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009-94 Valley Mill Estates - Shawnee - Backfile
RECEIPT 0 4320 AAjw11NT,DUE AMrUNT PAID BALANCE DUE $/!" PAID BY CASH 4 CHECK ❑ OTHER 1 FREDERICK COUNTY DEPT. OF PLANNING AND DEVELOPMENT P. 0. BOX 601, 9 NORTH LOUDON ST. WINCHESTER, VIRGINIA 22601 DATE RECEIVED FROM ADDRESSU"—�.�1...I\.,t.%`_ THE SUM Ol 1 ' `IK!(.I�jLY�I� 4... ��LL 4(�Wkl•..� i - DOLLARS FOR ( 1 % ��\ BY �\ DAYTIMERSRE-ORDER No. 3221 — Primed in USA RECEIPT FR `DERICK COUNTY DEPT. OF PLANNING AND DEVELOPMENT - P.O. BOX 601, 9 NORTH LOUDON ST. NL2 024321 WINCHESTER, VIRGINIA 22601 AMOUNT DUE I L_t DATE�� �� -�• �1 AMCINT PAID $��•tj - RECEIVED FROM BALANCE DUE ADDRESS THE SUM OF DOLLARS $ PAID BY u CASH FOR _ _ / _ �� ��•,/y ti �� , .. CHECK OTHER BY _ • t 0 REZONING CHECKLIST The application is not complete if the following are not present: SUBMISSION PACKAGE 1. Comment sheets from the following agencies along with any marked copies of the plan: VDOT f City of Winchester Co. San. Auth. i Co. Health Dept. Inspection Dept. e Parks & Recreation Fire Marshal Airport Authority County Attorney t CL Co. Engineer 2. Application form 6. �'i-1 Taxes paid statement 3. Location Map �fder�0 7. Sign received 4. Survey 8. ` �� Fees paid 5. Deed 9. 101CIS Impact statement 10. Proffer statement TRACKING j.: Application Received Fees paid �'� _� ) (Amount I�L\ Adjoiner notifications mailed for PC public hearing Rezoning heard by PC (Action + + l ) Memo to BOS re: date for public hearing Ad'oiner notification mailed for BOS public hearing3'ag)c�s I11 � Rezoning heard by BOS (Action pnnrw rl) y� Ordinance of amendment with conditions proffered prepared for County Administrator's signature sl��'95�-Caufd5. is%� h/ s,2jdhe would 61"i",9 c"er4 to Oa acrry v. gf4er rKat is "ny, Zoning map amended s en" '� '/U ,R,; y w��1 /�eeaL Eo s9n prc{ er ip Rezoning records updated need * ACTION: PLANNING COMMISSION December 7, 1994 _ BOARD OF SUPERVISORS _April 12, 1995 AMENDMENT FREDERICK COUNTY ZONING DISTRICT MAP #009-94 of VALLEY MILL ESTATES WHEREAS, Rezoning Application #009-94 of Valley Mill Estates to rezone ! 7.35a.cres from RA (Rural Areas) to RP (Residential Performance), located north of Valley Mill Road (Rt. 659) and east of Greenwood Road (Rt. 656) and designated with PINS 55-A-176 and 55-A-176B in the Shawnee Magisterial District, was submitted for consideration; and, WHEREAS, the Planning Commission held a public hearing on this rezoning on December 7, 1994; and, WHEREAS, the Board of Supervisors held a public hearing on this rezoning on April 12, 1995; and, WHEREAS, the Frederick County Board of Supervisors finds this rezoning to be in the best interest of the public health, safety, welfare, convenience, and in good zoning practice; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning Ordinance, is amended to revise the Zoning District Map to change Ig.3--,5acres, designated by PINS 55-A-176 and 55-A-176B, from RA (Rural Areas) to RP (Residential Performance) as described by the application and plat submitted, subject to the following conditions voluntarily proffered in writing by the applicant and property owner, as follows: , • This ordinance shall be in effect upon its passage. Passed this 12th day of April, 1995. Richard G. Dick Aye_ Chairman W. Harrington Smith, Jr. Aye Charles W. Orndoff, Sr. Aye Jimmie K. Ellington James L. Longerbeam Robert M. Sager A Copy Attest Ave Aye Aye John R. Riley, Jr. Frederick County Administrator 0 1. . • REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP Preliminary Matters Pursuant to Section 15.1 - 491.1 et. sea., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # e i) for the rezoning of approximately 19 acres from RA Zoning District to the RP Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the 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 successors or assigns. General Development Plan The development of the subject property and the submission of any Master Development Plan will provide for a street layout connecting with the Mill Race Estates Subdivision via Mill Race Drive, and as shown on the attached Addendum "A" -Generalized Development Plan - Valley Mill Estates. There will be no street connection directly to Valley Mill Road. The rezoned property shall not be subdivided into more than twenty-two (22) lots and there shall not be constructed thereon more than twenty-two (22) single family detached houses and no apartments, duplexes or other multi -family buildings shall be constructed on the property. Morsei�ry Contribution to Offset Impact of Development The undersigned, who holds a contract to purchase the above described property from Gerald L. and Frances F. Racey and the Georgia Weirman Estate hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 19 acre tract, more or less lying on the north side of Valley Mill Road just East of the intersection of Mill Race Drive in the Stonewall Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County, at the time a building permit is issued for each lot, the sum of Four Thousand One Hundred Forty-eight Dollars ($4,148.00) (for Parks and Recreation Department, Schools, Fire and Rescue Department and as otherwise directed by the County). In essence, the sum of Four Thousand One Hundred Forty-eight Dollars ($4,148.00) will be paid at the time a building permit is issued for each lot. See addendum "B" showning breakdown of impacts by category. Man_ y Contrition to Offs to Impact of Fire and Rescue The undersigned, who holds a contract to purchase the above described property from Gerald L. and Frances F. Racey and the Georgia Weirman Estate hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 19 acre tract, more or less lying on the north side of Valley Mill Road just East of the intersection of Mill Race Drive in the Stonewall Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay PAGE 2 PROFFER STATEMENT (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP to the Greenwood Volunteer Fire and Rescue Company, Forty-five Dollars ($45.00) for each lot approved for development on the Final Subdivision Plat. In, essence, the sum of Forty-five Dollars ($45.00)in payment will be made directly to the Greenwood Volunteer Fire and Rescue Company at the time lots are approved for subdivision by the County. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, CAMERON GROUP Richard W. Pifer OWNERS: Gerald L. and Frances F. Racey and the Georgia Weirman Estate /� • � c�r�,o �, cue Representative: Gilbert W. Clifford & Associates, Inc. f�. Stephen' . G , STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: f1Pt21L , The foregoing instrument was acknowledged before me this , n., day of rnber71994; by Stephen M. Gyurisin of Gilbert W., (Clifford and Associates, Inc. Representative for the Applicants. My Commission expires / (�Q�' _ �1 ,� 9 9 7 Notary Public 1 Parcel 55-180 / Wilkins Development - # Corporation Zoned: tJse: Vacant - - ---- i o (— < <o Parcel .55= 7 03 81 Ridge M.H.F. Zoned: ,MH-f `Use: !Res. Parcel p 55-179 William Schuller/ = - Zoned: RA Ex, Sewer ` Use: Vacant 21 Ex. -Mill Race Dr. W/M 20- r, - -- 8 .1 , Mill Race,' ' 17 Estates' ! i Zoned: ;'RP Use: Residential x. v$ _. Ex. 8" 5an. Sewer ... 15 1 Ex; Jule Street E Farce) - Ex. 8' W M 55-178 >y, 14 j} Minnie Schuller Est. j t Zor, ed: RA 12'• e: Res.. t 13 I q,h Parcel 55-175 - Vomes`& Mary KiG'ough, F �° �. ' 60 Zorled: RA ! G�� o `Aoc - Use: Res. t Porce -- -- t 55-175A - - - - Mark s -Ritchie pG 55-175D Parcel ._ Zoned: RA1 , 60o s K. ' Developer: 55-181 Use: Res. Williams ' Cameron Group Eastern Frederick Zoned: RA Development ...Use: Res. S c% Mr. Richie Pifer -.�e�q p ent Corporation -__ t 81 S. Broddock Street ys Zoned: RP -- r l�A• Yocant Winchester, Virginia 22601 _ -c�,EK 550 = .. Parcel !Ph: 667-4212 �==_� -��_ - 55-175E- -- - — - - -'- Mill Race Scale: 1 "=300' Rev '.2, 10 Nov. 1994 �- __~ - Home �'wrte� Association _ Contour Intervoi=10' June, 1994 Gilbert w. clifford & associates, inc. VALLEY MILL ESTATES -REZONING sheet t ENGINEERS - LAND PLANNERS - SURVEYORS 150—C Olde areenwict•. Drive 200 Norh Cameron Street Generalized Development Plan of Fredericksburg, Virginia 22401 Winchester, Virginia 22601 1 (703) 898-2115 (703) 667-2139 Frederick County, Virginia r - - REZONING REQUEST PROFFER (Revised) Weirman/R.acey Properties VALLEY MILL ESTATES THE CAMERON GROUP ADDENDUM "A" GENERALIZED DEVELOPMENT PLAN VALLEY MILL ESTATES ' • t.i.ch:gent y.. 6SO Porcel 55-180 Wilkins Development.--___, I Cor�orotion zonL�: RP l/se: can -- — —o - Parcel .55'103 Blue Ridge M.N.P. i Zoned: MH=�'�, . N ' , % `Use: Res. Parcel \ 6Sp 55-179 ' 1 William Schuller--.,) chuller \ J Zoned: RA Ex. 8" San. Sewer Use: Vacant - ' . - Dr. _-Race X I N % 55-- 76 %Cot' Es\` U VdCarlt 15•a A Mill Race' Estates' 1.$5 ACRES r Zoned: !RP REMA1WRA-' m 1 ' Use: Residential o m �� - Ex.' 8' San. Sewer ' 6c. o,v;��, Ex; Jule Street Porcel •.x Ex. s" W M- ss-ne .; / -_ Minnie Schuller fsf. t" 'I Zoned. RA 1 t - —Use: Res:., _ Total ;19.3 o,` ` .-RA tb Pti; -_ h�. 4 \ •� - '� \ Parcef 55-175, _ -----•.-- _ - _� cr, r dames "& Mary KiL'ougtr Cj�o� y�, c,`' p ` Zoned: RA Use: Res. p/-S�ZJ`_ \S Use- - -. Rq �,• ` _ 4> Porce 55-175A - - _ Mark Porcel \ `Ritchie P.d 55-1751) Developer: _ --.� Zoned. RA b,910Ssh. Cameron Group 55-181 �' Eastern Frederick `(1se.�Res. Zoned. RA C/o Mr. Richie Pifer qe� Development Corporation _ - . Ux: Res 81 S. Braddock Street -s Zoned: RP Winchester, Virginio 22601 y�cont 550 Parcel - �` -- - 55-175E- -- Mill Race Scale: 1"=300' Rev 1.2, 10 Nov. 1994 - -_ -' '- - Home Association 6p� Contour Intervol=10' June, 1994 gilbert w Clifford & associates, inc. VALLEY MILL ESTATES —REZONING ENGINEERS - LAND PLANNERS - SURVEYORS 150-c Dde Greenwich Drive zoo Noun Cameron street Generalized Development Plan P of Fredericksburg, Yrainio 22401 Winchester. vroinin 996a1 0 0 REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP ADDENDUM "B" CTENERALIZED DEVELOPMENT PLAN VALLEY MILL ESTATES MONETARY IMPACT OF DEVELOPMENT REAKDOWN OF IMPACTS BY CATEGOR)� SCHOOLS PARd<S TOTAL FIRE & RESCUE $ 3568.00 PER UNIT $ 580.00 PER UNIT $ 4148.00 PER UNIT $ 45.00 PER UNIT Based on 19 acres with 22 single family detached homes. Total estimated proffer $92,048.00. Total estimated Fire and rescue proffer $990.00. P/C review date: 12/07/94 BOS review date: 04/12/95 REZONING APPLICATION #009-94 VALLEY MILL ESTATES To Rezone 19.35 Acres From RA (Rural Area) To RP (Residential Performance) LOCATION: The directions to this property are as follows: North of Valley Mill Road (Route 659), proceed 3/4 mile East of Greenwood Road (Route 656). MAGISTERIAL DISTRICT: PROPERTY ID NUMBER: Shawnee 55-A-176 & 55-A-176B PROPERTY ZONING & PRESENT USE: Zoned RA (Rural Area); present use: vacant ADJOINING PROPERTY ZONING & PRESENT USE: RP (Residential Performance) and RA (Rural Areas) Zoning; and Residential and Vacant Use PROPOSED USE: Residential REVIEW EVALUATIONS: Virginia Dept. of Transportation: See attached comments dated 06/09/94. Fire Marshal: See attached comment sheet dated 11/10/94. Fire and Rescue: See attached letter dated 03/06/94. County Engineer: We have no comments at this time. A detailed review will be made at the time of the subdivision design submittal. County Attorney: Proffers need to be made by property owner. Sanitation Authority: Water & Sewer to serve this property is located on the adjacent property, Mill Race Estates. There is adequate water & sewer capacity. PLANNING• Location: The property is located within the Urban Development Area on the west side, and adjacent to Mill Race Estates. Mill Race is zoned RP (Residential Performance) as is the property to the north of the proposed rezoning. The adjoining property to the west and south is zoned RA (Rural Areas) . Site Suitability: The property has significant slopes with a swale running along the north and eastern edges. Portions of the site are wooded, and there are some steep slopes present. Sewer and water are available to the site. Access to the site is proposed through Mill Race Estates. Two roads within Mill Race were stubbed for eventual extension to this site. Impacts: The applicant has proffered to limit the development of the site to 32 single family dwellings. Using the ITE standard of ten trips per day for single family residences, we could expect in the neighborhood of 320 trips in and out of the parcel once the site is fully developed. As is shown on the Generalized Development Plan, all traffic would use Mill Race Drive to enter or exit the development. A future connection is shown to the west. There is no way of knowing when or if this connection would become a reality. The most recent traffic count on this stretch of Valley Mill Road was 401 average daily trips in 1993. Therefore, another 320 trips per day could have a significant impact on the intersection of Valley Mill Road and Mill Race Drive as well as the Greenwood Road intersection. The County's impact model projects a cost of just over $145,000.00 not including the unfunded portion of the local Fire Company budget. The applicant has proffered $3,142.00 per unit to be paid at the time of issuance of building permits. For 32 units, this would amount to $100,544.00, or roughly $45,000.00 which leaves some fiscal impacts of the proposed rezoning uncovered. The applicant has also proffered to pay $28.00 per lot directly to the Greenwood Fire Company to offset the projected impacts of the development. This amount would be paid in a lump sum at the time of approval of the subdivision. As with the proffer for impacts to the County's General Fund, this leaves impacts to the Fire Company unaccounted for. The County Attorney has noted that the proffers should be made by the owner as opposed to the contract owner. If the property is rezoned and the pending contract falls through for some reason, the current or future owners would be bound by proffers made by the applicant. zoning Ordinance requirements would limit the disturbance of steep slopes and woodland areas. Stormwater management