Loading...
HomeMy WebLinkAbout003-04 Racey Tract - 105.65 Acres - Opequon - BackfilefA RECEIPT �r, Date Received From -,a,LUlq, Address Ll�n j�tk-n Okz ou, i hoLoaad Jhuj For 8 J,u oxx) f-� V K co ACCOUNT AMT OF ACCOUNT H4 CASH BALANCE 00-371-1 V, fi REZONING Check List: Application Form Proffer Statement Impact Analysis Adjoiner List 0 . TRACKING SHEET Fee & Sign Deposit _ Deed Plat/Survey Taxes Paid Statement Impact Model Run DATE 0 Application received/file opened Reference manual updated/number assigned O D-base updated Copy of adjoiner list given to staff member for verification Four sets of adjoiner labels ordered from data processing D One 8`/2" x 11" black and white location map ordered from Mapping File given to office manager to update Application Action Summary C public hearing public hearing date ACTION: ACTION: Signed copy of resolution for amendment of ordinance, with conditions proffered - [if applicable], received from County Administrator's office and given to office manager for placement in the Proffers Notebook. (Note: If rezoning has no proffers, resolution goes in Amendments Without Proffers Notebook.) 7 O 7 Action letter mailed to applicant Reference manual and D-base updated %, 15- ®4W File given to office manager to update Application Action Summary (final action) �g?l 0 7(f% File given to Mapping/GIS to update zoning map Zoning map amended U \Carol\Common\tracking.rez Revised 05/09/02 -as sra:. g CFil COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 July 19, 2004 Blue Springs View, L.L.C. 43571 John Mosby Hwy., Suite 120 Chantilly, VA 20152 RE: REZONING 903-04, RACEY TRACT Dear Sirs: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting of July 14, 2004. The above -referenced application was approved to rezone 105.65 acres from RA (Rural Areas) District to the RP (Residential Performance). The subject property is located east of Interstate 81, approximately'/2 of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside Subdivision and is identified with Property Identification Number 85-A-140, in the Opequon Magisterial District. The proffer that was approved as a part of this rezoning application is unique to this property and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, is Jeremy F. Camp Plainer II JFC/bad cc: Alcesta R. Dyke, Exec., 293 Old Charles Town Rd., Stephenson, VA 22656 Bill M. Ewing, Board of Supervisors, Opequon District Roger Thomas and Rick Ours, Opequon District Planning Commissioners Jane Anderson, Real Estate Commissioner of Revenue 107 North Kent Street - Winchester, Virginia 22601-5000 • n U Pi REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff.- _ Fee Amount Paid $ Zoning Amendment Number Date Received PC Hearing Date BOS Hearing Date 3 / o The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Blue Springs View, L.L.C. Telephone: 703-929-9918 Address: 43571 John Mosby Highway, Suite 120, Chantilly, VA 20152 2. Property Owner (if different than above) Name: The Estate of Charles Racey do Alcesta Dyke and Shelvy M. Largent, Executrixes Telephone: 703-929-9918 Address: 293 Old Charles Town Rd., Stephenson, VA 22656 3. Contact person if other than above Name: Bryan Condie, christopher consultants, ltd. Telephone: 703-444-3707 4, Checklist: Check the following items that have been included with this application. Location map X Agency Comments X Plat X Fees X Deed to property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 0 0 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications, Please list below all owners or parties in interest of the land to be rezoned: The Estate of Charles Racey c/o Alcesta Dyke and Shelvy M. Largent, Executrixes 6. A) Current Use of the Property: Vacant B) Proposed Use of the Property: Single-family detached cluster subdivision (minimum 8,000 sq.ft. lots) 7. Adjoining Property: PARCEL ID NUMBER USE ZONING . SEE ATTACHMENT "A" 8. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Stephens City, east of interstate 81; 0.5 miles south of Route 277 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridgefield Avenue) to Ewings Lane. 12 • E Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 85 A 140 Districts Magisterial: Opequon Fire Service: Stephens City Rescue Service: Stephens City High School: Sherando Middle School: R.E. Aylor Elementary School: Middletown 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 105.65 RA RP 26.5 RA RA/No Change 105.65 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: 228 Townhome: Multi -Family: Non -Residential Lots: Mobile Home: Hotel Rooms: Square Footageposed Uses Office: Service Station: Retail: Manufacturing: Restaurant: Warehouse: Other: 13 0 • 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): Owner(s): yate,� Q� 14 Date: u Date: Date: Date: ° 7' 0 0 • 7. Adjoining Property Owners Name and Property Identification Number Address Zone Use Smith, David & Linda W. 132 Driftwood Drive Property # 86 E 1 18 Ste hens City, VA 22655 RP Residential Stevenson, James E. & Tammy R. 100 Barkwood Drive Property # 86 E 1 19 St ehens City, VA 22655 RP Residential Schultz, Scott & Rebecca 102 Barkwood Drive Property # 86 E 1 20 Ste hens City, VA 22655 RP Residential Hudson, Freddie E & Carole F. 104 Barkwood Drive Property # 86 E 1 21 Ste hens City, VA 22655 RP Residential Baker, Christopher W. & Carole 106 Barkwood Drive Property # 86 E 1 22 Stephens City, VA 22655 RP Residential Weber, Steven A. & Tracy B. 108 Barkwood Drive Property # 86 E 1 23 Ste hens City, VA 22655 RP Residential Laporete, Timothy J. & Karen S. 110 Barkwood Drive Property # 86 E 1 24 Ste hens City, VA 22655 RP Residential Dobersztyn, David M. & Dawn M. 112 Barkwood Drive Property # 86 E 1 25 Ste hens City, VA 22655 RP Residential Dreyer, Mark R. & Susan L. 114 Barkwood Drive Property # 86 E 1 26 Ste hens City, VA 22655 RP Residential Ford, Albert D. & Mary D. 116 Barkwood Drive Property # 86 E 1 27 Ste hens City, VA 22655 RP Residential Dean, Timothy A. Sr., & Christi R. 118 Barkwood Drive Property # 86 E 1 28 Ste hens City, VA 22655 RP Residential Kidd, James C. & Ingrid K. 114 Trunk Drive Property # 86 E 2 2 13 Ste hens City, VA 22655 RP Residential Malik, Jared & Naeema 116 Trunk Drive Property # 86 E 2 2 14 Stephens City, VA 22655 RP Residential Ragaller, Timothy A. & Diane M. 118 Trunk Drive Property # 86 E 2 2 15 Ste hens City, VA 22655 RP Residential ATTACHMENT "A" 0 11 0 Schneider, Paul C. & Jennifer G. 120Trunk Drive Property # 86 E 2 2 16 Stephens City, VA 22655 RP Residential Cooley, Bryan K. & Sharon L. 122 Trunk Drive Property # 86 E 2 2 17 Ste hens City, VA 22655 RP Residential Corbit, Steven & Kathryn 124 Trunk Drive Property # 86 E 2 2 18 Ste hens City, VA 22655 RP Residential Marks, Alfred H. Jr. & Julia G. 126 Trunk Drive Property # 86 E 2 2 19 Ste hens City, VA 22655 RP Residential Duke, Patricia Kelly 128 Trunk Drive Property # 86 E 2 2 20 Ste hens City, VA 22655 RP Residential Skeith, Joe David & Sheila K. 130 Trunk Drive Property # 86 E 2 2 21 Stephens it , VA 22655 RP Residential Mitchell, Jent P. III & F. Anne B. 132 Trunk Drive Property # 86 E 2 2 22 Ste hens City, VA 22655 RP Residential Smiy, Kenneth P. 134 Trunk Drive Property # 86 E 2 2 23 Ste hens City, VA 22655 RP Residential Patton, Dale E. & Diane A. P.O. Box 3457 Property # 86 E 2 2 24 Winchester, VA 22604 RP Residential Philibin, Gary L. & Stacey D. 138 Trunk Drive Property # 86 E 2 2 25 Ste hens City, VA 22655 RP Residential Smith, Paul A. & Jackson, Mildred Jan 129 Branch Court Property # 86 E 2 2 26 Stephens City, VA 22655 RP Residential Rodgers, Ronald E. & Ellan S. 127 Branch Court Property # 86 E 2 2 27 Ste hens City, VA 22655 RP Residential Berlowitz, Morris & Helene 125 Branch Court Property # 86 E 2 2 28 Ste hens City, VA 22655 RP Residential Shickle, Lester G. & Jeanette C. 123 Branch Drive Property # 86 E 2 2 29 Ste hens City, VA 22655 RP Residential Sybert, Ronald E. & Nancy M. 121 Branch Drive Property # 86 E 2 2 30 Ste hens City, VA 22655 RP Residential Disque, Dale W. & Dayle P. 119 Branch Drive Property # 86 E 2 2 31 Ste hens City, VA 22655 RP Residential Burch, Patricia A. P.O. Box 5 Property # 86 E 2 2 32 Ste hens City, VA 22655 RP Residential • • 0 • Mohan, Robert & Mary Beth 115 Branch Court Property # 86 E 2 2 33 Ste hens City, VA 22655 RP Residential Dirnagl, Alfred & Christine 113 Branch Court Property # 86 E 2 2 34 Stephens City, VA 22655 RP Residential MacGregor, Gregory T. & Pamela D. 111 Branch Court Property # 86 E 2 2 35 Stephens City, VA 22655 RP Residential Phillips, William R. II 118 Meadowbrook Drive Property # 85 B 1 17 Stephens City, VA 22655 RP Residential Dursey, Walter H. Jr. 120 Meadowbrook Drive Property # 85 B 1 18 Stephens City, VA 22655 RP Residential Sharon M. LaRoche Living Trust 122 Meadowbrook Drive Property # 85 B 1 19 Ste hens City, VA 22655 RP Residential Campbell, Kurt A. & Jammie M. 124 Meadowbrook Drive Property # 85 B 1 20 Ste hens City, VA 22655 RP Residential Swain, Rachel C. 126 Meadowbrook Drive Property # 85 B 1 21 Ste hens City, VA 22655 RP Residential Dixon, Anthony C. 128 Meadowbrook Drive Property # 85 B 1 22 Ste hens City, VA 22655 RP Residential Rose, Thomas B. II 501 Ridgefield Avenue Property # 85 C 2 79 Ste hens City, VA 22655 RP Residential Deiter, Cynde Anne Jones 503 Ridgefield Avenue Property # 85 C 2 80 Ste hens City, VA 22655 RP Residential Pumphrey, Round W. 507 Ridgefield Avenue Property # 85 C 2 82 Ste hens City, VA 22655 RP Residential Soule, Chap R. 509 Ridgefield Avenue Property # 85 C 2 83 Ste hens City, VA 22655 RP Residential Lafollete, Kenneth M. 511 Ridgefield Avenue Property # 85 C 2 84 Ste hens City, VA 22655 RP Residential Linaburg, Mikkia 112 Grove Court Property # 85 C 1 2 92 Ste hens City, VA 22655 RP Residential Bennett, Brady L. & Christine L. 114 Grove Court Property # 85 C 1 2 93 Ste hens City, VA 22655 RP Residential Murphy, John D. & Shirley M. 113 Grove Court Property # 85 C 1 2 94 Ste hens City, VA 22655 RP Residential jo 0 • Brown, Mae M. 111 Grove Court Property # 85 C 1 295 Stephens City, VA 22655 RP Residential Payne, Robert A. 109 Grove Court Property # 85 C 1 296 Stephens City, VA 22655 RP Residential Artz, Harold A. Jr. & Bridget A. 107 Grove Court Property # 85 C 1 297 Stephens City, VA 22655 RP Residential Shirley, David E. 105 Grove Court Property # 85 C 1 298 Stephens City, VA 22655 RP Residential Fiorvanti, Richard L. II 103 Grove Court Property # 85 C 1 299 Stephens City, VA 22655 RP Residential Livingood, Clara C. 101 Grove Court Property # 85 C 1 2 100 Ste hens City, VA 22655 RP Residential Sandretzky, Ronald W. & Tammy M.W. 217 Ridgefield Property # 85 C 1 2 101 Ste hens City, VA 22655 RP Residential Gary L. & Stephen P. Scothorn 604 Ewings Lane Property # 85 A 139 Ste hens City, VA 22655 RA Agricultural Frederick — Winchester P.O. Box 43 Property # 85 A 141 Winchester, VA 22604 RA Local Government Gary L. & Linda O. Scothorn 506 Ewings Lane Property # 85 A 139A Ste hens City, VA 22655 RA Residential James R. & Jane S. Young 511 Ewings Lane Property # a85 A 139B Ste hens Cit , VA 22655 RA Residential Town of Stephens City P.O. Box 250 Property # 85 A 142 Ste hens City, VA 22655 RA Local Government Ours, Rick 461 Westmoreland Dr. Property # 86 A 25 Stephens City, VA 22655 RA Agricultural Painter, Herbert M. 914 Double Church Rd. Property # 86 A 21A Ste hens it , VA 22655 RA Agricultural 0 fv i 0 Preliminary Matters REZONING REQUEST PROFFER Property Identification Number 85-A-140 Opequon Magisterial District MEADOWS EDGE (RACEY TRACT) Pursuant to Section 15.2-2296 et. Sea., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application for the rezoning of 105.6 acres +/- from the Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution The undersigned, who is the applicant of the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105.6 acres +/-, with access from Town Run (Rt. 1012) in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay Frederick County at the time each building permit is applied for the sum of $10,072.00 per lot. This monetary proffer provides for $7,571.00 for Frederick County Schools; $1,288.00 for Frederick County Parks and Recreation; $755.00 for Frederick County Fire and Rescue; $213.00 for Public Library; $42.00 for Sheriff's Office and $203.00 for Administration Building. General Development Plan Voluntarily proffered is the attached General Development Plan including the following improvements: 1. On the 105.6 acres +/- to be rezoned RP no more than 228 single-family dwelling units shall be constructed. These units will create a single-family detached cluster development with a minimum of 8,000 s.f. lots. 2. Pursuant to an agreement with Stephens City, a public right of way will be dedicated through Parcel #85-A-142 from the existing right of way of Town Run Lane (Rt. 1012) to the subject property's western boundary, generally as shown on the General Development Plan. The applicant will grade the full width of the right of way so as to accommodate an ultimate four -lane undivided collector road. The applicant will construct two travel lanes, which would be compatible to the ultimate four laning of the roadway, if the County and VDOT should choose to proceed with a future four -lane collector road. The construction of these two travel lanes shall be constructed prior to any connection being made to Driftwood Dr. and Branch Court, from the Meadows Edge development. 3. At the request of Frederick County or VDOT and at no cost to them, the applicant or homeowners association shall dedicate area for an 80' right of way along the southern boundary of the subject site; alignment of said right of way shall be determined upon final engineering. The applicant or homeowners association shall provide for all necessary construction easements needed in association with such 80' right of way. Such R.O.W. will run from where the 80' R.O.W. outlined in proffer 2 intersects the subject property's western boundary completely through the RP zoned portion of the site. Such a request may be made at any time for a period of 99 years from the date of approval of the rezoning. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 4. The 26.5 acres outside of the UDA to remain zoned RA shall be available to the county for a period of 99 years from the date of approval of the rezoning. The county may use said area or any part thereof for any use deemed necessary by the Frederick County Board of Supervisors. Upon request by the Board of Supervisors, the developer or the Homeowner's Association shall dedicate such land at no cost to Frederick County. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 5. No building permits will be issued for any residential units within the project until such time as the improvements shown on the Stickley Drive extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/2/02 and revised through 12/20/02, have been constructed and are open for traffic usage. 6. In addition to the improvements associated to Town Run Lane (Rt. 1012) shown on the Stickley Drive Extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/2/02 and revised through 12/20/02, the applicant will also provide improvements to Town Run Lane along the frontage of the Town of Stephens City property, parcel #85-A-142 by overlaying said road with a bituminous concrete surface. Guardrails shall be installed on both sides of Town Run Lane in those areas where VDOT standards require guardrails and subject to VDOT approval. These improvements shall be bonded and complete prior to the issuance of the Vt building permit. 7. Prior to the issuance of any building permits for residential units within the project, the applicant will construct improvements to the Fairfax Pike/Stickley Drive intersection. These improvements will include a second thru travel lane on Fairfax Pike, in both the east and westbound directions, an exclusive right turn lane on eastbound Fairfax Pike, and an upgrading of northbound Stickley Drive to three lanes so as to accommodate an exclusive left turn lane, a shared left thru lane, and an exclusive right turn lane. If the County and VDOT project to install a traffic signal at the Fairfax Pike/Stickley Dr. 2 0 • intersection is done concurrent with or in anticipation of this proffer's improvements, this applicant will make a cash contribution of $200,000, required immediately after completion of the proffer improvements to Frederick County, and such monies are to be used by the County and VDOT for other road improvements to Fairfax Pike between 1-81 and Double Church Rd. However, if the traffic signal has been installed in such a way as to require the applicant to modify the signal due to the applicant's improvements, the $200,000 cash contribution will be reduced by the applicant's cost to so modify the traffic signal to meet the applicant's proffered improvements as stated above. If no signal has been installed at the Fairfax Pike/Stickley Drive intersection by the time the applicant starts these improvements, the applicant will install the necessary signal but will not make any cash contribution. Either this installation or modification will occur prior to the first residential building permit being issued for the site. 8. Prior to the issuance of any building permits for residential units within the development, the applicant will re -stripe the westbound right turn lane on Fairfax Pike at the Town Run Lane intersection to a shared thru right lane, which will carry traffic through to the 1-81 northbound on -ramp. 9. Prior to this applicant connecting to the existing interparcel roadways in the Woodside Estates subdivision, i.e. Branch Court and Driftwood Drive, the applicant will construct the following improvements to the Fairfax Pike/Double Church Road intersection. The applicant will construct a second eastbound thru travel lane on Fairfax Pike, an exclusive southbound left turn lane onto Double Church Road and re -stripe the northbound approach on Double Church Road to provide an exclusive left turn and a shared thru right turn lane. The applicant will modify the existing signals at this intersection to accommodate the lane improvements outlined above. 10. All construction traffic will be required to enter the site through the Town of Stephens City property, parcel 85-A-42. At no time, shall any construction vehicles or materials gain access to the site from Driftwood Drive or Branch Court. The applicant will post and enforce this exclusion of construction vehicle access throughout the construction process. 11. Prior to the applicant connecting to Branch Court and Driftwood Drive, the applicant will submit core samples, or other acceptable information of Branch Court, Trunk Drive, and Driftwood Drive, for the existing pavement of those roadways to VDOT. Included with that information will be an analysis of the existing pavement's capability to carry the anticipated traffic based on VDOT standards. If the analysis shows the pavement needs to be upgraded, the applicant will upgrade the pavement as directed by VDOT. 12. The applicant will use traffic calming measures at the connection points of Driftwood Drive and Branch Court, subject to VDOT approval. Subject to VDOT approval, the applicant will utilize a choker method recommended by the Institute of Transportation Engineers, which will narrow lane widths at these connection points to minimize vehicle speed (see Figure 5). In addition, the applicant will place $40,000 in an escrow account for a period of three years. The escrow account will be established concurrent with the issuance of the 220th building permit or upon opening of the connection 3 i • points, whichever comes first. If the County and VDOT should identify the need for additional traffic calming measures, they may request these funds for use in installing same. 13. Pursuant to the General Development Plan, a centrally located community pool and bathhouse will be provided on approximately 1.4 acres of the site. This facility will be constructed and available for use prior to the issuance of the 150th residential building permit in the project. The pool will be constructed at a minimum size of 3,500 s.f. On a one-time basis, approximately six months prior to the start of construction of the pool facility, membership to the facility will be offered to property owners in the adjoining Woodside Estates I, Woodside Estates ll, and Ridgefield communities. Based on the number of additional memberships from the open membership period, the applicant will increase the size of the pool, if such increase is warranted. The applicant will provide a bond in an amount adequate to construct both the swimming pool and bathhouse to provide assurance that if the project does not exceed the 149th building permit, the funds to construct these two facilities will be available. 14. A tennis court and sports court will be located within the 1.4 acres associated with the community pool and bathhouse. These recreation areas will be constructed and available for use prior to the issuance of the 150th residential building permit of the project. The applicant will provide a bond in an amount adequate to construct both the tennis court and sports court to provide assurance that if the project does not exceed the 149th building permit, the funds to construct these two sports courts will be available. 15. A central green space will be preserved and will be shown on the General Development Plan. This green space will be at a minimum of 1.3 acres in size. A tree save area will also be provided in the northwestern portion of the Meadows Edge. This area is shown on the General Development Plan. The exact limits of this tree save area will be subject to minor adjustments based on final engineering. 16. Pursuant to the General Development Plan, an area 50 feet in width will be provided north of the town green area. This area will remain as open space and provide a pedestrian linkage to the town green and pool facilities for residents of Woodside Estates. 17. Open space will be provided along the existing communities of Woodside, Ridgefield and Stephens Ridge. This open space area will be a minimum of 40 feet in depth. This 40 foot open space area will be shown prominently on the General Development Plan. 18. No structures of any type, including but not limited to decks, additions, etc., shall be located within the 40 foot buffer area, tree save area or slopes of 15% or greater. 19. No lots or structures shall be permitted within 200 feet of the southern boundary adjacent to the Agricultural District while such area is under the control of the Homeowner's Association. CI 20. A landscape Buffer will be provided and shown on the General Development Plan within the southern green space parcel. The buffer will start approximately 400 feet east of the common boundary line with the FCSA parcel and continue in an easterly direction for a distance of 800 feet along the parcel's southern boundary, except where any driveway access must be maintained to the existing residences to the south. 21. A Homeowner's Association shall be formed; such association will specifically prohibit construction of any structures within any open space or buffer areas with the exception to the improvements of the pool and town green area. The Homeowner's Association Documents shall further provide that all open space shall be kept free of litter and other foreign debris. They will stipulate that the HOA has responsibility for maintenance and upkeep of the pool facilities, the community green and all other common open spaces. 22. The applicant will provide and construct a five-foot sidewalk along the east side of the Town Run Lane ROW on the Stephens City property from the northern side of the collector road's intersection with the Town Run Lane to the property's northern boundary. This sidewalk is conditional based on the approval of the Town of Stephen City to provide an easement for such sidewalk. The applicant shall be responsible for all costs of providing such easement. 23. The applicant shall construct a hard surface pedestrian/bicycle trail 10 feet in width from Rt. 1012 (Town Run Lane), to the proposed sidewalk located within the proposed development. This trail is conditional based on the approval of the Town of Stephens City to provide an easement for such trail. The applicant shall be responsible for all costs of providing such easement. 24. A statement shall be added to the General Development Plan and covenants for all lots created by this project advising that agricultural uses exist to the South and East of the site, and wastewater treatment facilities exist or previously existed to the southwest of the site. 25. The applicant shall be issued building permits for no more than 75 single family units for each of the first two years and 78 single family units the third or any subsequent year following final subdivision approval for all or any portion of the project by the county, except that the applicant may carry over any unused portion of said units per year to subsequent years. 26. During construction the applicant will meet or exceed all requirements of the Virginia Erosion and Sediment Control Handbook and/or Frederick County requirements, whichever is more restrictive. Runoff from all disturbed areas will be channeled to onsite erosion and sediment control facilities. Such facilities will be inspected on a daily basis and shall be maintained in good working order until all disturbed areas draining to them have been fully stabilized. 27. The developed site will meet or exceed all requirements of the Virginia Stormwater Management Handbook and/or Frederick County requirements whichever is more restrictive, both in terms of stormwater quantity and quality. However, the applicant will not utilize any stormwater management facilities that include permanent pools of water, i.e, wet ponds. Where the 5 subject site drains to existing developed areas, the applicant will channel all onsite runoff to onsite stormwater management facilities, which will then discharge into any existing offsite storm drainage systems at or below the design capacity of those systems. Where onsite stormwater management facilities discharge into natural channels or streams, the onsite facilities will control the discharge and release it at a rate that will not increase the existing flow of the natural receiving channel. 28. The applicant will provide for the closure of an abandoned sanitation lagoon located on the Town of Stephens City, Parcel # 85-A-142. This sanitation lagoon closure will be in strict conformance with the closure plan titled Wastewater Lagoon Closure Plan identified as Appendix "B" provided within this rezoning application, approved by The Virginia Department of Health dated September 9, 2002. Furthermore, the applicant proffers additional procedures beyond the approved closure plan. These additional procedures are identified as Appendix "B1" and provided within this rezoning application. 0 0 6 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By: �'� By: Executrix of the EstT arles W. Racey Executrix oft Estate o Charle W. Racey Date: 6 - 01 �2 - D / Date: 6 - 3D -N STATE OF VIRGINIA, AT LARGE FR''�ERiG14-E-6t1-NTY, To -wit: CITY OF WINCHESTER The foregoing instrument was acknowledged before me this a day of J (--� , 2004, by Q- I CL-- !-�q R . _�)) 'IL-Q_ (YA My commi sion expirez- —1-1 306, Notary Public STATE OF VIRGINIA, AT LARGE CITY OF WINCHEWTER, To -,Tit: The foregoing instrument was acknowledged before me this 30th day of June, 2004, by Shelvy M. Largent. My commission expire'sJ Notary Public 00j__j. �C 7 Special Limited Power of Attorney County of Frederick, Virginia Planning Office, County of Frederick, Virginia,107 North Kent Street, Winchester, Virginia 22601 i' Phone 540-665-5651 Facsimile 540-665-6395 Know All Men By These Presents: That I (We) . Alcesta K. Dyke, Co -Executor of the Estate of Charles W. Racey 540-955-3054 (Name) Shelvy M Largent, Co -Executor of the Estate of Charles W. Racey. (Phone) (Address) 132 Retreat Road, Bluemont, VA 20135 the owner(s) of all those tracts or parcels of land ("Property") conveyed to me (us), by deed. recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 586 . on Page 820 , and is described as Tax Mal) 85 Parcel: A Lot: 140 Block: Section: Subdivision: do hereby make, constitute and appoint: (Name) Scott C. Plein (Phone) 703-929-9918 (Address) 6195 Freds Oak Road, Fairfax Station, VA 22039 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning applications for my (our) above described Property, including: X Rezoning (Including proffers) ❑ Conditional Use Permits 14 Master Development Plan (Preliminary and Final) E9 Subdivision ❑ Site Plan My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: N/A This authorization shall expire one year from the day it is signed, or until it is otherwise rescinded or modified. . In witness thereof, I (we) have hereto set my (our) hand and seal this 17 day of Feb. , 2004 , Signature(s) / .C" State of - gnua, City/Qgts�ty of W i n r h o S + , To -wit: I, _Connie P . Mc Donald, a Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who is (are) known to me, personally appeared before me C'm is acknowledged the same before me in the jurisdiction aforesaid this 17 day of Feb , 200 4 . My Commission Expires: July 31, 2004 Notary Public 9 0 AMENDMENT Action: PLANNING COMMISSION: June 16, 2004 - Recommended Approval BOARD OF SUPERVISORS: July 14, 2004 ❑ APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #03-04 OF RACEY TRACT WHEREAS, Rezoning 903-04 of Racey Tract, submitted by Blue Springs View, L.L.C., to rezone. 105.65 acres from RA (Rural Areas) District to RP (Residential Performance) District. This property is located east of Interstate 81, approximately 1/2 of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside Subdivision, in the Opequon Magisterial District, and is identified by Property Identification Number (PIN) 85-A-140; and WHEREAS, the Planning Commission held a public hearing on this rezoning on June 16, 2004; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on July 14, 2004; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in conformance with the Comprehensive Policy Plan; NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors that Chapter 165 of the Frederick County Code, Zoning, is amended to revise the Zoning District Map to change 105.65 acres from RA (Rural Areas) District to RP (Residential Performance) District, as described by the application and plat submitted, subject to the attached conditions voluntarily proffered in writing by the applicant and the property owner. PDRes #05-04 0 0 This ordinance shall be in effect on the date of adoption. Passed this 14`h day of July, 2004 by the following recorded vote: Richard C. Shickle, Chairman Nay- Barbara E. Van Osten Aye Gina A. Forrester Nay Gary Dove Aye W. Harrington Smith, Jr. Aye Bill M. Ewing Aye Lynda J. Tyler Aye A COPY ATTEST John tAiley, Jr. Frederick County Administrator PDRes. #05-04 0 REZONING REQUEST PROFFER Property Identification Number 85-A-140 Opequon Magisterial District MEADOWS EDGE (RACEY TRACT) Preliminary Matters Pursuant to Section 15.2-2296 et. Seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # LY-o for the rezoning of 105.6 acres +/- from the Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution The undersigned, who is the applicant of the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105.6 acres +/-, with access from Town Run (Rt. 1012) in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay Frederick County at the time each building permit is applied for the sum of $10,072.00 per lot. This monetary proffer provides for $7,571.00 for Frederick County Schools; $1,288.00 for Frederick County Parks and Recreation; $755.00 for Frederick County Fire and Rescue; $213.00 for Public Library; $42.00 for Sheriff's Office and $203.00 for Administration Building. General Development Plan Voluntarily proffered is the attached General Development Plan including the following improvements: 1. On the 105.6 acres +/- to be rezoned RP no more than 228 single-family dwelling units shall be constructed. These units will create a single-family detached cluster development with a minimum of 8,000 s.f. lots. 2. Pursuant to an agreement with Stephens City, a public right of way will be dedicated through Parcel #85-A-142 from the existing right of way of Town Run Lane (Rt. 1012) to the subject property's western boundary, generally as shown on the General Development Plan. The applicant will grade the full width of the right of way so as to accommodate an ultimate 4-lane undivided collector road. The applicant will construct 2 travel lanes, which would be • C� compatible to the ultimate 4 laning of the roadway, if the County and VDOT should choose to proceed with such construction. 3. At the request of Frederick County or VDOT and at no cost to them, the applicant or homeowners association shall dedicate area for an 80' right of way along the southern boundary of the subject site; alignment of said right of way shall be determined upon final engineering. The applicant or homeowners association shall provide for all necessary construction easements needed in association with such 80' right of way. Such R.O.W. will run from where the 80' R.O.W. outlined in proffer 2 intersects the subject property's western boundary completely through the RP zoned portion of the site. Such a request may be made at any time for a period of 99 years from the date of approval of the rezoning. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 4. The 26.5 acres outside of the UDA to remain zoned RA shall be available to the county for a period of 99 years from the date of approval of the rezoning. The county may use said area or any part there of for any use deemed necessary by the Frederick County Board of Supervisors. Upon request by the Board of Supervisors, the developer or the Homeowner's Association shall dedicate such land at no cost to Frederick County. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 5. No building permits will be issued for any residential units within the project until such time as the improvements shown on the Stickley Drive extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/5/02 and revised through 12/20/02, have been constructed and are open for traffic usage. 6. Prior to the issuance of any building permits for residential units within the project, the applicant will construct improvements to the Fairfax Pike/Stickley Drive intersection. These improvements will include a second thru travel lane on Fairfax Pike, in both the east and westbound directions, an exclusive right turn lane on eastbound Fairfax Pike, and an upgrading of northbound Stickley Drive to three lanes so as to accommodate an exclusive left turn lane, a shared left thru lane, and an exclusive right turn lane. If the County and VDOT project to install a traffic signal at the Fairfax Pike/Stickley Dr. intersection is done concurrent with or in anticipation of this proffer's improvements, this applicant will make a cash contribution of $200,000, required immediately after completion of the proffer improvements to Frederick County, and such monies are to be used by the County and VDOT for other road improvements to Fairfax Pike between 1-81 and Double Church Rd. However, if the traffic signal has been installed in such a way as to require the applicant to modify the signal due to the applicant's improvements, the $200,000 cash contribution will be reduced by the applicants cost to so modify the traffic signal to meet the applicant's proffered improvements as stated above. If no signal has been installed at the Fairfax Pike/Stickley Drive intersection by the time the applicant starts these 2 improvements, the applicant will install the necessary signal but will not make any cash contribution. Either this installation or modification will occur prior to the first residential building permit being issued for the site. 7. Prior to the issuance of any building permits for residential units within the development, the applicant will re -stripe the westbound right turn lane on Fairfax Pike at the Town Run Lane intersection to a shared thru right lane, which will carry traffic through to the 1-81 northbound on -ramp. 8. Prior to this applicant connecting to the existing interparcel roadways in the Woodside Estates subdivision, i.e. Branch Court and Driftwood Drive, the applicant will construct the following improvements to the Fairfax Pike/Double Church Road intersection. The applicant will construct a second eastbound thru travel lane on Fairfax Pike, an exclusive southbound left turn lane onto Double Church Road and re -stripe the northbound approach on Double Church Road to provide an exclusive left turn and a shared thru right turn lane. The applicant will modify the existing signals at this intersection to accommodate the lane improvements outlined above. 