HomeMy WebLinkAbout02-21 Impact Analysis
GREYSTONE PROPERTIES, LLC
& WHITE FAMILY PROPERTIES
AGE-RESTRICTED & RURAL AREA REZONING
IMPACT ANALYSIS STATEMENT
Tax Parcels 53-A-90, 53-A-91, 53-A-92, 53-A-92A,
53-A-92B, 53-3-A & 63-A-2A
Gainesboro Magisterial District
Frederick County, Virginia
March 25, 2021
Contact Person: Evan Wyatt, Director of Land Planning
Greenway Engineering, Inc.
151 Windy Hill Lane
Winchester, VA 22602
540-662-4185
File #3800G Impact Analysis Statement/EAW
2
GREYSTONE PROPERTIES, LLC
& WHITE FAMILY PROPERTIES
AGE-RESTRICTED & RURAL AREA REZONING
IMPACT ANALYSIS STATEMENT
INTRODUCTION
This report has been prepared for the purpose of assessing the impact on Fredrick County by
the proffered rezoning of the previously approved Willow Run Traditional Neighborhood
Development owned by Greystone Properties, LLC; 740 LLC; 750 LLC; Willow Grove.V
LC; and Willow Springs Estate, LLC identified as Tax Map Parcels 53-A-90, 53-A-91, 53-A-
92, 53-A-92A, 53-A-92B, 53-3-A and 63-A-2A. The subject properties are located on the
north side of Cedar Creek Grade (Route 622), the east side of Route 37 and Merriman’s Lane
(Route 621), the south side of the Winchester & Western Railroad, and the west side of the
City of Winchester Corporate Limits. The 357.64± acre subject properties are currently
zoned R4, Residential Planned Community District and the Property Owners propose to
rezone the entirety of the subject properties area to RP, Residential Performance District and
RA, Rural Areas District with proffers to allow for the development of an age-restricted
residential community on the Greystone Properties, LLC parcels and to maintain agricultural
land use and family residential dwellings on the 740 LLC, 750 LLC, Willow Grove.V LC,
and Willow Springs Estate, LLC properties (White Family Properties).
Basic information
Location: Fronting on the north side of Cedar Creek Lane (Route
622) and Merriman’s Lane (Route 621); Adjoining
Route 37, Winchester & Western Railroad, and the City
of Winchester Corporate Limits
Magisterial District: Gainesboro District
Tax Parcel Numbers: 53-A-90, 53-A-91, 53-A-92, 53-A-92A, 53-A-92B,
53-3-A and 63-A-2A
Current Zoning: R4, Residential Planned Community District
Current Use: Agricultural and Family Residential Dwellings
Proposed Zoning: RP, Residential Performance District (119.27± acres)
RA, Rural Areas District (238.37± acres)
File #3800G Impact Analysis Statement/EAW
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Proposed Use: Age-Restricted Residential Community (119.27± acres)
Agricultural and Family Residential Dwellings (238.37± acres)
Total Rezoning Area: 357.64± acres with proffers
COMPREHENSIVE POLICY PLAN
Urban Development Area
The Urban Development Area (UDA) defines the general area in which residential,
commercial, industrial, and institutional land use development is encouraged in the County.
The 357.64± acre subject properties are currently located within the UDA; therefore,
expansion of the UDA boundary to accommodate the proposed age-restricted residential
community on 119.27± acres (Tax Parcels 53-A-91 and 63-A-2A) and the rezoning of the
238.37± acres to accommodate the agricultural and family residential dwellings (Tax Parcels
53-A-90, 53-A-92, 53-A-92A, 53-A-92B and 53-3-A) is not required for this rezoning
application.
Sewer and Water Service Area
The Sewer and Water Service Area (SWSA) is generally consistent with the UDA, but also
extends outside of the UDA to accommodate areas of the County in which commercial and
industrial land use development is only desired. The 357.64± acre subject properties are
currently located within the SWSA; therefore, expansion of the SWSA boundary to
accommodate the proposed age-restricted residential community on 119.27± acres (Tax
Parcels 53-A-91 and 63-A-2A) and the rezoning of the 238.37± acres to accommodate the
agricultural and family residential dwellings (Tax Parcels 53-A-90, 53-A-92, 53-A-92A, 53-
A-92B and 53-3-A) is not required for this rezoning application.
Comprehensive Plan
The 357.64± acre subject properties are a component of the Western Jubal Early Land Use
Plan (WJELUP) which is a large area plan within the County’s Comprehensive Policy Plan.
The WJELUP includes approximately 600 acres that is bound by Route 37, Cedar Creek
Grade (Route 622), Merriman’s Lane (Route 621) and the City of Winchester Corporate
Limits. The WJELUP identifies the predominant land use as urban and suburban residential
which is expected to consist of single-family detached and single-family small lot units with
a gross residential density of four dwelling units per acre (4 DU/Acre). The WJELUP also
identifies two commercial land bays located at the intersection of Route 37 and Cedar Creek
Grade and at the future intersection of Route 37 and West Jubal Early Drive. The WJELUP
identifies the extension of West Jubal Early Drive to a new interchange at Route 37; as well
as a north-south major collector road as the primary transportation improvements within the
study area.