would have to be addressed at the Master Development Plan stage. STAFF RECOMMENDATION OF 12\07\94 MEETING: Although the location of the site is within the UDA and adjacent to property with existing residential use and/or zoning, the staff would project that negative fiscal and traffic impacts would result from the proposed rezoning. Staff recommends denial of the application. PLANNING COMMISSION ACTION SUMMARY OF 1217194: The staff revised their recommendation from denial to approval of the rezoning based on the revised proffers submitted by the applicant. The staff noted that the applicant's revised proffer met the county's impact model. Two neighboring residents were present to speak in opposition. They were concerned that the proposed development would negatively effect their quality of life and they also felt that they were not given enough advance notice of this proposal. Commissioners stated that although the Comprehensive Plan clearly identifies this area for residential development, they were very concerned about the transportation problem in the area. They felt that Valley Mill Road was a disaster from a traffic standpoint and some Commissioners felt it was time to halt further rezonings until something could be done to remedy the traffic problems. PLANNING COMMISSION ACTION OF 1217194: Recommended approval by the following majority vote: YES (TO APPROVE): Thomas, Romine, Stone, Copenhaver, DeHaven, Golladay NO: Light, Morris, Shickle (Mr. Wilson was absent.) BOARD OF SUPERVISORS MEETING 01111195: Applicant has requested that the application be tabled for 60 days. VALLEY MILL ESTATES THE CAMERON GROUP REZONING REQUEST Weirman/Racey Properties 19 +/- Acres Rural Area (RA) to Residential Performance (RP) Valley Mill Road - Stonewall Magisterial District Frederick County, Virginia gilbert w. clifford and associates, inc. 200 North Cameron Street - Forth Floor Winchester, Virginia 22601 703-667-2139 703-665-0493 fax 2 • 1 4�4i REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA ' -------------------------------------------------- s o� To be completed by Planning Staff: C, Zoning Amendment Number Date Received Submittal Deadline�IIIII1 y Application Dat4 � ci PC Hearing Date C� BOS Hearing Date The following information shall be provided by the applicant: All parcel numbers, tax map numbers, deed book pages and numbers may be obtained from the Office of the Commissioner of Revenue, 9 Court Square, Winchester. 1. Applicant: Name: Gilbert W. Clifford & Associates, Inc Address: 200 North Cameron Street Winchester, VA 22601 Telephone: 667-2139 2. Owner: Name: Georgia Wierman Est. & Gerald Racey Address: c/o Richard Baldwin r 985 Valley Mill Road 3727 Sweetbriar Winchester, VA 22602 Pasadena Tx 77505 Telephone: In addition, 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: il Change: It is re g quested that the zoning of th operty_ 3 . Zoning be changed from RA to RP 4. Location: The property is located at (give exact d'uectOk�eo A Mill Road (VA Route 659) 3/4 miles east of VA Route 656 5. Parcel Identification: 21 Digit Tax Parcel Number: 55000A000000000001760 55000A00000000005176B 6. Magisterial District: Shawnee 7. Property Dimensions: The dimensions of the property to be rezoned. Total Area: 19.35 Acres The area of each portion to be rezoned to a different zoning district category should be noted:, 17.8 ± Acres Rezoned to 'RP Acres Rezoned to Acres Rezoned to Acres Rezoned to Frontage: 650 Feet (not on State Route 659) Depth: 1200 Feet S. Deed Reference: The ownership of the property is referenced by the following deed: Conveyed from: Wierman/Baldwin Deed Page: 197 (Weirman) 489 (Racey) Deed Book Number: WB 64 (Weirman) 192 (Racey) R 9. Proposed Use: It is proposed that the following uses. Residential Lots the property will be put to Q 10. Checklist: Check the following items that have been included with this application. Location map X Survey or plat X Deed to property X Statement verifying taxes X Sign receipt X Agency Comments X Fees X Impact Analysis Statement X Proffer Statement X 11. signature: I (we), the undersigned, do hereby make application and petition the governing body to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia and do hereby certify that the application and accompanying materials are true and accurate to the best of my (our) knowledge. Applicant: Ron Mislowsky, Gilbert W.� Clifford & Associates, Inc. Owner: 12. Representation: Gerald Racey s� Georgia Wierman Estate/Richard Baldwin If the application is being represented by someone other than the owner or application and if questions about the application should be directed to that representative, please list the following. Representative's Name:!�to h' _ � en �trur� in -. � Cliff�ra F• Assoc., inc. Representative's Phone Number: 667-2139 7 ADJOINING PROPERTY OWNERS Owners of property adjoining the land will be notified ohe ���' public hearing. For the purposes of this application, adjoining'' property is any property abutting the requested property on th side or rear or any property directly across a road from the requested property. The applicant is required to obtain the fol- lowing information on each adjoining property including the 21-digit tax parcel identification number which may be obtained from the office of the Commissioner of Revenue. Name (Address and Property Identification 1 James R. & Mary Killough Address: 2282 Valley Mill Road Winchester, VA 22601 Property ID:55-A-175 2 Mark Ritchie Address: 2270 Valley Mill Road Winchester, VA 22601 Property ID:55-A-175A 3 Gerald Racey Address: 985 Valley Avenue Winchester, VA 22601 Property ID:55-A-176A 4 Kenneth Schuller Address: 2138 Valley Mill Road Winchester, VA 22601 Property ID: 55-A-177 5 Minnie Schuller Est. Address: c/o Kenneth Schuller 2138 Valley Mill Road, Winchester, VA 22601 Property ID: 55-A-178A & 178 6 William Schuller Address: 140 denny Lane Winchester, VA 22601 Property ID: 55-A-179 7 Wilkins Development Corp. Address: 7 South Loudoun Street Winchester, VA 22601 Property Address: ID: 55-A-180 P.O. Box 2097 8 Eastern Frederick Develop- ment Corp. Winchestet, VA 22604 Property ID: 55-A-181 9 Dale & Angela Cook Address: 516 Mill Race Drive Winchester, VA 22602 Property ID: 55G-3-79 10Steven Dickey Address: Rt. 1 Box 2160 Berryville, VA 22611 Property ID• 55G-3-80 0 Name 11 Charles Barr 12 John & Jane McAllister 13 Keith Koontz 14 15 16 17 E-? 19 20 21 22 ��,�1213141516�j, s\ry Address and Property Identifiq ''tio Address: 107 Evette P1. Winchester, VA 22602 Property ID: 55G-3-90 Address: Rt. 1 Box 198 Stephenson, VA 22656 Property ID: 55G-3-91, 92, 93 Address: 123 Julee Street Winchester, VA 22602 Property ID: 55G-3-94 Address: Property ID: Address: Property ID: Address: Property ID: Address: Property ID: Address: Property ID: Address: Property ID: Address: Property ID: Address: Property ID: Address: Property ID: 9 PARTNERS OF THE CAMERO H. DONALD ANDERSON JR. J. THOMAS BARBOUR RIC14ARD W. PIFER At E • R O EZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP Preliminary Matters Pursuant to Section 15.1 - 491.1 et. seq.of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application It CC9Jq for the rezoning of approximately 19 acres from RA Zoning District to the RP Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the 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 successors or assigns. General Development Plan The development of the subject property and the submission of any Master Development Plan will provide for a street layout connecting with the Mill Race Estates Subdivision via Mill Race Drive, and as shown on the attached Addendum "A" -Generalized Development Plan - Valley Mill Estates. There will be no street connection directly to Valley Mill Road. The rezoned property shall not be subdivided into more than twenty-two (22) lots and there shall not be constructed thereon more than twenty-two (22) single family detached houses and no apartments, duplexes or other multi -family buildings shall be constructed on the property. Monetgly Contribution to Offset Impact of Development The undersigned, who holds a contract to purchase the above described property from Gerald L. and Frances F. Racey and the Georgia Weirman Estate hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 19 acre tract, more or less lying on the north side of Valley Mill Road just East of the intersection of Mill Race Drive in the Stonewall Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County, at the time a building permit is issued for each lot, the sum of Four Thousand One - Hundred Forty-eight Dollars ($4,148.00) (for Parks and Recreation Department, Schools, Fire and Rescue Department and as otherwise directed by the County). In essence, the sum of Four Thousand One Hundred Forty-eight Dollars ($4,148.00) will be paid at the tifne a building permit is issued for each lot. See addendum "B" showning breakdown of impacts by category. MQnet1W Contribution to Offset Impact of Fire and Rescue The undersigned, who holds a contract to purchase the above described property from Gerald 1. . and Frances F. Racey and the Georgia Weirman Estate hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 19 acre tract, more or less Iying on the north side of Valley Mill Road just East of the intersection of Mill Race Drive in the Stonewall Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay PAGE 2 PROFFER STATEMENT (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP to the Greenwood Volunteer Fire and Rescue Company, Forty-five Dollars ($45.00) for each lot approved for development on the Final Subdivision Plat. In, essence, the sum of Forty-five Dollars ($45.00)in payment will be made directly to the Greenwood Volunteer Fire and Rescue Company at the time lots are approved for subdivision by the County. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in 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, CAMERON GROUP By: Richard W: Pifer OWNERS: Gerald L. and Frances F. Racey and the Georgia Weirman Estate By. 1 / ✓�4. /�.1 CL / //� Representative: Gilbert W. C: ifford & Associates, Inc. Stephen, Gyi4nsi STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: � �IP►21L , I `1'1'Y- The foregoing instrument was acknowledged before me this ,) day of Dec-ember-,-g994, by Stephen M. Gyurisin of Gilbert W. Clifford and Associates, Inc. Representative for the Applicants. My Commission expires (, _ / i / <_ Notary Public Parcel 55-180 / Wilkins Development r Corporotion Zoned: RP ` Use: Vacant Co Parcel-55=103 `'-�lue Ridge M.H.P. 1 , `Use: jRes. Parcel O 55-179 3 5 William Schuller_1 f- - Ex. Zoned: RA8" Sew '~ Use: Vacant 21 Ex. -Mill Race Dr. 20 7 6 -- gx_ -8" WPM ,' 19 Mill Race' f% I 17 Estates' Zoned: IRP Use: Residential X. Ex.' 8" Son. Sewer 'oro c. ro ti 1 15 Ex; ,Julep Street Parcel ° ' X. 8' W M 55-178 W 14 Minnie Schuller Est ;f Zones: RA / \ 2 -Use: Res.. 13 I 1 Parcel 55-175 b.3 Jomes`•8c Mary y KiL'oug?ir Zoned: RA Use: Res. - �o�cCY s t �6E!�'Q 6q -q '- _f Parse 55-175A i i Mork ---� Ritchie ea 55-t75D Parcel _ Zoned: RA+ + you ias K. 1 Developer: 55-181 - Use: Res. + oul toss ' t Corneron Group Eastern Frederick Zoned: RA j/, Mr. Richie Pier �6p Development Cerparotion use: Res. 81 S. Brcddock Street s Zonea: RP -llse- Yocont f Winchester, Virainia 22601 - CREEK 550 - .. Parcel Ph: 667-4212 - 55-175E - _ - Mill Race Rev 7.2, 10 Nov. 1994 -- Home Owner'g Association :dour Inter;ai=i0 June, 1994 - glib if for d & associates, ins iVAI I EY MILL ESTATES —REZONING E:: I -JD PLANNERS — SUR\E`Ui CidE CrEE �icP [rl e 20C North Carneror <t,ee, ` Generalized Development Plan FieCericksburg, Virginia »v1 Wirchester, Virainia = 6C (70-� ssa-21t5 (703) ee,-_�— Frederick County, Virainia: REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP ADDENDUM "A" GENERALIZED DEVELOPMENT PLAN VALLEY MILL ESTATES t- i( h. i e n t ' A, Parcel 55-179 William Schuller Zoned: RA Use: Vacant 6so ii Parcel 55-180 Wilkins Development — ' / - Corporation ZoneRP Use: cant Parcel, %55 103 81ue Ridge M.H.P. k 'Use: fRes. 6'50 % % Ex. 8' Sol, Sewer -Race Dr. w W/M 55— 76 Geor Es U f Vdicant, Mill Race 1.85 ACRES 15.91 A Estates" Zoned: ;RP RE14AIWRA •Use: Residential X. \6" Ex.- 8' Son. Sewer o NO St4eet Exi Jule Parcel 55-178 'Ex. Y W M Minnie Schuller &-st. Zoned: RA -Use: Res'.,'Total'.. 19.3 RA tb Phi X, Porcel 55-175,, Q )GneS & Mary KiL'ou tr -------- re, Zoned: RA 0 Use: Res. Z 9 Y Porce 55-175A Par' `Ritchie,Mark Pcj 55-1 rb RA bouglas i-. Developer: Cameron Group 55-181 Eastern Frederick -Zo,ned Re -Vse:- s. W41(iorns Zoned: RA clo Mr. Richie Pifer qeR Development Corporation .,U3C: Res 81 S. Braddock Streetma' Zoned: R Winchester, Virginia 22601 -Y_ocon t C&EEK 550 Parcel V 1, -Cf Mill scole. 1:-300, 19 94 - Contour intervol=10' June. 1994 606 Home %71v, Al'.",)( jut lull gilbert w clifford & ossociotes, inc VALLEY MILL ESTATES— REZONING ENGINEERS - LAND Pt ANN[ RS -- SURVEYORS 150-C 01de Greenwich Drive 200 North Carrier., Sir..