9. Prior to the applicant connecting to Branch Court and Driftwood Drive, the applicant will submit core samples, or other acceptable information of Branch Court, Trunk Drive, and Driftwood Drive, for the existing pavement of those roadways to VDOT. Included with that information will be an analysis of the existing pavement's capability to carry the anticipated traffic based on VDOT standards. If the analysis shows the pavement needs to be upgraded, the applicant will upgrade the pavement as directed by VDOT. 10. The applicant will use traffic calming measures at the connection points of Driftwood Drive and Branch Court, subject to VDOT approval. Subject to VDOT approval, the applicant will utilize a choker method recommended by the Institute of Transportation Engineers, which will narrow lane widths at these connection points to minimize vehicle speed. (See Figure 5) In addition, the applicant will place $40,000 in an escrow account for a period of three years. The escrow account will be established concurrent with the issuance of the 220th building permit or upon opening of the connection points, whichever comes first. If the County and VDOT should identify the need for additional traffic calming measures, they may request these funds for use in installing same. 11. Pursuant to the General Development Plan, a centrally located community pool and bathhouse will be provided on approximately 1.4 acres of the site. This facility will be constructed and available for use prior to the issuance of the 150th residential building permit in the project. The pool will be constructed at a minimum size of 3,500 s.f. On a one-time basis, approximately 6 months prior to the start of construction of the pool facility, membership to the facility will be offered to property owners in the adjoining Woodside Estates I, Woodside Estates 11, and Ridgefield communities. Based on the number of additional memberships from the open membership period, the applicant will increase the size of the pool if such increase is warranted. 3 12. A tennis court and sports court will be located within the 1.4 acres associated with the community pool and bathhouse. These recreation areas will be constructed and available for use prior to the issuance of the 150th residential building permit of the project. 13. A central green space will be preserved and will be shown on the General Development Plan. This green space will be at a minimum of 1.3 acres in size. A tree save area will also be provided in the northwestern portion of the Meadows Edge. This area is shown on the General Development Plan. The exact limits of this tree save area will be subject to minor adjustments based on final engineering. 14. Pursuant to the General Development Plan, an area 50 feet in width will be provided north of the town green area. This area will remain as open space and provide a pedestrian linkage to the town green and pool facilities for residents of Woodside Estates. 15. Open space will be provided along the existing communities of Woodside, Ridgefield and Stephens Ridge. This open space area will be a minimum of 40' in depth. This 40' open space area will be shown prominently on the General Development Plan. 16. No structures of any type, including but not limited to decks, additions, etc., shall be located within the 40 foot buffer area, tree save area or slopes of 15% or greater. 17. No lots nor structures shall be permitted within 200' of the southern boundary adjacent to the Agricultural District. 18. A landscape Buffer will be provided and shown on the General Development Plan within the southern green space parcel. The buffer will start approximately 400' East of the common boundary line with the FCSA parcel and continue in an easterly direction for a distance of 800' along the parcel's southern boundary, except where any driveway access must be maintained to the existing residences to the south. 19. A Homeowner's Association shall be formed; such association will specifically prohibit construction of any structures within any open space or buffer areas with the exception to the improvements of the pool and town green area. The Home Owners Association Documents shall further provide that all open space shall be kept free of litter and other foreign debris. They will stipulate that the HOA has responsibility for maintenance and upkeep of the pool facilities, the community green and all other common open spaces. 20. The applicant will provide and construct a five-foot sidewalk along the east side of the Town Run Lane ROW on the Stephens City property from the northern side of the collector road's intersection with the Town Run Lane to the property's northern boundary. This sidewalk is conditional based on the approval of the Town of Stephen City to provide an easement for such sidewalk. M 21. The applicant shall construct a hard surface pedestrian/bicycle trail 10' in width from Rt. 1012 (Town Run Lane), to the proposed sidewalk located within the proposed development. This trail is conditional based on the approval of the Town of Stephens City to provide an easement for such trail. 22. A statement shall be added to the General Development Plan and covenants for all lots created by this project advising that agricultural uses exist to the South and East of the site, and wastewater treatment facilities exist or previously existed to the southwest of the site. 23. The applicant shall be issued building permits for no more than 75 single family units for each of the first two years and 78 single family units the third or any subsequent year following final subdivision approval for all or any portion of the project by the county, except that the applicant may carry over any unused portion of said units per year to subsequent years. 24. During construction the applicant will meet or exceed all requirements of the Virginia Erosion and Sediment Control Handbook and/or Frederick County requirements, whichever is more restrictive. Runoff from all disturbed areas will be channeled to onsite erosion and sediment control facilities. Such facilities will be inspected on a daily basis and shall be maintained in good working order until all disturbed areas draining to them have been fully stabilized. 25. The developed site will meet or exceed all requirements of the Virginia Stormwater Management Handbook and/or Frederick County requirements whichever is more restrictive, both in terms of stormwater quantity and quality. However, the applicant will not utilize any stormwater management facilities that include permanent pools of water, i.e. wet ponds. Where the subject site drains to existing developed areas, the applicant will channel all onsite runoff to onsite stormwater management facilities, which will then discharge into any existing offsite storm drainage systems at or below the design capacity of those systems. Where onsite stormwater management facilities discharge into natural channels or streams, the onsite facilities will control the discharge and release it at a rate that will not increase the existing flow of the natural receiving channel. 26. The applicant will provide for the closure of an abandoned sanitation lagoon located on the Town of Stephens City, Parcel # 85-A-142. This sanitation lagoon closure will be in strict conformance with the closure plan titled Wastewater Lagoon Closure Plan identified as Appendix "B" provided within this rezoning application, approved by The Virginia Department of Health dated September 9, 2002. Furthermore, the applicant proffers additional procedures beyond the approved closure plan. These additional procedures are identified as Appendix "B1" and provided within this rezoning application. 5 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By: XBY: + Executrix of the E ate of Charles .Racey Executrix of the Estate o/f�Char s W. Racey Date: Date: `J 'T �v - 6 STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this ( 4-1. day of 200 ; by V L UW -D y My commission expires 3 oZl7 Notary Public s PIA1 o �' �� �! :�QQ1r-02 0 f NO. INVOICE NO. INV•, • : • • • • M-1031 SY-91107 09/11/07 71521 SY LD 1 162,375.00 M'i031 SY-91107 09/11/07 Invoice total 162,375.00 vendor payment 162,375.00 162,375.00 Total vendor payment 162,375.00 162,375.00 CHECK NO: 247158 PAYEE: Frederick County VENDOR NO: 028760 DATE: 09/12/07 19SAFEGUARD.. W111TYM1111 LITIMSA 01107 L05SF000278M FORM 46808 Frederick county Department of planning & Development 107 N. Kent Street Ste 202 Winchester, VA 22601 540-665-5651 m n m m 0 -n a) O p QO O � n 0 is 4 ' 6 CENTEX HOMES 3684 Centerview Drive Suite 100 Chantilly, VA 20151 Phone:703-679-1600 Fax:703-961-7400 September 12, 2007 County of Frederick Department of Planning and Development Eric Lawrence 107 North Kent Street Winchester, Virginia 22601 Re: Meadows Edge Proffer #7 Cash Contribution Payment Dear Eric, Pursuant to Proffer #7 of the approved Proffer Statement for the Meadows Edge (Racey Tract) subdivision dated June 30, 2004, the Proffer Interpretation letter dated June 7, 2007 and the Proffer Interpretation letter dated September 7, 2007, I am enclosing a check in the amount of $162,375.00. This check satisfies the cash contribution and signal design/installation/modification language of Proffer #7. If you have any questions, please do not hesitate to call me. Sincerely, CENT OMES �eff Edelman Land Feasibility Manager SY LD 1 — 23.doc Attachment cc: Mark Flynn, Centex Homes File ,qGP 1 3 . CENTEX HOMES 3684 Centerview Drive Suite 100 Chantilly, VA 20151 Phone:703-679-1600 Fax:703-961-7400 September 12, 2007 County of Frederick Department of Planning and Development Eric Lawrence 107 North Kent Street Winchester, Virginia 22601 Re: Meadows Edge Proffer #7 Cash Contribution Payment Dear Eric, Pursuant to Proffer #7 of the approved Proffer Statement for the Meadows Edge (Racey Tract) subdivision dated June 30, 2004, the Proffer Interpretation letter dated June 7, 2007 and the Proffer Interpretation letter dated September 7, 2007, I am enclosing a check in the amount of $162,375.00. This check satisfies the cash contribution and signal design/installation/modification language of Proffer #7. If you have any questions, please do not hesitate to call me. Sincerely, CENTF,X410MES eff Edelman Land Feasibility Manager SY LD t — 23.doc Attachment cc: Mark Flynn, Centex Homes File S E P 1 3 200 ' .. SY-91101 09/11/07 71521 SY LD 1 16'1,375.00 r-� SY-9110'7 09/11/07 Invoice total 162,375.00 Vendor payment 162,375.00 162,375.00 Total vendor payment 162,375.00 1 1 162,375.00 CHECK NO: 247158 PAYEE: Frederick County VENDOR NO: 028760 DATE: 09/12/07 W SAFEGUARD. ICIIN113=111 LITHO USA 01 07 L05SFOO6278M CENTEX HOMES NO. 6111278 D.C. METRO Sep. 12, 2007 3684 CENTERVIEW DRIVE DATE: SUITE 100 C H A N T I LLY, VA 20151 'x.:�:::>•:::><>:>..:, �;. ;, <:::.::::;:.;•::::.:::.::. ****$162,375.00 One Hundred Sixty Two Thousand Three und�JJj y i e "r�d 00 Cents Bank of America N.A. Atlanta,Dekalb Cty CHECKS GREATER THAN $5,000.00 MAY NOT BE SIGNED BY FACSIMILE PAY TO THE Frederick County ORDER OF 107 N. Kent Street 1k C Winchester, VA 22601 A SIG A JRE AUTNOIZED SIGNAT THIS DOCUMENT INCLUDES AN ORIGINAL WATERMARK -HOLD AT AN ANGLE T VIEW • 0 P, L L L 0 7 • • 9 9 97 L 5 13 0 11:MW7EH MMMES 0 September 7, 2007 County of Frederick Department of Planning and Development Eric Lawrence 107 North Kent Street Winchester, Virginia 22601 Re: Meadows Edge Proffer #7 Cash Contribution Interpretation Request Dear Eric, I am requesting an interpretation of Proffer #7 3684 Centerview Drive Suite 100 Chantilly, VA 20151 Phone:703-679-1600 Fax:703-961-7400 Proffer #7 requires certain improvements to the intersection of Route 277 and Stickley Drive and either installation of a traffic signal (if not already built), modification of the signal (if already constricted) or contribution to Frederick County for the signal if already constructed and no modifications are necessary. Presently, the traffic signal has not been constructed nor designed. Pursuant to our discussions, Frederick County and Centex Homes agree that Centex will make the cash contribution to Frederick County in lieu of the signal design and installation. We have previously agreed (in a letter dated 6/7/07, attached) that a portion of the $200,000.00 payment can be offset by the value of certain additional improvements to Route 277. Attached you will find a copy of a letter from Perry Engineering Company, Inc. (Contractor) to Centex Homes stating the value of the additional widening ($37,625.00) has been paid in full. It is understood and agreed that sufficient payment has been made to the Contractor and that upon deposit of the check to Frederick County for the remaining amount ($162,375.00), the traffic signal and cash contribution portion of Proffer #7 is fully satisfied. Please sign the Seen and Agreed Block below indicating your acceptance of the above and confirming our compliance with the intent of the traffic signal and cash contribution language of Proffer #7 for Meadows Edge, and return one copy to me for my records. If you have any questions or would like to discuss this issue, Sincerely, CENTEX HOMES Jeff Edelman Land Feasibility Manager SY LD 1 — 19.doc Attachment cc: Marls Flynn, Centex Homes File SEEN do not hesitate to call me. AGREED Director, Dept. of Planning and Development County of Frederick, Virginia Date SEP 2001 b � k P-4 _ �- F m �GGENFRq��Uy� 1945 MILLWOOD PIKE W a WINCHESTER, VIRGINIA 22602 �FAMER�G�' 540 667-431 O FAX 540 722-2505 www.perryeng.com September 4, 2007 Jeff Edelman Centex Homes 3684 Centerview Drive Chantilly, VA 20151 RE: Rt. 277 Widening Meadows Edge Dear Jeff: Please accept this letter as confirmation of payments received to date on the Rt. 277 widening project as you requested. Perry Engineering has been paid in full for all items invoiced thru August 31, 2007 on Payment Application #8 which includes the cost of $37,625.00 for the 14' lane widening. If you need any additional information, feel free to call. Sincerely, PERRY ENGINEERRG CO., INC. �M& Swan L. Clem Project Manager WE ARE AN EQUAL OPPORTUNITY EMPLOYER 0 0 COUNTY of FREDERICK Department of Plaiming and Development 107 North Kent Street, Suite 202 o Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION COMPANY: C�`(\+-"� alpMe `b FAX #: -1 0 S 9�Di— Remarks: Date: Q1 [ l Number of Pages (including cover sheet) -15— From the desk of: & i C- 0 0 P, 1 Immediate TX Result Report ( Sep,11. 2007 1:04PM ) Fax Header) File Date Time Destination Mode TXtime Page Result User Name No. ---------------------------------------------------------------------------------------------------- Sep. 11. 1:03PM Fax Server G3TES 0'32" P. 3 OK 6762 # Batch M Memory L Send later @ . Forwarding E ECM S Standard D Detail F Fine Reduction * LAN —Fax t Delivery Q RX Notice Req. A RX Notice r� a 0 Preliminary Matters REZONING REQUEST PROFFER Property Identification Number 85-A-140 Opequon Magisterial District RACEY TRACT Pursuant to Section 15.2-2296 et. Seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 105.6 acres +/- from the Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution The undersigned, who is the applicant of the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105.6 acres +/-, with access from Town Run (Rt. 1012) in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay Frederick County at the time a building permit is applied for the sum of $10,072.00 per lot. This monetary proffer provides for $7,571.00 for Frederick County Schools; $1,288.00 for Frederick County Parks and Recreation; $755.00 for Frederick County Fire and Rescue; $213.00 for Public Library; $42.00 for Sheriff's Office and $203.00 for Administration Building. General Development Plan Voluntarily proffered is the attached General Development Plan including the following improvements: 1. On the 105.6 acres +/- to be rezoned RP no more than 228 single-family dwelling units shall be constructed. These units shall consist of single-family detached home lots. 2. A collector road will be constructed from Town Run Lane (Rt. 1012), through Parcel # 85-A-142 to the subject property, Parcel # 85-A-140. This collector road will be constructed within an 80' right-of-way. 3. No building permits will be issued for any residential units within the project until such time as the improvements of Town Run Lane into the proposed extension of Stickley Drive as shown on plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/5/02 and revised through 12/20/02, has been constructed and is open for traffic usage. 4. Prior to the issuance of any building permits for residential units within the development, the applicant will re -stripe the westbound right turn lane on Fairfax Pike at the Town Run Lane intersection to a shared thru right lane, which will carry traffic through to the 1-81 northbound on -ramp. 5. Prior to the issuance of any building permits for residential units within the project, the applicant will construct improvements to the Fairfax Pike/Stickley Drive intersection. These improvements will include a second thru travel lane on Fairfax Pike, in both the east and westbound directions, an exclusive right turn lane on eastbound Fairfax Pike, and an upgrading of northbound Stickley Drive to three lanes so as to accommodate an exclusive left turn lane, a shared left thru lane, and an exclusive right turn lane. The applicant will construct a new traffic signal at this intersection based on the above outlined lane improvements. The applicant will make all necessary improvements to the Stickley Drive and Fairfax Pike signal; such improvement to meet all VDOT standards and regulations, beyond the existing $100,000 for the signal proffered by the Southern Hills rezoning. (See Figure 4 in the application package). 6. Prior to this applicant connecting to the existing interparcel roadways in the Woodside Estates subdivision, i.e. Branch Court and Driftwood Drive, the applicant will construct the following improvements to the Fairfax Pike/Double Church Road intersection. The applicant will construct a second eastbound thru travel lane on Fairfax Pike, an exclusive southbound left turn lane onto Double Church Road and re -stripe the northbound approach on Double Church Road to provide an exclusive left turn and a shared thru right turn lane. The applicant will modify the existing signals at this intersection to accommodate the lane improvements outlined above. 7. Prior to the applicant connecting to Branch Court and Driftwood Drive, the applicant will submit core samples, or other acceptable information of Branch Court, Trunk Drive, and Driftwood Drive, for the existing pavement of those roadways to VDOT. Included with that information will be an analysis of the existing pavement to carry the anticipated traffic based on VDOT standards. If the analysis shows the pavement needs to be upgraded, the applicant will upgrade the pavement as directed by VDOT. 8. A centrally located community pool and bathhouse will be provided on approximately 1.4 acres of the site. This facility will be constructed and available for use prior to the issuance of the 150th residential building permit with the project. On a one time basis, prior to construction, membership to the facility will be offered to property owners in the adjoining Woodside Estates and Ridgefield. 2 9. Open space will be provided along the existing communities of Woodside, Ridgefield and Stephens Ridge. This open space area will be a minimum of 40' in depth and will be shown prominently on the General Development Plan. 10. An open space parcel shall be established along the Southern property boundary. This parcel will have a minimum depth of 200' from the parcel's southern boundary to the lot lines of any proposed residential lots. 11. A landscape Buffer will be provided and shown on the General Development Plan within the southern green space parcel. The buffer will start approximately 400' East of the common boundary line with the FCSA parcel and continue in an easterly direction for a distance of 800' along the parcel's southern boundary. 12. Within the open space parcel an 80' wide right-of-way reservation will be shown on the General Development Plan. The General Development Plan will note this reservation as approximate and subject to revisions based on final engineering. The General Development Plan will further note that this right of way will be dedicated to the Frederick County Board of Supervisors or VDOT upon their request for same and at no cost to them. Cost of the dedication of this 80' right-of-way will be the responsibility of the Developer or Homeowners Association, depending upon ownership of said open space. 13. A statement shall be added to the General Development Plan and covenants for all lots created by this project advising that agricultural uses exist to the South and East of the site, and wastewater treatment facilities exist or previously existed to the southwest of the site. 14. A central green space will be preserved and will be shown on the General Development Plan. This green space will be at a minimum of 1.3 acres in size. A tree save area will also be provided in the northwestern portion of the Racey Tract. This area is shown on the General Development Plan and is approximate until Final Engineering is complete. 15. The applicant will provide and construct a five-foot sidewalk extending from the proposed collector road providing the entrance to the Racey Tract north along the Town of Stephen City's property. This sidewalk is conditional based on the approval of the Town of Stephen City to provide an easement for such sidewalk. 3 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By: Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: �y: Ajj� -�-n , O�k Date: � -17 -� The foregoing instrument was acknowledged before me this ��� day of 200�., by Al C sk&� v j r,.,. My commi sion Notary Public- 0 • PROFFER STATEMENT Ll 0 REZONING REQUEST PROFFER Property Identification Number 85-A-140 Opequon Magisterial District RACEY TRACT Preliminary Matters Pursuant to Section 15.2-2296 et. Seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 105.6 acres +/- from the Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution The undersigned, who is the applicant of the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of,Frederick, Virginia approves the rezoning for the 105.6 acres +/-, with access from Old/Town Run (Rt. 1012) in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay Frederick County at the time a building permit is applied for the sum of $10,072.00 per lot. This monetary proffer provides for $7,571.00 for Frederick County Schools; $1,288.00 for Frederick County Parks and Recreation; $755.00 for Frederick County Fire and Rescue; $213.00 for Public Library; $42.00 for Sheriff's Office and $203.00 for Administration Building. General Development Plan Voluntarily proffered is the attached Rezoning Plan Set including the following improvements: 1. On the 105.6 acres +/- to be rezoned RP no more than 228 single-family dwelling units shall be constructed. These units shall consist of single-family detached home lots. 2. A connector road will be constructed from Rt. 1012 (Town Run Lane) Parcel to the site, Parcel #85 A 142. This connector road will be constructed within an 80' right-of-way. 3. No occupancy permits will be issued for any residential units within the project until such time as the realignment of Town Run Lane into the 0 0 proposed extension of Stickley Drive as shown on plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/5/02 and revised through 12/20/02, has been constructed and is open for traffic usage. 4. Prior to the issuance of any occupancy permits for residential units within the development, the applicant will re -stripe the westbound right turn lane on Fairfax Pike at the Town Run Lane intersection to a shared thru right lane, which will carry traffic through to the 1-81 northbound on -ramp. 5. Prior to the issuance of any occupancy permits for residential units within the project, the applicant will construct improvements to the Fairfax Pike/Stickley Drive intersection. These improvements will include a second thru travel lane on Fairfax Drive, in both the east and westbound directions, an exclusive right turn lane on eastbound Fairfax Pike, and an upgrading of northbound Stickley Drive to three lanes so as to accommodate an exclusive left turn lane, a shared left thru lane, and an exclusive right turn lane. The applicant will construct a new traffic signal at this intersection based on the above outlined lanage improvements. The applicant will make all necessary improvements to the Stickley Drive and Fairfax Pike signal; such improvement to meet all VDOT standards and regulations, beyond the existing $100,000 for the signal proffered by the Southern Hills rezoning. (See Figure 4 in the application package). 6. Prior to this applicant connecting to the existing interparcel roadways in the Woodside Estates subdivision, i.e. Trunk Drive and Driftwood Drive, the . applicant will construct the following improvements to the Fairfax Pike/Double Church Road intersection. The applicant will construct a second eastbound thru travel lane on Fairfax Pike, an exclusive southbound left turn lane onto Double Church Road and re -stripe the northbound approach on Double Church Road to provide an exclusive left turn and a shared thru right turn lane. The applicant will modify the existing signals at this intersection to accommodate the laneage improvements outlined above. 0 7. Prior to the applicant connecting to Trunk Drive and Driftwood Drive, the applicant will submit core samples, or other acceptable information, for the existing pavement of those roadways to VDOT. Included with that information will be an analysis of the existing pavement to carry the anticipated traffic based on VDOT standards. If the analysis shows the pavement needs to be upgraded, the applicant will upgrade the pavement as directed by VDOT. 8. A centrally located community pool and bathhouse will be provided on approximately 1.4 acres of the site. This facility will be constructed and available for use prior to the issuance of the 150th residential building permit with the project. On a one time basis, prior to construction, membership to the facility will be offered to property owners in the adjoining Woodside Estates and Ridgefield. Qi 1► • 9. Open space will be provided along the existing communities of Woodside, Ridgefield and Stephens Ridge. This open space area will be a minimum of 40' in depth and will be shown prominently on the General Development Plan. 10. An open space parcel shall be established along the Southern property boundary. This parcel will have a minimum depth of 200' from the parcel's southern boundary to the lot lines of any proposed residential lots. 11. A landscape Buffer will be provided and shown on the General Development Plan within the southern green space parcel. The buffer will start approximately 400' East of the common boundary line with the FCSA parcel and continue in an easterly direction for a distance of 800' along the parcel's southern boundary. 12. Within the open space parcel an 80' wide right-of-way reservation will be shown on the General Development Plan. The General Development Plan will note this reservation as approximate and subject to revisions based on final engineering. The General Development Plan will further note that this right of way will be dedicated to the Frederick County Board of Supervisors or VDOT upon their request for same and at no cost to them. 13. A statement shall be added to the General Development Plan and covenants for all lots created by this project advising that agricultural uses exist to the iSouth and East of the site, and wastewater treatment facilities exist or previously existed to the southwest of the site. 9 0 The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By: 6_4�'C_Ae-' w &L� By:AULY/Ily: }�``A- P '�8 6 AXE ' 11 S -A Z'VCV i eQ�`\G� v �� \\E ���;�� c ('i.� �e`� �U . i�.c�ce�i �-l\e Llu,r\E5 "�� �t EMII Date: 1- D c 1'1 Date: ` \ - , STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing yi tC, ment 203, by .Z My co ission expi Notary Public UL _, acknwledqed before. -me L LZ is day of '- ya, M REZONING REQUEST PROFFER Property Identification Number 85-A-140 Opequon Magisterial District MEADOWS EDGE (RACEY TRACT) Preliminary Matters Pursuant to Section 15.2-2296 et. Seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 105.6 acres +/- from the Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution The undersigned, who is the applicant of the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105.6 acres +/-, with access from Town Run (Rt. 1012) in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay Frederick County at the time each building permit is applied for the sum of $10,072.00 per lot. This monetary proffer provides for $7,571.00 for Frederick County Schools; $1,288.00 for Frederick County Parks and Recreation; $755.00 for Frederick County Fire and Rescue; $213.00 for Public Library; $42.00 for Sheriff's Office and $203.00 for Administration Building. General Development Plan Voluntarily proffered is the attached General Development Plan including the following improvements: 1. On the 105.6 acres +/- to be rezoned RP no more than 228 single-family dwelling units shall be constructed. These units will create a single-family detached cluster development with a minimum of 8,000 s.f. lots. 2. Pursuant to an agreement with Stephens City, a public right of way will be dedicated through Parcel #85-A-142 from the existing right of way of Town Run Lane (Rt. 1012) to the subject property's western boundary, generally as shown on the General Development Plan. The applicant will grade the full width of the right of way so as to accommodate an ultimate 4-lane undivided collector road. The applicant will construct 2 travel lanes, which would be compatible to the ultimate 4 laning of the roadway, if the County and VDOT should choose to proceed with a future 4-lane collector road. The construction of these two travel lanes shall be constructed prior to any connection being rnade to Driftwood Dr. and Branch Court, from the Meadows Edge development. 3. At the request of Frederick County or VDOT and at no cost to them, the applicant or homeowners association shall dedicate area for an 80' right of way along the southern boundary of the subject site; alignment of said right of way shall be determined upon final engineering. The applicant or homeowners association shall provide for all necessary construction easements needed in association with such 80' right of way. Such R.O.W. will run from where the 80' R.O.W. outlined in proffer 2 intersects the subject property's western boundary completely through the RP zoned portion of the site. Such a request may be made at any time for a period of 99 years from the date of approval of the rezoning. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 4. The 26.5 acres outside of the UDA to remain zoned RA shall be available to the county for a period of 99 years from the date of approval of the rezoning. The county may use said area or any part there of for any use deemed necessary by the Frederick County Board of Supervisors. Upon request by the Board of Supervisors, the developer or the Homeowner's Association shall dedicate such land at no cost to Frederick County. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 5. No building permits will be issued for any residential units within the project until such time as the improvements shown on the Stickley Drive extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/2/02 and revised through 12/20/02, have been constructed and are open for traffic usage. 6. In addition to the improvements associated to Town Run Lane (SR 1012) shown on the Stickley Drive Extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/2/02 and revised through 12/20/02, the applicant will also provide improvements to Town Run Lane along the frontage of the Town of Stephens City property, parcel #85-A-142 by overlaying said road with a bituminous concrete surface. Guard rails shall be installed on both sides of Town Run Lane in those areas where VDOT standards require guardrails and subject to VDOT approval. These improvements shall be bonded and complete prior to the issuance of the 1st building permit. 7. Prior to the issuance of any building permits for residential units within the project, the applicant will construct improvements to the Fairfax Pike/Stickley Drive intersection. These improvements will include a second thru travel lane on Fairfax Pike, in both the east and westbound directions, an exclusive right turn lane on eastbound Fairfax Pike, and an upgrading of northbound Stickley Drive to three lanes so as to accommodate an exclusive left turn lane, a shared left thru lane, and an exclusive right turn lane. If the County and VDOT project to install a traffic signal at the Fairfax Pike/Stickley Dr. K intersection is done concurrent with or in anticipation of this proffer's improvements, this applicant will make a cash contribution of $200,000, required immediately after cornpletion of the proffer improvements to Frederick County, and such monies are to be used by the County and VDOT for other road improvements to Fairfax Pike between 1-81 and Double Church Rd. However, if the traffic signal has been installed in such a way as to require the applicant to modify the signal due to the applicant's improvements, the $200,000 cash contribution will be reduced by the applicants cost to so modify the traffic signal to meet the applicant's proffered improvements as stated above. If no signal has been installed at the Fairfax Pike/Stickley Drive intersection by the time the applicant starts these improvements, the applicant will install the necessary signal but will not make any cash contribution. Either this installation or modification will occur prior to the first residential building permit being issued for the site. 8. Prior to the issuance of any building permits for residential units within the development, the applicant will re -stripe the westbound right turn lane on Fairfax Pike at the Town Run Lane intersection to a shared thru right lane, which will carry traffic through to the 1-81 northbound on -ramp. 9. Prior to this applicant connecting to the existing interparcel roadways in the Woodside Estates subdivision, i.e. Branch Court and Driftwood Drive, the applicant will construct the following improvements to the Fairfax Pike/Double Church Road intersection. The applicant will construct a second eastbound thru travel lane on Fairfax Pike, an exclusive southbound left turn lane onto Double Church Road and re -stripe the northbound approach on Double Church Road to provide an exclusive left turn and a shared thru right turn lane. The applicant will modify the existing signals at this intersection to accommodate the lane improvements outlined above. 10. All construction traffic will be required to enter the site through the Town of Stephens City property, parcel 85-A-42. At no time, shall any construction vehicles or materials gain access to the site from Driftwood Drive or Branch Court. The applicant will post and enforce this exclusion of construction vehicle access throughout the construction process 11. Prior to the applicant connecting to Branch Court and Driftwood Drive, the applicant will submit core samples, or other acceptable information of Branch Court, Trunk Drive, and Driftwood Drive, for the existing pavement of those roadways to VDOT. Included with that information will be an analysis of the existing pavement's capability to carry the anticipated traffic based on VDOT standards. If the analysis shows the pavement needs to be upgraded, the applicant will upgrade the pavement as directed by VDOT. 3 12. The applicant will use traffic calming measures at the connection points of Driftwood Drive and Branch Court, subject to VDOT approval. Subject to VDOT approval, the applicant will utilize a choker method recommended by the Institute of Transportation Engineers, which will narrow lane widths at these connection points to minimize vehicle speed. (See Figure 5) In addition, the applicant will place $40,000 in an escrow account for a period of three years. The escrow account will be established concurrent with the issuance of the 2201h building permit or upon opening of the connection points, whichever comes first. If the County and VDOT should identify the need for additional traffic calming measures, they may request these funds for use in installing same. 13. Pursuant to the General Development Plan, a centrally located community pool and bathhouse will be provided on approximately 1.4 acres of the site. This facility will be constructed and available for use prior to the issuance of the 150th residential building permit in the project. The pool will be constructed at a minimum size of 3,500 s.f. On a one-time basis, approximately 6 months prior to the start of construction of the pool facility, membership to the facility will be offered to property owners in the adjoining Woodside Estates I, .Woodside Estates II, and Ridgefield communities. Based on the number of additional memberships from the open membership period, the applicant will increase the size of the pool if such increase is warranted. The applicant will provide a .bond in an amount adequate to construct both the swimming pool and bathhouse to provide assurance that if - the project does not exceed the 149th building permit, the funds to construct these two facilities will be available. 