File #3800G Impact Analysis Statement/EAW
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The 119.27± acre portion of the 357.64± acre subject properties that is proposed for an age-
restricted residential community is located within the portion of the WJELUP that is planned
for future Residential Land Use. The proposed age-restricted residential community will be
developed as single-family small lot units with a residential gross density that will not exceed
4 DU/Acre. The rezoning of the 238.37± acres to accommodate the agricultural and family
residential dwellings will not allow for the development of residential land use at a gross
density of 4 DU/Acre and will not allow for commercial development. However, the
WJELUP identifies these future land uses should the 238.37± acres be considered for future
development through a subsequent rezoning process, similar to other RA District properties
located within the WJELUP area.
SUITABILITY OF THE SITE
Access
The subject properties are located on the north side of Cedar Creek Grade (Route 622) and
the south side of Merriman’s Lane which currently serves as the primary means of access to
the 357.64± area. The 119.27± acre portion of the subject properties proposed for an age-
restricted residential community will be developed as a gated community if the Board of
Supervisors allows for a complete system of private streets within the project. The age-
restricted community will access Cedar Creek Grade and the Proffer Statement commits to
significant improvements on Cedar Creek Grade to ensure the safety of the traveling public.
The age-restricted community adjoins Cidermill Lane within the City of Winchester and the
Proffer Statement commits to provide a gated connection point that will serve as a secondary
emergency access point for the project. The Proffer Statement specific to the 119.27± acre
portion of the properties that is proposed to be rezoned to the RP District provides for a 102’
right-of-way dedication with permanent and temporary easements for the future West Jubal
Early Drive project and provides for the construction of a gated access entrance by the
developer that will allow for connectivity to West Jubal Early Drive when it is developed in
the future. The 238.37± acre portion of the subject properties that is proposed to be rezoned
to the RA District will continue to use Merriman’s Lane (Route 621) and Orchard Lane as
access. The Proffer Statement specific to this portion of the subject properties provides for a
25-year reservation of right-of-way for the future extension of West Jubal Early Drive and
for the relocation of Merriman’s Lane.
Flood Plains
The subject properties contain areas of floodplain in conjunction with Abrams Creek which
encompass portions of Tax Parcels 53-A-90, 53-A-91, 53-A-92, 53-A-92A and 53-A-92B.
FEMA NFIP Map #51069C0212D, Effective Date September 2, 2009 identifies the location
of floodplains and floodways within these tax parcels. The 119.27± acre portion of the
357.64± acre subject properties that is proposed for an age-restricted residential community
will be designed to avoid floodplain areas; therefore, there will be no impacts to this
environmental feature.
File #3800G Impact Analysis Statement/EAW
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Wetlands
The subject properties contain areas of wetlands in conjunction with Abrams Creek as
demonstrated on the National Wetlands Inventory (NWI) Map and information from the
Frederick County GIS Database. The 119.27± acre portion of the 357.64± acre subject
properties that is proposed for an age-restricted residential community will be designed to
avoid wetland areas; therefore, there will be no impacts to this environmental feature.
Soil Types
The 357.64± acre subject properties contain five soil types as demonstrated by the Soil
Survey of Frederick County, Virginia, and the Frederick County GIS Database. The
following soil types are present on site:
5B Carbo Silt Loam 2-7% slope
14B-14D Frederick-Poplimento Loams 2-25% slope
16C-16D Frederick-Poplimento Loams, Very Rocky 7-25% slope
17C/17E Frederick-Poplimento – Rock Outcrop Complex 2-45% slope
29 Massanetta Loam
The Frederick-Poplimento Loams and Massanetta Loam are identified as a prime agricultural
soil. The Frederick-Poplimento Loams comprise the majority of the 119.27± acre portion of
the 357.64± acre subject properties that is proposed for an age-restricted residential
community. This soil type has moderate shrink-swell potential and is appropriate for the
development of residential structures. Geotechnical analysis will be conducted in conjunction
with the development of the private street systems and community building serving the age-
restricted residential community.
Other Environmental Features
The 119.27± acre portion of the 357.64± acre subject properties that is proposed for an age-
restricted residential community contains an area of steep slope surrounding a pronounced
sinkhole that is located within the central portion of Tax Parcel 53-A-91. Residential
structures will not be developed within this area; however, the project design may
incorporate recreational amenities within this area. Additionally, the Proffer Statement
requires geotechnical analysis for all residential lots that are platted within 100 feet of the
pronounced sinkhole area prior to the issuance of building permits for these lots.
