to allow for bicycle/pedestrian connections from Double Church Road and Town Run Lane. Town of Stephens City Fire & Rescue The applicant has also opened the door for discussions with Parks and Recreation for the use of the 26.5 acres remaining zoned RA. As shown No referral sheet was As guided by PC Staff, multiple calls were returned. placed to Stephens City Volunteer Fire & Rescue Company asking them to return in writing any comments or concerns. The applicant has agreed to contribute the monetary amount required by the Frederick County Impact Model. VDOT Existing Right turn lane As stated in proffer 5, the applicant will add onto Stickley Drive to the additional pavement to provide a second remain a dedicated right thru lane and maintain a dedicated right turn turn lane. lane. Dedicated right turn lane As stated in proffer 6, the applicant will eastbound on Rt. 277 to provide an additional thru lane eastbound on Double Church Road. Fairfax Pike at the Double Church intersection. Additional pavement will be provided to maintain a dedicated right turn lane eastbound to Double Church Road. Tapers and lane The applicant will meet all VDOT configurations. requirements when providing the lane configurations and tapers. Frederick- No comments Winchester Service Authority October 9, 2003 Mr. Brian Condie COUNTY of FREDERICK Department of Planning and Development Christopher Consultants, Ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 RE: .Preliminary Comments - Racey Tract Rezoning Application Dear Brian: 540/665-5651 FAX: 540/665-6395 This correspondence includes preliminary review comments concerning the Racey Tract rezoning proposal, received by the Frederick County Department of Planning and Development on August 22, 2003. It is noted that the 105.65 -acre portion of the property requested for rezoning is within the Frederick County Urban Development Area (UDA), and that the entire 131.7 -acre parcel is identified by Property Identification Number 85-A-140, located in the Opequon Magisterial District. The entire site is currently zoned RA (Rural Areas) District. Through this proposal, the applicant is seeking the RP (Residential Performance) District Zoning for 105.65 acres, and requesting no change in zoning to the remaining 26.5 -acre portion of the tract. Staff has identified the following issues for your consideration as the application is finalized for submission: A. Application Form and Relevant Review Agencies Please ensure that a completed application form is attached and all required fees are included for the final submission of this rezoning application. The application fee for a rezoning petition consists of abase fee of $1,000.00 plus $50.00 per acre. In addition, a refundable deposit of $50.00 must be submitted for the public hearing sign required to be posted on site. The total fee for this application to rezone 105.65 acres, inclusive of the sign deposit, is $6,332.50. 2. Please ensure that signatures of the owners are on the application and if there are proffered conditions, that the proffered conditions are also signed by the owners and notarized. i 107 North Kent Street • Winchester, Virginia 22601-5000 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 Additionally, if someone other than the property owner will represent this application, a completed Power of Attorney form must be submitted with the application. 3. Please submit review comments from the following departments and agencies with this application: Virginia Department of Transportation; Frederick County Sanitation Authority; Winchester - Frederick Service Authority; Department of Public Works; Frederick County Building Official; Frederica -C cs+inty Dcpartment o fP1wrm ng and D� Y elop mert; Dep t III�1,t of Fire and Rescue Services; First Responder - Stephens City Fire and Rescue; County Commonwealth Attorney; and the Historic Resources Advisory Board. A completed review agency comment sheet is necessary from each of these agencies. 4. Please specify the type of Single-family housing types, or combinations of types, you are considering for the proposed use of this property. This is in reference to item number 6. B on the Rezoning Application Form. As it appears in your application, lot size could be anywhere from 6,000 sq. ft. (Single-family detached zero lot line) to 15,000 sq. ft. (Single- family detached traditional). Please clarify. 5. Please submit the completed application package to the Department of Planning and Development to schedule for the Planning Commission meeting. The Planning Department will advertise for a public hearing and notify adjoining property owners, once the completed application package is submitted and accepted. B. Rezoning Plat A plat titled, "Area to be Rezoned", delineating the land area subject to the requested rezoning that shows the meets and bounds identifying the area to be rezoned, is required with the application. Figure 1 within the application could convey the needed information, with the addition of the meets and bounds and the rezoning boundary limits outlined not to include the residual RA portion of the parcel). Please also revise the rezoning information within the submitted plan sheets, if they are proffered. C. Impact Analysis 1. Access- The planning analysis states that the proposed access will be provided from Town Run Lane on the western side of the site, with the entrance road north of Stephens Run. Please include with this rezoning request the agreement with Page 3 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 the Town of Stephens City, verifying the granting of access through Parcel Tax Map #85-A-142, as well as clarification of the closure of the abandoned sewage lagoon. The intersection design at Town Run Lane should also be considered. 2. Traffic - The impact statement notes that there are -traffic issues associated with Town Run Lane (Route 1012); Fairfax Pike (Route 277) and Double Church Road Tnute 541). In the impact analysis, pleas - state what the issues are with the identified roads, and any proposals to mitigate those concerns. The Impact Analysis notes that a traffic analysis performed by Wells and Associates, LLC has been provided within the appendix. Planning staff will need a copy of this traffic impact analysis submitted with the application. This information is missing from the draft rezoning application materials submitted on August 22, 2003. 3. Water Supply - The estimated water usage for the proposed residential development should be specified in the impact statement. D. Proffer Statement As proffered, the total sum of the monetary provisions for capital facilities impacts adds up to $10, 072. Please adjust the per lot contribution or the per unit capital facility contributions to equate to the same amount. 