14. A tennis court and sports court will .be located within the 1.4 acres associated with the community pool and bathhouse. These recreation areas will be constructed and available for use prior to the issuance of the 150th residential building permit of the project. The applicant will provide a bond in an amount adequate to construct both the tennis court and sports court to provide assurance that if the project does not exceed the 149th building permit, the funds to construct these two sports courts will be available. 15. A central green space will be preserved and will be shown on the General Development Plan. This green space will be at a minimum of 1.3 acres in size. A tree save area will also be provided in the northwestern portion of the Meadows Edge. This area is shown on the General Development Plan. The exact limits of this tree save area will be subject to minor adjustments based on final engineering. 16. Pursuant to the General Development Plan, an area 50 feet in width will be provided north of the town green area. This area will remain as open space and provide a pedestrian linkage to the town green and pool facilities for residents of Woodside Estates. 17. Open space will be provided along the existing communities of Woodside, Ridgefield and Stephens Ridge. This open space area will be a minimum of 40' in depth. This 40' open space area will be shown prominently on the General Development Plan. M 18. No structures of any type, including but not limited to decks, additions, etc., shall be located within the 40 foot buffer area, tree save area or slopes of 15% or greater. 19. No lots nor structures shall be permitted within 200' of the southern boundary adjacent to the Agricultural District while such area is under the control of the Homeowner's Association. 20. A landscape Buffer will be provided and shown on the General Development Plan within the southern green space parcel. The buffer will start approximately 400' East of the common boundary line with the FCSA parcel and continue in an easterly direction for a distance of 800' along the parcel's southern boundary, except where any driveway access must be maintained to the existing residences to the south. 21. A Homeowner's Association shall be formed; such association will specifically prohibit construction of any structures within any open space or buffer areas with the exception to the improvements of the pool and town green area. The Home Owners Association Documents shall further provide that all open space shall be kept free of litter and other foreign debris. They will stipulate that the HOA has responsibility. for maintenance and upkeep of the pool facilities, the community green and all other common open spaces. 22. The applicant will provide and .construct a five-foot sidewalk along the east side of the Town Run Lane ROW on the Stephens City property from the northern side of the collector -road's intersection with the Town Run Lane to the property's northern boundary. This sidewalk is conditional based on the approval of the Town of Stephen City to provide an easement for such sidewalk. The applicant shall be responsible for all costs of providing such easement. 23. The applicant shall construct a hard surface pedestrian/bicycle trail 10' in width from Rt. 1012 (Town Run Lane), to the proposed sidewalk located within the proposed development. This trail is shown as Exhibit A-1 which is approved by the Town of Stephens City pursuant to Appendix "B" within this application. 24. A statement shall be added to the General Development Plan and covenants for all lots created by this project advising that agricultural uses exist to the South and East of the site, and wastewater treatment facilities exist or previously existed to the southwest of the site. 25. The applicant shall be issued building permits for no more than 75 single family units for each of the first two years and 78 single family units the third or any subsequent year following final subdivision approval for all or any portion of the project by the county, except that the applicant may carry over any unused portion of said units per year to subsequent years. 5 26. During construction the applicant will meet or exceed all requirements of the Virginia Erosion and Sediment Control Handbook and/or Frederick County requirements, whichever is more restrictive. Runoff from all disturbed areas will be channeled to onsite erosion and sediment control facilities. Such facilities will be inspected on a daily basis and shall be maintained in good working order until all disturbed areas draining to them have been fully stabilized. The developed site will meet or exceed all requirements of the Virginia Stormwater Management Handbook and/or Frederick County requirements whichever is more restrictive, both in terms of stormwater quantity and quality. However, the applicant will not utilize any stormwater management facilities that include permanent pools of water, i.e. wet ponds. Where the subject site drains to existing developed areas, the applicant will channel all onsite runoff to onsite stormwater management facilities, which will then discharge into any existing offsite storm drainage systems at or below the design capacity of those systems. Where onsite stormwater management facilities discharge into natural channels or streams, the onsite facilities will control the discharge and release it at a rate that will not increase the existing flow of the natural receiving channel. The applicant will provide for the closure of an abandoned sanitation lagoon located on the Town of Stephens City, Parcel # 85-A-142. This sanitation lagoon closure will be in strict conformance with the closure plan titled Wastewater Lagoon Closure Plan identified as Appendix "B" provided within this rezoning application, approved by The Virginia Department of Health dated September 9,:2002.. Furthermore, the applicant proffers additional procedures beyond the approved closure plan. These additional procedures are identified as Appendix "B1" and provided within this rezoning application.. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER Executrix of the Estate of Charles W. Racey Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: Date: Executrix of the Estate of Charles W. Racey The foregoing instrument was acknowledged before me this _ day of , 2004; by My commission expires Notary Public 7 Comments• 1) Proffer 2: "Pursuant to an agreement with Stephens City, a public right of way will be dedicated through Parcel #85-A-142 from the existing right of way of Town Run Lane (Rt. 1012) to the subject property's western boundary, generally as shown on the General Development Plan. The applicant will construct 2 travel lanes, which would be compatible to the ultimate 4 laning of the roadway, if the County and VDOT should choose to proceed with such construction". Concern A: There does not appear to be a guarantee that the proposed access road, from Town Run Lane to the western boundary of the Racey Tract, will be constructed prior to the road connections with the adjoining subdivisions. It may be appropriate to construct the proposed access road prior to the issuance of any building permits. Concern addressed in Proffer #2 Concern B: the phrase ", if the County and VDOT should choose to proceed with such construction" adds some confusion to the intent of the sentence, which appears to be to construct two lanes but grade for 4 lanes. It may be appropriate to provide a more explicit statement. Continent addressed in Proffer #2 Concern C: The proffer statement does not state the width of the proffered public right of -way through the Town of Stephen's City parcel. It may be appropriate to provide at least 80' of right of way. The current right-of-way agreement with the Town of Stephens City provides for 70' of right -of way, which is adequate for the proffered 4-lane road design. Additional ri, ht-of-way for the trail is currently under negotiations witli the Town of Stephens City pursuant to the attached letter from Mike Kelloe, Town Administrator, but cannot be proffered at this time per Scott Plein and Eric Lawrence conversations. 2) Proffer 5: "No building permits will be issued for any residential units within the project until such time as the improvements shown on the Stickley Drive extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Drive Extension", dated 4/5/02 and revised through 12/20/02, have been constructed and are open for traffic usage." Concern A: The referenced plan appears to have an original preparation date of 4/2/02. Concern addressed in Proffer #5 Concern B: This proffer does not guarantee any improvements to Town Run Lane from where the Stickley Drive Extension ends to where the proposed access road through the Stephens City Parcel begins. It may be appropriate to guarantee improvements to Town Run Lane. Concern addressed in Proffer #6 3) Proffer 11: "Pursuant to the General Development Plan, a centrally located community pool and bathhouse will be provided on approximately 1.4 acres of the site. This facility will be constructed and available for use prior to the issuance of the 150th residential building permit in the project. The pool will be constructed at a minimum size of 3,500 square feet. On a one-time basis, approximately 6 months prior to the start of the construction of the pool facility, membership to the facility will be offered to property owners in the adjoining Woodside Estates I, Woodside Estates II, and Ridgefield communities. Based on the number of additional memberships from the open membership period, the applicant will increase the size of the pool if such increase is warranted." Concern A: If the development stops at 149 residential permits there does not appear to be a guarantee in the proffer that a pool will be constructed. It may be appropriate to provide such a guarantee for this facility. Concern addressed in Proffer 413 4) Proffer 12: "A tennis court and sports court will be located within the 1.4 acres associated with the community pool and bathhouse. These recreational areas will be constructed and available for use prior to the issuance of the 150th residential building permit of the project." Concern A: As with the proffered pool and batl-liouse, it may be appropriate to provide a guarantee that these facilities will be built if development stops at the 149th building permit. Concern addressed in Proffer #14 5) Proffer 17: "No lots nor structures shall be permitted within 200' of the southern boundary adjacent to the Agricultural District." Concern A: The proffer leaves it open to interpretation if the 200' no build area is solely on the southern boundary of the portion of the parcel being rezoned or along the entire southern boundary of the parcel, including the 26.5 areas proposed to remain RA (Rural Areas) District. It may be appropriate to clarify this. It may also be appropriate that this no build area not apply to the 26.5 acres proposed to remain RA District, if transferred to Frederick County in the fixture. Concern addressed in Proffer # 19 6) Proffer 20: "The applicant will provide and construct a five-foot sidewalk along the east side of the Town Run Lane ROW on the Stephens City property from the northern side of the collector road's intersection with the Town Run Lane to the property's northern boundary. This sidewalk is conditional based on the approval of the Town of Stephens City to provide an easement for such sidewalk" Concern A: It may be appropriate to clarify that the cost for providing the easement for the sidewalk shall be paved for entirely by the developer Concern addressed in Proffer #22 7) Proffer 21: "The applicant shall construct a hard surface pedestrian/bicycle trail 10' in width from Rt. 1012 (Town Run Lane), to the proposed sidewalk located within the proposed development. This trail is conditional based on the approval of the Town of Stephens City to provide an easement for such trail." Concern A: If the Town of Stephens City does not provide an easement for such hail then there does not appear to be a guarantee that the trail will be constructed. It may be appropriate that if the Town of Stephens City does not grant an easement for the trail then the trail will be designed to VDOT specifications and approval and constructed within the VDOT right-of-way. Proffer 423 has been amended as Proffer 922. Pursuant to the aforementioned Proffer #2, concern "C" the applicant is working in good faith with the "Town of Stephens City to get additional right-of-wayprovide for the most beneficial trail design. 8) Construction Traffic. Concern A: There is no proffer which would restrict construction vehicles from accessing the property through the adjoining subdivisions. It may be appropriate for construction vehicles to only access the property via the access road from Town Run Lane through the Town of Stephens City property. Concern addressed in Proffer #10 REZONING REQUEST PROFFER Property Identification Number 85-A-140 Opequon Magisterial District MEADOWS EDGE (RACEY TRACT) Preliminary Matters Pursuant to Section 15.2-2296 et. Seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 105.6 acres +/- from the Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution The undersigned, who is the applicant of the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105.6 acres +/-, with access from Town Run (Rt. 1012) in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay Frederick County at the time each building permit is applied for the sum of $10,072.00 per lot. This monetary proffer provides for $7,571.00 for Frederick County Schools; $1,288.00 for Frederick County Parks and Recreation; $755.00 for Frederick County Fire and Rescue; $213.00 for Public Library; $42.00 for Sheriffs Office and $203.00 for Administration Building. General Development Plan Voluntarily proffered is the attached General Development Plan including the following improvements: 1. On the 105.6 acres +/- to be rezoned RP no more than 228 single-family dwelling units shall be constructed. These units will create a single-family detached cluster development with a minimum of 8,000 s.f. lots. 2. Pursuant to an agreement with Stephens City, a public right of way will be dedicated through Parcel #85-A-142 from the existing right of way of Town Run Lane (Rt. 1012) to the subject property's western boundary, generally as shown on the General Development Plan. The applicant will grade the full width of the right of way so as to accommodate an ultimate 4-lane undivided collector road. The applicant will construct 2 travel lanes, which would be compatible to the ultimate 4 laning of the roadway, if the County and VDOT should choose to proceed with a future 4-lane collector road. The Deleted such construction construction of these two travel lanes shall be constructed prior to any connection being made to Driftwood Dr. and Branch Court, from the Meadows Fcine development. At the request of Frederick County or VDOT and at no cost to them, the applicant or homeowners association shall dedicate area for an 80' right of way along the southern boundary of the subject site; alignment of said right of way shall be determined upon final engineering. The applicant or homeowners association shall provide for all necessary construction easements needed in association with such 80' right of way. Such R.O.W. will run from where the 80' R.O.W. outlined in proffer 2 intersects the subject property's western boundary completely through the RP zoned portion of the site. Such a request may be made at any time for a period of 99 years from the date of approval of the rezoning. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 4. The 26.5 acres outside of the UDA to remain zoned RA shall be available to the county for a period of 99 years from the date of approval of the rezoning. The county may use said area or any part there of for any use deemed necessary by the Frederick County Board of Supervisors. Upon request by the Board of Supervisors, the developer or the Homeowner's Association shall dedicate such land at no cost to Frederick County. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 5. No building permits will be issued for any residential units within the project until such time as the improvements shown on the Stickley Drive extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/,2/02 and revised through 12/20/02, have been Deleted: s constructed and are open for traffic usage. 6. In addition to the improvements associated to Town Run Lane (SR 1012) �Formattea: Bullets and Numbering shown on the Stickley Drive Extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/2/02 and revised through 12/20/02, the applicant will also provide improvements to Town Run Lane along the frontage of the Town of Stephens City property, parcel #85-A-142 by overlaying said road with a bituminous concrete surface. Guardrails shall be installed on both sides of Town Run Lane in those areas where VDOT standards require guardrails and subject to VDOT approval. These improvements shall be bonded and complete prior to the issuance of the VI Formatted building permit. Prior to the issuance of any building permits for residential units within the project, the applicant will construct improvements to the Fairfax Pike/Stickley Drive intersection. These improvements will include a second thru travel lane on Fairfax Pike, in both the east and westbound directions, an exclusive right turn lane on eastbound Fairfax Pike, and an upgrading of northbound Stickley Drive to three lanes so as to accommodate an exclusive left turn lane, a shared left thru lane, and an exclusive right turn lane. If the County and VDOT project to install a traffic signal at the Fairfax Pike/Stickley Dr. La intersection is done concurrent with or in anticipation of this proffee's improvements, this applicant will make a cash contribution of $200,000, required immediately after completion of the proffer improvements to Frederick County, and such monies are to be used by the County and VDOT for other road improvements to Fairfax Pike between 1-81 and Double Church Rd. However, if the traffic signal has been installed in such a way as to require the applicant to modify the signal due to the applicant's improvements, the $200,000 cash contribution will be reduced by the applicants cost to so modify the traffic signal to meet the applicant's proffered improvements as stated above. If no signal has been installed at the Fairfax Pike/Stickley Drive intersection by the time the applicant starts these improvements, the applicant will install the necessary signal but will not make any cash contribution. Either this installation or modification will occur prior to the first residential building permit being issued for the site. 8`Prior to the issuance of any building permits for residential units within the - Formatted: Bullets and Numbering development, the applicant will re -stripe the westbound right turn lane on Fairfax Pike at the Town Run Lane intersection to a shared thru right lane, which will carry traffic through to the 1-81 northbound on -ramp. 9_Prior to this applicant connecting to the existing interparcel roadways in the Formatted: Bullets and Numbering Woodside Estates subdivision, i.e. Branch Court and Driftwood Drive, the applicant will construct the following improvements to the Fairfax Pike/Double Church Road intersection. The applicant will construct a second eastbound thru travel lane on Fairfax Pike, an exclusive southbound left turn lane onto Double Church Road and re -stripe the northbound approach on Double Church Road to provide an exclusive left turn and a shared thru right turn lane. The applicant will modify the existing signals at this intersection to accommodate the lane improvements outlined above. 10. All construction traffic will be required to enter the site through the Town of Formatted: Bullets and Numbering Stephens City property, parcel 85-A-42. At no time, shall any construction vehicles or materials gain access to the site from Driftwood Drive or Branch Court. The applicant will post and enforce this exclusion of construction vehicle access throughout the construction process 11. Prior to the applicant connecting to Branch Court and Driftwood Drive, the [Formatted: Bullets and Numbering applicant will submit core samples, or other acceptable information of Branch Court, Trunk Drive, and Driftwood Drive, for the existing pavement of those roadways to VDOT. Included with that information will be an analysis of the existing pavement's capability to cant' the anticipated traffic based on VDOT standards. If the analysis shows the pavement needs to be upgraded, the applicant will upgrade the pavement as directed by VDOT. 12. The applicant will use traffic calming measures at the connection points of Driftwood Drive and Branch Court, subject to VDOT approval. Subject to VDOT approval, the applicant will utilize a choker method recommended by the Institute of Transportation Engineers, which will narrow lane widths at these connection points to minimize vehicle speed. (See Figure 5) In addition, the applicant will place $40,000 in an escrow account for a period of three years. The escrow account will be established concurrent with the issuance of the 220`h building permit or upon opening of the connection points, whichever comes first. If the County and VDOT should identify the need for additional traffic calming measures, they may request these funds for use in installing same. 13. Pursuant to the General Development Plan, a centrally located community pool and bathhouse will be provided on approximately 1.4 acres of the site. This facility will be constructed and available for use prior to the issuance of the 1501h residential building permit in the project. The pool will be constructed at a minimum size of 3,500 s.f. On a one-time basis, approximately 6 months prior to the start of construction of the pool facility, membership to the facility will be offered to property owners in the adjoining Woodside Estates I, Woodside Estates II, and Ridgefield communities. Based on the number of additional memberships from the open membership period, the applicant will increase the size of the pool if such increase is warranted. The applicant will provide a bond in an amount adequate to construct both the swimming pool and bathhouse to provide assurance that if the project does not exceed the 149`h building permit, the funds to construct these two facilities will be available. 14. A tennis court and sports court will be located within the 1.4 acres associated with the community pool and bathhouse. These recreation areas will be constructed and available for use prior to the issuance of the 1501h residential building permit of the project. The applicant will provide a bond in an amount adequate to construct both the tennis court and sports court to provide assurance that if the proiect does not exceed the 149,"' building permit, the funds to construct these two sports courts will be available. Formatted: Bullets and Numb Hire g Formatted: Bullets and Numbering _... _....__..._._.... Fotted ._...._ rma 15. A central green space will be preserved and will be shown on the General Formatted: Bullets and Numbering Development Plan. This green space will be at a minimum of 1.3 acres in size. A tree save area will also be provided in the northwestern portion of the Meadows Edge. This area is shown on the General Development Plan. The exact limits of this tree save area will be subject to minor adjustments based on final engineering. 16. Pursuant to the General Development Plan, an area 50 feet in width will be Formatted: Bullets and Numbering provided north of the town green area. This area will remain as open space and provide a pedestrian linkage to the town green and pool facilities for residents of Woodside Estates. 17. Open space will be provided along the existing communities of Woodside, - - Formatted: Bullets and Numbering I Ridgefield and Stephens Ridge. This open space area will be a minimum of - --................................._........._.._._...._._...----....._ 40' in depth. This 40' open space area will be shown prominently on the General Development Plan. 4 18. No structures of any type, including but not limited to decks, additions, etc., ' Formatted: Bullets and Numbering ....._.......... .... .... ................ _........... .... ..........., shall be located within the 40 foot buffer area, tree save area or slopes of 15% or greater. 19. No lots nor structures shall be permitted within 200' of the southern boundary adjacent to the Agricultural District while such area is under the control of the ...................................................... Homeowner's Associations _ -Deleted: 20. A landscape Buffer will be provided and shown on the General Development Formatted: Bullets and Numbering Plan within the southern green space parcel. The buffer will start approximately 400' East of the common boundary line with the FCSA parcel and continue in an easterly direction for a distance of 800' along the parcel's southern boundary, except where any driveway access must be maintained to the existing residences to the south. 21. A Homeowner's Association shall be formed; such association will specifically' prohibit construction of any structures within any open space or buffer areas with the exception to the improvements of the pool and town green area. The Home Owners Association Documents shall further provide that all open space shall be kept free of litter and other foreign debris. They will stipulate that the HOA has responsibility for maintenance and upkeep of the pool facilities, the community green and all other common open spaces. 22. The applicant will provide and construct a five-foot sidewalk along the east ' side of the Town Run Lane ROW on the Stephens City property from the northern side of the collector road's intersection with the Town Run Lane to the property's northern boundary. This sidewalk is conditional based on the approval of the Town of Stephen City to provide an easement for such sidewalk. The applicant shall be responsible for all costs of providing such easement. - Formatted: sand Numbering Formatted: Bullets and Numbering 23. The applicant shall construct a hard surface pedestrian/bicycle trail 10, in Formatted: Bullets and Numbering width from Rt. 1012 (Town Run Lane), to the proposed sidewalk located within the proposed development. This trail is conditional based on the approval of the Town of Stephens City to provide an easement for such trail. The applicant shall be responsible for all costs of providing such easement. 24. A statement shall be added to the General Development Plan and covenants ' [Formatted: Bullets and Numbering for all lots created by this project advising that agricultural uses exist to the South and East of the site, and wastewater treatment facilities exist or previously existed to the southwest of the site. 25. The applicant shall be issued building permits for no more than 75 single { Formatted: Bullets and Numbering family units for each of the first two years and 78 single family units the third or any subsequent year following final subdivision approval for all or any portion of the project by the county, except that the applicant may carry over any unused portion of said units per year to subsequent years. 26. During construction the applicant will meet or exceed all requirements of the Formatted_Bullets and Numbering Virginia Erosion and Sediment Control Handbook and/or Frederick County requirements, whichever is more restrictive. Runoff from all disturbed areas will be channeled to onsite erosion and sediment control facilities. Such facilities will be inspected on a daily basis and shall be maintained in good working order until all disturbed areas draining to them have been fully stabilized. 27. The developed site will meet or exceed all requirements of the Virginia Formatted: Bullets and Numbering Stormwater Management Handbook and/or Frederick County requirements whichever is more restrictive, both in terms of stormwater quantity and quality. However, the applicant will not utilize any stormwater management facilities that include permanent pools of water, i.e. wet ponds. Where the subject site drains to existing developed areas, the applicant will channel all onsite runoff to onsite stormwater management facilities, which will then discharge into any existing offsite storm drainage systems at or below the design capacity of those systems. Where onsite stormwater management facilities discharge into natural channels or streams, the onsite facilities will control the discharge and release it at a rate that will not increase the existing flow of the natural receiving channel. 28. The applicant will provide for the closure of an abandoned sanitation lagoon located on the Town of Stephens City, Parcel # 85-A-142. This sanitation lagoon closure will be in strict conformance with the closure plan titled Wastewater Lagoon Closure Plan identified as Appendix "B" provided within this rezoning application, approved by The Virginia Department of Health dated September 9, 2002. Furthermore, the applicant proffers additional procedures beyond the approved closure plan. These additional procedures are identified as Appendix "131" and provided within this rezoning application. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By: By: Executrix of the Estate of Charles W. Racey Executrix of the Estate of Charles W. Racey Date: Date: STATE OF VIRGINIA, AT LARGE FREDERICK COUNTY, To -wit: The foregoing instrument was acknowledged before me this day of , 2004, by My commission expires Notary Public Meadows Edge Revised Proffers 7*&$'( )$*+,-.(/+0$(1$23.$+(45,66$5. Thu, 24 Jun 2004 11:49:17 -0400 9 Jn "Bryan Condie" <bryancondie@ccl-eng.com> b9Jn <jcamp@co.frederick.va.us> ccJn "Scott Plein"<splein@equinoxinvestmentslic.com> "County of Frederick" <elawrenc@co,frederick.va.us> Jeremy, I have attached the following for your review. 1. Concerns addressed letter - I took your concerns and red -lined them as to where we addressed each issue. 2. Red -lined version of our proffer statement showing the changes made that addresses your concerns 3. Clean proffer statement As you are aware, we are on a tight time frame to have the Rezoning packages resubmitted by June 30th and maintain our schedule for the July 14th Board of Supervisors. I hope we can have your response to these new proffers today, so we can immediately submit them to the County Attorney. In order to meet the submission deadline with signed proffers and complete packages we feel that we will need the County Attorney's Ivleado%vs Edge Revised Proffers < Jr. bIg in ".29:a.BJn 2004-06-23-PROFFER STATEMENT-red-lined.doc 2004-06-23-PROFFER STATEMENT.doc Concerns addresI ed.doc WINWORD Fib (application/msword) base64 @1< Jn blg Jn ".29:a.BJn @1< blg in t7 m ".29:a.BJn O O 2004-06 _:;�;O3 5' WINW(!°ZI basA61 d A A C all ON O O � � Gt V1 r+ rh 2004- STAT WINN (appli base6z OFFER S �C 54je (applica Ll LE i � 5 1 0111 1 j COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 October 9, 2003 Mr. Brian Condie Christopher Consultants, Ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 RE: Preliminary Comments - Racey Tract Rezoning Application Dear Brian: This correspondence includes preliminary review comments concerning the Racey Tract rezoning proposal, received by the Frederick County Department of Planning and Development on August 22, 2003. • It is noted that the 105.65-acre portion of the property requested for rezoning is within the Frederick County Urban Development Area (UDA), and that the entire 131.7-acre parcel is identified by Property Identification Number 85-A-140, located in the Opequon Magisterial District. The entire site is currently zoned RA (Rural Areas) District. Through this proposal, the applicant is seeking the RP (Residential Performance) District Zoning for 105.65 acres, and requesting no change in zoning to the remaining 26.5-acre portion of the tract. Staff has identified the following issues for your consideration as the application is finalized for submission: A. Application Form and Relevant Review Agencies Please ensure that a completed application form is attached and all required fees are included for the final submission of this rezoning application. The application fee for a rezoning petition consists of abase fee of $1,000.00 plus $50.00 per acre. In addition, a refundable deposit of $50.00 must be submitted for the public hearing sign required to be posted on site. The total fee for this application to rezone 105.65 acres, inclusive of the sign deposit, is $6,332.50. 2. Please ensure that signatures of the owners are on the application and if there are proffered conditions, that the proffered conditions are also signed by the owners and notarized. 107 North Kent Street • Winchester, Virginia 22601-5000 0 0 Page 2 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 Additionally, if someone other than the property owner will represent this application, a completed Power of Attorney form must be submitted with the application. 3. Please submit review comments from the following departments and agencies with this application: Virginia Department of Transportation; Frederick County Sanitation Authority; Winchester - Frederick SPrvic,- Authority; Department of Public Works; Frederick County Building Official; FredericnCci-iznty DepartmPntofPlwrr!irga"dnPvel `pme:it;'�e,,a.�.r.er�t �f Fiie and Rescue Services; First Responder - Stephens City Fire and Rescue; County Commonwealth Attorney; and the Historic Resources Advisory Board. A completed review agency comment sheet is necessary from each of these agencies. 4. Please specify the type of Single-family housing types, or combinations of types, you are considering for the proposed use of this property. This is in reference to item number 6. B on the Rezoning Application Form. As it appears in your application, lot size could be anywhere from 6,000 sq. ft. (Single-family detached zero lot line) to 15,000 sq. ft. (Single- family detached traditional). Please clarify. 5. Please submit the completed application package to the Department of Planning and Development to schedule for the Planning Commission meeting. The Planning Department will advertise for a public hearing and notify adjoining property owners, once the completed application package is submitted and accepted. B. Rezoning Plat A plat titled, "Area to be Rezoned", delineating the land area subject to the requested rezoning that shows the meets and bounds identifying the area to be rezoned, is required with the application. Figure 1 within the application could convey the needed information, with the addition of the meets and bounds and the rezoning boundary limits outlined not to include the residual RA portion of the parcel). Please also revise the rezoning information within the submitted plan sheets, if they are proffered. C. Impact Anal 1. Access- The planning analysis states that the proposed access will be provided from Town Run Lane on the western side of the site, with the entrance road north of Stephens Run. Please include with this rezoning request the agreement with r� U4 Page 3 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 the Town of Stephens City, verifying the granting of access through Parcel Tax Map 985-A-142, as well as clarification of the closure of the abandoned sewage lagoon. The intersection design at Town Run Lane should also be considered. 