( Generalized Development Plan Fredericksburg. Virginia 22401 W"'c"stef. v'rginia 22601 REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP ADDENDUM "B" GENERALIZED DEVELOPMENT PLAN VALLEY MILL ESTATES • MONETARY IMPACT OF DEVELOPMENT BREAKDOWN OF IMPACTS BY CATEGORY SCHOOLS PARKS TOTAL FIRE & RESCUE $ 3568.00 PER UNIT $ 580.00 PER UNIT $ 4148.00 PER UNIT $ 45.00 PER UNIT Based on 19 acres with 22 single family detached homes. Total estimated proffer $92,048.00. Total estimated Fire and rescue proffer $990.00. Nar CuRPL, 1,4 REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties co �'�ob` to a VALLEY MILL ESTATES , THE CAMERON GROUP e Preliminary Matters Pursuant to Section 15.1 - 491.1 et. sea.' of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of approximately 19 acres from RA Zoning District to the RP Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the 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 successors or assigns. General Development Plan The development of the subject property and the submission of any Master Development Plan will provide for a street layout connecting with the Mill Race Estates Subdivision via Mill Race Drive, and as shown on the attached Addendum "A" - Street Layout Plan for Mill Race Estates. There will be no street connection to Valley Mill Road. The rezoned property shall not be subdivid d into more than thirty-two (32) lots and there shall not be constructed thereon Zore than thirty-two (32) single family detached houses and no apartments, duplexes or other multi -family buildings shall be constructed on the property. Monetary Contribution to Offset Impact of Development The undersigned, who holds a contract to purchase the above described property from Gerald L. and Frances F. Racey and the Georgia Weirman Estate hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 19 acre tract, more or less lying on the north side of Valley Mill Road just East of the intersection of Mill Race Drive in the Stonewall Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County, at the time a building permit is issued for each lot, the sum of three thousand One hundred Forty-two Dollars ($3,142.00) (for Parks and Recreation Department, Schools, Fire and Rescue Department and as otherwise directed by the County) plus, Twenty-seven Dollars ($27.00) for the Rescue Squad. In essence, the sum of Three Thousand One Hundred Sixty-nine Dollars ($3,169.00) will be paid at the time a building permit is issued for each lot. NOT CURRENT rtiY-. 'T CL 0 t PAGE 2 L PROFFER STATEMENT (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in 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, CAMERON GROUP f By: .cJ Richard W. Pifer Gilbert W. C1' ord & Associates, Inc. -, . ,, . I A t 1 /1 ISM STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: The foregoing instrument was acknowledged before me this /GaL day of November, 1994, by Stephen M. Gyurisin of Gilbert W. Clifford and Associates, Inc. Representative for the Applicants. My Commission expires 11, "2 /�?/ � � - -r� Notary Public 0 Attach,,ient "A" 10 or 6so Parcel 55-180 Wilkins Development --- --- Car poration 76n&4. RP Use: Vacant Parcel -55 103 Blue Ridge- M.H.P. -T- Zohed: MH- `Ose: fRes. Parcel I 6,50 55-179 William Schuller ------ Zoned: RA Ex. 8' San. Sewer Use: Vacant -Race Dr. W_ WPM X. 55— 76 Est a U olit Mill Race, .92 A Estates 1.85 ACRES Zoned: ;ARP RE4AIWRA- Use: Residential X. \6" 1; Ex." 8" Son. Sewer oN '0 Ex; Jule- St4eet Parcel 55-178 ;? 'Ex. 8" W M Minnie Schuller &st. I\ LQ Zoned: RA Total '190 -Vse: Rei. t -.-RA 6 Pti Parcel 55-175,' \,,,lamesA Mary Kill"ough- !% Zoned: RA Use: Res. 6 Parce 55 -175A Mark Ritchie Parcel Rcl 55-1750 Developer: 55-181 Zoned: RA bwas K. se: S. williorns Cameron Group Eastern Frederick Zoned: RA C/o Mr. R*chie Pifer I Development Corporation .,Use: Res 87 S. Braddock Street Zoned: RP y9can t Winchester, Virginia 22601 CREW- 550 Parcel 55-175E- Mill Race Scale: 1"=300' Rev 1.2, 10 Nov.1994 666: Home Association Contour Interval=10' June, 1994 gilbert w. clifford & associates, inc. VALLEY MILL ESTATES -REZONING Sheet ENGINEERS - LAND P[ ANNERS - SURVEYORS I 150—C 01de Greenwich Drive 200 North Cameron Street Generalized Development Plan of Fredericksburg. Virginia 22401 Winchester, Virginia 22601 .(703) 898-2115 (703) 667-2139 Frederick County, Virginia • 2�'�� gREZONING REQUEST PROFFER (Revised) OrI 0 Weirman/Racey Properties VALLEY MILL ESTATES 'NOT CURRENT THE CAMERON GROUP Preliminary Matters Pursuant to Section 15.1 - 491.1 et. sea.of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of approximately 19 acres from RA Zoning District to the RP Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the 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 successors or assigns. General Development Plan The development of the subject property and the submission of any Master Development Plan will provide for a street layout connecting with the Mill Race Estates Subdivision via Mill Race Drive, and as shown on the attached Addendum "A" -Generalized Development Plan - Valley Mill Estates. There will be no street connection directly to Valley Mill Road. The rezoned property shall not be subdivided into more than thirty-two (32) lots and there shall not be constructed thereon more than thirty-two (32) single family detached houses and no apartments, duplexes or other multi -family buildings shall be constructed on the property. M_ one Contribution to Offset Impact of Development The undersigned, who holds a contract to purchase the above described property from Gerald L. and Frances F. Racey and the Georgia Weirman Estate hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 19 acre tract, more or less lying on the north side of Valley Mill Road just East of the intersection of Mill Race Drive in the Stonewall Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County, at the time a building permit is issued for each lot, the sum of Three Thousand One Hundred Forty-two Dollars ($3,142.00) (for Parks and Recreation Department, Schools, Fire and Rescue Department and as otherwise directed by the County). In essence, the sum of Three Thousand One Hundred Forty-two Dollars ($3,142.00) will be paid at the time a building permit is issued for each lot. See addendum '13" showning breakdown of impacts by category. MonetW Contribution to Offset Impact of Fire and Rescue The undersigned, who holds a contract to purchase the above described property from Gerald L. and Frances F. Racey and the Georgia Weirman Estate hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 19 acre tract, more or less lying on the north side of Valley Mill Road just East of the intersection of Mill Race Drive in the Stonewall Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay NOT CURRENT CURRENT PAGE 2 PROFFER STATEMENT (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP to the Greenwood Volunteer Fire and Rescue Company, Twenty-eight Dollars ($28.00) for each lot approved for development on the Final Subdivision Plat. In, essence, the sum of Twenty-eight Dollars ($28.00)in payment will be made directly to the Greenwood Volunteer Fire and Rescue Company at the time lots are approved for subdivision by the County. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in 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, CAMERON GROUP In Richard W. Pifer Representative: Gilbert W. Clifford & Associates, Inc. Stephen M. Gyurisin STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: The foregoing instrument was acknowledged before me this day of November, 1994, by Stephen M. Gyurisin of Gilbert W. Clifford and Associates, Inc. Representative for the Applicants. My Commission expires Notary Public 0 REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP ADDENDUM "A" GENERALIZED DEVELOPMENT PLAN VALLEY MILL ESTATES OSO Parcel 55-180 Wilkins Developmen Co�_______ n ratio RP .IJse ?0 9co. nt Parcel"55-fO3 au�' Ridge M.H.P. Zohed. MH- < k `Use: tRes. X------ Parcel 6150 55-179 Wiliam Schuller Zoned: RA Ex. 8. Son. Sewer Use: Vacant 10-Race Dr. w_ W/A4 76 / Gear ES U ac ant Mill Roce� 1.85 ACRE "15.02 A Estates" Zoned: IRP RENIAIWIR , A Use: Residential \6" Ex. ; 8" Son. Sewet C:' i-o Ex,; Jule St4eet Parcel Ex. 8' W M 55 -178 Minnie Schuller Est Zoned: RA Tow; _RA' t� !�'! a Li c -175 % Ki \,James 0 RA Use: Res- 0 6 eq, e Porc Mark `Ritchie Developer. Zoned: RA D00as K. 55-181 : `Vse- Res. Waliams Cameron Group Eostem Frederick Zoned: RA Res. clo Mr. Richie Pifer Development Car oration --- --- 81 S. Braddock Street Zoned: W Winchester, Virginia 22601F,c _J�pcon t 550 Parcel 55-175E- Mgt Race Scale: 1"=300' Rev 1.2, 10 Nov. 1994 ------ H Association Contour Interval=10' June, 1994 gilbert w. Clifford & associates, inc. VALLEY MILL ESTATES —REZONING ENGINEERS - LAND PLANNERS - SURVEYORS 150-C Ode Greenwich Drive 200 North Cameron Street Generalized Development Plan of Frederkiksburg. Virginia 22401 WinCheste(. Virginia 22601 UAW An- qk ___ -- C_11__11 f`_ 0 REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP ADDENDUM "B" GENERALIZED DEVELOPMENT PLAN VALLEY MILL ESTATES MONETARY IMPACT OF DEVELOPMENT BREAKDOWN OF IMPACTS BY CATEGORY SCHOOLS $ 2,600.00 PER UNIT PARKS $ 541.00 PER UNIT FIRE & RESCUE $ 28.00 PER UNIT • � �25�62I� �Q ¢oC,a����� �ov�' FREDERICK COUNTY, VIRGINIA `�,lz� IMPACT ANALYSIS STATEMENT FOR REZONING REVIEW AND APPROVAL OF VALLEY MILL ESTATES RACEY/WEIRMAN PROPERTY THE CAMERON GROUP - DEVELOPERS Stonewall Magisterial District • November 10,1994 gilbert w. cli f ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 • Fax: 703-665-0493 40 • • • • 10ACT ANALYSIS STATEMENT REZONING APPROVAL REQUEST VALLEY MILL ESTATES NOVEMBER 1994 IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS I. SUMMARY 3 II. INTRODUCTION 3 III. PLANNING ANALYSIS 4 • Site Suitability • Adjoining Properties • Zoning Review IV. TRAFFIC 5 V. SEWAGE 6 VI. WATER 6 VII. DRAINAGE 7 VIII. SOLID WASTE 7 IX. HISTORIC SITES 8 X. COMMUNITY FACILITIES 8 • Education • Emergency Services • Parks and Recreation • Other XI, ENVIRONMENT 9 MI. FISCAL 9 Mll. OTHER 10 APPENDIX 11 • OACT ANALYSIS STATEMENT REZONING APPROVAL REQUEST VALLEY MILL ESTATES NOVEMBER 1994 IMPACT ANALYSIS STATEMENT for VALLEY MILL ESTATES I. Summary The firm of Gilbert W. Clifford & Associates, Inc. has been commissioned to evaluate the above referenced project in light of several major planning issues, as outlined and required by the Frederick County Board of Supervisors. This document is prepared in support of and in preparation to rezone the referenced property from present Rural Area (RA) to Residential Performance (RP). The property is suited for Residential Performance (RP) zoning. There is a fiscal impact. Current zoning requirements allow for adequate measures to provide for adequate design and planning measures creating a residential neighborhood that incorporates features compatible with the surrounding neighborhood while maintaining the environmental features of the area. Neighborhood traffic impacts have been minimized with proffers limiting entrances. II Introduction The 19 +/- acre site, properties of Gerald Racey and the Georgia Weirman Estate, herein referred to as Valley Mill Estates, is located on the north side of Valley Mill Road (VA Route 659), east of Greenwood Road (VA Route 656). The property is currently vacant and is divided into two parcels with limited frontage on Valley Mill Road. Access is via the planned stub streets of Mill Race Drive and Julee Street of Mill Race Estates. Both parcels are identified as tax parcel 55 ((A)) 176 and176B consisting of 15.92 acres and 5.31 acres respectfully. Residential Performance (RP) zoning is planned for the property. 19.35 acres is planned for rezoning into the RP District. 1.85 acres of the two parcels will remain Rural Area (RA) and will later be added to the Racey parcel. The property is located in the Urban Development Area and has sewer and water service available. Preliminary site development planning indicates that this site can support the residential development proposed. 3 • *ACT ANALYSIS STATEMENT REZONING APPROVAL REQUEST VALLEY MILL ESTATES NOVEMBER 1994 • III. Planning Analysis Site Suitability - The property has no site specific development limiting factors, however, the slope of the site may limit the disturbance of some areas. The property appears well suited for Residential Performance (RP) zoning use type development based on site evaluation of soils, slopes, wetlands, ponds and lakes, flood plains and other site suitability and environmental factors. Soils - The soils are suitable for site development purposes. The USDA Soil Conservation Soil Survey for Frederick County identifies the soils of the property on map sheets 31 and 37 as Clearbrook channery silt loams. Prime Agricultural Soils: The property does not contain any prime agricultural soils as identified by the Frederick County Comprehensive Plan. Slopes - There are areas of steep slopes on this property. The topography is ideally suited for Residential type development. Slopes generally range from 2% to 15% and elevations range from 580 to 650 feet above sea level. Slopes are suitable for residential development. • Wetlands - There are no wetlands on this property. The property is well drained and has no low lying wet areas that provide wetland vegetation or that indicates the presence of a wetland area. Ponds and Lakes - There are no ponds or lakes on the property. Flood Plain - The property is not located within the 100 year HUD designated flood plain as identified in the Frederick County Comprehensive Plan and panel map number 510063- 00120B of the United States Department of Housing and Urban Development Flood Boundary map. Adjoining Properties - Development impact concerns are primarily east of the property where single family residential houses are located at the existing Mill Race Estates. The impacts of the Residential Performance (RP) zoning district uses on the surrounding residential uses is minimal since the uses are the same. A proffer is suggested that restricts access on Valley Mill Road thereby reducing the impact of another street intersection, that would reduce road efficiency. All local vehicles accessing this development would utilize an existing, established • street network. 