SURROUNDING PROPERTIES
Adjoining property zoning and present use:
North: PUD-LR, Planned Unit Development Use: Residential (City)
South: RP, Residential Performance District Use: Residential
RA, Rural Areas District Agricultural & Commercial
File #3800G Impact Analysis Statement/EAW
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East: PUD-HR, Planned Unit Development Use: Residential (City)
West: RP, Residential Performance District Use: Residential
RA, Rural Areas District Residential & Golf Course
TRANSPORTATION
A Transportation Impact Analysis (TIA) has been prepared for the 119.27± acre portion of
the 357.64± acre subject properties that is proposed for an age-restricted residential
community. The TIA dated November 2019 prepared by Kittelson & Associates, Inc. is
consistent with the approved VDOT Scoping document which includes analysis of the age-
restricted residential project entrance on Cedar Creek Grade, the Route 37 interchange on and
off ramps, and the Cedar Creek Grade/Valley Avenue intersection in the City of Winchester.
Additionally, the TIA includes analysis of an annualized traffic growth rate of 1%;
background traffic conditions during the weekday AM/PM Peak Hour periods; and total
traffic conditions based on full build out of the age-restricted community through forecast
year 2027.
The TIA analysis provides a Level of Service (LOS) at the Route 37 interchange on and off
ramps and the Cedar Creek Grade/Valley Avenue intersection in the City of Winchester
during the weekday AM/PM Peak Hour periods based on existing conditions and based on
background conditions. The TIA analysis identifies a LOS B/B for the Route 37 southbound
on and off ramps (existing and background conditions); a LOS C/B for the Route 37
northbound on and off ramps (existing and background conditions); and a LOC C/C for the
Cedar Creek Grade/Valley Avenue intersection in the City of Winchester (existing and
background conditions). The TIA analysis provides a LOS for these intersections, as well as
the age-restricted residential project entrance on Cedar Creek Grade at full build out of the
age-restricted community through forecast year 2027. The LOS at full build out of the
project demonstrates no change to the LOS C/B for the Route 37 northbound on and off
ramps and the LOC C/C for the Cedar Creek Grade/Valley Avenue intersection in the City of
Winchester. The TIA demonstrates a minor change of a LOS B/C for the Route 37
southbound on and off ramps compared to a LOS B/B without the age-restricted residential
community. The TIA demonstrates a LOS D/F for the age-restricted residential project
entrance primarily due to left-turn movements onto Cedar Creek Grade. The TIA further
states that there are no noticeable operational impacts for Cedar Creek Grade mainline traffic
between Route 37 and the Cedar Creek Grade/Valley Avenue intersection in the City of
Winchester.
The Owners have worked collaboratively with VDOT and the County to develop an off-site
design plan for Cedar Creek Grade to address the LOS issue identified for left turn
movements onto Cedar Creek Grade and to expand the length and storage capacity of right
and left turn lanes and taper lanes on Cedar Creek Grade serving the proposed project. The
Traffic Consultant who prepared the initial TIA has modeled the improvements identified in
the off-site design plan for Cedar Creek Grade and has issued a Technical Memorandum
confirming that these improvements result in a LOS C for left-turn movements from the
File #3800G Impact Analysis Statement/EAW
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project onto Cedar Creek Grade. These off-site improvements are provided on the proffered
Cedar Creek Grade Improvements Exhibit dated March 25, 2021.
The Owners have provided a Proffer Statement to mitigate transportation impacts associated
with the rezoning of the 119.27± acre portion of the 357.64± acre subject properties that is
proposed for an age-restricted residential community and to assist Frederick County with the
ability to work with VDOT to secure funding for the future extension of West Jubal Early
Drive to Route 37. The proffered transportation improvements include the following:
➢ Improvements to Cedar Creek Grade to include a westbound separated right-turn lane
that provides an approximate 150’ storage length/50’ taper length meeting the
requirements of the approved VDOT traffic study.
➢ Improvements to Cedar Creek Grade to include an eastbound separated left-turn lane
that provides an approximate 200’ storage length/200’ taper length meeting the
requirements of the approved VDOT traffic study.
➢ Improvements to Cedar Creek Grade to include an eastbound separated median
protected acceleration lane that provides an approximate 225’ storage length/180’
taper length meeting the requirements of the approved VDOT traffic study.
➢ A 20’ right-of-way dedication along the Cedar Creek Grade property frontage outside
of the limits of the Cedar Creek Grade improvements for future corridor widening.
➢ Construction of a gated entrance to the age-restricted community with sufficient
vehicle stacking and vehicle recovery area to prevent traffic from backing up onto
Cedar Creek Grade if the Board of Supervisors allows a complete system of private
streets within the community.
➢ Construction of an emergency only gated access at the Cidermill Lane connection to
provide a second means of emergency access for the age-restricted community.
➢ A 102’ right-of-way dedication with permanent and temporary easements throughout
the limits of the proposed RP District property to accommodate the future extension
of West Jubal Early Drive.
➢ A 102’ right-of-way reservation with permanent and temporary easements throughout
the limits of the proposed RA District property to accommodate the future extension
of West Jubal Early Drive for a period of 25 years.
➢ An 80’ right-of-way reservation with permanent and temporary easements within the
proposed RA District property to accommodate the future relocation of Merriman’s
Lane to the extension of Jubal Early Drive for a period of 25 years.
The Owner’s Proffer Statement provides for transportation improvements and commitments
that will adequately mitigate transportation impacts associated with this rezoning proposal.