2a Please specify to whom the cash contributions towards road improvements will be paid. It is noted by staff that monetary contributions are sometimes offered with adjustments every two years by the Consumer Price Index (CPI) to account for inflation over the years of project build out. Item number 2 under the General Development Plan notes that a connector road will be constructed from Rt. 1012, Town Run Lane, through Parcel # 85-A-142 to the site. Please clarify ownership of Parcel # 85-A-142. There is no time frame specified as to when this road will be constructed. Please clarify if this is the primary access to the site and if it will be constructed prior to building residential structures. 4, The connector road location is shown through a wetland. Disturbance of the Page 4 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 wetlands is only permitted in accordance with the requirements of the US Army Corps of Engineers or other qualified state or federal agency. The disturbance of natural waterway or riparian buffers is prohibited, except when necessary for public utilities, public facilities, or roads. In the application package, please include all documentation from DEQ and the Town of Stephens City regarding the proposed access through the existing wetland/lagoon. 5. Please clarify the right-of-way, road design, and road construction timing relative to the main access to the parcel requested for rezoning. Specifications on the classification of the proposed road, the pavement width, etc., would assist in the clarification. 6. Consider a single sheet GDP that illustrates the conceptual road layout and the eight (8) features noted under the General Development Plan portion of your proffer statement. After our meeting with VDOT, the Town of Stephens City, and County staff on Tuesday_ , October 7, 2003, staff identifies the following issues and potential impacts: • Utilizing existing roads in the adjacent development will impact the current residents. The applicant is expected to minimize these impacts. • The community pool and bathhouse facility should be further clarified as to the ownership, membership, maintenance, size, and completion time. It should be noted that a site plan, including parking areas, will be required for this facility. • The mai or collector road in the remaining portion of the tract, should show dedicated right- of-way as well as address who will be responsible for construction of the road. Transportation and access continue to be significant issues that should be appropriately addressed. Please contact me should you have any questions or concerns regarding this correspondence. Si cerely, Abbe S. Kennedy - Senior Planner ASK/bad U \Abbe\REZ Review Letters\Racev Tract.wpd Ue4l UUi Uro inu Ua; 4b rAA udzt) Rezoning Comments Frederick County Attorney Mail to: Frederick County Attomey Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia 22601 (540)665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia W.JVVS RECEIVEurl JAN 2 9 1004 MMMUWALTM'S ATIORMY Rsm=w y Applicant: Please fill out the information as accurately as possible m order to assist the County Attorney's office with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs view, L.L.C. Telephone: 703-444-3707 Mailing Address, do er consnbuts, ltd. 45940 Honeshoe Drive, Suite 100 Sterling, VA 20166 Location of property: Stephem city, east of Istersaue 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 Town Ain Imp), amort on 1taM 1065 (Ridge field Avenue) Hwings Lata. Current zoning: RA Zoning requested: RP Acreage: 105.6 County Attorney's Comments i 00, ty r. i i a� . /` , �/ 1s October 7, 2003 Mr. Bryan Condie Christopher Consultants, ltd 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 RE: Racey Rezoning Comments Frederick County, Virginia Dear Mr. Condie: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678-0682 We have completed our review of the proposed Racey tract rezoning and offer the following comments.- 1) omments: 1) Refer to Location and Access: Indicate that the pond adjacent to the western property boundary is actually a wastewater detention pond owned and operated by the Frederick County Sanitation Authority. This treatment facility is referenced in the proposed proffer in a statement to be included in the plats and covenants. 2) Refer to Location and Access: The proposed development plan indicates that the main site access will be from Town Run Lane through property currently owned by the Town of Stephens City. A reference is made to the proper closure of the abandoned waste water lagoon on this property. However, no mention is made regarding who will be responsible for this closure. This item should be addressed in this rezoning request. 3) Refer to Traffic: The 24-hour trip generation referenced in the report (2,141) differs from that mentioned in the traffic analysis (2,213) performed by Wells and Associates. Explain this discrepancy. 4) Refer to Traffic: It will be necessary to implement the road improvements proposed for the adjacent Southern Hills subdivision prior to issuing building permits for the Racey tract subdivision. These improvements include a connection from Town Run Lane to Stickley Drive and a light at Stickley Drive and Route 277 (Fairfax Pike). Also, indicate if the traffic analysis included the traffic patterns estimated for the previously approved Southern Hills subdivision located south of the abandoned lagoon off of Town Run Lane. If not, the analysis needs to be 107 North Kent Street • Winchester, Virginia 22601-5000 Racey Rezoning Comments Page 2 October 7, 2003 revised to reflect the impact of this approved development. 5) Refer to Site Drainage: Explain why stormwater management will not be needed in the western portion of the property. 6) Refer to Site Drainage: Channel improvements will be required across the lagoon property to protect the Stephens Ridge townhouses. It may be necessary to design the drainage structures associated with the new entrance road to pass the 100 - year storm to minimize the impact on the upstream development. 