4 OACT ANALYSIS STATEMENT REZONING APPROVAL REQUEST VALLEY MILL ESTATES NOVEMBER 1994 • The adjoining property to the north is zoned Residential Performance (RP) and is vacant. To the east is single family homes on land that is zoned Residential Performance (RP) and currently developed. To the south is State Route 659, and to the west is vacant undeveloped land typical to the area, zoned RA. Zoning Review - The property is currently zoned Rural Agricultural (RA) allowing by right a variety of rural and agricultural uses including large lot residential homes. Approximately four to five homes are permitted depending on the lot size planned. Permitted homes could be served by private on -site water and sewer systems Under the RP zoning, master planning requirements would address all environmental concerns such as steep slopes and woodland. Additionally, street, utility and lot layout will be determined. RP zoning allows a number of housing types from large lot single family residential homes to garden apartments. Proffers allowed as part of the zoning process allow the housing type to be determined prior to master planning design. Single family residential homes are planned to be proffered. The site can adequately support 35 to 45 • single family homes, approximately 21 homes are anticipated based on a large lot size of over 15,000 square feet per home. IV. Traffic Impacts Traffic impacts are negligible for this property. Using current RA zoning density almost 50 trips per weekday would be generated from this property. Assuming 30 homes can be developed on this site, the average trip generation at build -out of Valley Mill Estates is almost 300 based on a weekday average per home of 9.55 trips derived from ITE Trip Generation standards. Fewer homes on larger lots would result in less trips. For the sake of evaluation for this rezoning 30 homes will be used as a base. Four to six p.m. peak hour average trip generation per home is 1.01 base on ITE Trip Generation standards. Using 30 homes the average trip generation for the four to six p.m. hours is 30 trips when the entire development is built -out. The access street connection is planned to be through the existing planned street stub connection of Mill Race Estates on Mill Race Drive to Valley Mill Road (VA 40 Route 659). Based upon the most recent Virginia Department of Transportation 41 *ACTANALYSIS STATEMENT REZONING APPROVAL REQUEST VALLEY MILL ESTATES NOVEMBER 1994 • (VDOT) traffic counts, Valley Mill Road (VA Route 659) has a current traffic loading of 300 trips per day. A detailed trip analysis study is necessary as part of the Master Planning design and plans to determine if improvements to the connection at Valley Mill Road (VA Route 659) are required for construction. This study will be based on the actual number of homes planned. Preliminary rezoning evaluations indicate that Mill Race Drive and the connection at Valley Mill Road (VA Route 659) are adequate to meet additional traffic via the existing planned stub street connections. V. Sewage Conveyance and Treatment Impacts There are no sewage conveyance or treatment problems with this property. Sewage service to this site is provides by the Frederick County Sanitation Authority. The flows generated from the project are projected to at total build - out by the State Health Department at 14,000 (400 gpd/home) gallons per day • (gpd) with an instantaneous peak flow of 24.3 gallons per minute. The actual flows based on the consultants' experience with projects of the same characteristics in the area are projected to be about one-half of the above projection or 7,000 gpd. Sewage would flow by gravity to to a pump station located at the end of julie Street then be pumped to the existing 8" inch sewer line on Julie Street, then by gravity to the existing 30" Abrams Creek interceptor then to the Opequon Water Reclamation Facility. All sewage conveyance systems involved have the capacity to carry the additional projected flow. The Opequon Water Reclamation Facility currently has the capacity of treating and discharging this flow in a satisfactory manner. VI. Water Supply Impacts There are no water supply or transmission problems for this property. This property would connect to the existing 8" water supply system. An 8" water main currently exists for planned system expansion at two places along the • easternmost property boundary of Mill Race Estates. Water service is provided by the Frederick County Sanitation Authority. There are no known limitations 0 10ACT ANALYSIS STATEMENT REZONING APPROVAL REQUEST VALLEY MILL ESTATES NOVEMBER 1994 in the water system which would preclude the use of the property as shown. The property will utilize the same amount of water as projected in sewage flow. Water service is planned to be extended to connect with future planned water systems to the west and north of Valley Mill Estates. Fire protections measures such as the installation of fire hydrants will be addressed at the site development planning stage. The installation of fire protection hydrants poses no problems. The installation of fire hydrants on the property will improve the fire protection means of the surrounding properties as well as the enhancing the protection of the property. The fire fighting capabilities of the fire company covering this area will be enhanced with additional fire hydrants. Under current RA zoning this property could be developed without any fire hydrant protection measures. VII. Drainage Facility Impacts Proper storm water management planning will result in minimal drainage impacts. The development of residential uses as planned increases runoff to a lesser extent than does apartments, commercial or industrial type uses. The development of large lot single family homes instead of the existing rural, vacant use will increase runoff factors over that which now exist.the proposed zoning increases the amount of impervious surface impacting the runoff coefficients and times of concentration. It is recommended that suitable yard area be allowed to reduce run off amounts. Additional storm water detention calculations will be presented with preliminary and final subdivision design which would show no adverse impacts on the existing downstream water The property is located on the southern side of a low ridge with swales allowing drainage run-off flows generally from a north to south pattern. Drainage flows generally toward Valley Mill Road (VA Route 659) to Abrams Creek and eventually to the Opequon Creek. Predevelopment runoff rates will be maintained using recognized storm water management standards. VIII. Solid Waste Cost There are minimal solid waste collection and disposal impacts. OACT ANALYSIS STATEMENT REZONING APPROVAL REQUEST VALLEY MILL ESTATES NOVEMBER 1994 • Costs to the county would be normal for this type of development. No additional solid waste facilities will be required to handle the waste from this property. Waste removal from house to house is available by private contractor at the owners option. All disposal for waste generated by the residences is anticipated to be taken to the County Landfill site for disposal. IX. Historic Impacts This project will not involve the loss of any historic buildings, sites or artifacts that are known. There are no structures currently located on this property. A review of the National Register, the Virginia Landmarks Register and The Frederick County Comprehensive Plan indicates that there are no known historic structures or sites on this property. X. Community Facilities The property when zoned will create local and fiscal impacts typically associated is with a residential development in this area. Impacts are limited due to the size and type of housing Education - For the sake of projection a 30 home build out will be used. As stated earlier the property will support between 35-45 homes although at this date only 21 homes are planned. The number of school age children projected to live in the development at full build out, based on 30 homes, is approximately 10 children. This figure is based upon County averages per single family home of .335 children per home. Costs associated are impacts based upon the number of children and the impact on the capitol school costs per unit or per home. Capitol costs are generated by the County impact model for the school age group. Parks and Recreation - This project would result in a minor impact on Parks and Recreational facilities. Large, over 15,000 square foot lots are planned allowing for adequate on site recreational areas for each home. No additional recreational will be required to serve the recreational needs of the residences of the development. Impact costs associated with this project are projected using County impact model standards. Emergency Services - There are no additional fire, rescue or sheriff facilities anticipated with the development of the property. The development will 0 *ACTANALYSIS STATEMENT REZONING APPROVAL REQUEST VALLEY MILL ESTATES NOVEMBER 1994 • provide fire protection hydrants in an are currently not covered with this type of p p Y Y Yp protection under RA zoning. Impact costs associated with this project are projected using County impact model standards. Fire protection is available from the Greenwood Volunteer Fire and Rescue Company. The planned RP rezoning will have all required site development standards required by the fire code, building code and zoning codes. There are no fire protection problems associated with this property. All home construction will use the latest required building code fire protection enhancement building features. All hydrants and fire protection measures will be installed when the property is developed. Rescue services are also provided by the Greenwood Volunteer Fire and Rescue Company. Impact costs associated with this project are projected using County impact model standards. Fire and Rescue services protection will be required for the homes of this development. To date, in 1994 the Greenwood Volunteer Fire and Rescue • Company has had 982 calls for fire, rescue and public service assistance. Because of the additional homes planned as part of this project additional fire and rescue assistance calls are anticipated. Sheriff Department services protection will be required by this development. Routine patrols of the area should suffice for the majority of time and materials necessary to cover this facility. Impact costs associated with this project are projected using County impact model standards. XI. Environmental Impacts There will be certain minor negative impacts due to the construction activity including run off sediment, noise and traffic movements. These are to be minimized by proper compliance with local and state laws for environmental protection. A minor increase in run off quantity and a decrease in quality is probable from this development. The effects on the down -stream impoundment and stream are minimal and in accordance with local and state regulations. There is no known loss of irretrievable resources involved with this project. There are no known endangered species of fauna, flora or wildlife which will be • effected by this project. Ground water and air quality should be unaffected. 0 • XII. Fiscal Impacts :7 • OACT ANALYSIS STATEMENT REZONING APPROVAL REQUEST VALLEY MILL ESTATES NOVEMBER 1994 Fiscal impacts for the property are determined based upon the fiscal impact model prepared by the Frederick County Department of Planning and Development staff. For the sake of projection a 30 home build out will be used. As stated earlier the property will support between 35-45 single family homes although at this date only 21 homes are planned. XIII. Other This planned zoning change would create a nonimal impact as compared to the existing zoning of RA. There are no known other impacts. 10 tl I. `Burnt r, o :� • �5�� "' `,.i J` .--��- � �.?!` � .`�'\\-- , c� -, J / �\��— ✓/ Ili _ i J! i C- Ih H '�• 66 ;Greenwood i % r; '$eights es a \ �' rni • Scale . 1 = 2,000 gilber, w. cl;t`C•rd & ossoc;ctes, ;r-,c. VALLEY MILL ESTATES —REZONING cNGINURS ! AN7 PLAt:h::_RS - SURb'EYCIPS ',O--C Olde CreenHic'. Drive °00 North Cc-ner_r Street Site Location Fredericksburg, lirgin:c 22401 iLinc^.ester, '.irginic 2260? (703) 898-211S (703) 66,,-2139 1 !ed'.:fiCk Count y, irq j; j , JJ T CUF ENT Environmental & Planning Impacts ; for Pi fer/Wierman June 1994 Introduction The firm of Gilbert W. Clifford & Associates, Inc. has been commissioned to evaluate the above referenced project in light of several major planning issues, as outlined and required by Frederick County. This document is prepared in support of and in preparation to rezone 20± acres from present RA to RP as described in Attachment "A" Generalized Development Plan. In summary the land is affected as follows: This site would yield approximately 35 lots for single family detached housing types. 1) Suitability of the Site The site is located in eastern Frederick County north of Valley Mill Road and just west of the existing Mill Race Estates subdivision. The site is characterized by a major drainage swale which runs from the northwest corner of the property across the site and then to the south along the Mill Rasce Estates property line. There are no mapped 100 year flood plain areas on the site and the soils are not indicative of wetland areas. The site slopes generally from the west to the east. Small steep slope areas exist along the drainage swale near Mill Race. Woodlands exist in the swale area and at the northwest corner. The area is not suited to agricultural uses but, as development(is; this area of the county would indicate, is suitable for construction of roads and utilities associated with residential development. 2) Surrounding Properties The site is bordered by residential uses or vacant residentially zoned land on all sides. Mill Race Estates exist to the east. Future phases of Pioneer Heights exist to the north, single family homes and Fieldstone exists to the south and Asbury Terrace lies to the west. The development of residential lots is compactible with surrounding uses. 3) Traffic Impacts Assuming 35 lots can be developed on this site, the resulting trips per day generated would be 352. The access point would be through Mill Race Estates on Mill Race Drive to VA Route 659. Based on the most recent VDOT traffic counts available, the current loading on Route 659 is 300 trips per day. A detailed trip study will be necessary at the master planning stage to determine if improvements to the entrance at VA Route 659 are necessary. ZTOT CURRENT s • • 4) Sewage Conveyance and Treatment Impacts: Sewage service to this site is provided by Frederick County Sanitation Authority. Flows generated from the total development are estimated by the State Health Department at 14,000 (400 gpd/home) gallons per day with an instantaneous peak flow of 24.3 gallons per minute. The actual flows from writer's experience will be about one half or 7,000 GPD. The sewage would flow by gravity to either a proposed pump station then be pumped to an existing 8" sewer line at Mill Race Drive and VA Route 659 or to the existing 8" sewer on Julee Street, then by gravity to the existing 30" Abrams Creek interceptor then to the Opequon Water Reclamation Facility. All sewage conveyance systems involved have capacity to carry this additional flow as does the plant have the capability of treating and discharging this flow in satisfactory manner. 