2. Traffic - The impact statement notes that there are traffic issues associated with Town Run Lane (Route 1012); Fairfax Pike (Route 277) and Double Church Road (Route 641). In the impact analysis, pleas:, state whai the issues are with the identified roads, and any proposals to mitigate those concerns. The Impact Analysis notes that a traffic analysis performed by Wells and Associates, LLC has been provided within the appendix. Planning staff will need a copy of this traffic impact analysis submitted with the application. This information is missing from the draft rezoning application materials submitted on August 22, 2003. 3. Water Supply - The estimated water usage for the proposed residential development should be specified in the impact statement. D. Proffer Statement As proffered, the total sum of the monetary provisions for capital facilities impacts adds up to $10, 072. Please adjust the per lot contribution or the per unit capital facility contributions to equate to the same amount. 2. Please specify to whom the cash contributions towards road improvements will be paid. It is noted by staff that monetary contributions are sometimes offered with adjustments every two years by the Consumer Price Index (CPI) to account for inflation over the years of project build out. Item number 2 under the General Development Plan notes that a connector road will be constructed from Rt. 1012, Town Run Lane, through Parcel # 85-A-142 to the site. Please clarify ownership of Parcel # 85-A-142. There is no time frame specified as to when this road will be constructed. Please clarify if this is the primary access to the site and if it will be constructed prior to building residential structures. 4. The connector road location is shown through a wetland. Disturbance of the 7 Page 4 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 wetlands is only permitted in accordance with the requirements of the US Army Corps of Engineers or other qualified state or federal agency. The disturbance of natural waterway or riparian buffers is prohibited, except when necessary for public utilities, public facilities, or roads. In the application package, please include all documentation from DEQ and the Town of Stephens City regarding the proposed access through the existing wetland/lagoon. Please clarify the right-of-way, road design, and road construction timing relative to the main access to the parcel requested for rezoning. Specifications on the classification of the proposed road, the pavement width, etc., would assist in the clarification. 6. Consider a single sheet GDP that illustrates the conceptual road layout and the eight (8) features noted under the General Development Plan portion of your proffer statement. After our meeting with VDOT, the Town of Stephens City, and County staff on Tuesday, October 7, 2003, staff identifies the following issues and potential impacts: Utilizing existing roads in the adjacent development will impact the current residents. The applicant is expected to minimize these impacts. The community pool and bathhouse facility should be further clarified as to the ownership, membership, maintenance, size, and completion time. It should be noted that a site plan, including parking areas, will be required for this facility. The major collector road in the remaining portion of the tract, should show dedicated right- of-way as well as address who will be responsible for construction of the _road. Transportation and access continue to be significant issues that should be appropriately addressed. Please contact me should you have any questions or concerns regarding this correspondence. Si cerely, Abbe S. Kennedy Senior Planner 0 ASK/bad U:\Abbe\REZ Review LetterARacey Tracl.wpd 02/05/04 THU 03:49 FAX 0820 J toOul 171 • 0 Rezoninn Comments Frederica County Attorney Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia 22601 (540)665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia RECEIVED, !AN 2 g 2004 COMMONWEALTH'S ATTORNO RWRlp( COUNTY Applicant: Please fill out the information as accurately as possible m order to assist the County Attorney's office with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: do christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 \ Stec , VA 20166 Location of pzoperty: Stephens City,east of lntarstait 81, 0.5 mrZes south of Route 227 airf8x Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA Zoning requested: lP Acreage: 105.6 County I Comments: 01 Assistant i County Signature & Date: ►tirtL to Cgunit 18 October 7, 2003 Mr. Bryan Condie Christopher Consultants, ltd 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 RE: Racey Rezoning Com,-ments Frederick County, Virginia Dear Mr. Condie: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 We have completed our review of the proposed Racey tract rezoning and offer the following comments: 1) Refer to Location and Access: Indicate that the pond adjacent to the western 40 property boundary is actually a wastewater detention pond owned and operated by the Frederick County Sanitation Authority. This treatment facility is referenced in the proposed proffer in a statement to be included in the plats and covenants. 2) Refer to Location and Access: The proposed development plan indicates that the main site access will be from Town Run Lane through property currently owned by the Town of Stephens City. A reference is made to the proper closure of the abandoned waste water lagoon on this property. However, no mention is made regarding who will be responsible for this closure. This item should be addressed in this rezoning request. 3) Refer to Traffic: The 24-hour trip generation referenced in the report (2,141) differs from that mentioned in the traffic analysis (2,213) performed by Wells and Associates. Explain this discrepancy. 4) Refer to Traffic: It will be necessary to implement the road improvements proposed for the adjacent Southern Hills subdivision prior to issuing building permits for the Racey tract subdivision. These improvements include a connection from Town Run Lane to Stickley Drive and a light at Stickley Drive and Route 277 (Fairfax Pike). Also, indicate if the traffic analysis included the traffic patterns estimated for the previously approved Southern Hills subdivision located south of . the abandoned lagoon off of Town Run Lane. If not, the analysis needs to be 107 North Kent Street • Winchester, Virginia 22601-5000 Racey Rezoning Comments Page 2 October 7, 2003 revised to reflect the impact of this approved development. 5) Refer to Site Drainage: Explain why stormwater management will not be needed in the western portion of the property. 6) Refer to Site Drainage: Channel improvements will be required across the lagoon property to protect the Stephens Ridge townhouses. It may be necessary to design the drainage structures associated with the new entrance road to pass the 100 - year storm to minimize the impact on the upstream development. 7.) Refer to Site Drainage: We concur with a design approach which protects Woodside Estates I and II. We also concur with the proposed use of SWP/BMP facilities in these areas. Indicate who will be responsible for maintaining these facilities. I can be reached at 540-665-5643 if you should have any questions regarding the above comments. Sincerely, HarneyE.trawsnyder, Jr., P.E. Director of Public Works BE- S/rls cc: Frederick County Planning and Development file 0 A:\raceyrezcom.wpd #E L E1VED AUG 7 L 200 • Rezoning Comments Frederick County Fire Marshal Mail to: Frederick County Fire Marshal 107 North Kent Street Winchester, Virginia 22601 (540)665-6350 R Hand deliver to: Frederick County Fire & Rescue Dept. Attn: Fire Marshal County Administration Bldg., 1 st Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review. Attach a copy of your application form, location map proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: do christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA Zoning requested: RP Acreage: 105.6 Fire Marshal's Comments: Fire Marshal's Signature & Date: Notice to Fire Marshal - Please Return This Form to the Applicant— f��ji(I L 9 f i CHRISTC ' .. 0 Frederick County mire and Rescue Department • Office of the Fire Marshal Plan Review and Comments Control number RZ03-0009 Project Name Racey Tract Address 45940 Horseshoe Drive Suite 100 Type Application Rezoning Current Zoning RA Automatic Sprinkler System No Other recommendation I • Emergency Vehicle Access Not Identified Siamese Location Not Identified Date received 8/22/2003 City Sterling Tax ID Number 85-A-140 Date reviewed 8/26/2003 Applicant Blue Springs View, L.L.C. State Zip VA 20166 Fire District 11 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Not Identified Roadway/Aisleway Width Adequate Date Revised Applicant Phone 703-444-3707 Rescue District 11 Election District Opequon Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No Emergency Vehicle Access Comments i'e rivarant irstaliaUinm,! Snail meet requ;rements :.''-'eaenc- - - -- Unl?S 'wma tS sncil be iocatea 'within :.x? CT'CE Access Comments Additional Comments These items Sna i re -eviewed' and aadressed during the succivi5iCn ar';C Zlie Dian Plan Approval Recommended Reviewed By Signature N- ," Yes Timothy L. Welsh �„ Title or • 0 COUNTY of FRiEDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 September 10, 2003 Mr. Bryan Condie Christopher Consultants, Ltd. 151 Windy Hill Lane Winchester, VA 22602 RE: Request for Historic Resources Advisory Board (HRAB) Comments Blue Springs View L.L.C. (Racey Tract) Rezoning Dear Mr. Condie: Upon review of the proposed Rezoning, it appears that the proposal does not significantly impact his+oric properties and it is not necessary to schedule a formal review of the Rezoning application by . the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the property nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any battlefields that this proposed Rezoning would impact. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, Rebecca Ragsdale Planner I RAR/kac 107 North ]Kent Street a Winchester, Virginia 22601-5000 Rezoning Comments Superintendent of Frederick County Public Schools Mail to: Hand deliver to: Frederick County Public Schools Frederick County Public Schools Attn: Superintendent rr'C; Attn: Superintendent P.O. Box 3508 School Administration Building Winchester, Virginia 22604 1415 Amherst Street (540) 662-3888 _.__._.. _ Wmchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Superintendent of Public Schools with his review. Attach a copy of your application form, location map, proffer statement, impact analvsis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: cio christopher consultants. ltd. 45940 Horseshoe Drive. Suite 100 Sterling, VA 20166 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane): south on Route 1065 (Ridee field Avenue) to Ewin2s Lane. Current zoning: RA Zoning requested: RP Superintendent of Public Schools' Comments: See attached letter. Superintendent's Signature & Date: Acreage: 105.6 Notice to School Superintendent - Please Return This Form to the Applicant 24 °�Freder*k County Public Schools Administrative Assistant Al Omdorff to the Superintendent omdorfa@frederick.k12.va.us • September 3, 2003 Christopher Consultants, Ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 RE: Racey Tract Rezoning Christopher Consultants, Ltd: This letter is in response to your request for comments concerning the rezoning application for the proposed Racey Tract project from RA to RP. Based on the information included in the application packet, it is anticipated that the proposed 228 single family homes will yield 89 high school students, 32 middle school students, and 39 elementary school students, for a total of 160 new students upon build -out. The Frederick County Fiscal Impact Model calculates a recommended cash proffer of $7,571.00 as proposed by the applicant. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding their practical capacity. The cumulative • impact of this project and others of similar nature, coupled with the number of approved. undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The impact of this rezoning on current and future school needs should be considered during the approval process. Respectfully Yours, Al Omdorff Administrative Assistant to the Superintendent Copy: William C. Dean Ph. D., Superintendent of Schools Robert W. Cleaver, Assistant Superintendent for Administration 1415 Amherst Street P.O. Box 3508 Winchester, Virginia 22604-2546 www.frederick.02.va.us 540-662-3889 ext.112 W-545-2439 540-662-3890fax Rezoning Comments Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (540)868-1061 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia 22655 Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View. L.L.C. Telephone: 703-444-3707 MailinS Address: c/o christopher consultants. ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane), south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA Zoning requested: RP Sanitation Authority Comments: Acreage: 105.6 Sanitation Authority Signature & Date: �'`' /�./�' cC r Notice to Sanitati Authority - Please Return This Form to the iLI 25 I i rc Feb 13 04 03:50p FRED WINC SERY AUTHORITY 540 722 1103 Rezoning Comments Frederick - Winchester Service Authority Mail to: Fred -Wine Service Authority Hand deliver to: Fred-Winc Service Authority Attn: Jesse W. Moffett, Executive Director Attn: Jesse W. Moffett P.O. Box 43 107 North Kent Street Winchester, Virginia 22604 Winchester, Virginia (540)722-3579 Applicant: Please fill out the informalion as accurately as possible in order to assist tite Frcd-Winc Service Authority with their review. Attach a copy of your application form, location m proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703 444-3707 Mailing Address: c/o chriato ter consultant., Jtd. 45940 Horseshoe Drive, Suite 100. Sterling, VA 20166 Location of property: Stephens Ciry, east ofinrerstate 81, 0.5 miles south of Raurc 227 (Fairfax Pik,),.,, of Route 1012 (Town Run Lane); south on Route 1065 (Ride Field Avenue) to Ewin_s Lane. Current zoning: RA _ Zoning requested: -ea —wine Service Authority's Conments: iw mffiffimik rrea-wine Service Signature & Date. 0 34 13104- 2 -d 0C2GV1l►*E0L unopno0- I oo W02:80 *0 11 4e3 • 0 Rezoning Comments Frederick County Department of Parks & Recreation Mail to: Frederick County Department of Parks & Recreation 107 North Kent Street Winchester, Virginia 22601 (540)665-5678 Hand deliver to: Frederick County Department of Parks & Recreation County Administration Bldg., 2nd Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Parks & Recreation with their review. Attach a copy of your application form, location map, proffer statement; impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: c/o christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Location of'property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field-Avenue)-to-Ewings-Lane. - - - Current zoning: RA Zoning requested: RP Acreage: 105.6 Department of Parks & Recreation Comments: See Attached Pks. & Rec. Signature & Date: r ----- 11 / 12/ 03 Notice to --Please-Return-This Farm to -the Applicant 23 Racey Tract Comments: The Parks and Recreation Department strongly recommends that a bike/pedestrian facility be a requirement for this development and that it include a location for a connector offering eventual access to Double Church Road. The long range plan for this trail would be the completion of a connector accessing Sherando High School, Sherando Park, and connect to the trail system already being developed north of route 277. The monetary proffer proposed for Parks and Recreation appears to be appropriate to offset the impact this development will have on this department. Although adequate open space has been provided, it appears that the 80' right-of-way to be used .for a future collector road, will eventually diminish the intended purpose of the required open space. No recreational requirements required. • 0 Rezoning Comments 0 Town of Stephens City Mail to: Town of Stephens City Attn: Town Manager P.O. Box 250 Stephens City, Virginia 22655 (540)869-3087 Hand deliver to: Town of Stephens City Attn: Town Manager Stephens City Town Hall 1033 Locust Street Stephens City, Virginia 22655 Applicant: Please fill out the information as accurately as possible in order to assist the Town of Stephens City with their review, Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicants Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: c/o christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 • Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA Zoning requested: RP Acreage: 105.6 10 Town of Stephen City's Comments: The Town has signed an agreement with the applicant to grant a right-of-way across the old town lagoon site. The applicant will in turn close out the lagoon. The Town would therefore encourage approval of this development if traffic impacts are acceptable to Frederick County. Town of Stephens City's Signature & Date: 'W1-jA `iiV,-4� a Notice to the Town of Stephens City - Please Return Form to Applicant I ;540 084 5507 i • • 0 Rezoning Comments Virginia Department of 'Transportation Maii to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Attnt Re dent BngineerTranspo D _' � b 2275 Northwestern Pike AA Y Winchester, Virginia 22603 Aq ZU(;3 Applicant: Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Attach three copies of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: do christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA Zoning requested: RP Acreage: 105.6 Virginia Department of Transportation Comments: See attached VDOT comments dated January 12, 2004. Notice to VVU-1- Please Keturn Form to Applicant 20 0 COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. 5hucat 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA 22824 VDOT Rezoning Comments Blue Springs View, LLiC January 12, 2004 JERRYk CDPP RESIDENT ENGINEER TEL(540)984-5600 FAX (540)984 5607 The documentation within the application to rezone this property appears to have significant measurable impact on Interstate 81, Routes 277, 641, Town Run Lane (Route 1012), and Stickley Drive (Route 1085). Routes are the VDOT roadways which have been considered as access to the property referenced. VDOT has reviewed the transportation proffers offered in the original submittal received in this office on August 25, 2003 and believe the applicant has addressed the site generated traffic by proffering improvements to Route 641, Route 277, Town Run Lane and Stickley Drive with the following clarifications: • The existing right turn lane on Route 277 eastbound shall remain a dedicated right tum lane from Town Run Lane to Stickley Drive and shall not be allowed to be incorporated as a thru lane. The additional thru lane proffered shall require the addition of new pavement to accommodate the additional lane. The existing right turn lane from the most western Food Lion Shopping Center entrance to Double Church Road shall remain a dedicated right turn lane and shall not be allowed to be incorporated as a thru lane. The additional thru lane proffered shall require the addition of new pavement to accommodate the additional lane. The lane geometrics as detailed on the January, 2004 preliminary road improvements exhibit appear to only address the immediate intersection and appear to not properly line up on this rough schematic. The applicant needs to be aware of the proper tapers and lane configurations that will be required to accommodate the specific additional lanes as proffered. This also will include any modifications required to all drainage structures impacted by the additional lanes. VirginiaDOT org WE KEEP VIRGINIA MOVING 3:04PM; S40 284 S607 0 • ' DOT Rezoning Comments - Blue Springs View, LLC January 12, 2004 Paae #2 In regards to Proffer #4, this re -striping is not necessary since the current west bound right turn lane also acts as a shared thru lane to the I-81 north bound on ramp. It appears, as stated above, these modifications will help to address traffic impacts to local streets, including Route 641 and Route 277. However, there are no improvements detailed that would address the proposed impacts to the Level of Service at the intersections of Route 277 and I-81 South and North Bound Ramps. It appears at build -out and incorporating the background traffic, the Level of Service drops to "B", "C", "D" and "F". Therefore, although you are addressing traffic volumes on Routes 641 and 277 (with the exceptions as noted above), the proposed development will further exasperate conditions at the interchange of I-81 North and South Bound and Route 277. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I T.F Trip Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond • coverage. Thank you for allowing us the opportunity to comment. "i Ben H. Lineberry, Jr., P.E. Trans. Assistant Resident Engineer BHL/rf Enclosure • .I 1] Racey Tract Reply to Agency Comments December 30, 2003 Agency Comment PC Staff Application Fee 105.65 ac-$1,000+$50x105.65=$6,332.50 Signatures All required signatures have been provided. Review Agencies Submissions were made to all required agencies. Winchester -Frederick Service Authority and the Frederick County Building Official referrals were not required at this time, as instructed by PC Staff. Single -Family House Type Revisions were made within the application package to specify that a single-family detached cluster is being proposed with a minimum lot area of 8,000 sq. ft. Rezoning Plat Figure 2 within the application has been revised to meet the rezoning application requirements. Access The Stephens City Agreement granting access through parcel tax map #85-A-142, and the Lagoon Closure Plan provided by the Virginia Department of Health has been included within this application. The intersection design at Town Run Lane providing access to the Racey Tract will meet all VDOT standards and requirements. Traffic The traffic section of the impact analysis has been modified to identify the issues associated with Stickley Drive; Fairfax Pike and Double Church Road; Fairfax Pike; along with measures the applicant has proffered to address these issues. A complete analysis has been provided to illustrate the future level of services (LOS) within the traffic package. Water Supply The estimated water amount that will be used by the proposed subdivision has been added to the impact analysis. • . Proffer Statement Proffers and monetary values have been updated, and are reflected within the impact analysis. The per lot contribution of $10,072 required by the capital facilities impact has been updated. Pursuant to final negotiations with VDOT, the applicant has proffered to provide and construct the intersection improvements as stated in proffer 5 and proffer 6. The ownership of parcel #85-A142 is and will remain the Town of Stephens City. An agreement has been provided granting the applicant access. See Appendix "A". The construction of the primary access from Town Run Lane will be constructed prior to the first residential building permit. Every effort will be made to avoid wetlands disturbance. All required permits will be acquired from all necessary agencies prior to any disturbance of wetlands. The Lagoon Closure Plan has been provided as Appendix 11 B)1 The primary access will be constructed prior to the first residential building permit issued. Road sections within the 80' right-of-way will be completed during the Master Development Plan and will meet all VDOT standards and requirements. A single sheet GDP has been provided as requested. Issues and Potential Road layout has been designed to limit cut - Impacts thru traffic by providing multiple turns and no direct access from one side of the development to the other. Ownership and maintenance of the community pool will be the homeowners association. The pool is proffered to be constructed and available for use prior to the 150th residential building permit. As stated in proffer 8, membership will be offered to neighboring communities, which will determine the size of the pool facilities. Right-of-way for the "Major Collector Road" will be provided pursuant to any requested alignment by the County. The applicant has left the pending area to the south and east of the project as open space and will dedicate all or part of the area to the County or any agency thereof as requested. The application is not predicated upon the construction of any actual road. The dedication options are projected based on initial discussions which exposed the long term benefit of securing the aforementioned dedication at the time of rezoning so as to leave the County's options open for the future. Attorney Proffers Proffers are in proper form and have been signed. Public Works Access and Location The pond adjacent to the western property boundary will be identified as a wastewater detention pond owned and operated by the Frederick County Sanitation Authority in the impact analysis. SThe applicant is responsible for the closure of the Lagoon and will be specified within the impact analysis. See Appendix "B". Traffic The 24-hour trip generation has been updated to reflect the traffic analysis performed by Wells & Associates. Improvements have been addressed with VDOT comments. Site Drainage Stormwater Management will be finalized during master development plan, where all necessary measures will be adhered to. The HOA will be responsible for all maintenance of SWM/BMP facilities. Fire Marshall The applicant acknowledges the required and recommended items and will address them during the subdivision process. HRAB As shown 0 n FCPS The applicant acknowledges the concerns of additional students that the Racey Tract would generate into the school system. The 228 single-family lots proposed will produce approximately 166 school age children. This will include approximately 91 elementary students, 37 middle school students, and 38 high school students. Research has been completed to determine that the capacity of the following schools will be able to service the Racey Tract. FCSA No Comments Middletown Elementary: Current Capacity 509 Practical Capacity 735. *R.E. Aylor Middle School: Current Capacity 968 Practical Capacity 965 Sherando High School: Current Capacity 1275 Practical Capacity 1610 *Ground has already been broken on a new middle school, which is scheduled to be complete before the first residential building permit has been issued. This will reduce the current capacity, including the projected Racey students, well below the practical capacity level. Parks & Rec. Bicycle/Pedestrian Access The applicant has agreed to provide the necessary easements and access to allow for bicycle/pedestrian connections from Double Church Road and Town Run Lane. Town of Stephens City As shown The applicant has also opened the door for discussions with Parks and Recreation for the use of the 26.5 acres remaining zoned RA. 41 Fire & Rescue No referral sheet was As guided by PC Staff, multiple calls were returned. placed to Stephens City Volunteer Fire & Rescue Company asking them to return in writing any comments or concerns. The applicant has agreed to contribute the monetary amount required by the Frederick County Impact Model. VDOT Existing Right turn lane As stated in proffer 5, the applicant will add onto Stickley Drive to the additional pavement to provide a second remain a dedicated right thru lane and maintain a dedicated right turn turn lane. lane. Dedicated right turn lane As stated in proffer 6, the applicant will eastbound on Rt. 277 to provide an additional thru lane eastbound on Double Church Road. Fairfax Pike at the Double Church intersection. Additional pavement will be provided to maintain a dedicated right turn lane eastbound to Double Church Road. Tapers and lane The applicant will meet all VDOT configurations. requirements when providing the lane configurations and tapers. 0 • `J LJ i Ill. Impact Analysis A. Location and Access Attached Figure 2 shows the 132 acre parcel located southeast of interstate 81 Exit 307; approximately 0.5 miles south of Fairfax Pike (Route 277); on the east side of Town Run Lane (Route1012). Fairfax Pike is classified as a minor arterial roadway, and Town Run Lane is classified as a local road. The 105.6 acres of the site that is being rezoned is located within the county's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). This acreage is within the boundaries of an adopted land use plan for the county allowing residential uses to be permitted. The 132-acre parcel has different uses surrounding its exterior. Three subdivisions, Ridgefield, Woodside Estates I and Woodside Estates II, both consisting of clustered style single-family detached units make up the northern boundary. Stephens Ridge, a townhouse community comprises the majority of the western border. Frederick County Sanitation Authority owns and operates a wastewater detention pond adjacent to the southwestern boundary. The Scothorn and Fairview -Springhill farms, which make up the southern and eastern borders, are located within the Double Church Agricultural and Forestal District. The parcel also adjoins the Painter residence to its northeast. The primary access for the 105.E-acre development will be provided from Town Run Lane on the western side of the site. The entrance road will be designed to the north of Stephens Run. Pursuant to an agreement with the Town of • Stephens City (Appendix "A"), access will be granted through Parcel Tax Map #85 A 142. This will also allow for the proper closure, to be completed by the applicant, of the abandoned sewage lagoon, in accordance with an approved Lagoon Closure Plan (Appendix "B") that is consistent with Virginia Department of Health regulations. The proposed intersection at Town Run Lane will not only provide access to the community as designed, but is also designed for the aforementioned collector road. The intersection design and alignment will allow for several options of movement with respect to any new interchange that may be constructed as proposed South of the current 1-81/Rt. 277 exchange. • 10 \ / ffYFD5-TMTE �nT MORfH .. ... _ .. � 77 unm a i nauorw� .. / onsnxc i i, 7f JxrvaY'F LEGEND AREA TOBE REZONED TO 'RP' PROPOSED RP \ J ✓S \� ` rp WOOR `v \ WOODSIDE, , ESTATES II _..._..... o.. 1 RACEY TRACT christopher consultants AREA TO BE REZONED engineering surveying lana planning NOT TO SCALE FIGURE 2 DATE: JANUARY 2004 n344A3/G/ 1a.iw41. PW B. Site Suitability • The 132-acre parcel consists primarily of open field. This open field area is flat with gentle slopes in the central and eastern portions of the site. The western portion of the site is also open field but has an increase in sloped area with minor valley's that provide the drainage for the majority of the site. These drainage areas will be maintained to best extent possible, and an appropriate stormwater management design will be implemented. There is an existing stand of hardwood trees located in the northwestern portion of the site. It is the Applicant's desire that the majority of the stand of trees will be preserved to the maximum extent possible during final engineering. There are minimal floodplain areas along the southwestern boundary of the parcel associated with Stephens Run. There are minimal wetlands onsite. Every effort will be taken to avoid . disturbance of existing wetlands. If any wetlands are to be disturbed, all required permits will be obtained from the appropriate agencies. (See Figure 3) The 105.6 acres of the parcel to be rezoned is located within the Frederick County SWSA and utility service is available to the site. The Frederick County Sanitation Authority has indicated that adequate capacities exist to serve the development proposal for this parcel. According to the Shenandoah Battlefield Foundation, the parcel is not within any historic battlefield preservation area. Adjacent single-family subdivisions of Ridgefield, Woodside Estates I, and Woodside Estates II will be provided with an open space buffer along their boundary. The townhouse community of Stephens Ridge will also be provided with an open space buffer. A minimum of 200' in depth open space area has • been provided along the southern boundary that will provide separation between • the proposed single-family lots and the Double Church Agricultural and Forestal District. 0 0 KI 10 . . N y /.1// •_ \ UI', 1t �/l ,ll,J(. \IIII I' rl/i;////',- -Q. f 1' / 41Ip/r/�i �` j�a�1{ I ; li�rliii � \11� 1 yi �li�f r'-.. �`\•`; 'y� � •• \\ M1/I// �1\ C Il ��/i \\1 lillll�ll I \1 \\ �'•. � �- \tl /ill// \\1 � y�{,//I///• \\11 \ \ '`111 �11 , �1, 1 � •' / ... .. .. 11 ,l,l ., \��,��y�p1\ YY'l,l/ ,\\\, \\.-\1,1C`d ll,.l€.. • 1 // n \1 1.1://�\11'�1.1 A!j/%//y ' \`\ III IIII:I) • 1. 111 �// „ �\ / 111 �// I • / \ I I �1\l\\ 111 / � '�, 1 I'I/• 1 1 /ll 111 ` l� • ,' I,, \ III � \ ��= I ,i \ •� I.� 1 ... �'l ✓ vl �' to Qo'1 : \ IC 1 '� Nv l 21 ,1. u 1� NOTES LEGFNN _ '•' I. SOIL INFORMATION TAKEN FROM THE _.„ APPROXIMATE LOCATION *�.•• 1987 501L SURVEY OF FREDERICK OF WETLANDS COUNTY VIRGINIA. ••� APPROXIMATE LOCATION 2. WETLANDS ARE PROVIDED BY — • • • — OF FLOODPLAIN `. FREDERICK COUNTY DIGITAL DATA. .... • / DEN0TE5 SOIL TYPE 3. FLOODPLAIN LOCATION TAKEN FROM •• ... / • ./ 'f' FREDERICK COUNTY DIGITAL DATA TAX S MAPS B5 4 56. ITE BOUNDARY 4. THERE ARE NO STEEP SLOPES ON t . ••/ \ \ THE SITE. RACEY TRACT christopher consultants CONSTRAINTS MAP EXHIBIT �� engineering surveying landplanning NOT TO SCALE / a59s0 nasesnoa brve (suns , W) slMnq. vnyrss A\fsb DATE: JANUARY 2004 703 d.. ])m le. 7W 444 5230 FIGURE 3 C. Traffic 0 The traffic impact analysis indicates that the proposed development of the 105.6 acre development will generate approximately 2,213 daily (24-hour) trips, based on the traffic study provided by Wells & Associates, LLC. The Applicant recognizes that there are traffic issues associated with Route 1012 (Town Run Lane), Route 277 (Fairfax Pike), and Route 641 (Double Church Road). These issues relate to the Level of Service (LOS) currently and in the future. Wells & Associates has prepared a traffic analysis that is provided under separate cover explaining and illustrating the LOS. The applicant, in consultation with VDOT, Frederick County Planning Staff, and traffic experts has agreed to provide improvements at both intersections that will help with existing and future conditions. These improvements have been proffered and described within the traffic analysis. They are also shown as Figure 4. In addition to the road improvements, the Applicant has also proffered for an 80' right-of-way reservation for a future east -west connector road that may be built in conjunction with the interchange relocation, identified by Frederick County as a long-range vision. (See Figure 5.) A traffic analysis performed by Wells & Associates, LLC has been provided under separate cover. 0 • • m LJ V rr-INl7Y MN' N07 7O SGALC � rxws IMrM rKfM6 1- 1 _ ' -----/---------- — --- ----------- --- 1------ -----Ed -- �-r`` t r.hr�wmsrJ t i nrrn� or rNM[M r � rMRM IRD/O'JCD [D6C [X INPirM // anrtsr�r Or IN[MMr CLY)rMb..K } rroro�mrrx FNRFAX PIKC NVD SLGKLC/ DRA/f IN7CR5CG7tON NOT 70 xAIC � rroro�m�.rx PACEY TPACT t 1 1 rroro�rD¢�C r,xra.G j� � It or rvrnn+r PPEL11'11NAPY IMrMG rof � �� IKfnW 11''7PP0VEPMEN7-S EXrIVIr ------- --- - --- FAIRFA7C PIKERT. 27 --'- `------- / / Christopher gar I / / I 1 1 I 1�1 ^ 1 I 1 ►� DDUBLE CHURCH RD. RT. 641 FNRFAX P/KC NJD GOU9:.P G>7URGn .R0N71NFCR5EG7ION Nor TO 5GAX • • • CAAdNATE ]T]TET A� �� fkl]TMG PaD J llfA OF i — \— ]TAT- LEGEND — — — — — — — — APPROXIMATE LOCATION FOR — — — — — — _ _ FUTURE RIGHT -OF -NAY �vf / /• i_ ��` J / Ix; J i y\ K, ------------ \ / RACEY TRACT christopher consultants FUTURE RIGHT-OF-WAY EXHIBIT ``/ ► engineering surveving land planning NOT TO SCALE \� nsseonau.�oeaemi:��cro0� en��a.�a��am+sc FIGURE 5 DATE: JANUARY 2004 703 414 3707 7031441 533(l D. Sewage Conveyance and Treatment C� The attached Figure 6 shows the proposed sanitary sewer layout. The majority of the site is a gravity based sanitary sewer that is directed to the Frederick County Sanitation Authority pump station and sanitation lagoon in the western portion of the site. The rest of the sanitation effluent outfalls into existing sanitary lines on Driftwood Drive and Branch Court in the Woodside Estates I and II subdivisions. A localized force main system (grinder pumps for example) may be required for lots in the central portion of the site. Based on an average of 200 gpd/unit sanitary service needs are approximately 45,600 gpd. The Applicant has received assurances from the FCSA that the proposed receiving facilities are adequately equipped to handle all sanitary flow increases from this development. 