SEWAGE CONVEYANCE AND TREATMENT
The subject property is located within the Sewer and Water Service Area (SWSA); therefore,
the property is entitled to be served by public sewer based on County Policy. Frederick
Water is the provider of public sewer service and owns and maintains the public sewer
infrastructure within this area of the County. Frederick Water adopted the 2017 Sanitary
File #3800G Impact Analysis Statement/EAW
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Sewer Master Plan to assess sanitary sewer facility needs for development and growth within
their service area and the subject property is a component of the Southern Service Region.
Frederick Water has developed a 12-inch sewer force main which is located directly across
Cedar Creek Grade from the 119.27± acre portion of the 357.64± acre subject properties that
is proposed for an age-restricted residential community. The 12-inch sewer force main
connects to the 18-inch Hoge Run sewer interceptor which is the main transmission line to
the Parkins Mill Wastewater Treatment Plant (PMWTP). The 12-inch sewer force main and
the 18-inch Hoge Run sewer interceptor have sufficient capacities for transmission of sewer
effluent to the PMWTP. The PMWTP has a maximum design flow treatment capacity of 5.0
MGD and is currently operating at approximately 50% of design capacity.
The Owner’s Proffer Statement states that there will be a maximum of 300 age-restricted
residential dwellings that are developed within the subject property. Based on comparable
discharge patterns and typical flows from residential developments, a 300 gallons/day per
dwelling unit is an appropriate conservative sewer demand projection specific to this
rezoning application.
Q = 300 gallons/day per age-restricted dwelling unit
Q = 300 GPD x 300 age-restricted dwelling units
Q = 90,000 GPD
TOTAL: Q = 90,000 GPD projected sewer demand
Frederick Water has identified the need for the development of a pretreatment system and a
chemical feed system for the sanitary sewer pump station and the 12-inch sewer force main
serving the age-restricted community for the purpose of odor control until there is sufficient
flow in the 12-inch sewer force main. The Proffer Statement provides for the development of
these systems; as well as for the costs necessary for the on-going operation and maintenance
of these systems until Frederick Water advises that sufficient flows are available to eliminate
this need. Additionally, the Proffer Statement provides for the construction of a 12-inch
sewer force main internal to the project; sufficient land area within the project to
accommodate future expansion of the on-site sewer pump station; and easements to adjoining
properties to allow connections to the on-site sanitary sewer system.
Frederick Water has adequate infrastructure in place to meet the projected sewer demands for
the proposed age-restricted project for the transmission and treatment of sewer effluent. The
Proffer Statement provides for the development of a pretreatment system and a chemical feed
system for the benefit of the sanitary sewer pump station and 12-inch sewer force main
which includes costs for on-going operations and maintenance. It should also be noted that
the Owners of the subject property proposed for the age-restricted residential community
have an existing agreement with Frederick Water that involves annual payments of
residential meters to assist in the cost of the installation of the 12-inch sewer force main.
Therefore, the proposed rezoning can be sufficiently accommodated by public sewer service
through a system with adequate conveyance, capacity, and treatment.
File #3800G Impact Analysis Statement/EAW
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WATER SUPPLY
The subject property is located within the Sewer and Water Service Area (SWSA); therefore,
the property is entitled to be served by public water based on County Policy. Frederick
Water is the provider of public water service and owns and maintains the public water
infrastructure within this area of the County. Frederick Water has an existing 20-inch water
transmission main located along the western boundary of the subject properties which is
being extended to connect the existing 4.0 MGD ground water storage tank to other existing
elevated water storage tanks to provide redundancy through the public water transmission
system.
The Owner’s Proffer Statement states that there will be a maximum of 300 age-restricted
residential dwellings that are developed within the subject property. Based on comparable
discharge patterns and typical flows from residential developments, a 300 gallons/day per
dwelling unit is an appropriate conservative water demand projection specific to this
rezoning application.
Q = 300 gallons/day per age-restricted dwelling unit
Q = 300 GPD x 300 age-restricted dwelling units
Q = 90,000 GPD
TOTAL: Q = 90,000 GPD projected water demand
Frederick Water obtains potable water from local quarries which are treated at the Diehl
Filtration Plant (3.2 MGD) and the Anderson Filtration Plant (4.0 MGD). Frederick Water
has sufficient water capacity to serve the subject property based on current and future
demands. Therefore, the proposed rezoning can be sufficiently accommodated by public
water service with adequate conveyance, capacity, and treatment.
SITE DRAINAGE
The topographic relief specific to the 357.64± acres generally directs drainage towards
Abrams Creek located in the northern portion of the subject properties. A small portion of
the age-restricted residential community site directs drainage towards Cedar Creek Grade
(Route 622). The age-restricted residential community design will evaluate stormwater
quality and quantity and appropriate measures will be implemented on-site to mitigate
stormwater impacts. The Owner will work with the Department of Public Works during the
Site Development Plan process to identify stormwater volumes from the proposed
development of the subject property to ensure that there are no detrimental impacts to
Abrams Creek, Cedar Creek Grade, and adjoining properties. All stormwater management
plans and erosion and sedimentation control plans associated with the development of the
age-restricted residential community will be required to be designed in conformance with all
applicable state and local regulations; therefore, site drainage and stormwater management
impacts to adjoining properties and the community will be mitigated.