5) Water Supply Impacts: This project would connect to the Frederick County Sanitation Authority water system. A 8" watermain exists at two places along the eastern boundary with Mill Race Estates. The water service should also be extended to connect with future water systems to the west and north. The estimated water use is the same as sewage flow. 6) Education Cost: Using County averages, this project will generate .335 school age children per single family detached dwelling. The County would have to provide facilities for approximately 12 children. 7) Parks and Recreation Cost: This project would result in a minor impact on Parks and Recreation. One half acre lots are proposed providing adequate onsite areas for private recreation facilities. 8) Drainage Facility Impacts: The development of single family in lieu of the existing non-use will increase run off ipover that which exists now. The proposed zoning increases the amount of residential area and therefore the runoff coefficients and times of concentration. A storm water management pond should be included in the final design to mitigate any affect on adjoining properties to the south due to increased runoff. 0 9) Emergency Services Cost: Sheriff protection will be required by this facility. Routine patrols of the area , should suffice for the majority of time . Special patrols and activities may include a total of 2 hours per week. Special coverage at $50.00 per hour would involve approximately $5200.00 per year. There should be no other impacts on emergency services. This represents essentially no increase in service over what would have been required if development occurred under the existing zoning. 10) Solid Waste Cost: Costs to the County would be normal for this type of development. No special waste removal needs are planned. Waste removal by house to house collection is available by private contractor. Disposal to be at the County Landfill. 11) Environmental Impacts: There will be certain minor negative impacts due to the construction activity including run off, sediment, noise and traffic movements. These are to be minimized by proper compliance with local and state laws for environmental protection. A minor increase in run off quantity and a decrease in quality is probable from this development. The effects on the downstream areas should be minimal and in accordance with local and state regulations. There is no known loss of irretrievable resources involved with this project. There are no known endangered species of fauna, flora or wildlife which will be effected by this project. Ground water and air quality should be unaffected. A minor impact of a negative nature is associated with increased traffic, as mentioned. 12) Other Fiscal Impacts: No other impacts were noted. 13) Historic Impacts: This project will be evaluated for sites of historic significance and such sites cataloged and shown on the Preliminary Master Development Plan. <20 Ronald A. Mislowsky, P.E. Gilbert W. Clifford & Associates, Inc. Consulting Engineer RAM/cls Wilkins Devel. Corp Proposed Road Extension Future Road Extension per Greenway Road Plan Schuller 12.9 Ac. Valley Mill Estates 21 Lots Proposed Traffic Generation: Proposed lots - 21 Trips per lot per day - 10.06 Trips per day generated - 210 Gilbert W. Clifford and Associates 200 N. Cameron Street Winchester, Virginia, 22601 703-667-2139 December 1994 No Scale Blue Ridge MHP ---------------------- ---------------------- Mill Race Estates 102 Lots Existing 1026 Trips Per Day ---------------------- J�IQe Street ------- Valley Mill Road (VA Rte 659) �0 1026 trips per day to Valley Mill Road existing 1236 trips per day to Valley Mill Road proposed Valley Mill Estates Rezoning Application Traffic Generation Estimate Frederick Cou Virginia n OUTPUT MODULE Net CredTfor •< Fiscal Taxes to Capital Impact Capital Q= Credit f�.Sls Fire Department $194 $1,944 Rescue Department $504 Elementary Schools $89,175 Middle Schools $21,949 $31,825 High Schools $104,111 Parks and Recreation $60,60,3 $1.892 TOTAL $276,536 $0 $35,662 FIRE AND RESCUE ADDENDUM New Capital Costs Not $3.948.50 Covered by County Contributions NOTES: Weirman Rezoning: Assumes 5.5 Townhouses Per Acre Or 98 Town houea LL,,% ON i8 Net Impac $0 $183,410 $58,711 $240,874 0 r. N ,q,x -to S�e-,veG sg,5 - oN93 ------------------------------------------- --- OUTPUT MODULE ------------------------------------ --------------- -- ----------------------- Net Cre it for ~ Fiscal Taxes to Capital Impact Capital Net czata Ott Cola .IMA= Fire Department $96 $694 $0 Rescue Department $179 Elementary Schools $46,616 Middle Schools $14,674 $16,092 $124,913 High Schools $79,714 Parks and Recreation $21.64-4 $251 $2 TOTAL ------------------------------------- $162,924 $0 $17,743 $145,181 FIRE AND RESCUE ADDENDUM ----------------------- ----------------------- ----------------------- New Capital Costs Not Covered by County Contributions $1,578.25 NOTES: Weirman Rezoning: Assumes 35 Single Family Detatched Dwelling UNITS ON 18 Ac rb Zor+E�o RP OUTPUT MODULE Fire Department Rescue Department Elementary Schools Middle Schools High Schools Parks and Recreation ---- * ------------- TOTAL ----------------------- --------------------- FIRE AND RESCUE ADDENDUM Capital $60 $113 $29,302 $9,224 $50,106 S1.105 $102,410 --- ------------ ----- ---- ------------------------ ------ 2l <o Net CrediTfor Fiscal Taxes to Impact .QM" Capital Santa Net .lmtzlt $436 $0 $10,115 $78,517 $601 $.9.IQQ9 $0 $11,153 $91,257 New Capital Costs Not $994.94 Covered by County Contributions NOTES: Weirman Rezoning: RA to RP; assumes 22 Single Family Dwelling Units on 19 acres. Iq I q �9) uvl�� q 5. 2- 2- OUTPUT MODULE — ------------------------- --------- --- -------------------- ------ Net C .it for Fiscal Taxes to Capital Impact Capital Net casts Cry cads 1ma= Fire Department $96 $694 $0 Rescue Department $179 Elementary Schools $46,616 Middle Schools High Schools $14,674 $16,092 $124,913 $79,714 Parks and Recreation $21,644 =Z $2 TOTAL $162,924 $0 $17,743 $145,181 FIRE AND RESCUE ADDENDUM New Capital Costs Not $1,578.25 Covered by County Contributions NOTES: Weirman Rezoning: Assumes 35 Single Family Detatched Dwelling UN ITS ON 16 AcRe.b 7,0.4 o RP -012- 3 YV '� AN • . 19 gilbert w. clifford & 200 N.Cameron Winchester, Virginia 703-667-2139 Fax: TO: WE ARE SENDING YOU HAND DELIVERED SHOP DRAWINGS ElCOPY OF LETTER • associates, inc. Street 22601 703-665-0493 22604 TI ATTACHED CHANGE ORDER ❑ PRINTS KPLATS • LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 4/19/95 ATTENTION Denise RE: Wiarmnn Ravnninp, UNDER SEPARATE THE FOLLOWING ITEMS SAMPLES SPECIFICATIONS ❑ PLANS OTHER COPIESI DATE I DESCRIPTION 2 4/11 /95 1 Plat of 19.35 Acres to be Rezoned from RA to RP 0 ARE TRANSMITTED APPROVED/SUBMITTED FOR APPROVAL APPROVED/AS NOTED I FOR YOUR USE RETURN/CORRECTIONS ® AS REQUESTED FOR REVIEW or COMMENT FOR BIDS DUE ------------ 19___ REMARKS ❑ RESUBMITFOR APPROVAL SUBMIT___ FOR DISTRIBUTION El RETURNED_ CORRECTED PRINTS ❑ LOAN PRINT/RETURN RETURN/WITH SIGNATURES COPY TO: SIGNED Stephen M. Gyurisin REV. 2.0 �ss`Sy F s ° o I N7 69. 96' W 5 - 39 4 O Arco / 0 6c I rn �CZOIJcd 19.35 acre s :V O I O u� I� O NJ7 04 28'W 8.48' N3579'13'W 124.82' �N35 38 36 "W 66.12' •N445635'W 82.22' N5974 39 "W 63.21 ' N45U9 57'W 59.13' S05 55 48 E 66.06' -S22 0,534 E 45.15 S2139 26 "W 9� 88.51 ' 8 �`9 - S34 04 26 "W 7.87' W II R\I \\ RI'/O\I\c SATE: APRIL 11, 1995 1 Scale: 1"=200' nl AT lL DC7nKlr' n\AI(_ �s6s� F S �i O alV O Ilk 69. g6„ iy N�S0939. d 1 � Arco / o he I 1C �zonxcd � 1935 f}cre s ,WI �Pr9 to 7?� :V O I O +� Z I� O N3704 28'W o aLV 8.48' N3579'1.3'W 124.82' N3538J6 W -66.12' •N44 56 J5'W 82.22' c N5974 39'W-� 63.21 ' S05 55 48 E N4539 57"W °�' 66.06' 59.13' 6�' S2205'34"E nh 1�` 45.15' s rn o- c� 52139 26 "W �� �9�• 88.51, moo • S34 04 26lW 7.87' WIERM N REZ®NHNG SATE: APRIL 11, 1995 Scale: 1"=200- 0I AT 1t. Pr7r)KIF nWG n. a 0 0 87A a 87 ge 1 BerrYvil/e Pike ad as a 89 247- 84 A 8o ao 79 91 Redbud Church 138 'f'�o� ReaO�d 109A �� Raod 8 \ 107A 139 107 voo ®� ���©�© ©©0vv •gyp©®®'iceo"® ' om m aaAAA °A�4a a�� CI AM ao �� ® •� , e aop es ©pA°eoo�® 0� ov ve v©v o m � e►'���a ©a 1 m or -a' 4 © o � a0001v0� •. o °°aa©oeaoao©ocooe© v o .. . - o II�eoC�io, �o�p000��p©�G913ocooG©�� ©0000vooao��©oo IMI `ems �o�'©e� a►..o°�o��°moo° 184C 184A 207 / 20/205 204 106 165B 174C Scale in Feet 0 300 600 9001 0 i CURVE ( D, pATA DELTA = 05' 58' 38 " RADIU5 - 1648. IO' AIZG = 1-71.')3' TANGENT = 86 o4' GHOQD = H 550 10' ZO" W 1-71. 65' m 1 '" SGHU�M. / G. L. RAGE ET UX °p O Cg f7 ER• EZV D. B. 'tB7, PG. Io)z 2. PG 7-7/X 1 h 0o Z \ LP F. N 14' 50' Z I " E 110+ 27' _o t- 13 �65pH41 � //'' I.f.S. 472LEQ /?I51°Z4'Zb"W - IZO.73' _m w G. %5 I MAGNEZIG 17 > DOB. 48 TO IZ AC i W � _— OV t1 CoKNER POST TAX PA KC E L 55-A- 1-76 °ti 7AL I S. Z Z A G tZ E S h v .P.s.�y N 37°37'59"W- H5.46' w. B. 64, PG 1�7 � � m Ir m w l4 N 4♦' 56' 35"W - 62. ZZ, o c w W I.PR �_ x a N 5'�' 14 37" W 63, 21' n ti /y N 4r. 0' 00"W 57. 13' I >� d Oo o N5Z'll'01"W-158.5+' j�ew M CHESTNUT I.ry. IN 5TUMP k V V OA \ G � EZ UX O NG. R K1L"Lat1 1(05 D 5. 301. PGPG 5� 0 (SEE p.15 60�' 9- M 5 05° 55' 48 "E - 66. 06' V 48" RtTCHIE V `NOAKuT V.S. 6G 8Z, P. 1+0 5 ZZ' 05' 34-" E - +5. 15 Q (SEE D.6 541), PG.590) 1 r 11 - �4 0 V7/N '7 I 71 V)O \\ Ipn �- I eyt 1 r l E � r>ml rAYLL �IAGEpN ZN�E C - � p SECT BOUNDARY SURVE'� op OF THE LAND OF r� GEORGIA WIERMAH ESTATE ��o f- STONEWALL D15TKIGT SZI''S7'Z6"W Sg.sl' YL H.BRUCEECENS 'Z FREDERIGK GOUNTY VIKGINIA 534' Olt' Z64W - 7 88' H 0 T E 5 N0.70MO1,62-B SCALE 1"=ZOO' JUHE Z4-, 1�)¢ 1. I.P.F = IRON PIN FOUND, I_P5 = IROH PIN SET. 2. NO TITLE KEPORT FURNISHED. PROPERTY IS 5OBJEGT TO EASEMENTS AHD 9TCC1t WQ , 1 NG ENCUM5KAHCES OF RECORD HOT SHOWN '9fV�, .;O 770 6AK R LANE 3->t-�-rt- DENOTES WIRE FENCE LINE. 'F� WIHCHESTER, \1IQGIHIA Z Z 6 0 3 4. HO DWELLING SITUATED ON TH15 PKOPEKT (. ( 702)) b6 Z - 4185 S W F F T I Or 2 a SRCWA.•' Y°IM� f r ZOO � Eq 9 ' Variance granted for Parcel A. H. Ronald Berg /4/78 / t:` �•• a /' �' � � q''N�pI.O, ,zo.Acres v!' s1.1!' 307 vrr°.wee 0.1-01 N 31•!1'01'r ' o V, �'!2°,.' 6"• 'fe,ce� ,J1.1/' s/.!,' 6..70 ppy so- r•O. N/r p SA w 9 ♦L ` ,�52• Js, of 2.313 Acres S34 / 4= 0I°3/'I4° OZ.Z2' CN-= 264.19' NJO'Of',Z"r -�s41°11'Zo'F J 9. ,!' �ur�;i �+:yJ � �� 4'gCLl�i� 'MUNC-Siff. . V3. TOTAL AREA = 7.622 ACRES Q :i :f uo J O �i v m Go PLAT OF THE LAND OF GERAL D RACEY SHAWNEE D/STR/CT, FREDER/CK COUNTY VIRGIN/A NOVEMBER /40 1977 11-77- 44y 0 630 1415 Parcel55-180 Wilkins Developmen{ �_ ' g I• Corporation ion Use: VacanRP �� �`a,.~ �Q rQ� t--------- - Zofled: ,MH=T'' `Use: (Res. Parcel I 6so 55-179 1 William Schuller --- _ Zoned: RA r ` Ex. Sewer Use: Vacant - -1lr71-Race Dr. w_ r bb— 76 ` Est U Vdcaii t '> --- , ; Mill Race' 1.85 ACRE j ` 15.92 A Estates' I J Zoned: RP REA jAIWr fitit'J 1 Use. Residential i � � I Ex.' 8" Son. Sewet ' o t�1 . ` Ex,; Jule Sheet Parcel 55-178 k ; Minnie Schuller Est. _ - Zoned: RA -Use: Res. Total 1t 31c.'. RA P�; t Parcel 55-175��r � \ \James A Mary KiltougK - --c,30 a; Zoned: RA Use: Res. o � t o oIlc e 6 Cep �.tSS� �, � • ! - --- -- - S �� adgPJSA - - Rq y., Porce21 55-175A - Mork _ `Ritchie P.cl 55-175D Developer: 47610 ai cel .`~ Zoned: RA D0 glas K. 55-181 __ 'Vse: -Res. Williams Cameron Group Eastern Frederick zoned: RA c% Mr. Richie Pifer Development Corporation % -' .,Use: Res. 81 S. Braddock Streets Zoned: RP • Winchester, Virginia 22601K yQcont 550 Parcel _. 55-175E- '-- --7 Mill Race Scale: 1 "=300' Rev 1.2, 10 Nov. 1994 - Home Association Contour Intervol=10' June, 1994 6�� '`- gilbert w. clifford & associates, inc. VALLEY MILL ESTATES —REZONING Sheet ENGINEERS - LAND PLANNERS - SURVEYORS 150-c 01de Greenwich Drive 200 North Cameron Street P Generalized Development Plan �t Fredericksburg, Virginia 22401 Winchester, Virginia 22601 (703) 898-2115 (703) 667-2139 Frederick County, Virginia G.I.S. WORK ORDER x Department of Planning & Development GIs 9 North Loudoun Street Winchester, VA 22601 ww --r - J 703-665-5651 " The following information needs to be supplied to request production of mapping or graphics from the Planning Department. DATE ` \ DEPARTMENT- CONTACT- �-� PHONE: DESCRIPTION ON OF�'C REQUESTED COMPLETION DATE: — For Planning Department Use -- Materials & Supplies: L-41! Lk l �< Keep in Storage? Yes No Public Use Fee Total Time Spent ^ on Project: Comments: COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 May 26, 1995 Steve Gyurisin G.W. Clifford & Assoc. 200 North Cameron Street Winchester, Virginia 22604 RE: Valley Mill Estates Master Development Plan Dear Steve: In response to your request yesterday, for a review of the revision to the MDP of Valley Mill Estates, I have the following comments. The plan needs to contain a reference to the proffers as they apply to the portion of the tract that is to be conveyed to Mr. Racey. As we discussed, since this land was subject to the proffers, no further subdivision would be permitted. Future plats should reflect this information as well. Where the road to be constructed stubs out at the western edge of the property the plan should indicate the construction of a temporary cul-de-sac. The legend is not very clear, it would be helpful to have a more accurate depiction of the symbols used or more distinct symbols. This is especially true of the road right-of- way and steep slope symbols. The hatching for "area to be combined" indicates that the Racey tract, the 1.2 acre out parcel that was part of the rezoning and the 2 acers north of the Racey tract will all be combined. It was my understanding that the 1.2 acre parcel would be a separate building lot. If this is the case then the hatching should be revised. Since the notes indicate that the entire site is wooded, it is probably not necessary to try and indicate the location. 