0 E. Water Supply As shown in Figure 7, Water supply will connect with existing blow off valves in three locations, on Driftwood Drive and Branch Court in the Woodside Estates I and II subdivisions and off Ridgewood Avenue in the Stephens Ridge development. All existing lines in the area are 8" diameter lines and all proposed lines are expected to be as well. Lines will follow the roadways according to the attached Figure 7. Additional looping and/or larger pipe sizes shall be provided as deemed necessary by a detailed water line analysis, which will be performed in the design stage. Fire protection will be provided with strategically located fire hydrants within the development. There are no known deficiencies that would prevent adequate service from being provided for this project. The amount of water usage is reflected 200 gpd/unit previously calculated in Section "D" Sewage Conveyance and Treatment. L 16 1• • cawoxurE SnTEn � Im 1lORfN lQ1E / I EX ]TRY EXI�TMG F[D�OPINX� �/V/ r LEGEND WATERLINE NOTES WATERLINE LOC4TONS ARE APPROXIMATE, ADJUSTMENTS %40ULD BE ANTICIPATED BASED ON FINAL ENGINEERING CONSIDERATIONS. RACEY TRACT WATERLINE EXHIBIT NOT TO SCALE FIGURE 7 DATE: JANUARY 2004 Christopher consultants S engineering Su'eying land plannrna a54a0 ttasaYgad� ie a Ip)i Minp Hrginia 21116r, /I 0 F. Site Drainage This project will employ a curb and gutter drainage system with connecting storm sewers that will outfall as dictated by natural drainage divides. Preliminary stormwater management (SWM) and best management practices (BMP) facilities are planned in the locations shown on the accompanied exhibit (See Figure 8). The size and location of the stormwater areas may change upon final engineering. All SWM and BMP facilities will be designed to meet the guidelines of the Virginia Stormwater Management Handbook. The responsibility of the maintenance of these SWM and BMP facilities will be the established homeowners association. A majority of the site drains to the major floodplain on the western portion of the property, this will alleviate the need for SWM in that portion of the site. The rest of the runoff will outfall in existing storm sewer systems in either the Woodside Estates I and II developments or the Stephens Ridge development. SWM facilities will be provided to ensure the carrying capacity of these systems is maintained or improved. BMP design will be in accordance with the phosphorus removal guidelines set forth by the Virginia Stormwater Management Handbook. The applicant has also been made aware of drainage issues on the Woodside Development lots that are adjacent to the Racey Tract. The applicant will collect runoff from the Racey Tract onsite, that is currently draining directly to the Woodside lots. In doing so, this will reduce the offsite drainage to the existing stormwater inlets on the Woodside lots and allow them to better drain the rear yards. This drainage issue will be studied further during final engineering phases to insure the final design of the Racey 0 development achieves this improved drainage condition on the Woodside lots. (See Figure 9.) 0 0 0 I 10 ALrrn3u rua E109TN 55�54'W'E � LEGEN \ STORMWATER MANAGEMENT OR BI'IP POND NOTE' W I. STORMWATER MANAGEMENT/BMP LOCATONS ARE APPROXIMATE, ADJUSTMENT5 SHOULD BE ANTICIPATED BASED ON FINAL ENGINEERING CONSIDERATIONS. - ' E J4 i - I / A ACEY TRACT christopher consultants STORMWATER MANAGEMENT EXHIBIT l`/ ► engineering surveying land planning NOT TO SCALE \ I �591 0 nbsesnce brve s c1001 ua 201fi6 srMrn vir i FIGURE 8 DATE: JANUARY 2004 103444370 70344A530 I� hJ I I I I Bor�wood D ve —�—J-- Xr r 7-B , ch Court - r -r T -, -r , PAO EX/5r1N6 OPNNAOF FLOW /\ ACEY ! /\ / IV / Borkwood Drive �I �-- FLow /wpow GOUZGrION PO/NT ® CX/SrING DPNN /NLPr t � 1 PPOP05CD OPNNASK FLOW PIPlffL/M/NAPY OiPAIN}65 ► , ► , chrlstopher /MPPOVEMIENiS EXh/Dli '°'U 0 0 • G. Impact on Community Facilities Frederick County's capital impact model has been run to reflect the impacts associated with this project. The Applicant has provided proffers which mitigate the associated financial impacts. 10 lie H. Open Space Plan Single-family detached cluster projects are required by ordinance to provide 25% of the total site in open spaces. The total site area is approximately 132.15 acres. The area to be rezoned RP is 105.6 acres +/- and the area to remain RA is 26.5 acres +/-. The following table demonstrates the open space provided throughout the site: SITE AREA OPEN SPACE AREA PERCENT OF PROVIDED AREA 105.6 Ac. 31.9 Ac. +1- 30.2% (RP Zoned) 26.5 Ac. 22.9 Ac. +/- 100.0%* (RA Zoned) 132.1 Total Ac. 54.9 Ac. +/- 41.5% Open space areas are being shown on the attached exhibit (Figure 10). *Area of open space remaining once 80' right-of-way is removed. U I * I * LEGEND �. PARCEL AREA STREAK la INTERVAL TOPOGRAPHY FLOODPLAIN OPEN SPACE POOL AREA (I A ACRES) • VIRGIMA ((QpRppItU�F zT3TFrt s ,an..IORTN zwc IXI3TIN4 11 xNo 5_ , 1 I ' _ 11I ,N, 1/7 J• / .. t. _.. __.. \Y L1 � TOTAL RP AREA: 05.6 AC.♦/- (IOOS) LOT AREA: 56.2 AC,/- (53.2S) PRO-05 0 PUBLIC ROAD AREA. 17.5 AC.N- (IL.") OPEN SPACE AREA: 31.9 K.♦/- (30.25) RACEY TRACT christopher consultants OPEN SPACE EXHIBIT igineenng surveying landplanning NOT TO SCALE \� 11W o .—W.—win slM w .pwmlcc FIGURE 10 DATE: JANUARY 2004 7034-3707 I„ros A44UW Pedestrian Circulation As required by the Frederick County Subdivision of Land Section 144-18, sidewalks will be provided on both sides of the street throughout the subdivision. The applicant has also agreed with Parks and Recreation for the need to provide a connection for pedestrian and bicycle circulation connecting Town Run Lane to Double Church Road area. The Racey Tract will provide additional sidewalk from the subdivision to the western boundary. Easements will also be provided for future pedestrian circulation within the 80' right-of-way through the Town of Stephens City property and along the entire southern boundary of the Racey Tract that will provide an east to west connection. The Town Green has been centrally located and intended to be used as a gathering place for pedestrians, community events, meetings, picnics, and other outdoor events are envisioned taking place here. P COUNTY IMPACT MODEL i CJ i • • OUTPUT MODULE I APPLICANT: Racey Tract Net Fiscal Impact j LAND USE TYPE RP Costs of Impact Credit: Credits to be Taken for Future Taxes Paid 114 Total Potential Adjustment For REAL EST VAL $29.890,800 Required (entered in Cur. Budget Cur. Budget Cap. Future CIPI Tax Credits Revenue- Net Capital Net Cost Per FIRE & RESCUE = li Capital FaciiGies cal sum only) ()per Cap Equip ExpendlDebt S. Taxes. Other (Unadiusted l Cost Salance Facilittes Impact Dwelling Unit Fire and Rescue Cepartment $172,043 $0 SO $172,043 5755 Elementary Schools $977,592 — — j Middle Schools $575,063 $159,965 $T76,480 3936,434 $569,491 $1,726.20L3 $7,571 j High Schools $843.039 % - - Parks and Recreation $349,98D $78,874 $78,874 356,390 $290,590 $1,288 Public Lillrtiry $60,844 S17.016 $17.016 312.166 548,57ti $213 Sheriff's Offices $36.010 $29,50-5 $0 $7.35ti $36,860 $26.352 $9,658 542 j Administration BulWing $46,213 $0 $0 $0 $45.213 $203 j Other Miscellaneous Facilities $56,957 S56,854 $62,7Tt $119.625 $85.524 $0 $0 j SUBTOTAL $3,119,74D $246,314 S839.251 $103,245 $1,188,809 $849,923 $2.269,817 $9.955 LESS: NET FISCAL IMPACT 30 $o $D 0 NET CAP. FACILITIES IMPACT 2, 9, 17 9,9 INDEX: '1.0" It Cap. Equip Included LD INDEX: "1.0" If Rev -Cost Bal. '0.0' if Ratio to Cc Avg: 0.0 Rev -Cost Be] = 0.533 PLANNING DEPT PREFERENCES 1.D 1.0 Ratio to Co Avg 0.715 METHODOLOGY: 1_ Capital facilities requirements are input to the first oolumn as calculated in the made!. 2. Net Fiscal Impact NPV from operations calculations is Input In raw total of second column (zero if negative); included are the one-llme, taxestfees for one year only at full value. 3. NPV of future open cap equip taxes paid In third column as calculated in fiscal Impacts_ 4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacls. S. NPV of future taxes paid to bring current omnly up to standard for new faciliies, as calculated for each new facility. 6. Columns three fhrough five are added as potential credits against the calculated capital facilities requirements. These are adjusted for percent of costs coveted by the revenuas from the project (actual, or as ratio to avg. for all residential development). NOTE: Proffer calculations do not include include Interest because they are cash payments up front. Credits do include interest if the projecls are debt finanoed_ XOTES: Model Run Date 12130103 CMM ProjectDescription: Assumes 228 single family dwelling units on 105.65 acres zoned RP District Due to changing conditions associated with development in the County, the results of this Output Module may not be valid beyond a period of 90 days from the model run date. WELLS & ASSOCIATES, LLC. TRAFFIC, TRANSPORTATION, AND PARKING CO`JSULTANT5 MEMORANDUM To: Mr. Ben Lineberry Virginia Department of Transportation cc: Scott Plein Blue Springs View, LLC Louis Canonico, P.E. Bryan Condie Christopher Consultants, Ltd. From: Michael J. Workosky Melissa T. Hish Date: November 5, 2003 Re: Racey Tract Traffic Analysis Addendum Frederick County, Virginia INTRODUCTION This memorandum presents an addendum to the Racey Tract traffic impact study prepared by Wells & Associates, dated August 21, 2003. The intent of this document is to address the transportation issues and comments regarding the Racey Tract project provided by the Virginia Department of Transportation and Frederick County at a meeting held on October 7, 2003. The following tasks have been completed in an effort to address the issues and comments discussed at the meeting: • Apply a five percent regional annual growth rate to the through traffic on Fairfax Pike and Double Church Road. • Verify the site trip distribution. • Analyze background traffic volumes based on the existing roadway network, without roadway improvements. • Verify the projected average daily traffic with the Racey Tract project on Driftwood Drive and Trunk Drive to ensure that the roadway cross sections are adequate. • Revise traffic volume and report graphics to reflect the revised analyses. • Identify roadway improvements to be funded and constructed by Blue Springs View, LLC as part of the Racey Tract project. TRAFFIC FORECASTS Future traffic forecasts were prepared by applying a five percent annual growth rate to the existing traffic counts and adding traffic generated by adjacent development, including full buildout of the Southern Hills project. These volumes represent background conditions. Traffic generated by the Racey Tract project was added to represent total future conditions. The traffic volume and lane use graphics are contained in Appendix A. Capacity analyses of the study intersections were revised for existing, background, and total future conditions using the Syncho/SimTraffic procedure to incorporate the tasks outlined above. The results of these studies are discussed below. BACKGROUND CONDITIONS The background traffic forecasts were revised to incorporate a five percent regional annual growth rate to the traffic on Fairfax Pike and Double Church Road. Although the trips associated with four pipeline developments were included as part of background conditions, no roadway improvements, including the realignment of Aylor Road, were assumed to be constructed by 2007. Analysis of the existing road network under background conditions indicates the following: • The intersections on Fairfax Pike from the 1-81 ramps to Double Church Road are forecasted to operate at or beyond capacity during the PM peak hour under background conditions. • Queues on Fairfax Pike at Town Run Lane are expected to extend back west to Stickley Drive and east to the 1-81 northbound ramps during the morning and evening peak hours. • The total average delay for the Fairfax Pike corridor is forecasted to increase by over 1900 percent during the AM peak hour and over 2400 percent during the PM peak hour from existing delays experienced on the road network. 2 Fuel efficiency for the corridor is expected to decrease by approximately 35 to 70 percent during the peak hours. Carbon monoxide emissions are projected to increase by approximately 40 to 10 percent from existing emissions during the commuter peak hours. Motorists traveling on Fairfax Pike are expected to experience a significant increase in delay due to the additional trips generated by approved future development, ambient traffic growth, and the absence of any funded roadway improvements. Although long- range plans are in place, current state and county funding does not include upgraded facilities along this section of Fairfax Pike. SITE TRAFFIC The distribution of site -generated trips for the proposed Racey Tract project was developed based on current travel patterns. The existing traffic volume count data was analyzed for both the AM and PM peak hours on a cordon basis to identify the distribution of residential trips in the area. The site traffic distribution analysis is contained in Appendix B. This appendix also includes detailed figures illustrating the assignment of peak hour site trips to the intersection turning movements. FUTURE CONDITIONS WITH RACEYTRACT Using the existing road network as a base, the future traffic volumes were analyzed to identify the roadway improvements required to mitigate traffic generated by the Racey Tract project. Based on this study, Blue Springs View, LLC proposes to fund and construct the following roadway improvements with the development of Racey Tract: • Restripe the westbound right turn lane on Fairfax Pike at Town Run Lane to a shared through -right lane, which will carry traffic through to the 1-81 northbound on -ramp. • Provide additional funds to construct a new traffic signal on Fairfax Pike at Stickley Drive. • Construct a second through travel lane on Fairfax Pike in both the eastbound and westbound directions at Stickley Drive. • Construct an exclusive right turn lane on eastbound Fairfax Pike at Stickley Drive. • Upgrade northbound Stickley Drive to three lanes at Fairfax Pike, to accommodate an exclusive left turn lane, a shared left -through lane, and an exclusive right turn lane for exiting project traffic. • Construct a second eastbound through travel lane on Fairfax Pike at Double Church Road. • Construct an exclusive southbound left turn lane on Double Church Road at Fairfax Pike. • Restripe the northbound approach on Double Church Road at Fairfax Pike to provide an exclusive left turn lane and a shared through -right lane. • Provide for, or wait for improvements to Town Run Lane/Stickley Drive, pursuant to the Southern Hills proffers, prior to homeowner access from the project to Town Run Lane. QUANTITATIVE ANALYSIS The existing, background, and total future traffic forecasts and analyses were analyzed to determine the overall effects of the Racey Tract project, and quantify the proposed improvements on the road network. The total system average delay under current conditions (based on all intersections studied), is 77.0 to 86.9 seconds per vehicle. This delay would increase to 1,594.6 seconds per vehicle during the AM peak hour and 2,203.9 seconds per vehicle during the PM peak hour under background conditions, without road improvements. This represents an increase of 25 minutes (or nearly 2,000 percent) in delay during the AM peak hour and almost a 35-minute (or nearly 2,500 percent) increase during the PM peak hour that will be experienced by motorists in the area. The roadway improvements proposed by the Racey Tract project would greatly reduce the overall system delay, by 94 percent during the AM peak hour and 89 percent during the PM peak hour. These calculations are summarized in Table I in Appendix C. This appendix also contains a summary of each of the individual intersections and quantifies the effects of the proposed roadway improvements. A cordon analysis was also prepared to identify the net increase in traffic that would be realized with the development of the Racey Tract property. This was prepared by calculating the amount of traffic that is currently entering and exiting the study area, and adding the traffic expected to be generated by the site. The results indicate that the Racey Tract project would increase traffic within the study area by approximately 3.0 percent during the AM peak hour and 3.2 percent during the PM peak hour. 4 CROSS SECTION ANALYSIS The roadway sections of Trunk Road and Driftwood Drive were reviewed to determine if these facilities would adequately accommodate the additional traffic generated by Racey Tract. Roadway plans for these facilities were obtained by Christopher Consultants, and indicate that a cross section of 36 feet, curb -to -curb, with a two -foot gutter pan, is currently provided. Based on the "Subdivision Street Requirements" published by the Virginia Department of Transportation, these roadways could adequately accommodate a total of up to 2,000 average daily (24-hour) trips each. These roadways were designed by Gilbert W. Clifford & Associates, Inc. in anticipation of these future demands. These roadways currently carry 710 trips (Trunk Road) and 680 trips (Driftwood Drive), respectively. Racey Tract traffic would add 410 trips to Trunk Road and 770 trips to Driftwood Drive, resulting in a total of 1,120 trips on Trunk Road and 1,450 trips on Driftwood Drive under total future conditions. Thus, the roadway cross sections would be adequate with the development of the site. CONCLUSIONS The conclusions of this traffic analysis addendum are as follows: The existing road network would experience a significant increase in congestion and delay without the development of the Racey Tract, due to background development, ambient growth, and the absence of roadway improvements. 2. The roadway improvements planned to be funded and constructed by the Racey Tract developer would reduce the overall system delays by 94 percent during the AM peak hour and 89 percent during the PM peak hour, while only increasing overall traffic demand by three percent. The revised analyses indicate that no further roadway improvements would be required at the Trunk Road and Driftwood Drive intersections with the development of the Racey Tract. 5 4. The improvements proposed by the developer of the Racey Tract project address existing and future traffic issues not directly related to the development. Many of these improvements are required without the development of the property. The Racey Tract site is being designed in a manner that would not promote cut -through traffic. 6. Trunk Road and Driftwood Drive were both designed to facilitate interparcel access in anticipation of future traffic demands. Based on VDOT standards, the existing roadway cross sections would adequately accommodate the additional traffic generated by the Racey Tract O:PROJECTSV 903 RACEY TRACT\RACEY TRACT ADDENDUM U] Appendix A Revised Traffic Forecasts N-- — — — — — — — — — — — --- — — — — — — — — — — — — — — — — — — Figure A-1 I "If -11111101111- xxx Average Daily Traffic (24-Hour)'If Existing Peak Hour Traffic Volumes 4� qI North DOOMW Schematic Rocey Tract WELLS & ASSOCIATES, LW Frederick County, Virginia M"W FAAFFrr- MAWFORWIM, MW FARJUM fMKMZMW �Q 4/ 182/188 won f-71i4/7d1 goo �43/1D2 Fairfax ►— +2/128 1/27 \ry4�e� 7a3/1037 —► 116/322 M A\ 64 7a / sea t p 99/177 gyp\ (6 00 LM (p 01 N J = C :3 Ilk— /5 ;nue Drive 43/34 1 I 680 2/2 `moo \N 641 ^ M b 23k 3 3 0- SITE \ I \ ----------- Figure A-2 Background Peak Hour Traffic Forecasts xx Average Daily Traffic (24-Hour) North uuD/ooa Schematic Racey Tract WELLS & ASSOCIATES UC Frederick County, Virginia flaarrr� �wvRxnrrmr, ■euJMLWMvaMMULBLVM AZNNM� SAWFEW ao. imriVARWRAM t tI"n" A6AL oiu16jLA `Xj unoZ) ->ioi-jepaj-A orri suviaosw w m ;00J1 Aaaoy 0I } o W043S 000/aoa U1aoN IP (AnoH-Z) oe�A�ea a6e�any slspaaao_j a'ljoal anOH pad a-AnIn_j Ip4(Dl i t4j. y aanbi� r-——————————————————————————— — — — —— ELLIS I \ I \ I � \ w � 0/e antra anuany i Ln Lb9 •� ie�/toy Q JI Ij .-- DLL/C9s y L£4/Orb� • � 5�/ �— �?i0�/50L 14/1 } �u/ism I xe}liej LLZ M/oe� I LID --A 019/LZ9—► ZOI/C�� 59L/16L—► S5B/9BL—► � m ., Oy� t � ,; ,�•' \��\/ jam. sr f LLLJ `Re -Stripe Only � I ---------------------------------� <— Represents One Travel Lane ''.` Figure A—� Signalized Intersection Future Lane Use and Traffic Control T Stop Sign North 0 Future Proposed Improvement Schematic Racey Tract WELLS & ASSOCIATES LLC Frederick County, Virginio ="we, "a"MMM army AwMA WammMMMM Appendix B Site Traffic Distribution Analysis 10% 25 % 7% o 9% 1I 3�8 0 0�0� hB o\\or �11 \S k— or�ip �a 0 00 �57% B I I or— ~ �0 Q/0 1 /° / + 277 Fairfax V-13/4+ o/a I o/a � /'eke 41 g-. f � D Z a I o �R 30 % m sLz of c 81 647� co J = a � ' I P,I m00% Avenue Drive i� o/o 37/24 —A —► 770 B/4 0/0 / 641 �\ / \ / �'� \> 17/11� 10 % ��o\e?fib / / \ �// / 6/4 -� C 410 N I fl- ��c I� SITE \\ Total Site -Generated Trips \ AM PM \ IN OUT IN OUT 1� \ 42 128 145 82 9% Figure B — 1 M % Site -Generated Directional Distribution *' Site —Generated Trip Assignments xx Average Daily Traffic (24-Hour) ; North �oo�000 Schematic Racey Tract WELLS & ASSOCIATE$ LLC Frederick County, Virginia Iw OKY27CV M%WRpffWlnyp +p JOsPW OPWOEdM 10% 25 % 7% 9% �M six '-45% rsx 277 Fairfax � r—ao% � } �'/ke 6% 6% _-0 o n-30% 81 647�� J = � NY Avenue Drive t 20% - I 0 4% 641 10% �/ Zvi /� 1--� K �v 33% =� v 48 % < SITE 19% 9% Figure B-2 Site —Generated Trip Distribution % Site -Generated Directional Distribution _90- North Schematic LRacey Tract WELL$ & ASSOCIATES LLC rick County, Virginia ewrr�c, ro�arlaw..aaairn+tmMUL Appendix C Summary of Intersection Delays and Capacity Analyses Table 1 I t} 6 Racey Tract Level of Service Summary VVV Existing Background Total Future Delay Difference Approach/ with existing lane use with existing lane use with proposed Improvements Background vs. Total Future Intersection Control Movement AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak Fairfax Pike (Rte. 277)/ Signal EB B (17.9) C (24.3) C (26.1) C (21.7) 6 1.81 SB Ramps WB A (5.6) A (8.5) B (11.7) / C (25.9)- A (8.4) C (24:1-) SB D (41.9) E (57.3) E (61.1)/ E (73.3) D (43.1) ' E (66.9) Overall B (18.0) C (26.3) C (27.9 D (49.4 C (20.9) D (49 7.0 0.1 Fairfax Pike (Rte. 277)/ Signal EB A (4.3) B (12.6) A (6.1) 0 B (10.3) F (118.3) 1.81 NB Ramps WB A (2.1) A (0.8) A (1.2) A 0.6) A (2.6) A (2.2 NB D (44.3) F (139.5) F (119.2) (213.5) E (56.9) 1) Overall A (9.0) C (26.6) 8 (19.2) E (74.8) B (12.7) F (95.6) -6.5 20.8 Fairfax Pike (Rte. 277)/ Signal EB A (4.7) A (9.1) B (10.3) C .2) A (5.1) 9) Town Run Lane/Aylor Road WB B (17.9) C (23.0) C (25.7) F (102.3) B (14.9) B (17.8) NB D (42.8) D (47.7) D (53.6) D (51.0) D (38.9) D (36.4) SB C (32.0) E (56.0) D (49.1) F (I ITS) C (34.6) F (137.0) Overall B (16.1) C (21.7) C (24.3) E (70.7) B (15.0) D (43.8) -9.3 -26.9 Fairfax Pike (Rte. 277)/ TWSC NB E [45.6] F [87.9] F [•] F M NA NA Stickley Drive SB E [39.1] F [72.9] F [138 1] F M NA NA Signal EB NA NA NA NA A (6.8) B (15.2) WB NA NA NA NA A (5.3) B (10.6) NB NA NA NA NA D (41.0) D (45.4) SB NA NA NA NA D (48.7) D (47.0) Overall NA NA NA NA B (12.2) B (19.8)-1475.9-1921.8 Fairfax Pike (Rte. 277)/ Signal EB C (26.9) C (29.3) C (31.4) E (62.2) C (22.6) C (26.7) Double Church Road WB B (16.9) B (17.6) B (18.9) C (32.0) B (18.5) C (27.5) NB C (24.1) C (27.0) C (28.4) E (70.1) C (27.5) C (32.0) SB C (26.6) C (32.2) C (30.5) F (108.4) C (27.0) C (27.4) Overall C (22.8) C (25.7) C (26.2) E (58.4) C (22.3) C (28.2) -3.9 -30.2 Double Church Road/ TWSC NBLTR A [7.5] A [7.6] A [7.6] A [8.0] A [7.7] A [8.2] Driftwood Drive/Bandy Lane SBLT A [7.6] A [7.6] A [7.8] A [8.0] A [7.8] A [8.0] WB B[10.1] B[10.2] B[10.9] B[12.6] B(11.2] B[13.3] EB B[11.0] B[11.4] B[12.6] C[I6.1] B(13.7] C[18.2] 0.3 0.1 Double Church Road/ TWSC NBL A [7.5] A [7.6] A [7.6] A [7.9] A [7.6] A [8.0] Trunk Drive EB B [10.3] B [10.3] B [11.4] B [13.4] B (11.6] B [13.9] 0.6 0.4 Total Average Delay 77.0 86.9 1,594.6 2,203.9 92.9 246.4-1501.7-19S7.S Wells & Associates, LLC M&.a., Vir&le Network Performance Average System Delay 2,500.0 2,203.9 2,000.0 1,594.E_: m 1,500.0 ❑AM Peak ®PM Peak L m CL 1,000.0 PM Reduction AM (89%) Reduction 500.0 (94%0) 246.4 77.0 86.9 92.9 Existing Background Total Future (without Racey Tract (with Racey Tract imorovements) improvements) Intersection Average Intersection Delay (PM Peak Hourl Fairfax Pike (Rte. 277)/1-81 SB Ramps Fairfax Pike (Rte. 277)/1-81 NB Ramps Fairfax Pike (Rte. 277)/Town Run Lane/Aylor Road Fairfax Pike (Rte. 277)/Stickley Drive Fairfax Pike (Rte. 277)/Double Church Road Double Church Road/Driftwood Drive/Brandy Lane Double Church Road/Trunk Drive Delay Comparison and Improvement Program Improvements 26.3 49.5 +0% 26.6 95.6 +28% 21.7 •Restripe WBR to WBTR 43.8 -38% -Signal second EBT and WBT 03.6•Construct • EBR -99%Construct •Construct NBL and NBR I 25.7 1 *Construct second EBT M -Construct SBL 128M2 -52% •Restripe NB approach for NBL, NBTR 7.5 8.3 +I% 1.2 0.8 1.2 +46% I ❑ Existing 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 0 Future without Racey Tract improvements Average Delay (seconds) ❑Future with Racey Tract improvements AM PM EX B 16.1 C 21.7 BG C 24.3 E 70.7 TF B15.0 D43.8 DIFF -9.3 -26.9 m c AM PM AM PM EX B 18.0 C 26.3 EX 2.1 3.6 AM PM BG C 27.9 D 49.4 �` BG 1488.1 1941.6 EX C 22.8 C 25.7 TF C 20.9 D 49.5 TF 12.2 19.8 BG C 26.2 E 58.4 DIFF +7.0 +0.1 Q DIFF-1475.9-1921.8 TF C 22.3 C 30.2 DIFF -3.9 -30.2 277 Fairfax Aka d C O t 647 _ Ei Ei Avenue Drive ` 641 � v a SITE ,; I ----------- AM PM EX A 9.0 C 26.6 BG B 19.2 E 74.8 TF B 12.7 F 95.6 DIFF -6.5 +20.800 ETF8 B.0 7.5 B 8.2 8.2 T _5 8_3 D 0.3 +0.1 AM PM EX 1.0 1.2 BG 0.7 0.8 TF 1_3 1_2 DIFF +0.6 +0.4 Figure C - 1 EX - Existirg LOS and overall average intersection delay (seconds) BG -Background LOS and overall average intersection delay (seconds) Level of Service/Overall Intersection Delay TF- Total Future LOS and overall average intersection delay (seconds) North (seconds per vehicle) Comparison DIFF . Ddlerence oetween total tuture and oackground delay (s lds) Schematic WELI,9 & AS90CIAT&9 LLC Racey Tract �� ���, „a aurm�aoraaref Frederick County, Vrgin is J AM PM EX 749 690 BG 928 1038 TF 970 1095 DIFF 42 57 Percent 4.5 % 5.5 % AM PM EX 667 660 BG 768 879 TF 784 899 f DIFF 16 20 �} 1 Percent 2.1 % 2.3% AM PM EX 1056 1250 BG 1205 1502 TF 1221 1525 1 DIFF 16 23 Percent 1.3% 1.5% ` 277 Fairfax Pike d AM PM EX 474 531 0 m P �° BG 556 688 647 `m 0 n TF 572 711 J DIFF 16 23 Percent 2.9% 3.3% Avenue Onve 641 / > NETWORK TOTAL //� a I < AM PM SITE• EX 281 254 1 BG 406 556 ti `\ \ ` — — — y t TF 421 576 \ I DIFF 15 20 \ I Percent 3.7% 3.6% \ I AM PM EX 4411 4969 BG 5509 7142 7F 5676 7368 167 DIFF 226 Percent 3.0% 3.2% AM PM EX 259 453 BG 335 582 TF 347 598 DIFF 12 16 Percent 3.6 % 2.7 % AM PM EX 925 1131 BG 1311 1897 TF 1361 1964 50 DIFF 67 Percent 3.8% 3.5% Figure C-2 EX -Existing 2-way peak hour traffic volume � BG - Background 2-way peak hour traffic volume Site —Generated Traffic Cordon Analysis TIFF, -D arencein2-waFuture 2-way aktwcvoluur volume North DIFF.-DMxence in 2-way traffic volume (Total Future vs. Background) $CtllTatic Percent - Percent difference in 2-way traffic volume (Total Future vs. Background) WELLS R ASSOCIATES LLC Racey Tract eWrm saimrsruar, ratm�antacsras Fredrick County, Virginia Rezoning Application Frederick County, Virginia Meadows Edge (Racey Tract) 0 Prepared by: christopher consultants, ltd. 45940 Horseshoe Drive Suite 100 Sterling, Virginia 20166 (703) 444-3707 June 30, 2004 TABLE OF CONTENTS APPLICATION II. GENERAL CRITERIA AND SUMMARY III. IMPACT ANALYSIS A. LOCATION AND ACCESS B. SITE SUITABILITY C. TRAFFIC D. SEWAGE CONVEYANCE AND TREATMENT E. WATER SUPPLY F. SITE DRAINAGE t G. IMPACT ON COMMUNITY FACILITIES H. OPEN SPACE PLAN I. PEDESTRIAN CIRCULATION IMPACT MODEL IV. FREDERICK COUNTY ' V. PROFFER STATEMENT VI. AGENCY COMMENTS ' VII. MEADOWS EDGE DEED ' VI II. TAX TICKET IX. APPENDIX t APPLICATION C J REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff. Fee Amount Paid $ Zoning Amendment Number Date Received PC Hearing Date BOS Hearing Date. The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester, 1. Applicant: Name: Blue Springs View, L.L.C. Telephone: 703-929-9918 Address: 43571 John Mosby Highway, Suite 120, Chantilly, VA 20152 2.1'roperty Owner (if different than above) Name: The Estate of Charies Racey do Alcesta Dyke and Shelve M. Lareent. Exccumxes Telephone: 703-929-9918 Address: 293 Old Charles Town Rd., Stephenson, VA 22656 3. Contact person if other than above Name: Bryan Condie, christopher consultants, ltd. Telephone: 703-444-3707 4. Checklist: Check the following items that have been included with this application. Location map x Agency Comments x Plat x Fees a Deed to property x Impact Analysis Statement a Verification of taxes paid x Proffer Statement 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: The Estate of Charles Racey c/o Alcesta Dyke and Shelve M. Largent, Executrixes 6. A) Current Use of the Property: Vacant B) Proposed Use of the Property: Single-family detached cluster subdivision (minimum 8.000 sq.ft. (Its) 7. Adjoining Property: PARCEL ID NUMBER USE ZONING SEE ATTACHMENT "A" S. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Stephens City. east of interstate 81: 0.5 miles south of Route 277 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridgefield Avenue) to Ewings Lane. Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 85 A 140 Districts Magisterial: Opequon Fire Service: Stephens Cite Rescue Service: Stephens City High School: Sherando Middle School: R.E. Aylor Elementary School: Middletown 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning I Zoning Requested 105.65 RA JR-P L6.5 IRA RA/No Change 105.65 i Total acreage to be rezoned 1 1. The following information should be provided according to the type of rezoning proposed: Number of Units Pronosed Single Family homes: 229 Townhome: Multi -Family: Non -Residential Lots: Mobile Home: Hotel Rooms: Sauare Footage of Pronosed Uses Office: Service Station: Retail: Manufacturina: Restaurant: Warehouse: Other: 12. Signature: I (we), the undersigned, do hereby respectful]), make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): Date: I � Icl r rnA-v a �-�.- �:��� �•-1 .. � •,��� �-tC Date: Owner(s): GZ Date:_ Date: - - o F m m m m m = m m 7. Adjoining Property Owner s Name and Property Identification Number Address Zone Use 5rlrith, David &Linda W. 132 Driftwood Drive Property # 86 E 1 18 _ Stephens Cit , VA 22655 RP Residential Stevenson, James E. & Tammy R. 100 Barkwood Drive Property # 86 E 1 19 Steehens City, VA 22655 102 Barkwood Drive RP Residential Schultz, Scott & Rebecca Property It 86 E 1 20 Stephens City, VA 22655 _ RP Residential Hudson, Freddie E & Carole F. 104 Barkwood Drive Property # 86 E 1 2_I _Stephens City, VA 22655 RP Residential Baker, Christopher W. & Carole 106 Barkwood Drive Property # 86 E 1 22 Stephens City, VA 22655 RP Residential Weber, Steven A. & Tracy B. 108 Barkwood Drive Property # 86 E 1 23 _ Stephens City VA 22655 RP Residential Laporete, Timothy J. & Karen S. 110 Barkwood Drive Property #- 86 E 1 2_4 Stephens City, VA 22655 RP Residential Dobersztyn, David M. & Dawn M. 112 Barkwood Drive Property # 86 E1_2_5 Stephens City, VA 22655 RP Residential Dreyer, Mark R. & Susan L. 114 Barkwood Drive Property # 86 E 1 26 Stephens City, VA 22655 RP Residential Ford, Albert D. & Mary D. 1 16Barkwood Drive Propel # 86 E 1 27 Stephens City VA 22655 RP Residential Dean, Timothy A. Sr., & Christi R. 118 Barkwood Drive Property # 86 E -1 28 Stephens City, VA 22655 RP Residential Kidd, James C. & Ingrid K. 114 Trunk Drive Property # 86 E 2 2 13ar _Stephens City, VA 22655 RP Residential Malik, Jed & Naeema 116 Trunk Drive 'roperty ## 86 E 2 2 '14 Stephens City, VA 22655 RP Residential ?agaller, Timothy A. & Diane M. 118 Trunk Drive property It 86 E 2 2 15 Stephens City, VA 22655 RP Residential ATTACHMENT"A" m Schneider, Paul C. & Jennifer G. y_66 E 2 2 16 120Trunk Drive StepheCity, VA 22655 ns RP Residential _Propert_# Cooley, Bryan K. & Sharon L. Property # 86 E -2-2 17 122 Trunk Drive Stephens Cam, VA 22655 RP Residential Cot -bit, Steven & Kathryn 124 Trunk Drive tY # 86 E 2 2 18 _ Stephens City, VA 22655 RP Residential _Proper Marks, Alfred 14. Jr. & Julia G. ProperjL# 86 E 2 2 19 126 Trunk Drive Stephens City, VA 22655 RP Residential Duke, Patricia Kelly 128 Trunk Drive # 86 E 2 2 20 Stephens, VA 22655 RP Residential _Property Skeith, Joe David & Sheila K. 130 Trunk Drive Property # 86 E 2 2 21 Stephens, VA 22655 RP Residential Mitchell, Jent P. III & F. Anne B. Property # 86 E 2 2 22 132 Trunk Drive Stephens City, VA 22655 RP Residential Smiy, Kenneth P. 134 Trunk Drive # 86 E 2 2 23 Ste hens City, VA 22655 RP Residential __Property Patton, Dale E. & Diane A. # 86 E 2 2 24 P.O. Box 3457 Winchester, VA 22604 RP Residential _Property Philibin, Gary L. & Stacey D. ty # 86 E 2 2 25 138 Trunk Drive Stephens City, VA 22655 RP Residential __P_rope Smith, Paul A. & Jackson, Mildred Jan 129 Branch Court Stephens City VA 22655 RP Residential # 86 E 2 2 26 _Property Rodgers, Ronald E. & Ellan S. Property_#_86 E 22 27 127 Branch Court Stephens City, VA 22655 RP Residential Berlowitz, Morris & Helene 125 Branch Court Stephens City, VA 22655 RP Residential Property_ # 86 E 2 2 28 Shickle, Lester G. & Jeanette C. # 86 E 2 2 29 123 Branch Drive Stephens City, VA 22655 RP Residential __Property Sybert, Ronald E. & Nancy M. Property # 86 E 2 2 30 121 Branch Drive Stephens City, VA 22655 RP Residential Disque, Dale W. & Dayle P. Pr operty #_86 E 2 2 31 119 Branch Drive Stephens City, VA 22655 RP Residential But ch, Patricia A. P.O. Box 5 Property # 86 E 2 2 32 Stephens City, VA 22655 RP Residential = Mohan, Robert & Mary Beth Property # 86 E 2 2 33 115 Branch Court Stephens City, VA 22655 RP Residential Dir nagl, Alfred & Christine Pi it 86 E 2 2 34 r 113 Branch Court Stephens City VA 22655 RP Residential MacGregor, Gregory T. & Paniela D. Property # 86 E 2 2 35 _ 111 Branch Court Stephens City, VA 22655 RP Residential Phillips, William R. II 118 Meadowbrook Drive Pr operty # 85 B 1 17 Stephens City, VA 22655 RP Residential Dur sey, Walter 11. Jr. 120 Meadowbrook Drive Property # 85 B '1 18 Stephens City, VA 22655 RP Residential Sharon M LaRoche Living Trust 122 Meadowbrook Drive Property_# 85 B 1 19 Stephens �, VA 22655 RP Residential Campbell, Kurt A. & Jammie M. 124 Meadowbrook Drive Property #_85 B 120 Stephens City, VA 22655 RP Residential Swain, Rachel C. Property # 85 B 1 21 126 Meadowbrook Drive Stephens City, VA 22655 RID Residential Dixon, Anthony C. 128 Meadowbrook Drive Prope y # 85 B 1 22 Stephens City, VA 22655 RP Residential Rose, Thomas B. II Property # 85 C 2 79 501 Ridgefield Avenue Stephens City, VA 22655 RP Residential Deiter, Cytide Anne Jones 503 Ridgefield Avenue RP Residential # 85 C 2.80 Stephens City, VA 22655 _Property Pumphrey, Round W. Property # 85 C 2 82 507 Ridgefield Avenue Stephens City, VA 22655 RP Residential Soule, Chap R. 509 Ridgefield Avenue # 85 C 2 83 _Stephens Cam, VA 22655 RP Residential _Property Lafollete, Kenneth M. Property 85 C 2 84 5 I Ridgefield Avenue Stephens City VA 22655 RP Residential �inaburg, Mikkia Proper # 85 C 1 2_92 112 Grove Court Stephens City VA 22655 RP Residential _ Bennett, Brady L. & Christine L. Property # 85 C J 2 93 _ _ 114 Grove Court Stephens City, VA 22655 RP Residential Murphy, John D. &Shirley M. 113 Grove Court property # 85 C 1 2 94 _ Stephens City, VA 22655 RP Residential m m m m M = = m = m m M = = m Brown, Mae M. 1 11 Grove Court Property # 85 C -1 2 95 Stephens City, VA 22655 RP Residential Payne, Robert A. 109 Grove Court Property # 85 C 1 296 Stephens City, VA 22655 RP Residential Artz, Harold A. Jr. & Bridget A. 107 Grove Court Property # 85 C 1 297 Stephens City, VA 22655 RP Residential Shirley, David E. 105 Grove Court Property # 85 C 1 2 98 Stephens City, VA 22655 RP Residential Fiorvanti, Richard L. II 103 Grove Court # 85 C -1 299 Stephens City, VA 22655 RP Residential _Property Livingood, Clara C. 101 Grove Court # 85 C -I 2 100 Stephens City, VA 22655 RP Residential _Property Sandretzky, Ronald W. & Tammy M.W. 217 Ridgefield Property # 85 C 1 2 101 Stephens Cif , VA 22655 RP Residential Gary L. & Stephen P. Scothorn 604 Ewings Lane # 85 A 139 Stephens City VA 22655 RA Agricultural _Property Frederick — Winchester Property # 85 A 141 P.O. Box 43 Winchester, VA 22604 RA Local Government Gary L. &Linda O. Scothorn 506 Ewings Lane 85 A 139A Stephens City, VA 22655 RA Residential -Property# James R. & Jane S. Young 511 Ewings Lane Propel ty# a85 A 139B Stephens City, VA 22655 RA Residential