File #3800G Impact Analysis Statement/EAW
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SOLID WASTE DISPOSAL
The impact on solid waste disposal facilities associated with the development of the proposed
age-restricted residential community on the 119.27± acre portion of the 357.64± acre subject
properties can be projected from an average annual residential consumption of 5.4 cubic
yards per household (Civil Engineering Reference Manual, 4th edition). It is anticipated that
the buildout of the age-restricted residential community will yield 300 residential units
resulting in the following solid waste disposal impact projections:
AAV = 5.4 cu. yd. per household
AAV = 5.4 cu. yd. x 300 households
AAV = 1,620 cu. yd. at build-out, or 1,134 tons/yr. at build-out
The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of
13,100,000 cubic yards of air space. The age-restricted residential community will generate
approximately 1,134 tons of solid waste annually on average. This represents a 0.5%
increase in the annual solid waste received by the Municipal Solid Waste area of the
Regional Landfill, which currently averages 200,000 tons per year. Solid waste produced by
the age-restricted residential community will be disposed at the Regional Landfill by a
commercial waste hauler; therefore, the County will receive tipping fees associated with this
land use to mitigate this impact. The Regional Landfill has adequate capacity to
accommodate the solid waste impacts associated with this rezoning proposal.
HISTORICAL SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey identifies Homespun (#34-180) and the
Stuart Brown House (#34-1239) as potentially significant properties within proximity of the
357.64± acre subject properties. The Homespun structure has been placed on the National
and State Register of Historic Places and previously obtained approval of a Conditional Use
Permit (CUP) from Frederick County to adaptively reuse the property for a country store and
restaurant. The Homespun structure has been used most recently as and antique and craft
store and has recently been purchased; however, the property is not currently in active use
based on the allowances of the approved CUP. The Stuart Brown House is located on the
north side of Cedar Creek Grade adjacent to the Route 37 northbound on-ramp and is
currently utilized as a residential rental property. The Stuart Brown House is located
approximately ¾-miles west of the 119.27± acre portion of the 357.64± acre subject
properties that is proposed to be developed as an age-restricted residential community and is
not visible from this portion of the area to be rezoned. The age-restricted residential
community will be required to provide road efficiency buffer landscaping directly across
from the Homespun structure as Cedar Creek Grade is classified as a major collector road in
the Frederick County Comprehensive Policy Plan.
The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies the
First Winchester Battlefield within a portion of the 357.64± acre subject properties and the
Second Kernstown Battlefield within close proximity of the subject properties. A portion of
the First Winchester Battlefield is located within the floodplain and wetlands areas in the
File #3800G Impact Analysis Statement/EAW
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northern portion of the 119.27± acres proposed to be developed as an age-restricted
residential community. The Second Kernstown Battlefield is located on the south side of
Cedar Creek Grade across from the entrance that will serve as access to the age-restricted
residential community. Both Battlefields have been heavily impacted by the development of
residential and commercial land uses and public streets within the County and the City of
Winchester. Therefore, the rezoning of the property will not create negative impacts
associated with historic properties and historic resources. Additionally, the subject properties
are not located within potential historic districts that are identified by the Comprehensive
Policy Plan.
OTHER POTENTIAL IMPACTS
The proposed development of an age-restricted community within the 119.27± acre portion
of the 357.64± acre subject properties has been analyzed by the County Planning Department
using the revised Development Impact Model (DIM). The DIM considered 300 age-
restricted single-family dwelling units consistent with the proffered maximum number of
age-restricted dwelling units, which identified a fiscal impact of $308.00 per residential
dwelling unit to off-set impacts to community services. The Proffer Statement provides for a
monetary contribution of $308.00 for each age-restricted residential dwelling unit that is paid
to the County prior to the issuance of the certificate of occupancy permit to mitigate impacts
to community services. Additionally, the Proffer Statement provides a monetary contribution
of $9,078.00 for each residential unit that could be developed on a traditional five-acre lot or
on a rural preservation lot within the 238.37± acre portion of the 357.64± acre subject
properties proposed to be downzoned to the RA District to be consistent with the monetary
contribution provided for non-age-restricted residential units in the R4 District rezoning
application. There are no other identified potential impacts above those discussed in this
Impact Analysis Statement that would be detrimental to surrounding properties or to the
County from the rezoning and development of the 119.27± acre portion of the 357.64± acre
subject properties for an age-restricted residential community.