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 Page 2 Steve Guyrisin May 26, 1995 Though I really have no problem with having both the 'Environmental Planning Notations" on the left side of the plan and the table indication acreage disturbed and percentages on the right side of the plan is a bit redundant. These could probably be combined into a single notation. Please let me know if you have any questions concerning any of the above. ,Kris C. ey CP Deputy Planning Director KCT/dc 0 0 gilbert w. cli f ford & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 9 Fax: 703-665-0493 February 28, 1995 Ms. Renee Arlotta, Office Manager Frederick County Planning Dept. P.O. Box 601 Winchester, Virginia 22604 RE: Valley Mill Estates Rezoning Request Valley Mill Road, Staonewall District Dear Ms. Arlotta: ki Please table the rezoning request of Valley Mill Estates until the April 12, 1995 Board of Supervisors meeting. This item is requested to be tabled until all required proffer materials are completed and prepared as required. Thank you. Sincerely, gilbert w. clifford & associates, inc. S M. Gyurisin SMG/cls cc: Mr. Richard Pifer 0 0 gilbert w. cli f f ord & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 • Fax: 703-665-0493 9 November 22, 1994 ��� S�(iOl N Mr. Kris Tierney, Deputy Director a 9rederick County North Loudoun Street ng Department ��Winchester, Virginia 22601 6 g RE: Valley Mill Estates Dear Kris: Based upon our discussions and talks with Walt Cunningham I have made some revisions to the impact analysis statement using a new format. Most of the information is the same, just expanded with better fire and rescue comments. A copy is attached for your use. Also attached is a revised proffer statement that reflects changes and has been sent to Jay Cook's attention for further review. A breakdown of impacts by schools, parks and fire and rescue is attached. Finally, a copy of the overall road plan for the area is attached that shows how there will eventually be a secondary road access not only to this project but to Mill Race Estates via Pioneer Heights. I have sent the road plan and updated information to Walt Cunningham covering the fire and rescue concerns outlined in his attached letter. Should you have any questions, please call Mr. Cunningham or myself. I believe we have addressed his concerns. Sincerely, gilbert. clifford & associates, inc. Cu Stephen . Gyurisin SMG /cls attach;nents 0 gilbert w. cli f f ord & associates, inc. 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 • Fax: 703-665-0493 January 10, 1994 , Mr. Richard Dick, Chairman Frederick County Board of Supervisors 1400 Millwood Pike Winchester, Virginia 22601 RE: Valley Mill Estates - Rezoning Request Dear Mr. Dick: I�ATIJJ a yu �ylcv� — AC The applicant respectfully requests that the County table the application of the Valley Mill Estates for up to 60 days. This will give us time to complete two important items, the overall master plan and final discussions with the owners due to the revisions to associated project impact costs. The holiday season interrupted the reviews of the master plan for presentation and owner's discussions. Your approval of an extension for up to 60 days is greatly appreciated. Sincerely, w. clifford & associates, inc. /�cls r Mr. Kris Tierney Mr. Bob Watkins Mr. John Riley Mr. Richie Pifer Sce W1 sMt> ����+ . He's agreeable. to phis opinq -65 4Ira Bos rAt. Ike wi tl Sind, as a )effer. — RSO . i _R 0 March 29, 1995 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703 / 678-0682 TO THE APPLICANTS) AND /OR ADJOINING PROPERTY OWNER(S) The Application of: VALLEY MILL ESTATES Rezoning Application #009-94 to rezone 17.8+ acres from RA (Rural Areas) to RP (Residential Performance). This property is located in the Shawnee District and identified as PINS 55-A-176 & 55-A-176B. The directions to this property are as follows: North of Valley Mill Road (Route 659), proceed 3/4 mile East of Greenwood Road (Route 656). This rezoning application will be considered by the Frederick County Board of Supervisors at their meeting of April 12, 1995. The meeting will be in the board room of the old Frederick County Courthouse, Winchester, Virginia, at 7:15 p.m. Any interested parties wishing to attend this meeting may do so. Sincerely, Kris C. Tierney, AICP Deputy Director KCT/dc 107 North Kent Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 This is to certify the attached correspondence w mailed to the following on MARCH 29, 1995 froil. he Department of Planning and elopment, Frederick County, Virginia: DALE & ANGELA COOK 516 MILL RACE DRIVE WINCHESTER, VIRGINIA 22602 GEORGIA WIERMAN EST. C/O RICHARD BALDWIN 3727 SWEETBRIAR PASADENA, TX 77505 GERALD & FRANCES RACEY 985 VALLEY MILL ROAD WINCHESTER, VIRGINIA 22602 MARY KILLOUGH 1081 VALLEY MILL ROAD WINCHESTER, VIRGINIA 22602 MARK RITCHIE 1071 VALLEY MILL ROAD WINCHESTER, VIRGINIA 22602 KENNETH SCHULLER 2138 VALLEY MILL ROAD WINCHESTER, VIRGINIA 22602 STATE OF VIRGINIA COUNTY OF FREDERICK I, RENEE' S. ARLOTTA WILLIAM SCHULLER 140 DENNY LANE WINCHESTER, VIRGINIA 22603 WILKINS DEVELOPMENT 7 S. LOUDOUN STREET' WINCHESTER, VIRGINIA 22601 EASTERN FREDERICK P.O. BOX 2097 WINCHESTER, VIRGINIA 22601 LOUIS & NANCY LEPORE 222 MILL RACE DRIVE WINCHESTER, VIRGINIA 22601 STEVEN DICKEY ROUTE 1, BOX 2160 BERRYVILLE, VIRGINIA 22611 CHARLES BARR 107 EVETTE PL WINCHESTER, VIRGINIA 22602 Kris C. T erney, u Direct Frederic County Dept. of P an g , a Notary Public in and for the state and county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated MARCH 29, 1995 , has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this 29 day of MARCH 1995 My commission expires on ATT(,TTGT '11 , 1 QA5 NOVAIV PUBLIC • JOHN & JANE MCALLISTER 233 BURNT FACTORY ROAD STEPHENSON, VIRGINIA 22656 ROBERT & JOAN PADGETT 103 EVETTE PLACE WINCHESTER, VIRGINIA 22602 KEITH KOONTZ 123 JULEE STREET WINCHESTER, VIRGINIA 22602 w� COUNTY of FREDERICK PA ® Department of Planning and Development 703 / 665-5651 tea Fax 703 / 678-0682 December 28, 1994 TO THE APPLICANTS) AND /OR ADJOINING PROPERTY OWNER(S) The Application of: VALLEY MILL ESTATES Rezoning_Application #009-94 to rezone 17.8+ acres from RA (Rural Areas) to RP (Residential Performance). This property is located in the Shawnee District and identified as PINS 55-A-176 & 55-A-176B. The directions to this property are as follows: North of Valley Mill Road (Route 659), proceed 3/4 mile East of Greenwood Road (Route 656). This rezoning application will be considered by the Frederick County Board of Supervisors at their meeting of January 11, 1995. The meeting will be in the board room of the old Frederick County Courthouse, Winchester, Virginia, at 7:15 p.m. Any interested parties wishing to attend this meeting may do so. Sincerely, Kris C. Tierney, AICP Deputy Director KCT/dc 9 North Loudoun Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 This is to certify the attached correspondence mailed to the following on AWt *velopment, I DECEMBER Department of Planning Frederick .28,.,1994frthe County, Virginia: 151 1. A WT I KIN13 X>1:-.z:V1:::I 0F1MI:!:N-T' (:,X)RF-. DALE & ANGELA COOK 516 MILL RACE DRIVE WINCHESTER, VIRGINIA 22602 A .1. C) 1. F'REDERT CK v. V% 0 X 2 9'. VA ".572"? 3 22<504 D & NANCY F- DR1VE M 1-1 1: A C'I K 11 I -A MARY FAX} ioeu VAI 1_1:11:y wri-I VA. 12,2602 00 ErTE. VE:N A I �.y X*4I,.:RRyVT I.J 1:.:, VA - 11'2 11.2 61. 1. VOL.I.J.':y '190 3 1..., W INCIAE-Z) a xiw)ru:� C'I..W, .1RI VA� 502- M6 wp 107 W:EN(:'IV-_' VA mc, V.4URN-1, FAC-TORY ROAD ON, VA 12 6 05) 6 lzy I Fl:y RD VnI Z5 0 W:r.NC% W% e _ey/, - e Kri� T i _i& /Dt p e VD or )=uty Frederick Count -Dept. .. ing STATE OF VIRGINIA COUNTY OF FREDERICK I, RENEE' S. ARLOTTA , a Notary Public in and for the state and county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated DECEMBER 28, 1994 has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this My commission expires on 28 day of DECEMBER AUGUST 31, 1995 NOTARY PUBIAC 1994 5-3 r-,61)C;E'T-T , ROBERT L. & JO� 0 J03 EVETTE PLACE WINCHESTER, VA 22602 WILLIAK SCHULLER 140 DENNY LANE WINCHESTER, VIRGINIA 22603 MG 3 10ONTZ, KEITH F1 123 JULEE STREET WINCHESTER- VA 22602-- 94 COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 November 23, 1994 TO THE APPLICANT(S) AND /OR ADJOINING PROPERTY OWNER(S) The Applic-'ion of: VALLEY MILL ESTATES Rezoning_ Application #009-94 to rezone 17.8+ acres from RA (Rural Areas) to RP (Residential Performance). This property is located in the Shawnee District and idenitified as PINS 55-A- 176 & 55-A-176B. The directions to this property are as follows: North of Valley Mill Road (Route 659), proceed 3/4 mile East of Greenwood Road (Route 656). This rezoning application will be considered by the Frederick County Planning Commission at their meeting of December 7, 1994. The meeting will be in the board room of the old Frederick County Courthouse, Winchester, Virginia, at 7:00 p.m. Any interested parties wishing to attend this meeting may do so. Sincerely, Kris C. Tierney, AICP Deputy Director KCT/dc 9 North Loudoun Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 t: '00W%I wa COUNTY of FREDERICK Courthouse Commons - 2nd Floor P.O. Box 601 - 9 North Loudoun Street Winchester, Virginia 22601 r.+ •� , KNNE: T I r;�; A VAL.L.E:Y 'MILL. RD W7:N( F1C-':c3TL••:Ft. VA { NOV23'9a`� - 4 _ r` 1 •7.7 NIXIE 2096 1 11 /27/1?4 RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD 0 • i COUNTY of FREDERICK Department of Planning and Development 703 / 665-5651 Fax 703 / 678-0682 November 23, 1994 TO THE APPLICANTS) AND /OR ADJOINING PROPERTY OWNER(S) The Application of: VALLEY MILL ESTATES Rezoning Application #009-94 to rezone 17.8+ acres from RA (Rural Areas) to RP (Residential Performance). This property is located in the Shawnee District and idenitified as PINS 55-A- 176 & 55-A-17613. The directions to this property are as follows: North of Valley Mill Road (Route 659), proceed 3/4 mile East of Greenwood Road (Route 656). This rezoning application will be considered by the Frederick County Planning Commission at their meeting of December 7, 1994. The meeting will be in the board room of the old Frederick County Courthouse, Winchester, Virginia, at 7:00 p.m. Any interested parties wishing to attend this meeting may do so. Sincerely, Kris C. Tierney, AICP Deputy Director KCT/de 9 North Loudoun Street P.O. Box 601 Winchester, VA 22601 Winchester, VA 22604 This is to certify " t the attached correspondence ' mailed to the following on NOVEMBER 23, 199zf the DepartmeAlt (i-f Planning and development, Frederick County, Virginia: WTI I TAM I. -I. JR DALE & ANGELA COOK 1.40 X)IENNY L.ANIIK. 516 MILL RACE DRIVE W. WINCHESTER, VIRGINIA 22602 2260*3.... WIL.KIN13 X)I:::V[.::l c)F,M1:J,4T 010RF, 1W:IJ;:I:kM6-N, ('�I::X)R(`�Tf) X)WT N 7 113. 1 (X.JX)0(.)NI £:3*T*R1:.:I:%:T sNR wE31 :TPRIr 5.7 6)L' F'RANCE:S) F' r- c) X-*.'(:)X 2.097 VhI I 1;.:y Mx I I RX) .:(:Vy*I::R, V6 2,M)04 wl: 1-4clAr... 4.1 y _:I:Z, W A 22cf)02 79 N(,IN(:Y F' 10: 1 1 cAK.A.-I, I-If.,11:4Y Xs2'.. M11 I RA0 DR:rVE. y M11 I RX) VA V()'..-' 11::: 22602 Vh 22<( Zis 00 X)TC%K1:::y1 SV1*1:::V1;N-4 A. 1*.' im:)X, 21.60 JT,1*01111:: X-.-.j:.:RRyVT I I E: W) V .61 1 1:.:y 1-1 *.1: 1 1 226 AA. V A =!:'N'; 90 w:i:il�i(:11:,11:.::,:)"Y*I:::I:�, V()� RO 22c.502 IL, Z". RX) W:w A VOIL-I ::y V A Kris C) Tierney p y Direct Frederick County De t. of P*ning STATE OF VIRGI.NIA COUNTY OF FREDERICK I, RENEE S. ARLOTTA a Notary Public in and for the state and county aforesaid, do hereby certify that Kris C. Tierney, Deputy Director, for the Department of Planning and Development, whose name is signed to the foregoing, dated NOVEMBER 23, 1994 has personally appeared before me and acknowledged the same in my state and county foresaid. Given under my hand this 23 day of NOVEMBER 11994 My commission expires on AUGUST 31, 1995 � 6rwl�,e NOTY, '�'PUBLIO � M(:2AL.)..113TERJ , OIAN F.: & JI::'ANE: , *' l., ),-) x'*AJR Y* ITACITOF�y ROAD ':"T*l::I::,I..Il:::i\l(:)'(:)N, Vo 2 2 61`5 6 C WT NCAAI:'::G'y*I:::R VA 2 2 6 KOONTZ, 1<1:*::I:'Y'[.,l 1:' Vt.) 2 2 6 W.2 Qd REZONING APPLICATION FO FREDERICR COUNTY, VIRGINIA -------------------------------------------------- To be completed by Planning Staff: Q 4Z°`; Zoning Amendment Number Date Received Submittal Deadline � A pplication Dat i q i PC Hearing Date �17!: �7 BOS Hearing Date � �; The following information shall be provided by the applicant: All parcel numbers, tax map numbers, deed book pages and numbers may be obtained from the Office of the Commissioner of Revenue, 9 Court Square, Winchester. 