Town of Stephens City P.O. Box 250 Property # 85 A 142 Stephens City, VA 22655 RA Local Government Ours, Rick 461 Westmoreland Dr. Property # 86 A_25 _ Stephens City, VA 22655 RA Agricultural Painter, Herbert M. 914 Double Church Rd. Property # 86 A 21A Stephens City, VA 22655 RA Agricultural GENERAL CRITERIA AND SUMMARY 7 II. General Criteria and Summary The Impact Analysis Statement in Section III is provided in summary form for the property known as "Meadows Edge". The property is located South of Route 277 (Fairfax Pike) and East of Route-1012 (Town Run Lane). The total parcel area zoned Rural Area (RA) is approximately 132.1 acres. The area to be rezoned as Residential Performance (RP) is 106 acres +/- located within the Urban Development Area (UDA). The remaining 26 acres +/- located outside the UDA will remain zoned RA. The property is being shown on the attached Location Map (Figure 1). The Impact Analysis Statement for Meadows Edge is prepared as required by the Frederick County Board of Supervisors for rezoning approval of the property. The model projects a negative fiscal impact. The Applicant has proffered an amount that will offset the negative fiscal impact in accordance with directives of the Frederick County Board of Supervisors. A single-family detached cluster development with a minimum of 8,000 sq. ft. lots is ' being proposed as part of this rezoning request. Based on 2.3 density units per acre, which is an average of the single-family developments within the UDA, the area proposed to be rezoned will support approximately 244 single-family homes, the applicant proposes 228 single-family homes. Interparcel connectors will be used to link Woodside Estates I and Woodside Estates II subdivisions with Meadows Edge. The Meadows Edge will gain its primary access from Town Run Lane (Rt. 1012). Road layout through the site has been designed to limit "cut thru" traffic thru the adjoining subdivisions. The Applicant, through working with VDOT and the County Staff, has recognized the need to secure a right-of-way for a collector road along this property's southern boundary. This right-of-way would secure the option to create a vital transportation corridor that would further facilitate the relocation of the current I-81/Rt 277 interchange to the South and provide for a badly needed alternative for thru traffic currently using Fairfax Pike (Rt. 277). The Applicant is proffering to reserve an 80' wide corridor for this future collector road throughout the length of the property. Preliminary engineering design studies have been completed and have been utilized to the fullest extent in preparing the General Development Plan (GDP). According to these preliminary studies, 228 residential units have been proffered as the maximum units to be developed within the area to be rezoned. Analyses of environmental and physical features located on the parcel have been utilized to enhance the design of the community. Open space has been preserved ' throughout site, internally as well as externally. Approximately 2.8 acres +/- has been proffered to contain a community green, a community pool and pool house. These ' areas have been designed to be centrally located and will serve the proposed ' community. These facilities will have the capacity for additional users and the developer intends to offer membership opportunities for neighboring communities. ' Public sewer and water service are available to the property. Natural gas and electric service are available to the property. r I IMPACT ANALYSIS j F �l Impact Analysis p Y ' A. Location and Access ' Attached Figure 2 shows the 132 acre parcel located southeast of interstate 81 .Exit 307; approximately 0.5 miles south of Fairfax Pike (Route 277); on the east ' side of Town Run Lane (Route1012). Fairfax Pike is classified as a minor arterial roadway, and Town Run Lane is classified as a local road. ' The 105.6 acres of the site that is being rezoned is located within the county's Urban Development Area (UDA) and the Sewer and Water Service Area ' (SWSA). This acreage is within the boundaries of an adopted land use plan for I I the county allowing residential uses to be permitted. ' The 132-acre parcel has different uses surrounding its exterior. Three subdivisions, Ridgefield, Woodside Estates I and Woodside Estates II, consisting ' of clustered style single-family detached units make up the northern boundary. ' Stephens Ridge, a townhouse community comprises the majority of the western border. Frederick County Sanitation Authority owns and operates a wastewater ' detention pond adjacent to the southwestern boundary. The Scothorn and ' Fairview -Springhill farms, which make up the southern and eastern borders, are located within the Double Church Agricultural and Forestal District. The parcel ' also adjoins the Painter residence to its northeast. IThe primary access for the 105.E-acre development will be provided from Town I Run Lane on the western side of the site. The entrance road will be designed to the north of Stephens Run. Pursuant to an agreement with the Town of Stephens City (Appendix "A"), access will be granted through Parcel Tax Map #85 A 142. This will also allow for the proper closure, to be completed by the applicant, of the abandoned sewage lagoon, in accordance with an approved Lagoon Closure Plan (Appendix "B") that is consistent with Virginia Department of Health regulations. The proposed intersection at Town Run Lane will not only provide access to the community as designed, but is also designed for the aforementioned collector road. The intersection design and alignment will allow for several options of movement with respect to any new interchange that may be constructed as proposed South of the current 1-81/Rt. 277 exchange. LEGEND AREA TO BE RE20NED TO 'RP' a dl POO j— RIDGEFEItD- PROPOSED RP I. ly WOODSIDE. 'ESTATES II -- MEADOWS EDGE christopher consultants (Racey Tract) engineering surveying iangoianntn: AREA TO BE REZONED NOT TO SCALE FIGURE 2 DATE: JANUARY 200A B. Site Suitability The 132-acre parcel consists primarily of open field. This open field area is flat with gentle slopes in the central and eastern portions of the site. The western portion of the site is also open field but has an increase in sloped area with minor valley's that provide the drainage for the majority of the site. These drainage areas will be maintained to best extent possible, and an appropriate stormwater management design will be implemented. There is an existing stand of hardwood trees located in the northwestern portion of the site. It is the Applicant's desire that the majority of the stand of trees will be preserved to the maximum extent possible during final engineering. There are minimal floodplain areas along the southwestern boundary of the parcel associated with Stephens Run. There are minimal wetlands onsite. Every effort will be taken to avoid disturbance of existing wetlands. If any wetlands are to be disturbed, all required permits will be obtained from the appropriate agencies. (See Figure 3) The 105.6 acres of the parcel to be rezoned is located within the Frederick County SWSA and utility service is available to the site. The Frederick County Sanitation Authority has indicated that adequate capacities exist to serve the development proposal for this parcel. According to the Shenandoah Battlefield Foundation, the parcel is not within any historic battlefield preservation area. Adjacent single-family subdivisions of Ridgefield, Woodside Estates I, and Woodside Estates II will be provided with an open space buffer along their boundary. The townhouse community of Stephens Ridge will also be provided with an open space buffer. A minimum of 200' in depth open space area has � I � I � I I I I 1 been provided along the southern boundary that will provide separation between the proposed single-family lots and the Double Church Agricultural and Forestal District. 411 p 7,,w',`' K vrcaarl rmlmalArc e E 31 — OFM71 II�TI IdE • ,. •- • ,��' ..�..: -• tJ5 txrmi+: , .11 ............ • •J' �' •/... ... !— !Y1.1 .•,. •..•.•.• ' � �\AIL �" 1 , Ij,•••f'^"� •.. ................. .........i % �cp I� ` 1.• ' I /� N\ rll III• Y7.II f �\\ / � �. J°c ....... 'tl`��71.> ,���\ �I,;,, ,\\\t � ,+�;I;IN, •. ; I�p�� I -ate'• '� ,I•I `j1 II 1111 I i%/'/I' .\ �`�'. 11 III I I I �'. Y;•s ��!f .,a.'/lll• /I/r i I , \'. \\ 111 111 14,1 w IIIrN �,���; '.� .l ti� r I'1 I 1 1 11111 �'I ........_ _ , �; , I , , .. ,., '•�,•,�\r, III \ > >�� "�: •', � �� l\ It It NOTES {� \, _ ,� >� �.-_•�� - �' �-�;� .. , �. � � °ram. i / I. SOIL INFORMATION TAKEN FROM THE _ APPROXIMATE LOCATION `��'• 19157 SOIL SURVEY OF FREDERICK OF WETLANDS COUNTY VIRGINIA. APPROXIMATE LOCATION, 2. WETLANDS ARE PROVIDED BY OF FLOODPLAIN FREDERICK COUNTY DIGITAL DATA. .... • •' 3. FLOODPLAIN LOCATION TAKEN FROM 91D DENOTES SOIL TYPE i ��' \�•; •/ FREDERICK COUNTY DIGITAL DATA TAX ••• MAPS 65 t U. SITE BOUNDARY \ l 4. THERE ARE NO STEEP SLOPES ON •/ THE SITE. MEADOWS EDGE christopher consultants (Racey Tmet) enolneenno surveylnp -land plenrong CONSTRAINTS MAP EXHIBIT •SpW naranoe a•e Isu,e ,00gMdR1 v11•Ya E0,6[ NOT TO SCALE 703-370- 11. 703Y u3r. FIGURE 3 DATE: JANUARY 2004 C. Traffic The traffic impact analysis indicates that the proposed development of the 105.6- acre development will generate approximately 2,213 daily (24-hour) trips, based on the traffic study provided by Wells & Associates, LLC. The Applicant recognizes that there are traffic issues associated with Route 1012 (Town Run Lane), Route 277 (Fairfax Pike), and Route 641 (Double Church Road). These issues relate to the Level of Service (LOS) currently and in the future. Wells & Associates has prepared a traffic analysis that is provided under separate cover explaining and illustrating the LOS. The applicant, in consultation with VDOT, Frederick County Planning Staff, and traffic experts has agreed to provide improvements at both intersections that will help with existing and future conditions. These improvements have been proffered and described within the traffic analysis. They are also shown as Figure 4. The applicant shall provide traffic calming measures where the Meadows Edge proposed road network connects with Driftwood Drive and Branch Court. The traffic calming measures shall be within the 40' buffer area between the Woodside Estates subdivision and Meadows Edge proposed development. Subject to VDOT approval, a choker method, which is recommended by the Institute of Transportation Engineers (ITE), shall be utilized as the traffic calming measures. (See figure 5) This method narrows the travel lanes to two ten -foot lanes. Studies conducted by the ITE report that the average speed through an area that uses the choker method has been reduced by 4% overall. In addition to the road improvements, the Applicant has also proffered for an 80' right-of-way reservation for a future east -west connector road that may be built in conjunction with the interchange relocation, identified by Frederick County as a long-range vision. A traffic analysis performed by Wells & Associates, LLC has been provided under separate cover. VIUNn MA NOT 70 SGA f P,PEUMINAPY POAD IMPPOVEMEN7-.5 EXh/CHIT ANr rhPy 2-104 ► $0 0 Christopher •-NrrlhC rKUMi rNFvS ------------- -------------- L/YJrN6[G"X / /MRPb Or /NMOA � l� " Krul: , i� � % Q trnrrx,�w.r Ir010�[DuWC !. eFAX PIKC AND irGKl-n DPNC INrCPseGrbN NOr 7-0 ScaZ rrnrrettrr or /Nmnn •vurh �c+ FAMAX PM Irr. an ---------- ; 1 1 1 1 1 � DOURIS CHURCH RD. RT. "I PNPFN(PIKLAND DJ-L'_:- "�_:'•- Obnr.,5rwr } /ror -- or rNmmr r�rtre ------------- •------ CHOKER METHOD FOR ILLUSTRATIVE PURPOSES ONLY: DETAIL DOES NOT REFLECT ACTUAL SUBJECT SITE MEADOWS EDGE P (Racey Tract) christo her consultants TRAFFIC CALMING MEASURE engineering survevmg tang planning NOT TO SCALE m.a. avo; ia. o3..e szsu1 FIGURE _ DATE: JANUARY 200/ I D. � I Sewage Conveyance and Treatment The attached Figure 6 shows the proposed sanitary sewer layout. The majority of the site is a gravity based sanitary sewer that is directed to the Frederick County Sanitation Authority pump station and sanitation lagoon in the western portion of the site. The rest of the sanitation effluent outfalls into existing sanitary lines on Driftwood Drive and Branch Court in the Woodside Estates I and II subdivisions. A localized force main system (grinder pumps for example) may be required for lots in the central portion of the site. Based on an average of 200 gpd/unit sanitary service needs are approximately 45,600 gpd. The Applicant has received assurances from the FCSA that the proposed receiving facilities are adequately equipped to handle all sanitary flow increases from this development. 1 LEGEN I SANITARY LINE NOTE I. SANITARY LINE LOCATON5 ARE APPROXIMATE, ADJUSTMENTS SHOULD BE ANTICIPATED BASED ON FINAL ENGINFERINC. CONSIDERATIONS j ; W TA VAn SEDGE (Racey Tract) christopher consultants SANITARY SEWER EXHIBIT engineering surveying iano Diannin�. N07 TO SCALE 0 ?—A.37o ll-W"4.52a FIGURE 6 DATE: JANUARY 2004 E. Water Supplv As shown in Figure 7, Water supply will connect with existing blow off valves in three locations, on Driftwood Drive and Branch Court in the Woodside Estates I and II subdivisions and off Ridgewood Avenue in the Stephens Ridge development. All existing lines in the area are 8" diameter lines and all proposed lines are expected to be as well. Lines will follow the roadways according to the attached Figure 7. Additional looping and/or larger pipe sizes shall be provided as deemed necessary by a detailed water line analysis, which will be performed in the design stage. Fire protection will be provided with strategically located fire hydrants within the development. There are no known deficiencies that would prevent adequate service from being provided for this project. The amount of water usage is reflected 200 gpd/unit previously calculated in Section "D" Sewage Conveyance and Treatment. Of 191 NFn+ ]ME / \ Poo )� 7-1 .. \ 77 LEGEND / WATERLINE f s t WATERLINE LOCATIONS ARE APPROXIMATE, ADJUSTMENTS SHOULD BE ANTICIPATED BASED - ON FINAL ENGINEERING CONSIDERATIONS zIV ., ., J/ 04 hurc , / MEADOWS EDGE christopher consultants (Racey Tract) enolneenno survevinu IanO Dlannmc WATERUNE EXHIBIT FIGURE 7 NOT To SCALE 03 a•1. uA 5231 DATE: JANUARY 2004 F. Site Drainage This project will employ a curb and gutter drainage system with connecting storm sewers that will outfall as dictated by natural drainage divides. Preliminary stormwater management (SWM) and best management practices (BMP) facilities are planned in the locations shown on the accompanied exhibit (See Figure 8). The size and location of the stormwater areas may change upon final engineering. All SWM and BMP facilities will be designed to meet the guidelines of the Virginia Stormwater Management Handbook. The responsibility of the maintenance of these SWIM and BMP facilities will be the established homeowners association. IA majority of the site drains to the major floodplain on the western portion of the property, ' this will alleviate the need for SWM in that portion of the site. The rest of the runoff will outfall in existing storm sewer systems in either the Woodside Estates I and II ' developments or the Stephens Ridge development. SWM facilities will be provided to ensure the carrying capacity of these systems is maintained or improved. BMP design will ' be in accordance with the phosphorus removal guidelines set forth by the Virginia Stormwater Management Handbook. The applicant has also been made aware of drainage issues on the Woodside ' Development lots that are adjacent to the Meadows Edge. The applicant will collect runoff from the Meadows Edge onsite, that is currently draining directly to the Woodside lots. In doing so, this will reduce the offsite drainage to the existing stormwater inlets on the ' Woodside lots and allow them to better drain the rear yards. This drainage issue will be studied further during final engineering phases to insure the final design of the Meadows Edge development achieves this improved drainage condition on the Woodside lots. (See Figure 9.) LEGEND OOR BRrPWP7CENfANAGE31ENT MENCTES I. STORMHATER MANAGETIENT/BMP LOCATC1,15 ARE APPROXIMATE, ADjj5TMENT5 SHOULD BE ANTICIPATED BASED ON FINAL ENGINEERING CONSIDERATIONS. -Z MEADOWS EDGE STORMWATER MANAGEMENT EXHIBIT NOT TO SCALE FIGURE 8 DATE: JANUARY 2004 christopher Consultants engineering survemirig iano planning 70344,370- — 703 A4 �, l iw B orkwootl ,--I� Bo kwood Dnve LT 1 1 \ 1 '- ` > c 17 ' - I // \ �`i ♦`'\'1'1 � � 'Broncn Court ��,p%�♦ \♦. ♦ �_ � _� �: / t l l l � \ 11 / ♦ \ �a �♦ `♦ \ \1 \ �`� 1 �� IIIIIIi �^ ' ♦` \`'ri1pl � >, „I i „j� i � . r 1 I ♦ CX(57(N5 D,t'NNAW f LOW MJEAr�ow5 JEOGJE «acq r,xi) PPfLUM/N/tKY OPfiNAGE IMPROVEMENTS EXhOIi Pl6URE � ercnar w ><z� wrroxsr �-- FLOW AP1POW GOLLCGrION PO/Nr f 57-IN6 DP/VN /NI- T �1 PlPOP05eD DiPNN (5f FLOW 1 00 / ch ristop her a,-S IG. Impact on Community Facilities � I Frederick County's capital impact model has been run to reflect the impacts ' associated with this project. The Applicant has provided proffers which mitigate the associated financial impacts, � I I I ' H. Open Space Plan Single-family detached cluster projects are required by ordinance to provide 25% ' of the total site in open spaces, The total site area is approximately 132.15 ' acres. The area to be rezoned RP is 105.6 acres +/- and the area to remain RA is 26.5 acres ' The following table demonstrates the open space provided throughout the site: ' SITE AREA OPEN SPACE AREA PERCENT OF PROVIDED AREA t 105.6 Ac. (RP Zoned) 31.9 Ac. +/- 30.2%* ' 26.5 Ac. (RA Zoned) 22.9 Ac. +/- 100.0%* ' 132.1 Total Ac. 54.9 Ac. +/- 41.5% Open space areas are being shown on the attached exhibit (Figure 10). ' 'Area of open space remaining once 80' right-of-way is removed. vwc.AA CoomowATE l TgM C' �- h 111 x LEGEND PARCEL AREA � � -\ ,(I( ,11 �I �y�r� 1 �. �V'I'}I�'l� STPEAM _.. 10 INTERVAL 10POGRARR' �+} '�� � . � 11 \ +4+• � � _ — • . FILODPUM \ � �V v } r r, I /, 1' 1 -- CI OPBI SPACE POOL AREA n (IA ACRES) Y : if ,. \ �r -Tam o � , '�'�% •• 1 `�}y } 1 -.. . 1 !' ; "7�, q / �, �, '//,• �'"aj .SAC, �, i ..5x". \ 7,r j > T.1 RP AREA. .4 K.♦,- (qpE) ` LOT AREA SL.Y K.�,- (S5.7t) / PROPOSED /PLBIJC ROAD AREA OPEN SPACE AREA: 31A AC.u- (30M) MEADOWS EDGE christo her consult (��y Tract)P ants enDlneennc suwavinc Tana Dlanrnng OPEN SPACE EXHIBIT �SPH,IVMer�io aiw: iauic IW anxY� wuu m,b: FIGURE 10 N07 TO SCALE 7M— 370' le. i0 w� 5�3t DATE: JANUARY 2004 Pedestrian Circulation As required by the Frederick County Subdivision of Land Section 144-18, sidewalks will be provided on both sides of the street throughout the subdivision. The applicant has also agreed with Parks and Recreation for the need to provide a connection for pedestrian and bicycle circulation connecting Town Run Lane to Double Church Road area. The applicant has proffered to construct a pedestrian/bicycle trail, 10' in width that will extend from Town Run Lane (Rte. 1012) to the subject properties western boundary, where at this point the trail will join the pedestrian system of Meadow Edge that leads to Woodside Estates I and II. This trail is conditional base on the approval of the Town of Stephens City to provide an easement for such trail. The applicant shall also make available the necessary easements to provide for a pedestrian/bicycle trail to be placed within the 80' R.O.W. of the collector road that will provide a direct east to west connection of the Town Run Land and Double Church Road. The Community Green has been centrally located and intended to be used as a gathering place for pedestrians, community events, meetings, picnics, and other outdoor events are envisioned taking place here. Directly north of the community green, a 50' wide pedestrian throughway has been provided to allow accommodating access to the community green and the pool facilities. FREDERICK COUNTY IMPACT MODEL OUTPUT MODULE APPLICANI: Raney riacl LIVID USE TYPE nr REALEST VAL $29.9gn,R00 1-111E d REBCUE = 11 Flra and Rescue Cepaornerhl Elernenlery Schools Mhldle Schools I ligh Schools Packs and Reaeallml Public Liblaly Sheriffs Offices Adminisbalion Buflillrlll Other Misceltaneonrs rMcmilies SUBTOTAL LESS: NET FISCAL IMPACT r1E1 CAP. FACILI IIES IMPACT Net Fiscal Inhpacl Coals of Impact Credit: Required (anlentd 111 Capital FG!J118} cot sum only) $172.043 $911,592 $575,063 $843.039 $349.990 $60,844 136.010 146.213 355.957 13.1 19.740 so Credits to be Taken for Future Taxa4 Paid IN Total Potential Adjustment For Cur. Budget Cur. Budget Gap. Fulwe CIPI Tax Credits Revenue- Hel Capital Not Cost Per Offer Ca Equip Expend7Debt S. Taxes, Other fUnadlustedl Cost 9abnce EIc litles Impact Dwelling Uril SO $0 S172.043 $155 5189,905 $776,480 5936.434 $669,491 $1.726.203 s671 $10874 $78674 556.390 $293.590 1.288 117.016 $17 018 MASS S48,671t S213 $29.505 so $7."5b S36.8b0 $25.352 $9.658 542 s0 S0 s0 $46.213 $203 358,854 $62,171 $ 119,625 185,524 10 in $248,114 $839,251 1103.245 4 1,188.009 $1349.923 s2,269,817 $9 955 Sn it 0 r_w- 7 9, INDEX' '1 0" 11 Cap_ Equip IndUded LO 111DEX: " IA' it Rev -Cost Bal. '0.0' it RsOo to Ca Avg: 0.0 Rev -Cost Bel = PLANNING DEPT PREFENEWCES 1.0 1.0 Ratio to Co Avg ME i t'.f7170LOGY- 1 Capital facilydes fegglremenls are input b the first column as calculated In The mtlde). --` 2. Nat Fiscal Impact NPV from operations calcvlatfons Is Inpul In row total of second column (Zero 9 negative); included are the rnle-11rne taxeVlees for cite year only at full value. 3. NPV of future opei cap equip laxsa pay In Ihlyd column as calculated in "scat Impacts. i 4. NPV of future capital espendltura taxes paid in fourlll col as cai�ulaeed in fiscal Impacts_ i 5. NPV of 141ure taxes paid to bring cunenl county up to standard for new facilitles, as calculated for each new lact8ly. E. Columns three 8lrough live are added as potential cradils against the calculated capital Iacilill" requirements. 1111ese are adjusted for percent of costs coveted by the revenues from the prolecl tachral, or as ratio to avg rot all tesklental developmenll. I l ItOIE: Proffer calculallons do riot Include Include Intsigsl because they are cash payrnenb up InInt. Credits do Include interest It Ore projecls are debt financed_ i NOIES- Model Run Dale 1WOW CMM I l Frolect Desctiplion Assumes 228 single family dwelling units on 105.55 acres toned RP District- Due to citanging cendidons assoclaled rvilh development In the County, the results of this Output Rlodule may nml he valid beyond a period of 90 days born the model run date 0.533 0 715 PROFFER STATEMENT 7 E ' REZONING REQUEST PROFFER Property Identification Number 85-A-140 Opequon Magisterial District MEADOWS EDGE (RACEY TRACT) Preliminary Matters Pursuant to Section 15.2-2296 et. Seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 105.6 acres +/- from the Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution The undersigned, who is the applicant of the above described property, hereby ' voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105.6 acres +/-, with access from Town Run (Rt. 1012) in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the ' undersigned will pay Frederick County at the time each building permit is applied for the sum of $10,072.00 per lot. ' This monetary proffer provides for $7,571.00 for Frederick County Schools; $1,288.00 for Frederick County Parks and Recreation; $755.00 for Frederick County Fire and Rescue; $213.00 for Public Library; $42.00 for Sheriff's Office and $203.00 for ' Administration Building. General Development Plan ' Voluntarily proffered is the attached General Development Plan including the following improvements: ' 1. On the 105.6 acres +/- to be rezoned RP no more than 228 single-family dwelling units shall be constructed. These units will create a single-family ' detached cluster development with a minimum of 8,000 s.f. lots. 2. Pursuant to an agreement with Stephens City, a public right of way will be dedicated through Parcel #85-A-142 from the existing right of way of Town ' Run Lane (Rt. 1012) to the subject property's western boundary, generally as shown on the General Development Plan. The applicant will grade the full width of the right of way so as to accommodate an ultimate four -lane undivided collector road. The applicant will construct two travel lanes, which ' would be compatible to the ultimate four laning of the roadway, if the County ' and VDOT should choose to proceed with a future four -lane collector road. The construction of these two travel lanes shall be constructed prior to any connection being made to Driftwood Dr. and Branch Court, from the ' Meadows Edge development. 3. At the request of Frederick County or VDOT and at no cost to them, the ' applicant or homeowners association shall dedicate area for an 80' right of way along the southern boundary of the subject site; alignment of said right of way shall be determined upon final engineering. The applicant or homeowners association shall provide for all necessary construction ' easements needed in association with such 80' right of way. Such R.O.W. will run from where the 80' R.O.W. outlined in proffer 2 intersects the subject property's western boundary completely through the RP zoned portion of the ' site. Such a request may be made at any time for a period of 99 years from the date of approval of the rezoning. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress ' easements to any properties located adjacent to the southern boundary. 4. The 26.5 acres outside of the UDA to remain zoned RA shall be available to ' the county for a period of 99 years from the date of approval of the rezoning. The county may use said area or any part thereof for any use deemed necessary by the Frederick County Board of Supervisors. Upon request by t the Board of Supervisors, the developer or the Homeowner's Association shall dedicate such land at no cost to Frederick County. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ' ingress/egress easements to any properties located adjacent to the southern boundary. 5. No building permits will be issued for any residential units within the project ' until such time as the improvements shown on the Stickley Drive extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/2/02 and revised through 12/20/02, have been constructed and are open for traffic usage. 6. In addition to the improvements associated to Town Run Lane (Rt. 1012) shown on the Stickley Drive Extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/2/02 and revised through 12/20/02, the applicant will also provide improvements to Town Run Lane ' along the frontage of the Town of Stephens City property, parcel #85-A-142 by overlaying said road with a bituminous concrete surface. Guardrails shall be installed on both sides of Town Run Lane in those areas where VDOT ' standards require guardrails and subject to VDOT approval. These improvements shall be bonded and complete prior to the issuance of the Vt building permit. 7. Prior to the issuance of any building permits for residential units within the project, the applicant will construct improvements to the Fairfax Pike/Stickley Drive intersection. These improvements will include a second thru travel lane ' on Fairfax Pike, in both the east and westbound directions, an exclusive right turn lane on eastbound Fairfax Pike, and an upgrading of northbound Stickley Drive to three lanes so as to accommodate an exclusive left turn lane, a ' shared left thru lane, and an exclusive right turn lane. If the County and VDOT project to install a traffic signal at the Fairfax Pike/Stickley Dr. ' 2 11 � I � I I intersection is done concurrent with or in anticipation of this proffer's improvements, this applicant will make a cash contribution of $200,000, required immediately after completion of the proffer improvements to Frederick County, and such monies are to be used by the County and VDOT for other road improvements to Fairfax Pike between 1-81 and Double Church Rd. However, if the traffic signal has been installed in such a way as to require the applicant to modify the signal due to the applicant's improvements, the $200,000 cash contribution will be reduced by the applicant's cost to so modify the traffic signal to meet the applicant's proffered improvements as stated above. If no signal has been installed at the Fairfax Pike/Stickley Drive intersection by the time the applicant starts these improvements, the applicant will install the necessary signal but will not make any cash contribution. Either this installation or modification will occur prior to the first residential building permit being issued for the site. 8. Prior to the issuance of any building permits for residential units within the ' development, the applicant will re -stripe the westbound right turn lane on Fairfax Pike at the Town Run Lane intersection to a shared thru right lane, which will carry traffic through to the 1-81 northbound on -ramp. ' 9. Prior to this applicant connecting to the existing interparcel roadways in the Woodside Estates subdivision, i.e. Branch Court and Driftwood Drive, the applicant will construct the following improvements to the Fairfax Pike/Double ' Church Road intersection. The applicant will construct a second eastbound thru travel lane on Fairfax Pike, an exclusive southbound left turn lane onto ' Double Church Road and re -stripe the northbound approach on Double Church Road to provide an exclusive left turn and a shared thru right turn lane. The applicant will modify the existing signals at this intersection to ' accommodate the lane improvements outlined above. 10. All construction traffic will be required to enter the site through the Town of Stephens City property, parcel 85-A-42. At no time, shall any construction ' vehicles or materials gain access to the site from Driftwood Drive or Branch Court. The applicant will post and enforce this exclusion of construction vehicle access throughout the construction process. 11. Prior to the applicant connecting to Branch Court and Driftwood Drive, the applicant will submit core samples, or other acceptable information of Branch Court, Trunk Drive, and Driftwood Drive, for the existing pavement of those roadways to VDOT. Included with that information will be an analysis of the existing pavement's capability to carry the anticipated traffic based on VDOT standards. If the analysis shows the pavement needs to be upgraded, the ' applicant will upgrade the pavement as directed by VDOT. 12. The applicant will use traffic calming measures at the connection points of ' Driftwood Drive and Branch Court, subject to VDOT approval. Subject to VDOT approval, the applicant will utilize a choker method recommended by ' the Institute of Transportation Engineers, which will narrow lane widths at these connection points to minimize vehicle speed (see Figure 5). In addition, the applicant will place $40,000 in an escrow account for a period of three years. The escrow account will be established concurrent with the issuance tof the 220`h building permit or upon opening of the connection points, whichever comes first. If the County and VDOT should identify the need for additional traffic calming measures, they, may request these funds for use in installing same. 13. Pursuant to the General Development Plan, a centrally located community pool and bathhouse will be provided on approximately 1.4 acres of the site. This facility will be constructed and available for use prior to the issuance of the 150th residential building permit in the project. The pool will be constructed at a minimum size of 3,500 s.f. On a one-time basis, approximately six months prior to the start of construction of the pool facility, membership to the facility will be offered to property owners in the adjoining Woodside Estates I, Woodside Estates Il, and Ridgefield communities. Based on the number of additional memberships from the open membership period, the applicant will increase the size of the pool, if such increase is warranted. The applicant will provide a bond in an amount adequate to construct both the swimming pool and bathhouse to provide assurance that if the project does not exceed the 149th building permit, the funds to construct these two facilities will be available. 14. A tennis court and sports court will be located within the 1.4 acres associated with the community pool and bathhouse. These recreation areas will be constructed and available for use prior to the issuance of the 150th residential building permit of the project. The applicant will provide a bond in an amount adequate to construct both the tennis court and sports court to provide assurance that if the project does not exceed the 149th building permit, the funds to construct these two sports courts will be available. 15. A central green space will be preserved and will be shown on the General Development Plan. This green space will be at a minimum of 1.3 acres in size. A tree save area will also be provided in the northwestern portion of the Meadows Edge. This area is shown on the General Development Plan. The exact limits of this tree save area will be subject to minor adjustments based on final engineering. 16. Pursuant to the General Development Plan, an area 50 feet in width will be provided north of the town green area. This area will remain as open space and provide a pedestrian linkage to the town green and pool facilities for residents of Woodside Estates. ' 17. Open space will be provided along the existing communities of Woodside, Ridgefield and Stephens Ridge. This open space area will be a minimum of 40 feet in depth. This 40 foot open space area will be shown prominently on ' the General Development Plan. 18. No structures of any type, including but not limited to decks, additions, etc., ' shall be located within the 40 foot buffer area, tree save area or slopes of 15% or greater. ' 19. No lots or structures shall be permitted within 200 feet of the southern boundary adjacent to the Agricultural District while such area is under the control of the Homeowner's Association. H 20. A landscape Buffer will be provided and shown on the General Development Plan within the southern green space parcel. The buffer will start approximately 400 feet east of the common boundary line with the FCSA parcel and continue in an easterly direction for a distance of 800 feet along the parcel's southern boundary, except where any driveway access must be maintained to the existing residences to the south. 21. A Homeowner's Association shall be formed; such association will specifically prohibit construction of any structures within any open space or buffer areas with the exception to the improvements of the pool and town green area. The Homeowner's Association Documents shall further provide that all open space shall be kept free of litter and other foreign debris. They will stipulate that the HOA has responsibility for maintenance and upkeep of the pool facilities, the community green and all other common open spaces. 22. The applicant will provide and construct a five-foot sidewalk along the east side of the Town Run Lane ROW on the Stephens City property from the northern side of the collector road's intersection with the Town Run Lane to the property's northern boundary. This sidewalk is conditional based on the approval of the Town of Stephen City to provide an easement for such sidewalk. The applicant shall be responsible for all costs of providing such easement. 23. The applicant shall construct a hard surface pedestrian/bicycle trail 10 feet in width from Rt. 1012 (Town Run Lane), to the proposed sidewalk located within the proposed development. This trail is conditional based on the approval of the Town of Stephens City to provide an easement for such trail. The applicant shall be responsible for all costs of providing such easement. 24. A statement shall be added to the General Development Plan and covenants for all lots created by this project advising that agricultural uses exist to the South and East of the site, and wastewater treatment facilities exist or previously existed to the southwest of the site. 25. The applicant shall be issued building permits for no more than 75 single family units for each of the first two years and 78 single family units the third or any subsequent year following final subdivision approval for all or any portion of the project by the county, except that the applicant may carry over any unused portion of said units per year to subsequent years. 