7,1 Refer to Site Drainage: We concur with. a design approach which protects Woodside Estates I and II. We also concur with the proposed use of SWPBMP facilities in these areas. Indicate who will be responsible for maintaining these facilities. I can be reached at 540-665-5643 if you should have any questions regarding the above comments. Sincerely, Harvey E. trawsnyder, Jr., P.E_ Director of Public Works HES/rls cc: Frederick County Planning and Development file A:\raceVrezcom.wpd Rezoning Comments Frederick County F.ire Marshal Mail to:. Frederick County Fire Marshal 107 North Kent Street Winchester, Virginia 22601 (540) 665-6350 RECEIVE AUG 2 2 20M Hand deliver to: Frederick County Fire & Rescue Dept. Attn: Fire Marshal County Administration Bldg., 1 st Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review. Attach a copy of your application form, location map proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: c/o christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA Zoning requested: R -P Acreage: 105.6 Fire Marshal's Comments: Fire Marshal's Signature & Date. Notice to Fire Marshal - Please Return This Form to the App lica'--�- -- 77 r, I 1 c}i� l fi! Control number RZ03-0009 Project Name Racey Tract Address 45940 Horseshoe Drive Suite 100 Type Application Rezoning Current Zoning RA Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Frederick County i=ire and Rescue `Department O Lice otth.e FireAarshai Pian Review, and. Comm-ents Date received 8/22/2003 Date reviewed Date Revised 8/26/2003 Applicant Blue Springs View, L.L.C. City State Zip Sterling VA 20166 Tax ID Number Fire District 85-A-140 11 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Not Identified Roadway/Aisleway Width Adequate Applicant Phone 703444-3707 Rescue District 11 Election District Opequon Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Emergency Vehicle Access Comments ^,re hJJ 4a 1, ir'-@0avonc V JIT V, aii Access Comments Additional Comments Tiles !1e- -a `c.iio ar Tn n" _ Plan Approval Recommended Reviewed B W Y Signatures Yes Timothy L. Welsh Title m• (� cl,i,;7. COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 5401665-6395 September 10, 2003 Mr. Bryan Condie Christopher Consultants, Ltd. 151 Windy Hill Lane Winchester, VA 22602 RE: Request for Historic Resources Advisory Board (HRAB) Comments Blue Springs View L.L.C. (Racey Tract) Rezoning Dear Mr. Condie: Upon review of the proposed Rezoning, it appears that the proposal does not significantly impact his+oric properties and it is not necessary to schedule a formal review of the Rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the property nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any battlefields that this proposed Rezoning would impact. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, hCc-C� i r Rebecca Ragsdale Planner I RAR/kac 107 North Tient Street - Winchester, Virginia 22601-5000 Rezoning Comments Superintendent of Frederick County Public Schools Mail to: Hand deliver to: Frederick County Public Schools Frederick County Public Schools Attn: Superintendent I u ii L %'f ! Attn: Superintendent P.O. Box 3508 School Administration Building Winchester, Virginia 22604 "" 1415 Amherst Street (540) 662-3888 -_-__- —1hlnchester, Virginia 22604-2546 Applicant: Please fill out the information as accurately as possible in order to assist the Superintendent of Public Schools with his review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: c/o christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 Sterlinz, VA 20166 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA Zoning requested: RP Superintendent of Public Schools' Comments: See attached letter. Superintendent's Signature & Date: Acreage: 105.6 Notice to School Superintendent - Please Return This Form to the Applicant 24 r , — Frederick County Public Schools Administrat ve Assistant Al Orndorff to the Superintendent omdorfa@frederick.kl2.va.us September 3, 2003 Christopher Consultants, Ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 RE: Racey Tract Rezoning Christopher Consultants, Ltd: This letter is in response to your request for comments concerning the rezoning application for the proposed Racey Tract project from RA to RP. Based on the information included in the application packet, it is anticipated that the proposed 228 single family homes will yield 89 high school students, 32 middle school students, and 39 elementary school students, for a total of 160 new students upon build -out. The Frederick County Fiscal Impact Model calculates a recommended cash proffer of $7,571.00 as proposed by the applicant. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding their practical capacity. 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. Respectfully Yours, Al01, Omdorff Administrative Assistant to the Superintendent 1: �-U Copy: William C. Dean Ph. D., Superintendent of Schools Robert W. Cleaver, Assistant Superintendent for Administration 1415 Amherst Street www.tredenck.k12.va.us 540-662-3889 ext. 112 P.O. Box 3508 540-545-2439 Winchester, Virginia 22604-2546 540-662-3890 fax Rezoning Comments Frederick County Sanitation Authority Mail to; Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (5 40) 86 8 -106 1 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia 22655 Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: c/o christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Location of property: Stephens Citv, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: Zoning requested:' Acreage: 105.6 Sanitation Authority Comments: Sanitation Authority Sia nature & Date: � Notice to Sanitatiott'Authorit� -Please Return This Form to the r Z g 1 7� Frederick County Department of Parks &'Reereation Maihtar Frederick County Department of Parks & Recreation 107 North Kent Street Winchester, Virginia 22601 (540) 665-5678 Han'&deliverto: Frederick County Department of Parks & Recreation County Administration Bldg., 2nd Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Parks & Recreation with their review. Attach <a copy of your application form, location map, proffer statement; impact analysis, and any other pertinent information, Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: c/o christopher consultants, ltd. 45940 Horseshoe Drive, Suite ,100. , Sterling, VA 20166 Location of 'property: S' hens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of .Route -1012 (Town -Run Lane); •south-on-Route--1fl65., Rbdd Current zoning: RA Zoning requested: RP Acreage: 105.6 Department -of Parks & Recreation Comments: See Attached _ - Pks. & Kec: Signature'& Bate. ,��•, -W 1 % 12 fi�03 _,. Notice to Department;Af ar-lis-&Recreation Please ReturnThis-Form -to -the Applicant Racey Tract Comments: The Parks and Recreation Department strongly recommends that a bike/pedestrian facility be a requirement for this development and that it include a location for a connector offering eventual access to Double Church Road. The long range plan for this trail would be the completion of a connector accessing Sherando High School, Sherando Park, and connect to the trail system already being developed north of route 277. The monetary proffer proposed for Parks and Recreation appears to be appropriate to offset the impact this development will have on this department. Although adequate open space has been provided, it appears