1. Applicant: Name: Gilbert W. Clifford & Associates, Inc Address: 200 North Cameron Street Winchester, VA 22601 Telephone: 667-2139 2. Owner: Name: Georgia Wierman Est. & Gerald Racey Address: c/o Richard Baldwin 985 Valley Mill Road 3727 Sweetbriar Winchester, VA 22602 Pasadena TX 77505 Telephone: In addition, 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: 5 1 � t • 0 3. Zoning Change: It is requested that the zoning of the-'propert,''.,. be changed from RAto RP 4. Location: The property is located at (give exact directions)` North of Vallev Mill Road (VA Route 659) 3/4 miles east of VA Route 656 5. Parcel Identification: 21 Digit Tax Parcel Number: 5500OA000000O00001760 5500OA00000000000176B 6. Magisterial District: Shawnee 7. Property Dimensions: The dimensions of the property to be rezoned. Total Area: 19.35 Acres The area of each portion to be rezoned to a different zoning district category should be noted:, 17.8 ± Acres Rezoned to RP Acres Rezoned to Acres Rezoned to Acres Rezoned to Frontage: 650 Feet (not on State Route 659) Depth: 1200 Feet S. Deed Reference: The ownership of the property is referenced by the following deed: Conveyed from: Wierman/Baldwin Deed Page: 197 (Weirman) 489 (Racey) Deed Book Number: WB 64 (Weirman) 192 (Racey) 11 J ADJOINING PROPERTY OWNERS =" Owners of '>r property adjoining the land will be notifie•d of:'the=` public hearing. For the purposes of this application.; ,adjoaning,`• property is any property abutting the requested property-`.bn_the side or rear or any property directly across a road from the requested property. The applicant is required to obtain the fol- lowing information on each adjoining property including the 21-digit tax parcel identification number which may be obtained from the office of the Commissioner of Revenue. Name Address and Property Identification 1 James R. & Mary Killough Address: 2282 Valley Mill Road Winchester, VA 22601 Property ID:55-A-175 2 Mark Ritchie Address: 2270 Valley Mill Road Winchester, VA 22601 Property ID:55-A-175A 3 Gerald Racey Address: 985 Valley Avenue Winchester, VA 22601 Property ID:55-A-176A 4 Kenneth Schuller Address: 2138 Valley Mill Road Winchester, VA 22601 Property ID:55-A-177 5 Minnie Schuller Est. Address: c/o Kenneth Schuller 2138 Valley Mill Road, Winchester, VA 22601 Property Address: ID: 55-A-178A & 178 140 Denny Lane 6 William Schuller Winchester, VA 22601 Property ID: 55-A-179 7 Wilkins Development Corp. 8 Eastern Frederick Develop- ment Corp. Address: 7 South Loudoun Street `linchester, VA 22601 Property ID: 55-A-180 Address: P.O. Box 2097 Winchester, VA 22604 Property ID: 55-A-181 9 Dale & Angela Cook Address: 516 Mill Race Drive Winchester, VA 22602 Property ID: 55G-3-79 10Steven Dickey Address: Rt. 1 Box 2160 Berryville, VA 22611 Property ID: 55G-3-80 Name Address and Property IdentifiCC-rtioryr;(," 11 Charles Barr Address: 107 Evette P1. Winchester, VA 22602 Property ID: 55G-3-90 uc 12 John & Jane McAllister Address: Rt. 1 Box 198 Stephenson, VA 22656 Property ID: 55G-3-91, 92, 93 13 Keith Koontz Address: 123 Julee Street Winchester, VA 22602 Property ID: 55G-3-94 14 Address: Property ID: 15 Address: Property ID: 16 Address: Property ID: 17 Address: Property ID: 18 Address: Property ID: 19 Address: Property ID: 20 Address: Property ID: 21 Address: Property ID: 22 Address: Property ID: ♦� i. v.'ti4 �i ..Y=th�2 COMMONWEALTH ®f VIRCCINIA DEPARTMENT OF TRANSPORTATION 14031 OLD VALLEY PIKE DAVID R. GEHR PO BOX 278 COMMISSIONER EDINBURG, 22824-0278 August 2, 1995 Mr. Ronald A. Mislowsky, P.E. G. W. Clifford & Associates, Inc- 200 North Cameron Street Winchester, VA 22601 Dear Ron.- 4) 4� &- A-T arc 4�z WILLIAM H. BUSHMAN, P E RESIDENT --NGINEER TELE(703)984 5600 FAX 1103!964 5607 RE- Valley Mill Estates Route 1270 Frederick County We received your revised site plan dated July 13, 1995 for the referenced project. Due to the storm sewer changes under Mill Race Drive extended, we've forwarded the plan on to Mr. Terry Jackson in our District Location and Design section for review. Once we receive his comments, we'll forward same to you. In order to complete our review, we will need the detailed trip study you referred to at the rezoning stages for the project in order to determine what impacts and/or improvements will be necessary at the Route 659/1270 intersection. In regard to the cul de sac at the end of Julie Street (Route 1272) we've reviewed the issue with county planning staff. It's our position the cul de sac is still necessary due to previously communicated reasons. If the remaining portion of Julie Street, which serves at least one single family dwelling isn't added to the secondary system and cul de sac provided then the county could vacate this previously dedicated section of right of way. if you have any questions, please let me know. Sincerely, W. H. Bushman Trans. Resident Engineer 6�� 16. AY_4� By- R. B. Childress ,�Dy�12jJ, Permits and Subdivision Specialist Supervisor RBC:br cc- Mr. S. A. Melnikoff 4 �� Mr. R. W. Watkins 4E6�'8a7 co ON A • REQUEST FOR REZONING COMMENTS Virginia Department of Transportatio =' Attn: Resident Engineer P.O. Box 278 Edinburg, Virginia 22824-0278 i- (703) 984-4133 The local office of the Transportation Department is located at 1550 Commerce St. in Winchester if you prefer to hand deliver this form. Applicant's name, address and phone number:: � ILC r4oovS Lq La" Name of development and/or description of the request: (A)( e✓ZVAA V, jet- 007Jc ,, ti Location: ej (2 U h- kite G S `1 , Mlo, <,,,. L fi;;.c c r V 4 J2 �, 6 �--6 Va. Dept. of Transportation Comments: See attached for VDOT Comments dated June 9, 1994. VDOT Signature and Date: �� /V �G` '5¢ (NOTICE TO RESIDENT ENGINEER*PLEASE RETURN THIS FORM TOAPPLICANT.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map and all other pertinent information. f� • V� C�NI 7 CO .� COMMONWEALTH of VIRGINI DEPARTMENT OF TRANSPORTATION `S P. O. Box 278 �tJ DAVID R. GEHR EDINBURG, 22824 '`NILLIA'M H. BUSHMAN, P.E. COMMISSIONER RESIDENT ENGINEER June 9 1994 TELE (703) 984-5600 FAX (703) 984-5607 VDOT Comments to Wierman Rezoning Request No objection to rezoning of this property. 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, 4`h Edition for review. 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. The traffic generated by this project through Millrace Subdivision may warrant improvements to the Route 659/1270 intersection. Also, Julee Street (Route 1272) in the Millrace Subdivision was designed and constructed to the project's property line so the street could be extended into the adjoining Wierman Tract in the future. At present Julee Street is a "stub" street with no cul-de-sac or other suitable means to turn our maintenance vehicles or county school buses around ip. If the County does not require the extension of Julee Street into the Wierman Tract, twe strongly suggest the developer be required to construct a cul-de-sac. xc: Mr. Steve A. Melnikoff TRANSPORTATION FOR THE 21 ST CENTURY REQUEST FOR REZONING COMMENTSCO Frederick County Sanitation Authority v •,a Attn: Engineer Director (0 199 Front Royal Pike����``r��; P.O. Box 618 Winchester, Virginia 22604 (703) 665-5690 The Frederick County Sanitation Authority is located on U.S. 522 South, one tenth of a mile from the U.S. 50 North intersection, if you prefer to hand deliver this review. Applicant's name, address and phone number: (Sl ,4 fr"e zDU ,J, eAvo«a, k-+. Irv, rU,+ C9 ( Name of development and/or description of the request: w �u. i(fle Zc^-%-X V- Location: r•.) CAe i--r+ o �' U 4- /-F /2 6-� 6 t 6 Sanitation Authority Comments: )W7,E4 4 5,FW6E To 5,FRVE 7WIS '0,?eA.EiQ7Y /S L 0 c,4f T.E4 04- Pf0AF'/1?r 0/LL R,461r .EST/17•ES. 7WIF c /S SF I�YiE,Q C Cl ? , Sanitation Authority Signature & Date: (NOTICE TO SANITATION AUTHORITY * RN THIS FORM TO AP L CANT.) NOTICE TO APPLICANT , It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, and all other pertinent information. 0 • COUNTY OF FREDERICK, VIRGINIA ►�j��V`W, rrj�6��, FIRE MARSHAL'S OFFICE LAND DEVELOPMENT COMMENTS co cn Control No. 0606941406 Date Received 060694 Date Re mew 4 i Applicant Name G. W. Clifford & Assoc. Address 200 N. Cameron Street Winchester, VA 22601 Project Name Wierman Rezoning Phone No. 703-667-2139 Type of Application Re -Zoning Current Zoning RA 1st Due Fire Co. 18 1st Due Rescue Co. 18 Election District Shawnee RECOMMENDATIONS Automatic Sprinkler System Residential Sprinkler System X Automatic Fire Alarm System X Other Emergency Vehicle Access; Adequate Inadequate Fire Lanes Required; Yes Comments Roadway/Aisleway Widths; Adequate Inadequate Special Hazards Noted; Yes Comments 1 Not Identified No X Not Identified X No X - Continued - I Hydrant Locations; See Notes Adequate Inadequate Siamese Connection Location; Approved Not Approved Not Identified X Not Identified X Additional Comments: 1) Applicant must address impact to fire and rescue resources. 2) Comments from the Greenwood Fire & Rescue Company are to be considered addendum to this comment sheet. 3) At site plan stage of development, position hydrants in such a manner that driveways for homes do not block hydrant access. 4) Burning of site clearing debris requires a permit from the Fire Marshal's Office. 5) Burning of construction debris on site is prohibited. 6) Temporary street signage is required when construction begins and temporary street addresses are required on each home as construction begins. 7) Access to all structures must be maintained for emergency vehicles at all times during construction. Re w Ti__ hr. . Douglas A. Kiracofe Fire Marshal a WOO o � o �ANO F== �+ °°""'"" ltrurtt�ooc� `volun�eer ire and 1Eesca P. 0. B= 30'Z3 Wjg�cr, Virginia Z2601 March 6, 1994 Ronald A. Mislowsky G. W. Clifford & Associates 200 N. Cameron Street Winchester, VA 22601 Dear Mr. Mislowsky: C07MY , 1nc. The Greenwood Volunteer Fire and Rescue Company disagrees with your comments 19 Emergency Service Cost on the rezoning of 16 acres of land on the north side of Valley Mill Road. Going from agricultural land to residential preformance with approximately 35 lots for single family dwellings would greatly affect the impact of fire and rescue. We know for a fact human error is our biggest impact to create calls both fire and rescue. With this in mind we suggest you check with the Frederick County Planning Dept. and reconsider your fire and rescue proffer along the lines they already have in place in their computer system. We will not support any rezoning which denies fire and rescue the proper attention for the added burden of incidents. Therefore, we will openly oppose the rezoning of your application #0606941406 from RA to RP. Sincerely, Walt Cunningham, Asst. Chief Greenwood Vol. Fire & Rescue WC:jlc cc: File ARUEST FOR REZONING COMM E•S Frederick County Commonwealth Attorney Winchester -Frederick County Judicial Center 5 N. Kent Street Winchester, Virbinia 22601 (703) 663-6383 The Commonwealth Attorneys office is located in the Winchester -Fred irk J�7Cente, t 5 North Kent Street in Winchester, if you prefer to hand deliver this review form. ` Applicant's name, address and phone number: t wt Arc"_ rc"_ �00 ; t,-1, V�C Name of development and/or description of the request: Location: Attorney Comments: 4�� i9PCt rS !n o d e e.,- el't .6n Attorney Signature and Date: /j (NOTICE TO ATTORNEY * P AS RAURNTH�ISFORNITO APPLIC.aNT.) NOTICE TO APPLICANT It is vour responsibility to complete this form as accuratcly as possible in order to assist the agency with their rcvic%v. Also, please attach a copv ,)f your application form, proffer statement, location map and all other pertinent information. 2() 0 01 Frederick County Public Schools 1415 Amherst Street Post Office Box 3508 Winchester, Virginia 22601-2708 Telephone: (703) 662-3888 — FAX (703) 722-2788 Administrative Assistant to the Superintendent Mr. Ron Mislowsky Gilbert W. Clifford and Assoc. 200 North Cameron Street Winchester, Va. 22601 Dear Ron: Co s. I ems" YC�10 tf� ��63 t .a '10W 4. June I am in receipt of your request for comments concerning the rezoning request of the Georgia Wierman Estate and Gerald Racey at the following location: North of Valley Mill Road (VA Route 659)- 3/4 miles east of VA Route 656. It is our understanding that the purpose of this rezoning is to change approximately 20 acres from RA to RP which will allow 35 residential lots. We feel that this proposal will have an impact on current and future school facilities. We recommend that this concern be addressed during the approval process. In addition, we feel that the potential for the school division to provide facilities to students is likely to exceed the number (12 children) provided in the rezoning application. Please feel free to contact me at your earliest convenience if you should require any additional information. Sincerely, Thomas Sullivan Administrative Assistant to the Superintendent cc: R. Thomas Malcolm, FCPS • • REQUEST FOR REZONING COMMENTS .a Frederick County Engineering Department�,LD Attn: Director of Engineering P.O. Box 601 Winchester, Virginia 22601 (703) 665-5643 4o�oa`� The Frederick County Engineering Department is located at 9 North Loudoun St., 2nd Floor of the Hammon Building in Winchester, if you prefer to hand deliver this review. Applicants name, address and phone number: M f�,�A.M ZO 0 N C3i1 m e..o... ZT. W, N c_ C/-* Z Z6y( i Name of development and/or description of the request: Location: W I C-=-JZ 6-k ri A.) e E= 0- dam) , ,., c,` . V-4 2te, 6 S- `i V4 wi (- r ,- -/ "/,f e6�S 6 Engineers Comments: t r l 0.y-t v�o Co rv� v)nt,n 4 I L S �i VIA o h �.�c� S 4n ( t J;S k CYN a-*-*S(c, VN s L& oa li6\ Engineers Signature & Date: �.au I (NOTICE TO ENGINEERING DEPT. 4 PLEAS RETURN THIS FCPM T APPLIC T.) NOTICE TO APPLICANT It is your responsibility to complete this form as accurately as possible in order to assist the agency with their review. Also, please attach a copy of your application form, location map, impact analysis and all other pertinent information. ?1,556-9 HHW/bfs 12/5/77 0970 Richard W. BALDWIN, SR. ET UX. TO •• :: DEED GERAfD L. RACEY ET UX. i9? THIS DEED made. and dated this 5th day of December, 1977, by and between RICHARD W. BALDWIN, SR. and MARION I. BALDWIN, his wife, and RICHARD W. BALDWIN, JR. and GAY PETTIGRiw BALDWIN, his wife, parties of the first part, and GERALD L. RACEY and FRANCES C. RACEY, his wife, parties of the second j part . WHEREAS, by Will dated September 7, 1953 and probated March 21, 1961 and recorded in the Clerk's Office of the Circuit Court of Frederick County in Will Book 64 at Page 197. Georgia Wierman did give and bequeath to Jerry Racey, son of Charles and Edith Racey, also known as Gerald L. Racey, a lot of land on the highway adjoining the Schuller property running along the highway down to her garden fence and extending back to a stream of water, and also a parcel of land adjoining the tract of land, known as the Shuler, Steele and Stump property, two hundred (200) feet wide; and WHEREAS, the property was never properly designated or possession vested in Gerald Racey and all the parties now desire at the request of Gerald Racey to vest title in he and his wife; and WHEREAS, this property passed under the Will of Georgia. Wierman to her sister, Blanche Willetta Wierman Baldwin, her son, Richard W. Baldwin, Sr., for life and his son, Richard W. 1?aldwln, Jr. , to be his absolutely; and WHEREAS, Blanche Willetta Wierman Baldwin has sub- sequently died survived by her son, Richard W. Baldwin, Sr. and a grandson, Richard W. Baldwin, Jr.; and WHEREAS, pursuant to said Will, both Baldwins and their spouses desire to vest title in Gerald L. Rzi.cey and Frances C. Racey in said two parcels of land as shown on the attached plat and survey by H. Bruce Edens, C. L. S., dated November 14, 1977. 