26. During construction the applicant will meet or exceed all requirements of the Virginia Erosion and Sediment Control Handbook and/or Frederick County requirements, whichever is more restrictive. Runoff from all disturbed areas will be channeled to onsite erosion and sediment control facilities. Such facilities will be inspected on a daily basis and shall be maintained in good working order until all disturbed areas draining to them have been fully stabilized. 27. The developed site will meet or exceed all requirements of the Virginia Stormwater Management Handbook and/or Frederick County requirements whichever is more restrictive, both in terms of stormwater quantity and quality. However, the applicant will not utilize any stormwater management facilities that include permanent pools of water, i.e. wet ponds. Where the 5 � I � I 1 subject site drains to existing developed areas, the applicant will channel all onsite runoff to onsite stormwater management facilities, which will then discharge into any existing offsite storm drainage systems at or below the design capacity of those systems. Where onsite stormwater management facilities discharge into natural channels or streams, the onsite facilities will control the discharge and release it at a rate that will not increase the existing flow of the natural receiving channel. 28. The applicant will provide for the closure of an abandoned sanitation lagoon located on the Town of Stephens City, Parcel # 85-A-142. This sanitation lagoon closure will be in strict conformance with the closure plan titled Wastewater Lagoon Closure Plan identified as Appendix "B" provided within this rezoning application, approved by The Virginia Department of Health dated September 9, 2002. Furthermore, the applicant proffers additional procedures beyond the approved closure plan. These additional procedures are identified as Appendix "B1" and provided within this rezoning application. ' The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these ' conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER BY: Executrix of the Estate of CFarles W. Racey Executrix of t1oEstate of Charleo W. Racey Date: 6 - d 4 - e �Z Date: 4 _ 3D _ N - STATE OF VIRGINIA, AT LARGE FRE9ro4n i 6-e1d.NT-Y, To -wit: CITY OF WINCHESTER The foregoing instrument was acknowledged before me this 0 day of �, 1 -- , 2004, by My commi sion expires_ Notary Public STATE OF VIRGINIA, AT LARGE CITY OF WINCHEWTER, To -wit: The foregoing instrument was acknowledged before me this 30th day of June, 2004, by Shelvy M. Largent. My commission expires `L--/34b3 ?n(0� Notary Public 00_t�e P—Z)OO-10 7 L � I � I � I � I I AGENCY COMMENTS L 11 1I Meadows Edge Reply to Agency Comments December 30, 2003 ency Comment PC Staff Application Fee Signatures Reply 105.65 ac-$1,000+$50x105.65=$6,332.50 All required signatures have been provided. Review Agencies Submissions were made to all required agencies. Winchester -Frederick Service Authority and the Frederick County Building Official referrals were not required at this time, as instructed by PC Staff. Single -Family House Type Revisions were made within the application package to specify that a single-family detached cluster is being proposed with a minimum lot area of 8,000 sq. ft. Rezoning Plat Figure 2 within the application has been revised to meet the rezoning application requirements. Access The Stephens City Agreement granting access through parcel tax map #85-A-142, and the Lagoon Closure Plan provided by the Virginia Department of Health has been included within this application. The intersection design at Town Run Lane providing access to the Meadows Edge will meet all VDOT standards and requirements. Traffic The traffic section of the impact analysis has been modified to identify the issues associated with Stickley Drive; Fairfax Pike and Double Church Road; Fairfax Pike; along with measures the applicant has proffered to address these issues. A complete analysis has been provided to illustrate the future level of services (LOS) within the traffic package. Water Supply The estimated water amount that will be used by the proposed subdivision has been added to the impact analysis. Proffer Statement Proffers and monetary values have been updated, and are reflected within the impact analysis. The per lot contribution of $10,072 required by the capital facilities impact has been updated. Pursuant to final negotiations with VDOT, the applicant has proffered to provide and construct the intersection improvements as stated in proffer 5 and proffer 6, The ownership of parcel #85-A142 is and will remain the Town of Stephens City. An agreement has been provided granting the applicant access. See Appendix "A". The construction of the primary access from Town Run Lane will be constructed prior to the first residential building permit. Every effort will be made to avoid wetlands disturbance. All required permits will be acquired from all necessary agencies prior to any disturbance of wetlands. The Lagoon Closure Plan has been provided as Appendix ,1B„ The primary access will be constructed prior to the first residential building permit issued. Road sections within the 80' right-of-way will be completed during the Master Development Plan and will meet all VDOT standards and requirements. A single sheet GDP has been provided as requested. Issues and Potential Road layout has been designed to limit cut - Impacts thru traffic by providing multiple turns and no direct access from one side of the development to the other. Ownership and maintenance of the community pool will be the homeowners association. The pool is proffered to be constructed and available for use prior to the 150th residential building permit. As stated in proffer 8, membership will be offered to neighboring communities, which will determine the size of the pool facilities. Right-of-way for the "Major Collector Road" will be provided pursuant to any requested alignment by the County. The applicant has left the pending area to the south and east of the project as open space and will dedicate all or part of the area to the County or any agency thereof as requested. The application is not predicated upon the construction of any actual road. The dedication options are projected based on initial discussions which exposed the long term benefit of securing the aforementioned dedication at the time of rezoning so as to leave the County's options open for the future. Attorney Proffers Proffers are in proper form and have been signed. Public Works Access and Location The pond adjacent to the western property boundary will be identified as a wastewater detention p and o wned and o perated b y t he Frederick County Sanitation Authority in the impact analysis. The applicant is responsible for the closure of the Lagoon and will be specified within the impact analysis. See Appendix "B". Traffic The 24-hour trip generation has been updated to reflect the traffic analysis performed by Wells & Associates. Improvements have been addressed with VDOT comments. Site Drainage Stormwater Management will be finalized during master development plan, where all necessary measures will be adhered to. The HOA will be responsible for all maintenance of SWM/BMP facilities. Fire Marshall The applicant acknowledges the required and recommended items and will address them during the subdivision process. HRAB As shown FCPS FCSA No Comments The applicant acknowledges the concerns of additional students that the Meadows Edge would generate into the school system. The 228 single-family lots proposed will produce approximately 166 school age children. This will include approximately 91 elementary students, 37 middle school students, and 38 high school students. Research has been completed to determine that the capacity of the following schools will be able to service the Meadows Edge. Middletown Elementary: Current Capacity 509 Practical Capacity 735. *R.E. Aylor Middle School: Current Capacity 968 Practical Capacity 965 Sherando High School: Current Capacity 1275 Practical Capacity 1610 *Ground has already been broken on a new middle school, which is scheduled to be complete before the first residential building permit has been issued. This will reduce the current capacity, including the projected Meadows Edge students, well below the practical capacity level. Parks & Rec. Bicycle/Pedestrian Access The applicant has agreed to provide the necessary easements and access to allow for bicycle/pedestrian connections from Double Church Road and Town Run Lane. Town of Stephens City Fire & Rescue The applicant has also opened the door for discussions with Parks and Recreation for the use of the 26.5 acres remaining zoned RA. As shown No referral sheet was As guided by PC Staff, multiple calls were returned. placed to Stephens City Volunteer Fire & VDOT Existing Right turn lane onto Stickley Drive to remain a dedicated right turn lane. Dedicated right turn lane eastbound on Rt. 277 to Double Church Road. Tapers and lane configurations. Frederick- No comments Winchester Service Authority Rescue Company asking them to return in writing any comments or concerns. The applicant has agreed to contribute the monetary amount required by the Frederick County Impact Model. As stated in proffer 5, the applicant will add the additional pavement to provide a second thru lane and maintain a dedicated right turn lane. As stated in proffer 6, the applicant will provide an additional thru lane eastbound on Fairfax Pike at the Double Church intersection. Additional pavement will be provided to maintain a dedicated right turn lane eastbound to Double Church Road. The applicant will meet all VDOT requirements when providing the lane configurations and tapers. COUNTY of FREDERICK Department of Planning and Development 540/665 -565 1 FAX: 540/ 665-6395 October 9, 2003 Mr. Brian Condie Christopher Consultants, Ltd, 45940 Horseshoe Drive, Suite 100 Sterling; VA 20166 RE: Preliminary Comments - Racey Tract Rezoning Application Dear Brian: This correspondence includes preliminary review comments concerning the Racey Tract rezoning proposal, received by the Frederick County Department of Planning and Development on August 22, 2003. It is noted that the 105.65-acre portion of the property requested for rezoning is within the Frederick ' County Urban Development Area (UDA), and that the entire 131.7-acre parcel is identified by Property Identification Number 85-A-140, located in the Opequon Magisterial District. The entire site is currently zoned RA (Rural Areas) District. Through this proposal, the applicant is seeking ' the RP .(Residential Performance) District Zoning for 105.65 acres, and requesting no change in zoning to the remaining 26.5-acre portion of the tract. ' Staff has identified the following issues for your consideration as the application is finalized for submission: ' F . Ann ication Form and Relevant Review Agencies 1. m is attached and all required fees are included Please ensure that a completed application for ' for the final submission of this rezoning application. The application fee for a rezoning petition consists of a base fee of S1.000.00 plus $50.00 per acre. In addition. a refundable deposit of S50.00 must be submitted for the public hearing sign required to be posted on site. ' The total fee for this application to rezone 105.65 acres, inclusive of the sign deposit, is S6.332.50. ' Please ensure that signatures of the owners are on the application and if there are proffered conditions. that the proffered conditions are also signed by the owners and notarized. ' 1077 North Rent Street Winchesten Virgini2 Z2601-5000 Paue 2 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 Additionally, if someone other than the property owner will represent this application, a completed Power of Attorney form must be submitted with the application. 3. Please submit review comments from the following departments and agencies with this application: Virginia Department of Transportation; Frederick County Sanitation Authority; Winchester - Frederick Service Authority; Department of Public Works; Frederick County Building Official: Frederica C-61znty Departrntnt ofPlann n- and L�P'relc r:::ert; Depa—an-.It , of Fi"re and Rescue Services; First Responder - Stephens City Fire and Rescue; County Commonwealth Attorney; and the Historic Resources Advisory Board. A completed review agency comment sheet is necessary from each of these agencies. 4. Please specify the type of Single-family housing types, or combinations of types, you are considering for the proposed use of this property. This is in reference to item number 6. B on the Rezoning Application Form. As it appears in your application, lot size could be anywhere from 6,000 sq. ft. (Single-family detached zero lot line) to 15,000 sq. ft. (Single- family detached traditional). Please clarify. 5. Please submit the completed application package to the Department of Planning and ' Development to schedule for the Planning Commission meeting. The Planning Department will advertise for a public hearing and notify adjoining property owners, once the completed application package is submitted and accepted. iB. Rezoning Plat ' 1. A plat titled, "Area to be Rezoned", delineating the land area subject to the re 1 b J quested rezoning that shows the meets and bounds identifying the area to be rezoned, is required A ith ' the application. Figure 1 within the application could convey the needed information. with the addition of the meets and bounds and the rezoning boundary limits outlined not to ' include the residual RA portion of the parcel). Please also revise the rezoning information within the submitted plan sheets, if they are proffered. ' C,. impact Analysis ' 1. Access- The planning analysis states that the proposed access will be provided from Town Run Lane on the western side of the site; with the entrance road north of Stephens Run. Please include with this rezoning request the agreement with 1 1 Page 3 Mr. Brian Condie ' Re: Racey Tract Rezoning Application October 9, 2003 the Town of Stephens City, verifying the granting of access through Parcel Tax ' Map #85-A-142, as well as clarification of the closure of the abandoned sewage lagoon. The intersection design at Town Run Lane should also be considered. 2. Traffic - The impact statement notes that there are traffic issues associated with Town Run Lane (Route 1012); Fairfax Pike (Route 277) and Double Church Road (Rotate 641). In the impact analysis, pleas:.- state what the issues are with ' the identified roads, and any proposals to mitigate those concerns. ' The Impact Analysis notes that a traffic analysis performed by Wells and Associates, LLC has been provided within the appendix. Planning staff will need a copy of this traffic impact analysis submitted with the application. This ' information is missing from the draft rezoning application materials submitted on August 22, 2003. Water Supply - The estimated water usage for the proposed residential development should be specified in the impact statement. ' D. Proffer Statement ' 1. As proffered, the total sum of the monetary provisions for capital facilities impacts adds up to $10, 072. Please adjust the per lot contribution or the per unit ' capital facility contributions to equate to the same amount. 2. Please specify to whom the cash contributions towards road improvements will be paid. It is noted by staff that monetary contributions are sometimes offered ' with adjustments every two years by the Consumer Price Index (CPI) to account for inflation over the years of project build out. 3. Item number 2 under the General_ Development Plan notes that a connector road will be constructed from Rt. 1012, Town Run Lane, through Parcel # 85-A-142 ' to the site. Please clarify ownership of Parcel 4 85-A-142. There is no time frame specified as to when this road will be constructed, Please clarify if this is the primary access to the site and if it will be constructed priorto building residentiai ' structures. 4. The connector road location is shown through a wetland. Disturbance of the 11 I I j I 1 Page 4 Mr. Brian Condie Re: Racey Tract Rezoning Application October 4, 2003 wetlands is only permitted in accordance with the requirements of the US Army Corps of Engineers or other qualified state or federal agency. The disturbance of natural waterway or riparian buffers is prohibited, except when necessary for public utilities, public facilities, or roads. In the application package, please include all documentation from DEQ and the Town of Stephens City regarding the proposed access through the existing wetland/lagoon. 5. Please clarify the right-of-way, road design, and road construction tinning relative to the main access to the parcel requested for rezoning. Specifications on the classification of the proposed road, the pavement width, etc., would assist in the clarification. 6. Consider a single sheet GDP that illustrates the conceptual road layout and the eight (8) features noted under the General Development Plan portion of your proffer statement. After our meeting with VDOT, the Town of Stephens City, and County staff on Tuesday, October 7, 2003, staff identifies the following issues and potential impacts: Utilizing existing roads in the a4i acent development will impact the current residents. The applicant is expected to minimize these impacts. The community pool and bathhouse facility should be further clarified as to the ownership, membership; maintenance, size, and completion time. It should be noted that a site plan, including parking areas, will be required for this facility. The mai or collector road in the remaining portion of the tract.; should show dedicated right- of-way as well as address who will be responsible for construction of the road. Transportation and access continue to be significant issues that should be appropriately addressed. Please contact me should you have any questions or concerns regarding this correspondence. Sincerely, } 1 Abbe S. Kennedy Senior Planner ASIL/bad U'11oe\RrZ Review LelluAl m, 7I= wad i 06/25/04 FRI 22:02 FAX 0820 Jun 24 04 04:38p col-Loudoun 7034445230 p, 2 0 002 Rezoning Comments Frederick County Attorney Mail to: Frederick County Attorney Co. Admittistration Bldg., Suite 202 107 North Kent Street Winchester, Virginia 22601 (540) 665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street wnchester. Virginia Applicant; Please fill out the information as accurately as possible to order to assist the County Attorhey's office with their review, Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Slue springs 'View_ L.L.C. TelCphone: 703 444-3707 Mailing Address: c/o christopher consultants ltd. 45940 Horseshoe Drive, Suite 100 Sterling VA 20166 Location of property: Stephens City, east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 Clown stun Lane); south on Route 1065 (Ridg.e field Avenue) to Swings Lane_ Current zoning: RA Zoning requested; Rl' Acreage; 105.6 County Attorney's Comments: Assistant County Attom 's Signature ate Zr D rir.e - Plense Return Ths Form to -thgLAnr2jiou lit 18 CO COUNT' of FREDERICK s� Department of Public Works 540/665-5643 FAX: 540/678.0682 1738 October 7, 2003 Mr. Bryan Condie ' Christopher Consultants, ltd 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 RE: Race), Rezoning CormTients Frederick County, Virginia ' Dear Mr. Condie: We have completed our review of the proposed Racey tract rezoning and offer the - following comments: ' 1) Refer to Location and Access: Indicate that the pond adjacent to the western property boundary is actually a wastewater detention pond owned and operated b), the Frederick County Sanitation Authority. This treatment facility is referenced in the proposed proffer in a statement to be included in the plats and covenants. 2) Refer to Location and Access: The proposed development plan indicates that the main site access will be from Town Run Lane through property currently owned by the Town of Stephens City. A reference is made to the proper closure of the abandoned waste water lagoon on this property. However, no mention is made regarding who will be responsible for this closure. This item should be addressed in this rezoning request. 3) Refer to Traffic: The 24-hour trip generation referenced in the report (2,141) differs from that mentioned in the trafnc analysis (2,213) performed by Wells and Associates. Explain this discrepancy. 4) Refer to Traffic: It will be necessary to implement the road improvements proposed for the adjacent Southern Hills subdivision prior. to issuing building permits for the Racey tract subdivision. These improvements include a connection from Town Run Lane to Stickley Drive and a light at Sticley Drive and Route 277 (Fairfax; Pike). Also, indicate if the traffic analysis included the traffic patterns estimated for the previously approved Southern Hills subdivision located south of the abandoned lagoon off of Town Run Lane. If not, the analysis needs to be 107 North Kent Street , Winchester, Virginia 22601-5000 Race), Rezoning Comments Page 2 October 7, 2003 revised to reflect the impact of tlus approved development. 5) Refer to Site Drainage: Explain why stormwater management will not be needed in the western portion of the property. 6) Refer to Site Drainage: Channel improvements will be required across the lagoon property to protect the Stephens Ridge townhouses. It may be necessary to design the drainage structures associated with the new entrance road to pass the 100 - year storm to minimize the impact on the upstream development. 7,1 Refer to Site Drainage: We concur witrI a design approach which pm-,ec s Woodside Estates I and II. We also concur with the proposed use of SWP/j3W facilities in these areas. Indicate who will be responsible for maintaining these facilities. I can be reached at 540-665-5643 if you should have any questions regarding the above comments. Sincerely, Harvey E. tra-wsnyder, Jr., P.E. Director of Public Works HES/rls CC! Frederick County Planning and Development ni e il,: va ceyrezcom.wpd I Rezoninh Comments IFrederick County Fire Marshal ' Mail to: Frederick County Fire Marshal 107 North Kent Street ' Winchester, Virginia 22601 (540) 665-6350 mt IVFD AUG ? Hand deliver to: Frederick County Fire & Rescue Dept. Attn: Fire Marshal County Administration Bldg., I st Floor 107 North Kent Street Winchester, Virginia O Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review, Attach a copy of your application form, location map proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View. L.L.C. Telephone: 703-444-3707 Mailing Address: cio christopher consultants, ltd. 45940 Horseshoe Dnve. Suite 100 Sterling, VA 20166 Location of property: Stephens Cin,. east of Interstate 81. 0.5 miles south of Route 227 (Fairfax. Piked east of Route 1012 (Town Run Lane;: south on Route 1065 (Ridge field Avenuel to Ewines Lane. Current zoning: RA Zoning requested: RP Acreage: 105.6 rire Ntarshal's Comments: i i I lre Marshal's Signature liate `�''~\ c\����-�'�� �F- ��JJ Notice to Fire Marshal - Please Return This Form to the Appiicatr—, (I r Crin; ij`L. I Control number RZ03-0009 Project Name Racey Tract Address 45940 Horseshoe Drive Suite 100 Type Application Rezoning Current Zoning RA Automatic Sprinkler System No Other recommendation meraency Ve6me Access Not toenf Siamese Locan - Not iaeri fiec ;mergency Vehicle Access Comments rad.eriCk Goumy Fire. andaZescue Deparrm-ent Office .af tbaiFi ra Marsha 1. P...la:nviPeviaw.-,anci7 Gommenis Date received 8122I2003 City Sterling lax ID Numder 85-A-140 Date reviewec 8/26/2003 Applicant Blue Springs View, LL.C. State Zip VA 20166 Fire District 11 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Not identified Roaaway/Aisieway Width Aoeouate Date Revisec Appitcant Phone 703-444-3707 Rescue District 11 Election District Ooequon Residential Spnnkier System Yes Fire Lane Reouirec Yes Special Hazards No =ire nvararr Insmllarion:..mail meC:._.,.-.ron ema receric ..UnTv Noce 'ne... _u....' ^_ : ..,- nvo ar — ..,::uier_ wrri- ee- Access Comments Additional Gornmems jiG`� .G ..� J1:7t -�.� -G�:I�.A/Dr ��� .^�.�.n. .�. ���� .�:. ri r`n .. .0 .. �. .'C1,. I�i�(�.... J^_ ..�•= J:.-. •. .. ,.�: '.�_ Plan Aoproval Recommended Reviewed 6', Sia_ nature` Yes iimotny ` Weisr ":;"I' g�41 Title '"'°'��+.i:.�. i.s..:7=.. C®UNTv of FREDERiCK Department of Planning and Development 540/665-5651 "A,X: 540/ 665-6395 September 10, 2003 Mr. Bryan Condit Christopher Consultants, Ltd. 131 Windy Hill Lane Winchester, VA 22602 RE: Request for Historic Resources Advisor}, Board (HRAB) Comments Biue Springs View L.L.C. (Racey Tract) Rezoning Dear Mr. Condit: Upon review of the proposed Rezorinc, it appears that the proposal does not significantly impact his-oric propertits and it is not necessary to schedule a formal review of the Rezoning application by the HRAB. AccordinL7, to the Rural Landmarks Survey. there are no significant historic structurts located on the properry nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sitts in the Shenandoah Valley does not identify any battlefields that this proposed Rezoning would impact. Thant: you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely. Rebecca Raasdale Planner 1 PLAR/kac 107 North Kem Strew ^ Wincneste.. irginiL _-30 0 i -5000 Rezoning Comments ' SUpp erinteA ndent or" =rederi� ..k County ?ubiic SCt1p0lS ' Mail to: Frederick Coun Hand deliver to: ry Public Schools Attu: Superintendent Frederick County Public Schools ' P.O. Boa 3508 ' 1u ; Attn: Superintendent Winchester, Virginia ?2604 — School Administration Building (540) 662-3888 _ 1415 Amherst Street Virgmia 22604-2546 Applicant: Please fill out the information as accurately as possible in Superintendent of Public Schools with his review. order to assist the map, proffer statement, impact analysis, and any other pertinentt COPY of Your Phcation form location ' information. Applicant's Name: Blue Springs View, L.L.C. ' Telephone: 703-444-3707 Mailing Address: c/o Christopher consultants. ltd. ' 45940 Horseshoe Drive. Suite 100 Sterlin . VA 20166 Location of property: Stephens C ir)' east of Interstate 81, 0.5 miles south of Route ?27 (F Route 1012 (Town Run Lane) : south on Route 1065 (Ridge field Avenue) to Ewines Laneauk >�tice t east o.` . ' Current Zo ning: RA Boning requested: RP ' Acreage: 105= I Superintendent of Public Schools' Cowmen CS. ' a+Iagn-ed letter. II Superintendent's Signature & Date: Notice to School Superintendent - Please Return This Form to the Applicant Frederick County Public Schools Administrative Assstant to the Superintendent Sememoer 3, 2003 Al Gmdorff omooria d f re cert c k. k12.va. us ' Christopher Consultants, Ltd. 45940 Horseshoe Drive, Suite 100 ' Steding, VA 20166 Rom: Racey Tract Rezoning ' Christopher Consultants, Ltd: ' This fetter is in response to your request for comments concerning the rezoning application for the proposed Racey Tract project from RA to RP. Based on the information included in the application packet, it is anticipated that the proposed 228 single family homes ' will yield B9 high scnool students, 32 middle school students; and 39 eiemertary school students, for a total of 160 new students upon build -out. ' The Frederick County Fiscal impact, Niooe, calculates a re :ommenoec cash proffer of $r .571.00 as proposed by the applicant Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding their practical capacity. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveiooed residential lots in the area, will necessitate the future construction of new scnool facilities to accommodate increased student enrollments. The impact of this rezoning on current and future school neecs snouid be considered during the approval process. Respecffuliy Yours, AlOmdorff Administrative Assistant to the Superintendent :,opy. William C. Dean Ph. D., Supenntendent of Schools -- Robert W. Cleaver, Assistant Supenntendent for korninistration =' Hmnerst 5tree- www.rreaencr k1:c.va.uc 540-%2.3B85 ex-. 11 = _ 3'Ox 350E 540.54;.243; ftn-nesw Vlminiz; 2260--254E 54 Z-3890 tar � I � I � I � I kezonin_ Comments R Frederick Counn- Sanitation Authority Mail to; Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (540) 868-1061 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia 22655 Applicant: Please fill out the information as accurately as possible in order to assist the ' Sanitation Authority with their review. Attach a copy of your application form, location map, proffer statement. impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View. L.L.C. Teiephone: 70=-444-3707 Niailina Address: c/o christoDher consultants. ltd. 45940 Horseshoe Drive, Suite 100 Sterling VA 20166 Location Of prODerty: Stephens City. east of Interstate 81. 0.5 miles south of Route 227 (Fairrax Pikel east o, Route 1012 (Town Run Lane;: south on Route 1065 (Ridge field Avenue) to Ewinss Lane. Current zoning: RA Zoning reouested: R-° Sanitation Authority, Comments: Acreage: 105.6 Sanitation AuthorlTV Signatur-e L DaI... ✓ Notice to Sanitatioi./Authorin - Piease Return This Form to the AFizim,_ 7 Rezoning Comments Frederick County -Department of Parks &'Reereafion Nlail.-to Frederick County Department of Parks & Recreation 107 North Kent Street Winchester, Virginia 22601 (540) 665-5678 Hama-deliversto: Frederick County Department of Parks & Recreation County Administration Bldg., 2nd Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible m order to assist the Department of Parks & Recreauon with their review. Attach�a copy of your application form, location map, proffer statement; impact analysis, and any other pertinent information. Applicant's Name: Blue Staines View. L.L.C. Telephone: 703444-3707 Mailing Address: cio christoaher consultants. ltd. 45940 Horseshoe Drive, Suite .100 Sterling, VA 20166 i ovation otproperty: SwDhens C. • east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of ---Rotate-1012-FFovvtr�a-Irasek-south-vn�ome-19fr5;�i _ one: ------------- Current zonin : ZoninL- reo steel: R-T' Acreage: 105.6 11 Department of Parks & Recreation Comments: Pks. & Rec. Signature'& I; e: Notice to See Attached . • . Z.� v* ;try------� i �.1.2�/�03 -zene�-R-eurt-Titis-F•erm-to-tlte-Appiicant Racey Tract Comments: The Parks and Recreation Department strongly recommends that a bike/pedestrian facility be a requirement for this development and that it include a location for a connector offering eventual access to Double Church Road. The long range plan for this trail would be the completion of a connector accessing Sherando High School, Sherando Park, and connect to the trail system already being developed north of route 277. The monetary proffer proposed for Parks and Recreation appears to be appropriate to offset the impact this development will have on this depar nient. Although adequate open space has been provided, it appears that the 80' right-of-way to be used for a future collector road, will eventually diminish the intended purpose of the required open space. No recreational requirements required. Rezoning Comments Town of Stephens City Mail to: Town of Stephens City Attn: Town Manager P.O. Box 250 V Stephens City, Virginia 22655 (540) 869-3087 Hand deliver to: Town of Stephens City Attn: Town Manaaer Stephens City Town Hall 1033 Locust Street Stephens City, Virginia 22655 Applicant: Please fill out the information as accurately as possible in order to assist the Town of Stephens City with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicants Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: c/o christopher consultants, ltd. 45940 Horseshoe Drive, Suite 100 Sterling.. VA 20166 Location of property: Stephens City, east of Interstate 81. 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane): south on Route 1065 (Ridge field Avenue) to Ewings Lane. Current zoning: RA Zoning requested: RP A creac e: 105:6 Town of Stephen City's Comments: The Town has signed an agreement with the applicant to grant a right-of-way across the old town lagoon site. The applicant will in turn close out the lagoon. The Town would therefore encourage approval of this development if traffic impacts are acceptable to Frederick County. Town of Stephens City's Si gnature � Date: _ Notice to the Town of Stephens Cit<, - Please Return Form to A nlicant F Pteaoning Comments virginia Department of Transportation Mail to: Virginia Department of Transportation A ttn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22924 (540)984.5600 Hand deliver to: Virginia Department of Trauspomp �6-z�� Attn: Resident Engineer 2275 Northwestern Pike ��i� r` Winchester, Virginia 22603�` Applicant: Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Attach three copies of your application form, location map, proffer statement, impact analysis, and any other Pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 Mailing Address: c/o christonher consuhants, ltd 45940 Horseshoe Drive, Suite 100 sterling, VA 20166 Location of property; Stephens City, east of Interstate 81, 0.5 milts south of Route 22 7 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridge field Avenue) to Swings Lane, Current zoning: �_______ Zoning requested: RP ------ Acreage: 105.6 Virginia Department of Transportation Comments: ivi - rtease Kerurn Form to AppIicanf 20 Philip A. Shvicet COMMISSIONER DEPARTMENT OF7RANSPORTATION EDINBURG RESIDENCY 14031 OLD VALLEY PIKE EDINBURG, VA22824 VDOT Rezoning Comments Blue Springs Viewr LLC January 12, 2004 The documentation within the application to rezone this property significant measurable impact on Interstate 81, Routes 277, 641, (Route 1012), and Stickley .Drive (Route 1085). Routes are the which have been considered as access to the property referenced. JERRYA_ COPP RESIDENT ENGINEER TEL(5-40)884-5600 PAX (boil) Ba45607 appears to have Town Run Lane VDOT roadways VDOT has reviewed the transportation proffers offered in the original submittal received in this office on August 25, 2003 and. believe the applicant has addressed the site generated traffic by proffering improvements to Route 641, Route 277, Town Run Lane and Stickley Drive with the following clarifications: ' The existing right turn lane on Route 277 eastbound shall remain a dedicated right turn lane from Town Run Lane to Stickley Drive and shall not be allowed to be incorporated as a thru lane. The additional thru lane. proffered ' shall require the addition of new pavement to accommodate the additional lane, The existing right turn lane from the most western Food Lion Shopping Center entrance to Double Church Road shall remain a dedicated right turn lane and shall -not be allowed to be incorporated as a thru lane. The ' additional thru lane proffered shall require the addition of new pavement to accommodate the additional lane. ' The lane geometrics as detailed on the 3anuary, 2004 preliminary road improvements exhibit appear to only address the immediate intersection and appear to not properly line up on this rough schematic. The applicant needs to be aware of the proper tapers and lane configurations that will be required to accommodate .the specific additional lanes as proffered. This also will include any modifications required to all drainage structures I impacted by the additional lanes ViroinlaDOT_org WE KEEP VIRGINIA MOVING VDOT Rezoning Comments - Blue Springs View, LLC January 12, 2004 Paqe #2 In regards to Proffer #4, this re -striping is . not necessary since the current. west bound right turn lane also acts as a shared thru lane to the I-81 north bound on ramp. It appears, as stated above, these modifications will help to address traffic impacts to local streets, including Route 641 and Route 277. However, there are no improvements detailed that would address the proposed impacts to the Level of Service at the intersections of Route 277 and I-81 South and North Bound Ramps. It appears at build -out and incorporating the background traffic, the Level of Service drops to "B", "C", "D" and "F". Therefore, although you are addressing traffic volumes on Routes 641 and 277 (with the exceptions as noted above), the proposed development will further exasperate conditions at the interchange of I-81 North and South Bound and Route 277. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the LT._, ThD Generation Manual, Sixth Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit, This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. 