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Map Data Source: Frederi ck C ounty, Va. GIS Department, 2019 Data; ADJOINING PROPERTIES MAPGAINESBORO MAGISTERIAL DISTRICTGREYSTONE/WHITE PROPERTIESFREDERICK COUNTY, VIRGINIADATE: 03-25-2021PROJECT ID: 3800GDESIGNED BY: MEWSCALE:1 Inch = 700 FeetLegend
Parc el Boundary
Subject Parcels
Adjoiners
700 0 700
Feet
µGREYSTONE PROPERTIES &WHITE FAMILY PROPERTIES REZONINGADJOINING PROPERTIES MAPREZONING
WILLOW RUN REZONING ADJOINING PROPERTIES
ID Tax Map Number Owner Mailing Address City & State Zip Assessed Acreage Zoning
1 53 A 88 PERRY STUART M INC 117 LIMESTONE LN WINCHESTER, VA 22602 297.78 RA
2 52 A 313 PERRY STUART M INC 117 LIMESTONE LN WINCHESTER, VA 22602 19.58 RA
3 52 18 5 R & T PACKING CORP, C/O FIRST BANK TRUST DIVISION 1835 VALLEY AVE WINCHESTER, VA 22601 3.2 RA
4 52 18 6 SMITH KIM TERRY, SMITH MARY E 133 PARKINS LN WINCHESTER, VA 22602 5 RA
5 52 18 7 CODELLA DOMENICO, CODELLA MARIELA 143 PARKINS LN WINCHESTER, VA 22602 5.28 RA
6 52 18 8 ROUSE JASON, TALMAGE DAVINA 118 PARKINS LN WINCHESTER, VA 22602 5 RA
7 52 20 5 54 BORLIE DEVELOPMENT LLC 5521 TABLER STATION RD INWOOD, WV 25428 47.04 RA
8 52 A 310J R & T PACKING CORP C/O FIRST BANK TRUST DIVISION 1835 VALLEY AVE WINCHESTER, VA 22604 5 RA
9 63 A 1 JOVA PROPERTIES LLC PO BOX 2658 WINCHESTER, VA 22601 183.01 RA
10 63 A 2D BRIDGEFORTH RUTH D 1064 CEDAR CREEK GRADE WINCHESTER, VA 22602 60.88 RA
11 63 A 2K C & W PROPERTIES PO BOX 221 MILLWOOD, VA 22646 3.56 RA
12 63 9 2 24A VILLAGE AT HARVEST RIDGE, HOMEOWNERS ASSOCIATION INC 108 HARVEST RIDGE DR WINCHESTER, VA 22601 2.53 RP
13 63 A 2H MEDEIROS COZETTE AGUIRRE JUAN 949 CEDAR CREEK GRADE WINCHESTER, VA 22602 1 RA
14 269-05-A- 1-KOK NURMAN, KOK SERPIL 2307 STONERIDGE RD,WINCHESTER, VA 22601 0.458 LR
15 249-01- - 2-LONG TERM CARE PROPERTIES LLC PO BOX 1394,WINCHESTER, VA 22604 7.7076 B2
16 249-01- - 3-SUMMERFIELD LLC 1573 COMMERCE ST,WINCHESTER, VA 22601 5.5 HR
17 249-01- - 4-BARTON BONNIE G 2125 STONELEIGH DR,WINCHESTER, VA 22601 0.505 HR
18 249-03- - 46A-BYRD SHARON M GLASS PO BOX 206,BERRYVILLE, VA 22611 0.1057 HR
19 249-03- - 46B-SPANGLER JOHN B 2119 STONELEIGH DRIVE,WINCHESTER, VA 22601 0.1 HR
20 249-03- - 47A-DE MEDICI PROPERTIES LLC C/O NICOLA F DE MEDICI, 503 HANDLEY AVE WINCHESTER, VA 22601 0.1006 HR
21 249-03- - 47B-CRANSTON ANN CASEY 2111 STONELEIGH DR,WINCHESTER, VA 22601 0.101 HR
22 249-03- - 48A-CROSON PATRICK 2107 STONELEIGH DRIVE WINCHESTER, VA 22601 0.101 HR
23 249-03- - 48B-DOLL JEFFERY L TRUSTEE, DOLL NANCY E TRUSTEE 447 WOODFIELD LANE,WINCHESTER, VA 22602 0.101 HR
24 249-03- - 49A-SHARPLES THOMAS 2099 STONELEIGH DR,WINCHESTER, VA 22601 0.101 HR
25 249-03- - 49B-DE MEDICI PROPERTIES LLC C/O NICOLA F DE MEDICI, 503 HANDLEY AVE WINCHESTER, VA 22601 0.101 HR
26 249-07- - 189-BROOKS RHONDA 2091 STONELEIGH DR,WINCHESTER, VA 22601 0.1096 HR
27 249-07- - 190-HINKLE SUZANNE M 2087 STONELEIGH DR,WINCHESTER, VA 22601 0.1096 HR
28 249-07- - 191-RYALL JONATHAN DAVID, RYALL STEPHANIE 700 ROCKLAND DRIVE,WINCHESTER, VA 22601 0.1096 HR