that the 80' right-of-way to be used for a future collector road, will eventually diminish the intended purpose of the required open. space. No recreational requirements required. Rezoning Comments Town of Stephens City Mail to: Town of Stephens City Attn: Town Manager P.O. Box 250 Stephens City, Virginia 22655 (540) 869-3087 Hand deliver to: Town of Stephens City Attn: Town Manager Stephens City Town Hall 1033 Locust Street Stephens City, Virginia 22655 Applicant: Please fill out the information as accurately as possible in order to assist the Town of Stephens City with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicants Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: c/o christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewincs Lane. Current zoning: RA Zoning requested: RP Acreage: 105.6 Town of Stephen City's Comments: The Town has signed an agreement with the applicant to grant a right-of-way across the old town lagoon site. The applicant will in turn close out the lagoon. The Town would therefore encourage approval of this development if traffic impacts are acceptable to Frederick County. Town of Stephens City's Signature & Date: r Notice to the Town of Stephens City - Please Return Form to Applicant �g Rezoning Comments Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984.5600 Hand deliver to: Attn Virginia Res den Resident t of Transpo. Engineer 2275 Northwestern Pike V�Winchester, Virginia 22603ZAq'5 Zit(; Applicant: Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Attach three copies of your application form, location map, proffer statement, impact analysis, and any other Pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: C/o Christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA Zoning requested: RP Acreage: 105.6 Virginia Department of Transportation Comments: See attached VDOT comments dated January 12 2004. Nonce to v uu 1 - Please Keturn Form to Applicant 20 COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. 3hucet 14031 OLD VALLEY PIKE JERRY A. COPP COMMISSIONER EDINBURG, VA 22824 RESIDENT ENGINEER TEL (540) 9845600 FAX(540)984-%07 VDOT Rezoning Comments Blue Springs View, LLC January 12, 2004 The documentation within the application to rezone this property appears to have significant measurable impact on Interstate 81, Routes 277, 641, Town Run Lane (Route 1012), and Stickley Drive (Route 1085). Routes are the VDOT roadways which have been considered as access to the property referenced. VDOT has reviewed the transportation proffers offered in the original submittal received in this office on August 25, 2003 and believe the applicant has addressed the site generated traffic by proffering improvements to Route 641, Route 277, Town Run Lane and Stickley Drive with the following clarifications: • The existing right tum lane on Route 277 eastbound shall remain a dedicated right tum lane from Town Run Lane to Stickley Drive and shall not be allowed to be incorporated as a thru lane. The additional thru lane proffered shall require the addition of new pavement to accommodate the additional lane. The existing right tum lane from the most western Food Lion Shopping Center entrance to Double Church Road shall remain a dedicated right turn lane and shall not be allowed to be incorporated as a thru lane. The additional thru lane proffered shall require the addition of new pavement to accommodate the additional lane. • The lane geometrics as detailed on the January, 2004 preliminary road improvements exhibit appear to only address the immediate intersection and appear to not properly line up on this rough schematic. The applicant needs to be aware of the proper tapers and lane configurations that will be required to accommodate the specific additional lanes as proffered. This also will Include any modifications required to all drainage structures impacted by the additional lanes. VirginiaDOT org WE KEEP VIRGINIA MOVING ' - -04; 3: 04PM; ;540 984 5607 .. 31' VDGT Rezoning Comments - Blue Springs View, LLC January 12, 2004 Page #2 In regards to Proffer #4, this re -striping is.not necessary since the current. west bound right turn lane also acts as a shared thru lane to the I-81 north bound on ramp. It appears, as stated above, these modifications will help to address traffic impacts to local streets, including Route 641 and Route 277. However, there are no improvements detailed that would address the proposed impacts to the Level of Service at the intersections of Route 277 and I-81 South and North Bound Ramps. It appears at build -out and incorporating the background traffic, the Level of Service drops to "B", "C", "D" and "F". Therefore, although you are addressing traffic volumes on Routes 641 and 277 (with the exceptions as noted above;, the proposed development will further exasperate conditions at the interchange of I-81 North and South Bound and Route 277. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I,T.E. Trip Generation Manual, Sixth Edition for review. VDGT 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. Thank you for allowing us the opportunity to comment. 2,, Ben H. Lineberry, Jr., P.E. Trans. Assistant Resident Engineer BHLJrf Enclosure army nu 1 nurtt r r Rezoning Comments Frederick - Winchester Service Authority [mail to: Fred -Wine Service Authority Land deliver to - Atte: Jesse W, Moffett, Executive Director Fred-Winc Service Authority P.OSox 43 Attn: Jesse W. Moffett Winchester, Virginia 22604 107 North Kent Street (540) 722-3579 'Winchester, Virginia Applicant: please fi11 out the information as accurately as possible in order to assist iht Frcd-Winc Service Authority 7th their review. Attach a copy Of your application form, location map proffer statement, impact analysis, and any other pertinent information. AppilcanfS Name: Blue Springs View, L,L.C_ Telephone: 703-444-3707 Mailing Address: c/o christo ter consultants, ltd. 45440 Horseshoe drive, Suite 100, Sterling. VA 20166 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Nke) east of Route 1012 (Town Run Lane); south on Route 1065Ridtr ( e Field Avenue) to 6wins Lane, Current zoning: �� Zoning requested: RP Acreaat:; 105.6 Fred—Winc Service Authority's Comments: ■A AwYa��.rl.. Fred-Winc Service Signature & bate; 34 I zd OEOSbb,*CCL uno no P l- Ioa Q02:80 40 11 4n'A RACEY TRACT DEED 820 ��lK r■r■ar■ a aa�■m■ II #5140 eK586PG820 THIS DEED, made this day of n .,_f 1984, between Lester E. Racey, Executor of the Estate of Ruth Racey, of the one part, hereinafter called the Grantor, and Charles W. Racey, of the other part, hereinafter called the Grantee. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid and other valuable consid- eration, receipt whereof is hereby acknowledged, the Grantor does grant and convey, with Special Warranty of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges and appurtenances thereto belonging, all of that certain tract of land, containing 132.15 Acres, more or less, lying just South of Route 277 about one mile Southeast of Stephen City in Opequon Magisterial District of Frederick Gounty, Virg and being all of the 138 Acre tract of land conveyed to Robert W. Racey and Ruth Racey, as joint tenants, with right of survivor- ship, by deed dated December 21, 1964 and of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia in Deed Book 306, at Page 357 except for an off conveyance of 6 Acres by deed recorded in the aforesaid Clerk's Office in Deed Hook yf' 3 , at Page �s _. Upon the death of Robert W. Racey, Ruth Racey, sole surviving tenant, became the sole owner of the property. Ruth Racey died in December of 1983 and by her Will probated in the aforesaid Clerk's Office in Will Hook I Y , at Page 3?,? , she directed her Executor, Lester E. Racey, to sell all her real estate, including the above described property. Lester E. Racey duly qualified as Executor. This eonve•),Pnce is made subject to all legally enforceable restrictive covenants and easements of record affecting the aforesaid realty. 1 E [i TAX TICKET Date: 7/24/03 COUNTY OF FREDERICK Time: 88:55:57 + 080025342 Cust.Transactions: Trans, Type: PAY Dept/Bill#: RE2003`00259120001 P/I Date: 7/24/2003 7/'24/2003 Name: RACEY CHARLES W. Bili Date: 6/06/2093 Half: 1 Name 2: _ Address • C/O ALCI=STA R D YK EXEC 293 OLD CHARLES TOWN RD STEPHENSON VA Zip: 22655 - 1724 Desc: 132.15 ACRES Map#: 85 A 140 MMMMMDDSSLLLLS Acreage: 132.15 Dist/Cls 03 / 01 Mor tg.Co. : SSN: 001 - 00 - 0008 001 - Be - 0008 Status: L-ana: Original Bill: 1613,200 t381.O0 Improve: 157,500 Use: Credits: 1946,882 ......................... 1381.00 Discount: 1.00 ,r Date Type 6/86/2003 CH6 Drawer Trans# ineck Mumit Tr ns . Amount Balance 6f=0;3/2003 PAY Cdo 74113 FVB 1014 $381.00 1381.90 t38i"l�.Ft t . 90 -------------------- ----xF3=E it--- ------ -------- ---------------------------- F13=Comments/Value/Refund Reason i APPENDIX AGREEMENT THIS AGREEMENT ("Agreement") made and entered into this % day of 264J -P-0, 2002, by and between the Town of Stephens City, Virginia, a municipal corporation, hereinafter the "Town", and SCP, Inc., a Virginia corporation, hereinafter "SCP". WITNESSETH: WHEREAS, SCP is the Contract Purchaser of a 132 acre tract, Tax Map No. 58, Parcel 140, hereinafter the "Racey Tract", located in Frederick County, Virginia, and adjacent to property owned by the Town, Tax Map No. 85, Parcel 142, hereinafter the "Parcel", a portion of which property was formerly used as a wastewater lagoon ("Lagoons"), and .WHEREAS, SCP is desirous of obtaining the necessary access to the Racey Tract from the Town, and to proceed with the filing of a Rezoning Application with Frederick County for such zoning as SCP desires on the Racey Tract ("Rezoning Application"); SCP has two different plans and approaches to obtain the necessary access to the Racey Tract, as shown on Exhibit A (Plat by Christopher Consultants dated September 4, 2002) and B( Plat by Gilbert W. Clifford & Associates, Inc., dated 4117/02), and WHEREAS, the Town is desirous of having the existing two wastewater Lagoons closed ("Closure") and a building pad ("Building Pad") constructed on a portion of the Parcel within the area of the main Lagoon as shown on Exhibit B; and WHEREAS, SCP is willing to undertake the Closure and to construct a Building Pad on the closed main Lagoon, all at its sole cost and expense; and WHEREAS, the Town adopted a Resolution ("Resolution") on 2002, a copy of which is attached hereto and marked Exhibit C, whereby the Town authorized the Town Administrator to execute this Agreement on behalf of the Town and bind the Town hereto; and WHEREAS, the Town in consideration of SCP's undertaking the Closure and the construction of the Building Pad, is willing to convey to SCP, or its designee, or at the option of SCP, to grant, dedicate and convey a portion of the Parcel for a right-of-way for pubic street purposes ("Road") to Frederick County, Virginia ("Right -of -Way"). NOW, THEREFORE, FURTHER WITNESSETH, that for and in consideration of the premises and the mutual promises and undertakings of the parties, the parties agree as follows: 1. The recitals herein shall be deemed a part of this Agreement. 2. SCP shall, at its sole cost and expense, undertake the closing of the Lagoons in accordance with a proposal from GeoConcepts Engineering, Inc. ("GeoConcepts"), as set forth A PPFlv Di x "A" generally in their closure plan submitted to the Virginia Department of Health on September 9, 2002 with three attachments. This does not limit SCP, who may also use other qualified professionals retained by SCP in connection with the Closure. SCP shall obtain such approvals as may be required by the Commonwealth of Virginia, Division of Wastewater Engineering ("Division"), such that SCP shall meet the requirements of the Division for the Closure Plan ("Closure Plan"). Wastewater and soils disposal shall be at SCP's sole expense. SCP shall satisfy the Division that the closure is complete and that the closure meets all legal and regulatory requirements. Upon completion of the Closure, SCP shall have GeoConcepts, or other qualified professionals, verify that the work was performed in accordance with the Closure Plan. 3. After the Closure of the Lagoons, SCP, at its sole cost and expense, shall be responsible for construction of the Building Pad to be constructed on the site of the closed main Lagoon, generally as shown on Exhibit B, attached hereto. 4. SCP will be responsible, at its sole cost and expense, for obtaining any and all permits necessary for the Closure and the construction of the Building Pad. ,. .,: - 5. The Town, without cost or expense to the Town, will fully cooperate with SCP, its experts, and any governmental authorities in connection with the Closure and the construction of the Building Pad, including but not limited to allowing access to the Parcel for the purposes of surveying, testing and construction until such time as construction of the Building Pad has been completed and approved by the Division and verified by GeoConcepts, or other qualified professionals. The Building Pad shall generally cover the same amount of area as the previous main lagoon and shall consist of an excavated and compacted pad certified to meet the building requirements in force and effect at the time of the construction. 