4# ,9 193 WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable considera- tion, the receipt of all of which is hereby acknowledged, the parties of the first part do hereby grant, bargain, sell and convey with general warranty of title, unto the parties of the second part, jointly as tenants by the entireties, with common r• law right of survivorship, it being intended that the part of the one dying should then belong to the other, his or her heirs or assigns, the following described property and appurtenances thereunto belonging: Those two certain tracts of land containing, 2.315 acres and 5.307 acres, located in Sh..iwnee Magisterial District, Frederick County, Virginia, more particularly shown on the attached plat and survey of H. Bruce Fdens, C. L. S. , dated :.ovember 14, 1977 to which reference is here made together with an easement of right of way over the romaininp property of the heirs of Blanche Wi.11etta W; erman Baldwin of ingress and epress 60 feet in width, extending along the northeastern boundary of t;.e former Wierman Estate and Kenneth Schuller pr,);erty more particularly shown on said plat and survey. These two tracts of land are the same devised to Gerald L. Racey by Will of Georgia *:ierman dated September 7, 1953 and probated :larch 21, 1961 and recorded in the aforementioned Clerk's Office in Will Book 64 at Page 197 and it is the same devised to Georgia Wierman by Will of William ,•lierman, dated February 27, 1919 and probated October 18, 1943 and recorded in the aforesaid Cleric's Office in Will Book 56 at Page 13, being also a portion of the property conveyed to William Wierman by deed dated July 10, 1881 from William N. rddy and iiary E. Eddy, his wife, and recorded in the aforementioned Clerk's Office in Deed Book 101 at Page 409. Reference is here made to the aforesaid instruments and the attachments and the references therein contained for a further and more particular description of the property hereby conveyed. This conveyance is made subject to all duly recorded and enforceable restrictions, easements and rights of way. -2- • DOOK 489 Fsa 194 Except as noted above, the grantors covenant that they have a right to convey said property to the grantees; that they have done no other act to encumber said property except by the aforementioned easement; that they will execute such further assurances of title to said property as may be requisite; that they are seized in fee simple of the property conv�ed; and that the grantees shall have quiet possession of said property free from all encumbrances with the exception of said easement. WITNESS the following signatures and seals: //�.j/.'�,,� �/• (SEAL) `'—Richard W. Baldwin, 5r. /J/Q2Ie7't/;9 OG'r,! (SEAL) 'Marion 1' Baldwin (SEAL) Richard W. Baldwin, J . SEAL) Gay, ettig'rew Baldwin STATE OF MICHIGAN OF , To -wit: I, a Notary Public in and for the State and 7 aforesaid, hereby certify that Richard W. Baldwin, Sr, and Marion I, Baldwin, his wife, whose names are signed to the foregoing deed dated the _;Ea day of December, 1977, have this day personally appeared before me and acknowledged the same. r N^mow err r; Given under my hand this day of December, 1977. My Commission expires DAWL) P. HIFR .' —3— F. Publlc. Kant,.aunty, ytl F.■piratIll' Nltc August 19. ;^Hl ',,,,��n...15 �: i,?%9 .; 1 1 aS'S t tary is STATE OF TEXAS COUNTY OF HARRIS To -wit: I, Dorothy Gunter , a Notary Public in and for the State and County aforesaid, hereby certify that Richard W. Baldwin, Jr. and Gay Pettigrew Baldwin, his wife, whose names are signed to the foregoing deed dated the C,.L.. day of December, 19779 have this day personally appeared before me and acknowledged the same. Given under my hand this 1st day of April, 1978. My Commission expires Expiration•not necessary because of Vernon Texas Annotated Revised Civil Statutes 1925, Article 6607. -'�-Notareublic DokorNy G..,vi'Fe .A -4- 7'r!D+�?�f j� � J'T/oX '1.� 'a7•o'�'�(i Or?Y�' 27 "/ � ' . . -.-r.a-O , 1..,, ,.�,Yj�j��+ �jl a TWJ n�"/-a.•-�• Y' 4—� ,?";".�7��a / v �Yy�1.W / _ / rt7 -li�7aa6r✓ 711 � �7 � � "z'�'""�i%�krs-"?1�'/li% �'r�f'Tmy371; ,—�..�YJ✓ �."fy(�,"(� i 31 s ,'1l "v'�'n 'a,�7 ''1?'=-yl /71" n �'y vrn-st-rl •7.'-..�.o� n„) J 'J "{' � �'. � 7') 1 �-•r /' R">S. � % /�I'-rf')'1'J "Y+•L_i. /_ . -, � , _ r ^f /� a.nr �., s� //�� Lam, .•-a f17 T �� TJ J C�la)'s�J7-�J"/,i �!'�+',�./yj f— ��a �7yv v,�J/� 7c'7 T/'7 /�!. +T7 �'071 '�4/ ��j. /�� �'� - J --rf-% ��%yi►-"�•-N�y'� 7JYI 3Jyi, T'' /'., x y '�.' "''�..ys � vJ �.'.: .7y1 7'7f � /i-syyy).2 n�...,rff r��'� �� •� .-f^~'Vs-mil � .,) � � > ; ) .-• a J v , � r o� n/7 0 1p �d`�'�Y rv7� Ii* ,+•+ ru 's�'+,�./l2 ' 1 =-7 -�S� �-f,T-yy.,s-J{.-y'i �/-�+-� a ��� -•= tom(. �..� +yy.yt� �7 ry . +; y �( .'l, �. • a j-I'J �-7J.:)f 'y`7 ZJ �a') i7f /�" ��� �d � � r'1'%✓ �� ��% 2y-0 `a,�'"� /, � � �• /91 p a' � t p.�/ n J �, .x1." ��y>2rn�1� ,YP�.,. 1�! lc 0 • Ts//�ib10 ! �.jYsg /2 V yt� Lr y r 7�,t )71p/7 I lam/"716, y. 17/ 6 , �� 'ham/ �"��° �"� ' � 0/ � 'ti° °�� ���,'�'��""" ✓, v �J�'i 3 j. n?r,-•-ryyf, y�sr57 / ��x� �s'<� r/ �` 1 17 �' ate) � n �yi r '%�� � Y' p,.z D"7 7r"Q /' q-��� ✓Y '" '� ?) ' i"'y-."'i�T,r7 /l/�`' �iry�.• 7-71 (/ 0� 4-41 77 /Y,rl i•/-' �y� /� -r7L) /-)-)T71✓)�'/"mot%r7 / �"7��'LV/.�i�I/✓%4 ,�M^0'(/ J%l ).. � 0 i COUNTY of FREDERICK Office of Treasurer P.O. Box 225 Winchester, Virginia 22604-0225 703/665-5607 ob FAX 703/662-5838 C. William Orndoff, Jr., CGT County Treasurer November 10, 1994 Frederick County Planning Dept N Loudoun St Winchester, Va 22601 To Whom It May Concern: Judith K. Malone i Deputy Treasurer R. Wayne Corbett, CGDT Deputy Treasurer for Compliance The taxes on map numbers 55-A-176, and 55-A-176A, and 55-A-17613 are current as of this date. Sincerely, (U� R. Wayne Corbett Deputy Treasurer/Compliance COUNTY of FREDERICK Office of Treasurer P.O. Box 225 Winchester, Virginia 22604-0225 703/665-5607 FAX 703/662-5838 C. William Orndoff, Jr., CGT County Treasurer November 10, 1994 Frederick County Planning Dept N Loudoun St Winchester, Va 22601 To Whom It May Concern: Judith K. Malone Deputy Treasurer R. Wayne Corbett, CGDT Deputy Treasurer for Compliance The taxes on map numbers 55-A-176, and 55-A-176A, and 55-A-17613 are current as of this date. Sincerely, R. Wayne Corbett Deputy Treasurer/Compliance 10 gilbert w. Clifford & associates, inc. 200 N.Canteron Street Winchester, Virginia 22601 703-667-2139 Fax: 703-665-0493 TO: Winchester. Va 22604 1 0 LETTER OF TRANSMITTAL PRESENT DATE JOB NO. 12/6/94 ATTENTION Mr. Bob Watkins RE: RavicPrl Prr)ffar WE ARE SENDING YOU x I ATTACHED UNDER SEPARATE VIA HAND DELIVERED ❑ CHANGE ORDER SAMPLES SHOP DRAWINGS ❑ PRINTS ❑ PLANS COPY OF LETTER ❑ PLATS COPIES DATE 1 1 2/94 Proffer Statement DESCRIPTION x0 ARE TRANSMITTED APPROVED/SUBMITTED FOR APPROVAL APPROVED/AS NOTED FOR YOUR USE F I RETURN/CORRECTIONS © AS REQUESTED FOR REVIEW or COMMENT n FOR BIDS DUE 19 REMARKS Bob, Revisions/corrections as we recently discussed. THE FOLLOWING ITEMS SPECIFICATIONS ❑ OTHER El RESUBMIT___ FOR APPROVAL SUBMIT___ FOR DISTRIBUTION RETURNED_ CORRECTED PRINTS El LOAN PRINT/RETURN RETURN/WITH SIGNATURES COPY TO: Mr. Richard W. Pifer SIGNED Stephen M. Gyurisin REV. 2.0 a NOV 2- REM gilbert w. clifford & associates, inc. 200 N.Can►eron Street Winchester, Virginia 22601 703-667-2139 Fax: 703-665-0493 TO: Winchester, Va. 22601 1 WE ARE SENDING YOU 1A I ATTACHED HAND DELIVERED ❑ CHANGE ORDER ❑ SHOP DRAWINGS ❑ PRINTS COPY OF LETTER ❑ PLATS LETTER OF TRANSMITTAL PRESENT DATE JOB NO_. 11/22/94 ATTENTION Mr. Jay Cook RE: Vallpi7 Mill Rc+a+roc P07nnino- ❑ UNDER SEPARATE ❑ THE FOLLOWING ITEMS ❑ SAMPLES ❑ SPECIFICATIONS ❑ PLANS xI OTHER COPIES DATE DESCRIPTION 1 Nov. '94 Revised Proffer Statement for Valley Mill Estates Rezoning ❑ ARE TRANSMITTED ❑ APPROVED/SUBMITTED ❑ RESUBMITFOR APPROVAL ❑ FOR APPROVAL ❑ APPROVED/AS NOTED ❑ SUBMIT___ FOR DISTRIBUTION ❑ FOR YOUR USE ❑ RETURN/CORRECTIONS ❑ RETURNED_ CORRECTED PRINTS ❑ AS REQUESTED ❑ LOAN PRINT/RETURN © FOR REVIEW or COMMENT ❑ RETURN/WITH SIGNATURES ❑ FOR BIDS DUE ------------ 19 REMARKS Jay, County Planning office would like your comment on the attached. Thanks. Happy Q(,SjJei — t'j a C�n�'7`2c�:� u✓c� cis-e.� COPY TO: SIGNED REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP Preliminary Matters Pursuant to Section 15.1 - 491.1 et. sea.of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of approximately 19 acres from RA Zoning District to the RP Zoning District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the 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 successors or assigns. General Development Plan The development of the subject property and the submission of any Master Development Plan will provide for a street layout connecting with the Mill Race Estates Subdivision via Mill Race Drive, and as shown on the attached Addendum "A" -Generalized Development Plan - Valley Mill Estates. There will be no street connection directly to Valley Mill Road. The rezoned property shall not be subdivided into more than thirty-two (32) lots and there shall not be constructed thereon more than thirty-two (32) single family detached houses and no apartments, duplexes or other multi -family buildings shall be constructed on the property. Monetary Contribution to Offset Impact of Development The undersigned, who holds a contract to purchase the above described property from Gerald L. and Frances F. Racey and the Georgia Weirman Estate hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 19 acre tract, more or less lying on the north side of Valley Mill Road just East of the intersection of Mill Race Drive in the Stonewall Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay to Frederick County, at the time a building permit is issued for each lot, the sum of Three Thousand One Hundred Forty-two Dollars ($3,142.00) (for Parks and Recreation Department, Schools, Fire and Rescue Department and as otherwise directed by the County). In essence, the sum of Three Thousand One Hundred Forty-two Dollars ($3,142.00) will be paid at the time a building permit is issued for each lot. See addendum 'B" showning breakdown of impacts by category. Monetary Contribution to Offset Impact of Fire and Rescue The undersigned, who holds a contract to purchase the above described property from Gerald L. and Frances F. Racey and the Georgia Weirman Estate hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 19 acre tract, more or less lying on the north side of Valley Mill Road just East of the intersection of Mill Race Drive in the . Stonewall Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay 0 PAGE 2 PROFFER STATEMENT (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP to the Greenwood Volunteer Fire and Rescue Company, Twenty-eight Dollars ($28.00) for each lot approved for development on the Final Subdivision Plat. In, essence, the sum of Twenty-eight Dollars ($28.00)in payment will be made directly to the Greenwood Volunteer Fire and Rescue Company at the time lots are approved for subdivision by the County. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in 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, CAMERON GROUP • By: • Richard W. Pifer Representative: Gilbert W. Clifford & Associates, Inc. is Stephen M. Gyurisin STATE OF VIRGINIA, AT LARGE CITY OF WINCHESTER, To -wit: The foregoing instrument was acknowledged before me this day of November, 1994, by Stephen M. Gyurisin of Gilbert W. Clifford and Associates, Inc. Representative for the Applicants. My Commission expires Notary Public r� u REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP ADDENDUM "A" GENERALIZED DEVELOPMENT PLAN VALLEY MILL ESTATES 0 • �3 i / Parcel 55-179 William Schuller Zoned: RA Use: Vacant n 1 1.85 A RE4AI1f I o� f 1 Parcel 55-178 � Minnie Schuller Fsf. _ Zoned. RA -= se- Res:., Developer: Cameron Group clo Mr- Richie Pifer 6so Parcel 55-180 Wilkins Development-___ CoWrotion ----------- Z6n*6q. RP Use cant -" ---- i El i Tot at Ba" t P1. 55-181 Eastern Frederick Development Car oration 81 S. Braddock Street �' �s Zoned: R15 _ yp_ t 550 - —� Winchester, Virginia 22601 a Scale: 1"=300' Rev 1.2. 10 Nov. 1994 Contour Interval=10' June, 1994 ` t/ Parcel t •-atie Ridge M.H.P. i 1 Lobed: ,MH=i' `llse: iRes. r%f Ex.San Sewer UUN-Race Dr. Ex— g �� — Miff Race' '- Estates Zoned:;RP 1 " Use: Residential x.'\6" 't Ex. 8 5an. Sewer _X. Jule Street Ex. $" W M i ;' 1 PWcel55-175/ `domes & Mary Ki4'o Zoned: RA Use: Res. ` Parc 55-175A `. irkhie P.d 55-175Ded: RA b8oylas K. `jse.-Res. Wiilioms Zoned: RA = _ U!". Res. Parcel - 55-175E — -- - Mill Race come Association gilbert w. Clifford & associates, inc. VALLEY MILL ESTATES —REZONING ENGINEERS - LAND PLANNERS - SURVEYORS 150-C 014e Greenwich Drive 200 North Cameron Street Generalized Development Plan Fredericksburg Virginia 22401 Manchester. Virginia 22601 (703) 898-2115 17ml to Frerierire 1"neinfv Sheet 1 or El REZONING REQUEST PROFFER (Revised) Weirman/Racey Properties VALLEY MILL ESTATES THE CAMERON GROUP ADDENDUM "B" GENERALIZED DEVELOPMENT PLAN VALLEY MILL ESTATES is • • MONETARY IMPACT OF DEVELOPMENT BREAKDOWN OF IMPACTS BY CATEGORY SCHOOLS PARKS FIRE & RESCUE r� L $ 2,600.00 PER UNIT $ 541.00 PER UNIT $ 28.00 PER UNIT C7 gilbert w. cli fford & associates, inc. sk Engineers • Land Planners • Surveyors Incorporated 1972 The Winchester Towers - Forth Floor 200 North Cameron Street • Winchester, Virginia 22601 703-667-2139 9 Fax: 703-665-0493 150C Olde Greenwich Drive. • Fredericksburg, Virginia 22401 703-898-2115 0