29 249-07- - 192-BASNILLO MARCO A V 2079 STONELEIGH DR,WINCHESTER, VA 22601 0.1104 HR
30 249-07- - 193-HALL CHRISTOPHER E, HALL KAREN E 2822 TUCKERS LN,LINDEN, VA 22642 0.1138 HR
31 249-07- - 194-HALL RONALD, HALL RENEE 2071 STONELEIGH DR,WINCHESTER, VA 22601 0.1094 HR
32 249-07- - 195-SUMNER KRIS 906 WAYNE DR,WINCHESTER, VA 22601 0.1094 HR
33 249-07- - 196-BAKER KIMBERLY, BAJER LARRY JR 2063 STONELEIGH DR WINCHESTER, VA 22601 0.1094 HR
34 249-07- - 197-TATRO RAY DEAN 2059 STONELEIGH DR WINCHESTER, VA 22601 0.1094 HR
35 249-07- - 198-GERDAU BRYAN, GERDAU JENNIFER 2055 STONELEIGH DR,WINCHESTER, VA 22601 0.1094 HR
36 249-07- - 199-JAI LAXMI MAA LLC 723 KENNEDY DR,WINCHESTER, VA 22601 0.1094 HR
37 249-07- - 200-WILSON MARGARET BRIDGET 2047 STONELEIGH DR,WINCHESTER, VA 22601 0.1094 HR
38 249-07- - 201-JOUKAR JAFAR, JOUKAR NASRIN 2043 STONELEIGH DRIVE WINCHESTER, VA 22601 0.1094 HR
39 249-07- - 202-CARDERO OLIVIA, MORRISON LEON 2039 STONELEIGH DR,WINCHESTER, VA 22601 0.1094 HR
40 229-03- - 203-SMITH STEPHANIE 2035 STONELEIGH DRIVE,WINCHESTER, VA 22601 0.1094 HR
41 229-03- - 204-MARIN VIOLETA PECHE 2031 STONELEIGH DRIVE,WINCHESTER, VA 22601 0.1094 HR
42 229-03- - 205-PRUSCH ELIZABETH S 141 LINCOLN HIGHLANDS DR,CORAOPOLIS, PA 15108 0.1261 HR
43 229-03- - 206-CAW PROPERTIES LLC 21 S LOUDOUN ST,WINCHESTER, VA 22601 0.138 HR
44 229-03- - 207-MITCHELL RALPH C, MITCHELL SHIRLEY A 155 HARVEST RIDGE DR,WINCHESTER, VA 22601 0.1649 HR
45 229-03- - 208-FREEDMAN GARY S 2015 STONELEIGH DR,WINCHESTER, VA 22601 0.2338 HR
46 229-03-7- 224-CARTER WILLIAM O JR, CARTER VICKI R 5711 CEDAR TREE LN NAPLES, FL 34116 0.0871 HR
Source: Frederick County, VA and City of Winchester GIS, 2021 Data
WILLOW RUN REZONING ADJOINING PROPERTIES
47 229-03-7- 225-WATKINS EARL H, WATKINS LOIS S 7216 CHERRY LEAF WAY MECHANICSVILLE, VA 23111 0.1309 HR
48 229-03-7- 227-ADAMS NANCY C TRUSTEE PO BOX 56,WINCHESTER, VA 22604 0.192 HR
49 229-01-A- 21-BONNER LAURA TRUSTEE 1921 CLAYTON RIDGE DR,WINCHESTER, VA 22601 0.534 PUHR
50 229-01-A- 20-KLUGE THOMAS, KLUGE SHARON 1917 CLAYTON RIDGE DR,WINCHESTER, VA 22601 0.454 PUHR
51 229-01-A- 19-FASANO JEROME FASANO CHRISTINE, FASANO HEATHER 1913 CLAYTON RIDGE RD,WINCHESTER, VA 22601 0.475 PUHR
52 229-01-A- 18-BARNES REX, BARNES CONNIE 1909 CLAYTON RIDGE DR WINCHESTER, VA 22601 0.395 PUHR
53 229-01-A- 17-HAINES ANDREW, HAINES KATHLEEN 1905 CLAYTON RIDGE DR,WINCHESTER, VA 22601 0.394 PUHR
54 229-01-A- 16-MILLER STEPHEN, MILLER SARAH 1901 CLAYTON RIDGE DR,WINCHESTER, VA 22601 0.476 PUHR
55 229-01-A- 15-MARTIN DANIEL G, MARTIN LISA M 1000 STERLING DR,WINCHESTER, VA 22601 0.454 PUHR
56 229-01-A- 14-BOSTICK DANIEL, BOSTICK DANIELLE 1893 CLAYTON RIDGE DR WINCHESTER, VA 22601 0.416 PUHR
57 229-01-A- 13-SHAFRAN STEVEN P, SHAFRAN CAROL A 1889 CLAYTON RIDGE DR,WINCHESTER, VA 22601 0.426 PUHR
58 229-01-A- 12-JUSTICE KAREN E, JUSTICE JOSHUA PAUL 1885 CLAYTON RIDGE DR,WINCHESTER, VA 22601 0.436 PUHR
59 229-01-A- 11-PATEL DIXABEN, PATEL RAHUL 1881 CLAYTON RIDGE RD,WINCHESTER, VA 22601 0.453 PUHR
60 229-01-A- 10-DINAPOLI CHRISTOPHER R, DINAPOLI IZABELA 1877 CLAYTON RIDGE DR,WINCHESTER, VA 22601 0.474 PUHR