6. The Town shall grant, dedicate and convey a portion of the Parcel as a Right-of-Way for public street purposes ("Road") to Frederick County, Virginia, which Right-of-Way is shown on Exhibit A or B, as selected by SCP. SCP shall be responsible for all costs and expenses associated with the conveyance. At the option of SCP, the Right-of-Way shall be conveyed to SCP or its designee. The Right-of-Way shall be as follows: (a) At the option of SCP, the Right-of-Way may be located as may be reasonably required to comply with engineering and/or governmental requirements, and shall be generally as shown on Exhibit A or B. In the event the right of way encroachs on the Building Pad site. adjustments shall be made to the Building Pad site so as to prepare a comparable area. (b) At the time of filing of the Rezoning Application, the Town shall deliver a letter to Frederick County, Virginia, stating that the Town will provide for and convey or dedicate the Right-of-Way for the Road or grant the same to SCP or its designee. (c) The Right of Way shall be dedicated or conveyed contemporaneously with the approval of the first section of the Subdivision Plat ("Subdivision Plat") by Frederick County, Virginia, for the development of the Racey Tract. The application for the approval of the 2 rezoning will not be more than six (6) months from the date of this Agreement. Upon approval of the rezoning application SCP shall diligently pursue the application to the County for subdivision, but in no event will the application for subdivision be filed later than two (2) years from the date of this Agreement. (d) The Right -of -Way will be of sufficient width and design to meet the requirements of the Virginia Department of Transportation ("VDOT") or any other governmental agency. (e) The Right of Way shall provide a minimum of two commercial/industrial entrances to the Town property,, ox n These entrances shall conform to VDOT requirements. �T �- ��51� {f�' sl,, k se /ex/„t 1 -jr. �l 44,"++-f4.? ' Vyi�Cn f+ ilt{tf fGr2 fid��et-;i�-�iJi: � Sk, ri+� C. ,•` ijN wnY j/11}�; [rj oss hii11F/\ YLC��{�lit�/�� fS SLS f•l.i4tfs-}.A-�ji�l�� `�'�,i'�- T -c (r+lwJv'e l-til�I C: C�/�T7T (f) The Town shall grant such temporary additional construction easements on the Parcel as may be required by governmental authorities where it may be necessary because of engineering requirements.and the construction of the Road, including slope and grading easements. 7. Contemporaneously with the conveyance or dedication of the Right -of -Way, SCP shall post a performance bond ("Performance Bond") with the Town, with an AM Best rating of AA or better, based upon an estimate prepared by GeoConcepts, and in an amount, form and substance reasonably acceptable to the Town for the Closure and Building Pad. The Performance Bond shall be in an amount sufficient to cover 150% of the estimate of the costs of all the work required for the Closure and the construction of the Building Pad. SCP shall be responsible for and pay the cost to GeoConcepts for preparing the said estimate. (SCP shall also post an additional Performance Bond to cover the construction and cleanup of the Road as would be customarily by VDOT and the County.) S. As soon as is feasible after the first section of the Subdivision Plat has been approved, is final and is of record, but in no event more than one (1) year thereafter, SCP will commence the Closure and, thereafter, construction of the Building Pad and, at all times, will diligently pursue the completion of the same. In no event shall the Closure and construction of the Building Pad be completed later than two years after the Right -of -Way is dedicated or conveyed by the Town. The said two (2) year period may only be extended by written agreement of the Town, which consent the Town agrees shall not be unreasonably withheld, conditioned or delayed, for such a reasonable period of time as may be required because of delays resulting from such things as acts of God, fire or other casualties. 9. (a) In the event the Closure and the Building Pad have not been finally completed within the said two (2) year period, except as above set forth, the Town shall have the right in which to require SCP, its successors or assigns, to reconvey the Right -of -Way to the Town, at no cost or expense to the Town. That amount of the Performance Bond necessary to complete the Closure and Building Pad shall be forfeited to the Town, provided, however, that in the event the 3 Town elects to exercise its option to forfeit the said Performance Bond as hereinbefore set forth, the Town shall first give SCP written notice of the same and SCP shall have a period of ninety (90) days thereafter in which to finally complete the Closure and Building Pad. In the event SCP completes the same within the said ninety (90) day period, the Performance Bond shall not be forfeited. (b) In the event that Frederick County will not approve the first section of the subdivision because of the aforementioned possibility of a reverter of the Right- of -Way, and the County documents this as the sole reason for the subdivision's rejection, the Town agrees to release this reverter restriction contemporaneous with proof of a signed and fully funded contract by SCP for the Closure and Building Pad, with work to begin on the closure within sixty days from the signed contract, and completion within 24 months. 10. SCP shall select either Exhibit A or Exhibit B as its location for the right of way within a reasonable period of time, and shall advise the Town of the selected location. 11. The Town ani.. SCP agree, that, at all times, they will cooperate in order to achieve the objectives set forth in this Agreement, including obtaining any and all permits necessary therefor. 12. This Agreement and the rights and liabilities hereunder of the parties shall be governed by the laws of the Commonwealth of Virginia. 13. This Agreement constitutes the entire agreement between the parties, shall replace and supersede all prior agreements between the parties, whether written or oral, and may be amended only by a written agreement signed by all of the parties. Each party executing this Agreement represents and warrants that said parry has the right, power and authority to execute the same and bind the said party hereto. 14. In the event any provision of this Agreement shall be held invalid or unenforceable by any court of competent jurisdiction, such holdings shall not invalidate or render unenforceable any other provision hereof. 15. This Agreement and all of the terms, conditions and obligations hereunder shall inure to the benefit or obligation, as the case may be, and shall be binding upon the parties and their respective personal representatives, heirs, successors and assigns. 16. This Agreement may be executed in any number of counterparts, any one and all of which shall constitute the Agreement of the parties and each of which shall be deemed an original. 17. Any notice, request, demand, instruction or other communication to be given to either party hereunder, shall be in writing and shall be hand -delivered or sent by Federal Express or a comparable overnight mail service, or mailed by U.S. registered or certified mail, return receipt C! requested, postage prepaid, to SCP, Town, SCP's Counsel, and Town's Counsel, at their respective addresses set forth below. The addressees and addresses for the purposes of this Section may be changed by giving notice. Unless and until such written notice is received, the last addressee and address stated herein shall be deemed to continue in effect for all purposes hereunder. 18. SCP shall reimburse the Town $1425.00 to assist in covering the expenses incurred in reaching this agreement. If to SCP: Scott C. Plein, President SCP, Inc. 43571 John Mosby Highway, Suite 120 Chantilly, VA 20152 Telephone: 703-222-0449 Facsimile:..703-327-6760 With a copy to: If to Town: David E. Feldman, Esq. Odin, Feldman & Pittleman, P.C. 9302 Lee Highway, Suite 1100 Fairfax, VA 22031 Telephone: 703-218-2108 Facsimile: 703-218-2046 Town of Stephens City Attention: Mike Kehoe, Town Manager P.O. Box 250 Stephens City, VA 22655 Facsimile: 1-540-869-6166 With a copy to: J. David Grim, Esq. Fowler Griffin Coyne Coyne & Patton, P.C. 29 North Braddock Street Winchester, VA 22601 Telephone: 540-667-6400 Facsimile. 540-722-4828 5 WITNESS the following signatures and seals: SCP, INC., a Virginia corporation Name: Scott C. Plein Title: President TOWN OF STEPHENS CITY, VIRGINIA, A municipal corporation and body politic Date: (SEAL) By:a/� � o Z. /e (SEAL) Name: Mike Kehoe Title: Town Administrator, its authorized representative COMMONWEALTH OF VIRGINIA, CITY/COUNTY OF Jtc ^" f to -wit: I, the undersigned Notary Public in and for the jurisdiction aforesaid, do hereby certify that Scott C. Plein, Ore `sic -e n + of SCP, Inc., who is known to me as the person who executed the foregoing Agreement, personally appeared before me in my said jurisdiction and acknowledged this to be his act and deed. Given under my hand and seal this 1 day of (t+ , , 2002. Notary Public j My Commission Expires: 3 COMMONWEALTH OF VIRGINIA, CITY/COUNTY OF"IA- cm tcl-� , to -wit: I, the undersigned Notary Public in and for the jurisdiction aforesaid, do hereby certify that Mike Kehoe, the Town Administrator of the Town of Stephens City, Virginia, who is known to me as the person who executed the foregoing Agreement, personally appeared before me in my said jurisdiction and acknowledged this to be his act and deed. Given under my hand and seal this day of , 2002. Notary Public f v My Commission Expires: 0C 7 h NCR. F / TONN OF I 5TE714EN CITY MAIN L4GXN 5N7RANCF r \ �U JII \\ s crTY WN OF 5 NFT! \ \ \TO P!N # 142 f \ \ z1A e scale: / � � lz � 90 0 100 200 1 inch = 200 ft. FjRoFo✓EL 3 7:E / .EN Cl I / R. . Oma / l e FRED -;:RICK COUNrr VIRGINIA I christopher consultant �►� engineering surveying land pianrnng 45940 hases(tOe Onve Isune 1001 51EfW9. —a"a 20166 (1 f /IIS h NCR. 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I � n - ...... .M _ H YYMUWuiTnNniMF.C�f•�. ooir�l•+"'.'4�� •ur�iX:brwM!ri"rwr )'�•.�liir!_L''� rr �• r �,•r-:" _ Irl it iYpi ' a..+' b .:�.11-5^.� ` .,ti+�, � �pf • j. 1I .�. .. `J, •—...,. - ty MrK��S/lr�� r� 'I j,%SW r� � - r r - { »e ,_ ., .._ I iIS _MSG - rl r t� � • wrH FYI r',i 1 l/' ,7 .11 .1. W115'.!Ty is•1 I JJJ II ' ��^I i'I .•. P h:+...t•J4 Ir'IJ A ®I pR ii :PI,� ' 1 I C �'� la �� 1 ,, :9'� / Plrn rr.7rr'rl� � �.,f rt +r f 1 , R �• -' .. If a r "I r7 .'.IV 1 ... � ��.� 1 J r11 f Y Y7 T"'), r C� ynA • i J � I - V _ •71•x' -�s '�•'w •/�1'7 '�'�� JJ" i � ,� _ _ i b fY ,� I "". t .! r II+ r r I •. �� ; T 'C,�'�y: . •�,�?�•....�`.., y `tet u� r' ; � ,'� 7 i .a._, 7 + 1 � '.d+J. '' f. / '"1 �,•'� { -}.u... �•: .`. +Yrs tir i ,(,,. /.t.r 4 y • � , l � Y �-�ti31 � � Y \• \tom d.-�r� `r' y/ ,: ( 1' 1 ,'.. ! ' I: Ji r'J •f raj �•-....,d � y' Itw-�'�" �.• ' r �Irr T ! 7�Ji j r_• r.i • r_ r I � � �•� �-�..y.."=`"'ti � vt :fir ,I ;� /, � ' f (-�^�-=� 1ttt"'••"`�,Illl it '. �t bii� tJ„�,, I+~•• .1• ... Ci , � iii tttiii ••••,: \\ ;, 7-1 cv 'r nR,a, i � fir.". f „��,•t �`� �,� ,. I_ Y i • •� r aT ,..r 1�� ' `"� -.ICL t� `�:r/• � : r �•, r I �dy � �itCbr LSC, -'r1Jr1/AI ^- I .b I✓YMJ�I yr ..1 J i7 , rr.l s r,�l a; P>�DPCISED GAAD TrfAIUSF�R lhun.r. wl�eraxlb pREL�M/N�RY PLATu� eco uO& to".. EE -2(39 FAX: (59) GSS--U 3 [wig "4*6r,r,.MZZ �� I J,am',.,ti• wr,(Sr�k1 D157?1r'T r�t��leK cn�Nl'Y NRGh4G1 JUL-01-2003 10:04 PM STEPHENSCITY 15405696166 P.01 ADDENDUM TO AGREEMENT THISA�,E;NDUM TO AGREEMENT ("Addendum") made and entered into this day2003, by and between the TOWN OF STEPHENS CITY, VIRGWIA, a municipal corporation, hereinafter the "Town," and SCP, INC., a Virginia corporation, hereinafter "SCP". WITNESSETH: WHEREAS, the parties hereto entered into an Agreement on the lst day of October, 2002 ("Agreement") related to the Closure of Lagoons and the construction of a Building Pad; and WHEREAS, the Town adopted a new Resolution ("New Resolution") on the day of , 2003, a copy of which is attached hereto and marked Exhibit E, whereby the Yown authorized the Town Administrator to execute this Addendum on behalf of the Town and bind the Town hereto, NOW, THEREFORE, FURTHER WITNESSETH, that for and in consideration of the premises and the mutual promises and undertakings of the parties, the parties agree as follows; The recitals herein shall be deemed a part of this Addendum. 2. (a) Amend Paragraph 6 of this Agreement by deleting the reference in the third line to "Exhibit A or B" and inserting `Exhibits A, B or D". (b) Amend Paragraph 6(a) in the third line by deleting "Exhibit A or B" and inserting "Exhibits A, B or D". (c) Amend Paragraph 6(c) by deleting the second sentence and inserting the following; "The application for the approval of the rezoning will be made on or before March 1, 2004." Amend Paragraph 10 in the first line by deleting "Exhibit A or Exhibit B" and inserting "Exhibits A, B or D". 