61 229-01-A- 9-HAECKER PAUL B, HAECKER ANGELA R 1869 CLAYTON RIDGE DR,WINCHESTER, VA 22601 0.882 PUHR
62 230-06-A- 8-HAECKER PAUL B, HAECKER ANGELA R 1869 CLAYTON RIDGE DR,WINCHESTER, VA 22601 0.905 PUHR
63 230-06-A- 8- A CITY OF WINCHESTER 15 N CAMERON ST, RISK MANAGER STE 106 WINCHESTER, VA 22601 3.6892 PUHR
64 209-01- - 1-CITY OF WINCHESTER 15 N CAMERON ST, RISK MANAGER STE 106 WINCHESTER, VA 22601 10.6904 PULR
65 188-06- - 61-CITY OF WINCHESTER 15 N CAMERON ST, RISK MANAGER STE 106 WINCHESTER, VA 22601 4.5807 LR
66 188-04- - 1-SFEIR RAMSEY 730 MERRIMAN LANE,WINCHESTER, VA 22601 3.61 LR
67 188-04- - 2-750 LLC C/O STEPHEN D WHITE, 750 MERRIMANS LN WINCHESTER, VA 22601 0.867 LR
68 53 A 89 EMMONS ELMER L, EMMONS BETTY M 747 MERRIMANS LN WINCHESTER, VA 22601 1.37 RP
69 53G 1 1 1A MERRIMANS CHASE HOMEOWNERS ASSOC, INC PO BOX 3274 WINCHESTER, VA 22604 0.7 RP
70 53G 1 1 1 GRABER KELLY ANN 770 MERRIMANS LN WINCHESTER, VA 22602 0.31 RP
71 53G 1 1 2 GOLIGHTLY ROBERT, GOLIGHTLY MARIAN M 100 OKEEFE DR WINCHESTER, VA 22602 0.32 RP
72 53G 1 1 3 HENNEBERRY MICHAEL S, ZURITA AMALIA R 101 OKEEFE DR WINCHESTER, VA 22602 0.28 RP
73 53G 1 1 4 MARTINEZ MARIO ARCENIO 806 MERRIMANS LN WINCHESTER, VA 22602 0.3 RP
74 53G 1 1 5 SICARI DOMINIC 812 MERRIMANS LN WINCHESTER, VA 22602 0.3 RP
75 53G 1 1 6 SWOGGER JAMES F, SWOGGER JERI L 820 MERRIMANS LN WINCHESTER, VA 22602 0.3 RP
76 53G 1 1 7 SALINAS JUAN R 828 MERRIMANS LN WINCHESTER, VA 22602 0.31 RP
77 53G 1 1 8 KUMAR MANOJ, KUMAR AARTI 100 HOMER DR WINCHESTER, VA 22602 0.31 RP
78 53G 1 4 44 PARTLOW TODD, PARTLOW KATHRYN 101 HOMER DR WINCHESTER, VA 22602 0.41 RP
79 53G 1 4 45 STANEART BRIAN KENT, STANEART LINDA CHUN 866 MERRIMANS LN WINCHESTER, VA 22602 0.33 RP
80 53G 1 4 46 EDWARDS REBECCA, EDWARDS THOMAS JR 872 MERRIMANS LN WINCHESTER, VA 22602 0.3 RP
81 53G 1 4 47 WIMSATT WILLIAM LEE, BRYAN HEATHER ANN 878 MERRIMANS LN WINCHESTER, VA 22602 0.3 RP
82 53G 1 4 48 LYNCH MAURADE ANN 886 MERRIMANS LN WINCHESTER, VA 22602 0.3 RP
83 53G 1 4 48A MERRIMANS CHASE HOMEOWNERS ASSOC, INC PO BOX 3274 WINCHESTER, VA 22604 2.46 RP
84 53 A 94 WILLIAMSON DAVID B 2979 VALLEY AVE WINCHESTER, VA 22601 2.3 R4
85 53 A 95 GORDON JAMES C JR 324 ORCHARD LN WINCHESTER, VA 22602 1.4 RA
86 53 3 A1 GORDON JAMES C JR 324 ORCHARD LN WINCHESTER, VA 22602 6.81 RA
Source: Frederick County, VA and City of Winchester GIS, 2021 Data
ËÊ37
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Map Data Source: Frederi ck C ounty, Va. GIS Department, 2019 Data PROPOSED ZONING & ROW MAPGAINESBORO MAGISTERIAL DISTRICTGREYSTONE/WHITE PROPERTIESFREDERICK COUNTY, VIRGINIADATE: 03-25-2021PROJECT ID: 3800GDESIGNED BY: MEWSCALE:1 Inch = 650 FeetLegend
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Map Data Source: Frederi ck C ounty, Va. GIS Department, 2019 Data; HISTORIC FEATURES MAPGAINESBORO MAGISTERIAL DISTRICTGREYSTONE/WHITE PROPERTIESFREDERICK COUNTY, VIRGINIADATE: 03-25-2021PROJECT ID: 3800GDESIGNED BY: MEWSCALE:1 Inch = 1,000 FeetLegend
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