4. Except as otherwise expressly modified herein, all other terms, conditions, and provisions of the Agreement shall remain in full force and effect. JUL-01-2003 10:04 PN STEPHENSCITY 15408696166 P_02 WITNESS the following signatures and seals: Date; 1 SCP, INC., a Virginia corporation r By: (SEAL) N e: Scott C. Plein Title: President TOWN OF STEPHENS CITY, VIRGINIA A municipal corporation and body politic Date: '7 / zw k 3 By: /'O_'�—_(SEAL) Name: Mike Kehoe Title: Town Administrator, its authorized representative COMMONWEALTH OF VIRGINIA, CITY/COUNTY' OF r ,U R (.CK to -wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that Scott C. Plein, President of SCP, Inc., who is known to me as the person who executed the foregoing Addendum to Agreement, personally appeared before me in,ry said jurisdiction and acknowledged this to be his act and deed. Given under my hand and seal this day off' u�, 003, Notary Public My Commission E res: l 2 JUL-01-2003 10:05 PM STEPHENSCITY 15408696166 P.03 COMMONWEALTH OF VIRGINIA, CITY/COUNTY OtJLC_ % i C.l` , to -wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that Mike Kehoe, Town Administrator of the Town of Stephens City, Virginia, who is known to me as the person who executed the foregoing Addendum to Agreement, personally appeared before me in my said jurisdiction and acknowledged this to be his act and deed. Given under my hand and seal this Z day 2001 Notary Public My Commission E res; N MATA\ch-1A071M00002ldcf d - 6-24-03 ADMN130M TO AGRRHME N1 don JUL-01-2003 10:06 pm STEPHENSCITY 15408696166 P,04 Jun 25 03 01:28p ocl-Loudoun 7034445230 P.2 1. S D STEP NS �A�RRY F TIMP-5CW 1/1 PIN st A 146 I � \ 1 TONN OF STEPHEN C17r LAGOM FACE OF \ --� _ �-. k OF STEPNEWS C17r Scale: PIN st 6 A 142 L 0 100 200 I inch = 200 ft. PROPO.5,ED 3 TEPNEN CIT-r R.O.Wl. christopher consultant., engineering - surveying, land planning FRWERICK CWN7, VIRGINIA &rjfijC'p"m OOrWA4--- fic, 43940 d.0 (-WIV 100) OWift. MMI 2016e -JUNE 25, 2003 LA -312 703."4.3707 -1-103.444.5230 01I 08i :2,bU" 11 : 5 f u d j z f C f bel L I I tion STEPHENS CITY LAGOON CLOSURE PLAN Existing Condition: T, I FILE The Stephens City WWTP consists of a pre -aeration cell., lagoon and disinfection facilities. ne pre -aeration cell has a volume of 0.435 MG. Ile lagoon has a volume of 3.6 MG divided into two equal cells. The lagoon discharges to Stephens Run. Future C nditions: The expansion of the WWIP at Parkim Mill will include flows from Stephens City, eliminating the need to use the lagoon. A new interceptor line from the manhole upstream of the lagoon will be connected to the Stephens City interceptor and Will be connected to a new pump station (see attached Figure). The flows will be treated at the Parkins Mill VS WTP eparated by the Frederick County Sanitation Authority. A survey plat plan showing the location and dimensions of the disposal area will be duly recorded with the Clerk of the Frederick County Court, before the closure of the lagoon. COMMONWEALTH OF VIRGWIA Depar+mcn t of Health Officer of Water Frogoms Lexington Field Office Lagoon Closur= Plan ()q F4— ( ) App --d () Operatiam & Maintenance Manual (79 Conditionally () Addendum Approved ( ) C3ange Order ( } Di®pptvvrd ( ) Revised Plan 5beeks) ( ) Rrvimd Specifiollon sbect(s) ( ) Sludge Management Plan Date Fngiae 'ing Field Dircctor �N r. >/ x " 8" 01.,'08/2002 11:25 r 0332.'b LiNVA J41 bb SECTION I - LAGOON DRAINAGE The Stephens City lagoon currently treats the wastewater originating from 5tepbens City. The supernatant of the lagoon will be pumped (after disinfection) from the lagoon to Stephens Run until such time the level in the lagoon drops to the height of the air diffusers. The pathogenic organisms will be monitored by taking grab samples of the effluent to insure the number of fecal coliform is less than 200 per 100 ml. The drainage process will be closely monitored to ensure that the Stephens City lagoon permit is met, At this point, the blower will be disconnected from the air diffuser. The air diffuser will then be manually removed from the lagoon. The wastewater from the lagoon will .then .be pumped to the manhole upstream of the lagoon, from wber6 it will flow to the Stephens Run Pump Station. Once the bottom of the sludge blanket is reached, the liquid (about 4%) will, then be hauled by a truck to the Opequon WW I`p. The remaining sludge will be left in place to be buried. This sludge will be tested to ensure that it is non -hazardous prior to being covered. SECTION II - SOLID STABILIZATION Once the liquid has been removed, the lagoon sediment will be allowed to air dry for a m'n�um ten day period with no significant precipitation and air temperature exceeding 0°C. In order to minimise putrescence, dry limestone will be applied at a rate of 1 1/2 pounds per 100 sq. feet over the lagoon sediment. 81/88:'21'882 11:''5 7 B��Ibr`bb L l l"W r; SEC 17ON III - PIPING AND APPURTENANCES REMOVAL After the Stephens City interceptor is connected to the pumping station, there will be no need of certain structures and piping_ 'The structures includes the disinfection unit which will be removed. The pipe that comes into the Stephens City lagoon from the upstream manhole will be plugged and an intermediate manhole will be filled and graded to match the adjacent area - SECTION N - GRADING After the sludge has dried sufficiently (SECTION II), the sediment will be covered as follows: The average depth of the lagoon is 5' (60'). The fast six inches will have clay compacted_ to a permeability of I z. Z06 erre/secThzr surface w be covered with art additional 54 -inches of borrowed compacted material applied in lifts not arceeding 12" The lagoon berms will be pushed in- and the area will be graded azrd sloped approximately 2- 0- to prevent ponding card- promote runoff. Cllr vi CGU:. 11:-0fUZ;'Zi�l-Gf0t7 L1ivi.•n r�..� ��• �, SECTION V - SEEDING T r— rapped lagoon and denuded areas will be sown with a mixture of annual and perennial rye grass as well as a tall fescue and red clover in order to minimise erosion (low maintenance area). Seed will be applied at the following rates. annual rye grass, 100 lbs/acre; perennial rye, 50 lbs/acre; tall fescue, 50 lbs/acre; red clover, 20 lbs/acre, ,An all purpose fertilizer (10`10-10) will be applied at a rate of 1.000 lbs/acre. Lime; will be applied at the rate of one ton/acre, if needed. Overseeding will be accomplished as necessary in ordez to provide a uniform, dense cover. SECTION VI. - EROSION CONTROL/MARMNANCE Permanent erosion control will consist of the slope/grading criteria and vegetative covering outlined in Sections N and V. Temporary erosion control procedures will conform to the standards and specifications stipulated in the Virginia Erosion and Sediment Control Handbook Silt fences and diversion dikes will be established to stabilize the area until, the grass cover is permanently established. Maintenance of the area will consist of those activities to insure adequate cover and slope characteristics exist after the lagoon is closed. The area will be mowed periodically to enhance the overall appearance of the site_ a/dryf acphc=slago= Fairfax I mina, Prince William Columbia 9900 Main Street, Fourth Roor 45940 Horseshoe Drive, Suite 100 7215 Gateway Court Fairfax, Va 22031 Sterling, VA 20166 Manassas, VA 20109 703.273.6820 703.444.3707 703.393.9887 www.christopherconsultants.com 7172 Columba Gateway Drive, Suite 100 Columbia, MD 21046 301.881.0148