1 Ben H. Lineberry, Jr., P.E. V Trans. Assistant Resident Engineer BHL/rF Enclosure Rezoning Comments Frederick - Winchester Service Authority Mail to: Fred-Winc Service Authorin, Band deliver to: Fred -Wine Service Authority AM: Jessc W. Moffetl, Executive Director Attn: Jesse W. Moffett P.O. Box 42 la7 North Kent Street Winchester, Virginia 22604 Winchester, Vi binia (540) 722-3579 Applicant: Please fill out the information as accurateiv as possible m order to assist tite Fred -Wins Servict Authority with their review. Attach a copy of YOU" application form, locaiien map proffer statement, impact analysis, and any other pertinent infortaador.. Applicants Name: Blue Sorings View, L.L.C. Telephone: 703-444-3707 ibiaiiing Adaresss: c/o chrisroptter consultants, lid. 45940 Horseshoe Drive, Suite too, Sterlin , VA 20166 Location (r property: Stephens City. east of Interstate S 1, 0.5 miles south of Rourc 22 7 (Fairfax Pike) east of Route 1012 (Town Run Lane): south on Route 1065 Midge Field Avenue) to Ewin_s Lane Current zoning: RA Zoning requested: R°� Acreage: 105.6 Precl—Wi.nc Service Authority,s Comments: w "Ifta�j Fred -Wins Sen ice nti�s Signature & Dare. llt.� 34 Z"�' Oir�SbbvEOL M C4- unonnc-- T o eGZ;BC vc . 0.04 u 11 I MEADOWS EDGE � DEED 82C lint 5140 BX5aBFGa20 THIS DEED, made this J?'� day of - 4 I.- - , 1984, 1 between Lester Z. Racey, Executor of the Estate of Ruth Racey, of the one par., hereinafter called the Grantor, and Charief W. Racey, of the other par_, hereinafter called the Grantee. I WITHESSrTi: That for and in consideration of the a= of Tsn Dollars CS10.00), cash in hand paid and other valuable conaid- eration, receipt whereof is hereby acknowledged, the Granter does grant and convey, with Special Warranty of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges and appurtenances thereto belonging, all of that certain tract of land, containing 132.15 Acres, more or less, lying just South of Route 277 about one mile Southeast of Stecaeax i City in Qpecuon hagisterial District of Frederick County, Virgsni. ; and being all of the 13B Acre tract of land conveyed to Robert V. Racey and Ruth Racey, as joint tenants, with right of survivoz- ship, by deed dated December 21. 1964 and of record in the Clerk's Office of the Circuit Court of Frederick County, Virgiaiai I in Deed Book 306, at Page 357 except for ar. off convevanae of 6 Acres by deed recorded in the aforesaid Clerk's Office in Deed Book y r -. I at Page - ^� Won the death of Robert W. Racery, Ruth Racey, sole surviving tenant, became the sole owner of the property. Ruth Racey died in December of 198" and by be: Kill =obated in the aforesaid Clerk's Office in Will Book 71 y at Page 10^ , she directed her Executor, Lester M. Racey, to sell all her real estate, including the above neecribed property. Lester 'Z. Racey duly cuallfied as Execute=. Thit conve•rrnee is made subject to all iega:llr eniercaabir restrictive covenants and easements of record affect:r.�, tnc aioresaid reaitr. 1 1 1 1 8586Po82 ! W— MESS the following signature and seal. C^t° ( Qt, (SEA: ) Lester L. nncey „.zxecucor 01 the Estate of Ruth Racey STATE Or VIRGIN U AT LARGE, To -wit: The foregoing inatr=sr t was acknowledged before as this i "r any a: 4�.,,. 1 1984, by Lester P. R&c T, I Lxecuter of the Estate of Ruth Racey. My coaffiission expires notary ruATILc Tuffs iaurumaal c saihap was prcaucs i to ai um P 7 fh nay 0!_ �i) p.['f n&. ,j 19 P C► o f : J �O • /r"1 . tad wlth certLh"js a L=mMmagmant LaWeLD ammama w� amlhed to reaora Tax uapasod ay .S&C. -;o-ri. 1 od . o e TAX TICKET m m m m m m m = = m m m m m m T' A X R E C E I P T - FRIEDERICK COUNTY Y F A R 2 0 0.3 Ticket 4:00269120002 C. WILLIAM ORNDOFF, JR Date : 12/02/2003 P.O. BOX 225 Register: COS/CO Trans. #: 25971 WIA]CiiLSTER VA 22604-0225 Dept # RE200302 IICCT## _ 25342 2003 REAL ESTATE TAxRS Previous 132_I5 ACRES 85 A 140 Balance $ 380.99 Acres: 132.15 Land: 46882 Imp: Principal Being Paid $ 57S00 380_99 Penalty $ .00 RACEY, CHARLES W_ Interest $ _00 C/0 ALCRSTA R DYKE, gggC_ Amount Paid $ 380.99*Balanceue 293 OLD CHARLES TOWN RD D as o£ la-nce2ue ST9PJ4ENSON, VA 00 22656 1724 Check 380.99 # FVB 1017 Pd by RACRY, CHARLES W. ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST_ (DUPLICATB) � I F � APPENDIX I d � I � I AGREEMENT THIS AGREEMENT ("Agreement") made and entered into this / day of 2002, by and between the Town of Stephens City, Virginia, a municipal corporation, hereinafter the "Town", and SCP, Inc., a Virginia corporation, hereinafter "SCP". WITNESSETH: ' WHEREAS, SCP is the Contract Purchaser of a 132 acre tract, Tax Map No. 58, Parcel 140, hereinafter the "Racey Tract", located in Frederick County, Virginia, and adjacent to property owned by the Town, Tax Map No. 85, Parcel 142, hereinafter the "Parcel", a portion of ' which property was formerly used as a wastewater lagoon ("Lagoons"), and ' WHEREAS, SCP is desirous of obtaining the,.necessary access to the Racey Tract from the Town, and to proceed with the filing of a Rezoning Application with Frederick County for such zoning as SCP desires on the Racey Tract ('Rezoning Application"); SCP has two different ' plans and approaches to @brain the necessary access to the Racey Tract, as shown on Exhibit A (Plat by Christopher Consultants dated September 4, 2002) and B( Plat by GilbertW. Clifford & Associates, Inc., dated 4/17/02), and ' WHEREAS the Town is Q A desirous of having the „xrstrng two wastewater Lagoons closed ("Closure") and a building pad ("Building Pad") constructed on a portion of the Parcel within the ' area of the train Lagoon as shown on Exhibit B; and WHEREAS, SCP is willing to undertake the Closure and to construct a Building pad on the closed main Lagoon, all at its sole cost and expense; and ' WHEREAS, the Town adopted a Resolution ("Resolution") on ' 002, a copy of which is attached hereto and marked Exhibit C, whereby the Town authorized the Town Administrator to execute this Agreement on behalf of the Town and bind the Town hereto; and ' WHEREAS the Town in consideration of SCP's undertaking the Closure and the ' construction of the Building Pad, is willing to convey to SCP, or its designee, or at the option of SCP, to grant, dedicate and convey a portion of the Parcel for a right-of-way for pudic street purposes ("Road") to Frederick County, Virginia ('Right -of -Way"). ' NOVV, THEREFORE, FURTHER WITNESSETH, that fo r and in consideration of the premises and the mutual promises and undertakings of the parries, the parties agree. as follows: ' 1. The recitals herein shall be deemed a part of this Agreement. 2. SCP shall, at its sole cost and expense. undertake the closing of the Lagoons in accordance with a proposal from GeoC:.:oncepts Engineering, Inc. ("GeoConcepts"), Ls set forth '\t ' generally in their closure plan submitted to the Virginia Department of Health on September 9, 2002 with three attachments. This does not limit SCP, who may also use other qualified professionals retained by SCP in connection with the Closure. SCP shall obtain such approvals as may be required by the Commonwealth of Virginia, Division of Wastewater Engineering ("Division"), such that SCP shall meet the requirements of the Division for the Closure Plan ' ("Closure Plan"). Wastewater and soils disposal shall be at SCP's sole expense. SCP shall satisfy the Division that the closure is complete and that the closure meets all legal and regulatory requirements. Upon completion of the Closure, SCP shall have GeoConcepts, or other qualified ' professionals, verify that the work was performed in accordance with the Closure Plan. 3. After the Closure of the Lagoons, SCP, at its sole cost and expense, shall bp - responsible for construction of the Building Pad to be constructed on the site of the closed main Lagoon, generally as shown on Exhibit B, attached hereto. ' 4. SCP will be responsible, at its sole. cost and expense, for obtaining any and all permits necessary for the Closure and the construction of the Building Pad. ° . 5. The Town, without cost or expense to the Town, will. fully cooperate with SCP, its experts, and any governmental authorities in connection with the Closure and the construction of ' the Building Pad, including but not limited to allowing access to the Parcel for the purposes of surveying, testing and construction until such time as construction of the Building Pad has been completed and approved by the Division and verified by GeoConcepts, or other qualified professionals. The Building Pad shall generally cover the same amount of area as the previous main lagoon and shall consist of an excavated and compacted pad certified to meet the building requirements in force and effect at the time of the construction. 6. The Town shall grant, dedicate and convey a portion of the Parcel as a Right -of -Way ' for public street purposes ("Road") to Frederick CountS�, Virginia, which Right -of -Way is shown on Exhibit A or B, as selected by SCP. SCP shall be responsible for all costs and expenses associated with the conveyance. At the option of SCP, the Right -of -Way shall be conveyed to ' SCP or its designee. The Right -of -Way shall be as follows: (a) At the option of SCP, the Right -of --Way may be located as may be reasonably required to comply with engineering and/or governmental requirements, and shall be generally as shown on Exhibit A or B. In the event the right of way encroachs on he Buil arable area. site, ' adjustments shall be made to the Building Pad site so as to prepay p (b) At the time of filing of the Rezoning Application, the Town shall deliver a letter to Frederick County, Virginia, stating that the Town will provide for and convey or ' dedicate the Right -of -Way for the Road or grant the same to SCP or its designee. ' (c) The Right of Way shall be dedicated or conveyed contemporaneously with the approval of the fast section of the Subdivision Plat ("Subdivision Plat") by Frederica; Counts. Virginia. for the development of the Race,_ Tract. The appiicarion for the approval of the 1 y � ' rezoning will not be more than six (6) months from the date of this Agreement. Upon approval of the rezoning application SCP shall diligently pursue the application to the County for ' subdivision, but in no event will the application for subdivision be filed later than two (2) years from the date of this Agreement. ' (d) The Right -of -Way will be of sufficient width and design to meet the requirements of the Vi �irt'a Department of Transportation ("VDOT") or any other governmental ' agency. (e) The Right of Way shall provide a minimum of two commerciaUindustnal ' r1, C „r1-,arr, 1•, if of t}-�g,m- n � ry—�-4f1 r/N�-P k, entrances to the Town property,, r r n These entrances shall conform to VDOT requirements. TP 5L P sluli ' „emsfi. n SCnVlee yl,tae Srr - -k, i?vY 7 %C+�r.a+i•v;IlEnr+4t�c[idGILLK4,,,•F r�W—f boo +n .:,-% hli- s, 7f ;f('L 7 (f) The Town shall grant such temporary additional construction easements on the Parcel as may be required by governmental authorities where it may be necessary because of engineering requirements;and the construction of the Road, including slope and grading yo easements. 5, SCP shall 7. Contemporaneously with the conveyance or dedication of the Right -of -Way, ,.. 'V post a performance bond ("Performance Bond") with the Town, with an AM Best rating of AA or better, based upon an estimate prepared by GeoConcepts, and in an amount, form and substance - reasonably acceptable to the Town for the Closure and Building Pad. The Performance Bond shall be in an amount sufficient to cover 150% of the estimate of the costs of all the work - shall for the Closure and the construction of the Building Pad. SCP shall be responsible for e and pay the cost to GeoConcepts for preparing the said estimate. (SCP shall also post an additional Performance Bond to cover the construction and cleanup of the Road as would be ' customarily by VDOT and the County.) ' 8. As soon as is feasible after the first section of the Subdivision Plat has been approved, is final and is of record, but in no event more than one (1) year thereafter, SCP will commence the Closure and, thereafter, construction of the Building Pad and, at all times, will diligently shall the Closure and construction of the Building pursue the completion of the same. In no event Pad be completed later than two years after the Right -of -Way is dedicated or conveyed by the Town. The said two (2) year period may only be extended by written agreement of the Town, ' which consent the Town agrees shall not be unreasonably withheld, conditioned or delayed, for such a reasonable period of time as may be required because of delays resulting from such thing's ' as acts of God, fire or other casualties. g. (a) In the event the Closure and the Building Pad have not been finally completed within the said two (2) year period, except- as above set forth, the Town shall have the right in which to require SCP, its successors or assiMs. to re -convey the Right -of -Way to the Town. at no cost or expense to the Town. That amount of the Performance Bond necessary to complete tine ' Closure and Building Pad shall be forfeited to the Town, provided, however, that in the event the J Town elects to exercise its option to forfeit the said Performance Bond as hereinbefore set forth, the Town shall first give SCP written notice of the same and SCP shall have a period of ninety (90) days thereafter in which to finally complete the Closure and BuildinZD g Pad. In the event SCP completes the same within the said ninety (90) day period, the Performance Bond shall not be forfeited. (b) In the event that Frederick County will not approve the first section of the subdivision because of the aforementioned possibility of a reverter of the Right- of -Way, and the County documents this as the sole reason for the subdivision's rejection, the Town agrees to release this reverter restriction contemporaneous with proof of a signed and fully funded contract by SCP for the Closure and Building Pad, with work to begin on the closure within sixty days from the signed contract, and completion within 24 months. 10. SCP shall select either Exhibit A or Exhibit B as its location for the right of way within a reasonable period of time, and shall advise the Town of the selected location. 11. The Town anA ,SCP agree, that, at all times, they will cooperate in order to achieve the objectives set forth in this Agreement, including obtaining any and all permits necessary therefor. 12. This Agreement and the rights and liabilities hereunder of the parties shall be governed by the laws of the Commonwealth of Virginia. 13. This Agreement constitutes the entire agreement between the parties, shall replace and supersede all prior agreements between the parties, whether written or oral, and may be t signed by all of the parties. Each party executincr this amended only by a written agreemen Agreement represents and warrants that said party has the right, power and authority to execute the same and bind the said party hereto. 14. In the event any provision of this Agreement shall be held invalid or unenforceable by ' any court of competent jurisdiction, such holdings shall not invalidate or render unenforceable any other provision hereof. 15. This Agreement and all of the terms, conditions and obligations hereunder shall inure to the benefit or obligation, as the case may be, and shall be binding upon the parties and their respective personal representatives, heirs, successors and assigns. 16. This Agreement may be executed in any number of counterparts, any one and all of which shall constitute the Agreement of the parties and each of which shall be deemed an original. 17. A-ny notice, reauest, demand, instruction or other communication to be given to either part-y hereunder. shall be in writing and shall be hand -delivered or sent by Federal' -Express or a comparable overnight mail service, or mailed by U.S. registered or certified mail_ return receipt 4 requested, postage prepaid, to SCP, Town, SCP's Counsel, and Town's Counsel, at their respective addresses set forth below. The addressees and addresses for the purposes of this Section may be changed by giving notice. Unless and until such written notice is received, the last addressee and address stated herein shall be deemed to continue in effect for all purposes hereunder. 18. SCP shall reimburse the Town $1425.00 to assist in covering the expenses incurred in reaching this agreement. . If to SCP: Scott C. Plein, President SCP, Inc. 43571 John Mosby Highway, Suite 120 Chantilly, VA 20152 Telephone: 703-222 2-0449 Facsimile: a703-327-6760 With a copy to: If to Town: David E. Feldman, Esq. Odin, Feldman 8: Pittleman, P.C. 9302 Lee Highway, Suite 1100 Fairfax, VA 22031 Telephone: 703-218-2108 Facsimile: 703-218-2046 Town of Stephens City Attention: Mike Kehoe, Town Manager P.O. Box 250 Stephens Civ, VA 22655 Facsimile: 1-540-869-6166 With a copy to: J. David Griffin, Esq. Fowler Griffin Coyne Coyne & Patton, P.C. 29 North Braddock Street Winchester, VA 22601 Telephone: 540-667-6400 Facsimiie- 540-722-4828 5 WITNESS the following signatures and seats: SCP, INC., a Virginia corporation (SEAL) Name: Scott C. Plein Title: President TOWN OF STEPHENS CITY, VIRGINIA, A municipal corporation and body politic Date: �`�� �d/ ` / "' BS : (SEAL) Name: Mike Kehoe Title: Town Administrator, its authorized representative ' COMMONWEALTH OF VIRGINIA, CITY/COUNTY OF', iAI-CL- 11(� �j to -wit: ' L the undersigned Notary Public in and for the jurisdiction aforesaid, do hereby certify that Scott C. Plein, 17re ��c� of SCP, Inc., who is known to me as the ' person who executed the foregoing Agreement, personally appeared before me in my said jurisdiction and acknowledged this to be his act and deed. ' Given under my hand and seal this day of L • 2002• ' Notau Public My Commission Expires: COMMONWEALTH OF VIRGINIA, CITY/COUNTY OF":i Affc nit tc!-S , to -wit: I, the undersigned Notary Public in and for the jurisdiction aforesaid, do hereby certify that Mike Kehoe, the Town Administrator of the Town of Stephens City, Virginia, who is known to me as the person who executed the foregoing Agreement, personally appeared before me in my said jurisdiction and acknowledged this to be his act and deed. Given under my hand and seal this I day of C , 2002 Notary Public Lj My Commission Expires: n c'.,� \- I S'I�Y DPV� ARRY F �11"1PSON 1/1 lN \ / A 146 P R.O.X. A Ox C11RP I / t 17 j /-' EFRA TOWN OF s; =Fu-DV Cm' r� MAIN LAGXN C I \ TOWN ni7T!l �00 200 1 inch = 200 `. 131 , 1 : 1Cisto� her consul amT Clr . ✓- ` �0t tenomeenno survewnc Banc ntannma =�/ r, VR;IN1r1 �- Q40 rz f mtLSorweC. trc 1w/4/! Ff F i 4SQ40 ronesnoe alve ISWe 10o sroranc. vrawa 2D16E / n/1/1^ L — = " 7^„3 4".370" tax 703 aae.5�3C. 1 : 1Cisto� her consul amT Clr . ✓- ` �0t tenomeenno survewnc Banc ntannma =�/ r, VR;IN1r1 �- Q40 rz f mtLSorweC. trc 1w/4/! Ff F i 4SQ40 ronesnoe alve ISWe 10o sroranc. vrawa 2D16E / n/1/1^ L — = " 7^„3 4".370" tax 703 aae.5�3C. j• i -F r r �. �y r 11 ' 7'' �,• �} `i-- - - -- i` �. -`r i,la�1S � � !•t t cl 44 "611 lit. �71 �• � j``.. ��'Y"' }:ice 1' {-! � � C, .l. ii�l, �,, ' •. 'z� r r, l04 ••irl !-�_,•=��'�._. r�i >�,`: :� � — rr-a �--�1{l 41 ~9'�-_ `� � .1 � + _ - � i Y� 'v !• ,(r�jti -�` -r.. 4.+-} . rt '�L: � 4•Ip, _.-. _ ' ��'lilr _ � I � "'=$3'f,a�. �li. q .l- [ �'It2.. '�rl.� F� � •�.! i ' F 11 _ o '�; ��� �s� .�.�:�§��, �}tom � t;'ems..-?n1�:1�•/�a 'i r� << � _ - •. +�, � ...__ ,! S 4 .IT[7JT' RJQi -,- IVAr j :' �: , i J iL Li 1~ b 1 is �# -- t l I� 1 I f •'; � � 1 �_ ,._ `a..- �' 141. Q o In U) Ll PROPPS {1 SO It -RN JIAL�S 1)Z1 LlfFr �;'17/t?' j� — _., ADDENDUM TO AGREEMENT THIS ADDENDUM TO AGREEMENT ("Addendum") made and entered into this_ da2003, by and between the TOWN OF STEPHENS CITY, VIRGiNIA, a municipal corporation, hereinafter the "Town," and SCP, INC., a Virginia corporation, hereinafter "SCP", WITNESSETH; WHEREAS, the parties hereto entered into an Agreement on the I" day of October, 2002 ("Agreement") related to the Closure of Lagoons and the construction of a Building Pad; and WHEREAS, the Town adopted a new Resolution ("New Resolution") on the day of �. , 2003, a copy of which is attached hereto. and marked Exhibit E, whereby th6 ' own authorized the Town Administrator to execute this Addendum on behalf of -the Town and bind the Town hereto, NOW, THEREFORE, FURTHER WITNESSETH, that for and in consideration of the promises and the mutual promises and undertakings of the parties, the parties agree as follows; l . The recitals herein shall be deemed a part of this Addendum. (a) Amend Paragraph 6 of this Agreement by deleting the reference in the third line to "Exhibit A or B" and inserting "Exhibits A, B or D". (b) Amend Paragraph 6(a) in the third line by deleting "Exhibit A or B" and inserting "Exhibits A, B or D". (c) Amend Paragraph 6(c) by deleting the second sentence and inserting the following; "Tile application for the approval of the rezoning will be made on or before March 1, 2004." 3, Amend paragraph 10 in the first line by deleting "Exhibit A or Exhibit B" and inserting "Exhibits A, B or D q, Except as otherwise expressly modified herein, all other terms, conditions; and provisions of the Agreement shall remain in full force and effect, WITNESS the following signatures and seals: Date: l Date: -7 /Z- !U3 SCP, INC., a Virginia corporation By; (SEAL) N e: Scott C. Plein Title: President TOWN OF STEPHENS CITY, VIRGINIA A municipal corporation and body politic Name: Mike Kehoe Title: Town Administrator, its authorized representative COMMONWEALTH _OF VIRGI��IA. CITY/COUNT'Y OF'a7 �(UQ l.C. , to -wit: 1, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that Scott C. Plein, President of SCP, Inc., who is knov n to me as the porson who executed the foregoing Addendum to Agreement, personally appeared befare me in m; said jurisdiction and acknowledged this to be his act and deed. ` Given under my hand and seal this I day 0� 003. Notary Public my Commission E 1 s: I 2 - II., 5 I tr rlMNZDl, 1 I y 1 J",:j 00 70100 r' . UJ COMMONWEALTH OF O s. VIRGINIA, TY CITY/COUN ��dc..;.. � ." , to -wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that Mike Kehoe, Town Administrator of the Town of Stephens City, via, who is known to me as the person hgin who executed the foregoing -Addendum to A personally appeared before me in my said jurisdiction and acknowledged this to b� event' and deed. his act Given under my hand and seal this dayZpp3 leE. L Notary Public My Commission E res; N 1DATANImvW0775t0��U21defi,� . 6-2:-03 nnn=rmum T4 AGRR13MHMI do: 1 Jun 25 03 01:2HP ccl-Loudoun �1 1 1 ` STAMEY D . � Rr r•. rtrrPsON nr \ �_ \ PIN S5 A J46 1 ENTRANZaE 1 TOWN Or / 7034445230 Sul p.� 1 LAC-OON O C,Lhe NIF \\\ \ 1 TOWN O: 57--Fq C17'" PIN « &5\,A 92 10G 1 1 inch = 200 f . christopher oomsu+Lan anpineern; survevmQ , anc 018nnrnc 1 ?.�'i2l:K CtXJNT`�_ !/tRctlNtA �,,b,��.. °°�� ft` ,so-w row+nnv ,,.rc, rW'o1CC' �MnM.wrn,n torp� '•� 20v� � —3iL Boa .m.s�o� � �.+4sa: Iwmmmmmm-� — � I � I � I � I I I r� 7 6u4 60uth King St., Suite 200, Leesburg, Virginia 20175 September 9, 2002 Mr. John Scofield Virginia Department of Health Division of Wastewater Engineering 131 Walker Street Lexington, Virginia 24450 (703) 443-0309 * Fax (703) 589-1592 Subject: Wastewater Lagoon Closure Plan, Stephens Cit Wastewater Treatment Plant, Stephens City y, Virginia (Our 22031) Dear Mr. Scofield: GeoConcepts Engineering, Inc' (GeoConcepts) is pleased to present our closure plan for above referenced wastewater lagoon. This plan has been submitted at the request of our client, SCP, Inc, bent, Background The subject lagoon, located off of Town Run Lane, has been out of service for a si period of time. The lagoon has a surface area of about 3 acres. A sounding ' scant completed in the lagoon in March 2002 o, investigation (3,804,966 gallons) of water and approximately 14�he lagoon contained 508,650 cubic feet accumulated sediment. A summary y 650 cubic feet (5,283 cubic yards) of location plan are presented as Attachment 1 sounding probe location data and the sounding probe In addition, a composite sample of the water/sediment in the lagoon was obtained and submitted for chemical analysis of Virginia waste disposal parameters. The chemical results did indicate the presence of any parameters tested to the limits of detection employed. Accord' not the water/sediment is considered non -hazardous and non -contaminated. A copy of the chemica test results are presented in Attachment 2, 1 Wastewater Lagoon Closure The existing wastewater lagoon described above is planned for closure. The closure of t lagoon will include the following steps: h. 1. Removal of wastewater. 2. Removal of sediment. 2. Reclamation of the wastewater lagoon area to provide a new building pad area through the addition of compacted fill 10 approxi Hate proposed subgrade elevations. Details of each step are provided herein. Removal of Wastewater As indicated previously, a March 2002 investigation estimated 508,650 cubic feet (3,803,966 gallons) of water in the lagoon. It is noted that the estimated volume of water in the lagoon was obtained during a wet period of the year. Actual water volume in the lagoon will be dependent on the time of year. The water will be pumped into a nearby sewer for treatment at the Frederick County Wastewater Treatment Plant. The timing of the water removal will be coordinated with the Frederick County Water Authority (FCWA). In addition, we will complete any requested chemical testing of the water within the lagoon that is requested by the FCWA. Mr. Mike Keyhoe of the Towel of Stephens City will also be contacted prior to the water disposal to coordinate this operation. Removal of Sediment After removal of the water in the lagoon, we estimate a volume of sediment in the lagoon of about 142,650 cubic feet (5,283 cubic yards). In addition, it is expected that up to an additional 1.5 feet depth of soil below the sediment may be excessively wet and soft. The sediment in the lagoon will be allowed to dry sufficiently to allow it to be handled as a soil material. The existing sediment will be mixed with the upper excessively soft and wet soils to a depth determined in the field by the geotechnical engineer. The sediment and soil mixture will then be spread out off site on adjacent fields in lifts not exceeding 1.5 feet thickness for additional drying. Sediment and soil from the lagoon will not be spread within 100 feet of any stream, pond, or drainage ditches. Off site borrow material is anticipated to be used to fill the lagoon as detailed below. Off site borrow pits may be returned to existing grades using the sediment/soil mixture from the lagoon. Construction of a Building Pad After removal of sediment and excessively soft subsoils in the lagoon, the lagoon area will have a new building pad constructed in its place. The building pad will be constructed of new compacted, structural fill that will be capable of supporting building foundations with a spread footing bearing capacity of 3,000 psf. Detailed specifications for the construction of the building pad with regard to subgrade preparation and compacted till requirements are presented as Attachment 3. Finished grades for the building pad have not been set at this writing. For planning purposes, it is assumed that the building pad will have a finished floor at about existing grades. Therefore, it is expected the lagoon embankment side slopes will be removed and re -used for tilling the interior of the lagoon area. Oualith Control The wastewater lagoon closure steps detailed herein will be monitored and documented by GeoConcepts. the owner's representative, to verifv the closure is implemented as planned. The quality control services described below will be completed under the supervision of a Professional Engineer registered in the Commonwealth of Virginia. The amount of water removed from the lagoon. approximate quantity of sediment and soil. and building pad sem--Mber 9, 200'- VirEinia Department of Health Paa r construction will be documented. With regard to the building pad construction, GeoConcepts will provide a full time field representative during fill operations to verify the fill meets classification and placement requirements, and conduct field density tests on each lift of fill to verify the fill meets compaction requirements. At the completion of the wastewater lagoon closure, GeoConcepts will prepare a report that provides documentation of the lagoon closure, including photographs of the various steps detailed above. The report will also include documentation of the building pad construction with field density test data and locations. GeoConcepts will provide a statement indicating that the wastewater lagoon closure was completed in accordance with the intent and requirements of the approved wastewater lagoon closure plan. We have prepared this wastewater lagoon closure plan for review and approval. Please contact us with any questions regarding the information contained herein. If not, please provide a letter indicating approval of the plan as presented herein. Sincerely, GEOCONCEPTS ENGINEERING, INC. Rodney Whittaker Staff geologist IX �adeuss Lewis, P.E. Princtpal ,o TADEl1SZ W. LEMS No. 021276 Attachments: eSS0XAL 1) Sounding Probe Investig and Location Plan ?) Water/Sediment Composite Sample Chemical Test Results 3) Building Pad Construction Specifications copy: SCP, Inc. Mr. Scott Plein I RW/TL F:1PROJErTS''2031\WP\(Final) La_oon closure plan.. 9-09-01doc September 4. 2002 V ir_inia Departmeni of Health Pa_Je 2 GeoCo -ncepts '���Engineerincv' Inc. ENGINEERING FIELD REPORT 604 South King St., Suite 200, Leesburg Virginia 20175 Project Nome: E (703) 443-0309 * Fax (703) 589-1592 GeoConcepts R p: (�'/ Project No_: Contractor: v ✓ •�� Date: /3 O Weather: — Supt.: Summary of Observations and Recommendations: Temperature �° (' Ll cr I --rn � . , A-- 3'Le -)Ketch \�--te. Thi- c cr uncreckec! f;e�- 'e- c ar,c _ m no; -- ccmplet esti R A T E D ANALYTICAL REPORT GEOCONCEPTS ENGINEERING, INC. 9996 ' 604 SOUTH I:ING ST . , STE 200 LEESBURG, VA 201715 ' Project: 22031 Project Name: RACEY TRACT DEVELOPMENT ' Sampler: Lab Number: 02-A42436 Sample ID: RACEY TRACT DEVELOPMENT Sample Type: Liquid waste Site ID: Date Collected: Time Collected: Date Received: 3/16/02 Time Received: 9:00 Page: 1 Report Quan Dil ' Anal_yre Result ------------------------ ----------- Units Limit Limit Factor Dare ------ ------ ----- ------ -------- Time Analyst Method Batch ----- ---------- --------- ----- *GENERA. CHEMISTRY PARAMETERSt PH 8.20 pH Units 1 3/19/01 19:00 M.Womacl; 9040/150.2 1171 TCLP Results ' Matrix Spike Analyre Result Units Reg Limit Recovery (%) Dare Time Analyst Method QC Batch ---------- ------------ --------- --------------- ------ -------- Arsenic < 0.100 mg/i 5.0 108 Barium < 1.00 mg/1 100 91 Cadmium 0.100 mg/1 1.0 103 Chromium < 0.500 mg/1 5.0 95 Lead 0.500 mg/l 5.0 100 ' Mercur}- Selenium 0.0100 < 0.100 mg/1 mg/1 0.2 1.0 110 108 Silver 0.100 mg/1 5.0 96 TCLP Exrracrion Initiated .i.P:BOR TORS' COMvEWTS: 11D - NG-- detecred at the report ' - Recovery oursioe Laooratory historical or metnod prescrioee !im ts. All results renerrec = a wet weight oas,-s. o Sample Report, 3/20/01 13:42 C.Johnson 6010E 2728 3/20/01 13:42 C.Jonnson 6010E 2728 3/20/01 13:42 C.Johnson 6010E 2728 3/20/01 13:42 C.Jonnson 6010E 2728 3/20/01 13:42 C.Johnson 6010B 2728 3/21/02 11:59 W. Choate 7470A 2762 3/20/01 13:42 C.Jonnson 6010B 2728 3/20/01 13:42 C.Johnson 6010E 2728 3/19/02 14:00 M.Womacl: 131t 1155 3�J60 Fos•rr.r. DRIVE M%sIIvii,i,i:.TN 37204 6 i 5-726-01 -,7 F o.: 61 796-�tsl.-,� RO(I- �� 5-nu8!; TestL�merica I N C 0 R P 0 R A T E D ANALYTICAL REPORT GEOCONCEPTS ENGINEERING, INC. 9996 604 SOUTH KING ST., STE 200 LEESBURG, VA 20175 Project: 22031 Project Name: RACEY TRACT DEVELOPMENT Sampler: Anaiyte Result Units ------------------------ ----------- ------- *ORGANIC PARAtIETERS* TPE (Gasoline Range) ND *VOLATILE ORGANICS* Benzene ND Toluene ND Ethylbenzene ND Xylenes (Total) ND Acrolein ND Acrylonitrile ND Bromoform ND Bromomethane ND Carbon tetrachloride ND Chlorobenzene ND Chioroe thane ND Chloroform ND Chloromethane ND Dibromochloromethane ND 1.2-D3.chlorobenzene ND 1,3-Dichlorobenzene ND -.-Dichlorobenzene ND Dichlorodifluoromethane ND 1.1-Dichloroethane ND 1.2-Dichloroethane ND '.1-Dichl.oroetnene ND -Dichloroethene (total) ND I'ample report continues . . . mg/l Retort Limit 0.100 Lab Number: 02-A42437 Sample ID: RACEY TRACT DEVELOPMENT Sample Type: Liquid waste Site ID: Date Collected: Time Collected: Date Received: 3/16/02 Time Received: 9:00 Page: I Dil Analysis Analysis Factor Date Time Analyst Method Batch 1 3/25/02 16:01 D. Cooper 8015B/5030 5504 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.0050 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.01000 1 3/22/02 1:21 L. Lowery 624 2320 mg/l 0.01000 1 3/22/02 1:21 L. Lowery 624 2320 mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2 320 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 1 3/22/02 1:21 L. Lower' l 624 2320 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mgii 0.00500 3/22/02 1•.21 L. Lowery 624 2320 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 i 3/22/02 1:21 -. Lower,, 624 '320 mg/1 0.00500 3/22/02 1:21 L. Lower", 624 °32C mg%'_ 0.00500 3/22/02 _:21 L. Lowery 624 73?0 mg/1 0.00500 3/22/02 1:21 L. Lowery 624 2320 2960 FuSTEP Gri;icirron DRivr, , N 272 ? - _ AS�IVII,Id:.T�' , � (1 (i � _-7 .r;-(11 ; . F.�..,. (i 1- ;-�,{;_{JUG 800-76; � Testllmeirica I N C 0 R P 0 R A T E D ANALYTICAL REPORT Laboratory Number: 02-A42437 Sample ID: RACEY TRACT DEVELOPMENT Project: 22031 Page 2 Report Dil Analysis Analysis Analyze -- ---- - ------- Result ------- Units Limit ------- Factor ------ Date Time Analvst Method Batch 1--,2-D- ichlor- opro- nane- ND- m-� /1 0.00500 1 --------- 3/22/0_ ---- -- 1:21 -------- L. Lowery 624 cis-1,3-Dichloropropene ND mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 trans -1,3-Dichloropropene ND mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2 320 ' Methylene chloride ND mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 2320 1,1,2,2-Tetrachloroethane ND mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 Tetrachloroethene ND mg/1 0.00500 i 3/22/02 1:21 L. Lowery 624 2320 2320 ' 1 1,1-Trichloroethane ND mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 1,1,2-Trichloroethane ND mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 Trichloroethene ND mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2 320 Vinyl chloride ND mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 Bromodichloromethane ND mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 Trichlorofluoromethane ND mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 ' *PESTICIDE/PCB's/HERBICIDES* Aldrin ND mg/1 0.00025 1 3/24/02 6:21 Henderson 608 5860 1016 ND m /l g 0.00250 1 3/25/02 12:2 5 Carmichael 608 5491 'Aroclor Aroclor 1221 ND mg/1 0.00500 1 3/25/02 12:25 Carmichael 608 5491 Aroclor 1232 ND mg/1 0.00250 1 3/25/02 12:25 Carmichael 608 5491 Aroclor 1242 ND mg/1 0.00250 1 3/25/02 12:25 Carmichael 608 5491 ' Aroclor 1248 ND mg/l 0.00250 1 3/25/02 12:25 Carmichael 608 5491 Aroclor 1254 ND mg/l 0.00250 1 3/25/02 12:25 Carmichael 608 5491 Aroclor 1260 ND mg/l 0.00250 1 3/25/02 12:25 Carmichael 608 5491 a-BHC ND mg/l 0.00025 1 3/24/02 6:21 Henderson 608 5860 b-BHC ND mg/l 0.00025 1- 3/24/02 6:21 Henderson 608 5860 d-BHC ND mg/l 0.00025 1 3/24/02 _ 6:21 Henderson 608 5860 g-BHC, Lindane ND mg/1 0.00025 1 3/24/02 6:21 Henderson 608 5860 ' Chlordane 4,4'-DDD ND mg/l 0.00025 1 3/24/02 6:21 Henderson 608 5860 ND mg/l 0.00050 1 3/24/02 6:21 Henderson 608 5860 4,Z.'_DDE ND mg/1 0.00050 1 3/24/02 6:21 Henderson 608 5860 ' 4,4'DDT ND m g/i 0.00050 1 3/24/02 6:21 Henderson 608 5860 Dieldrin ND m g / G.00050 1 3 /24/0° 6:21 Henderson 608 5860 Endosulfan i ND mg/2 0.00025 1 3/24/02 6:21 Henderson. 608 5860 ' Endosulfan II Endosulfan Sul"*ate ND ND mg/2 mo/l 0.00050 0.00050 1 i 3/24/02 3/24/02 6:21 6:21 Henderson Henderson 608 006 5860 5860 Endrin Iry mg/= 0.00050 1 3;24/02 6:21 Henderson, 602 5860 Enarin Aioehvde ivv mg/1 0.00050 3/24/02 6:21 Henaerson 608 5860 ImPle report continued . . . 2,)60 Fus•ri.i: >' iw N,ls1n'n,1.E.1'�� 3720.] 615-726-01 77 ' F:u: 6 15-726-09,54 ' 80(;-765-0980 Testllmerica I N C 0 R P 0 R A T E D ANALYTICAL REPORT Report enalvte Result Units Limit Heptachlor ND mg/1 0.00025 Heptachlor Epoxide ND mg/l 0.00025 Methoxychior ND mg/1 0.00050 Toxaphene` ND mg/l 0.02500 *MISCELLANEOUS CHEMISTRY* — Total Organic Halogens -0.126 mg/l 0.100 Reactive Cyanide NO mg/kg 50.0 Reactive Sulfide ND mg/kg 100. Laboratory Number: 02-A42437 Sample ID: RACEY TRACT DEVELOPMENT Project: 22031 Page 3 Dil Analysis Analysis Factor Date Time Analyst Method Batch 1 1 1 1 3/24/02 3/24/02 3/24/02 3/24/02 6:21 6:21 6:21 6:21 Henderson Henderson Henderson Henderson 608 608 608 608 5860 5860 5860 5860 10 3/19/02 11:13 Weatherl-v 9020B 1541 1 3/20/02 15:15 S. Prayter SW-846 1547 1 3/20/02 15:15 S. Prayter SW-846 1547 7 -- ------------------------ ----------------- ----------------------------------------- ----------- ------------------------- Sample Extraction Data ' Wt/Vol Parameter Extracted Extract Vol Date Time ---------------- --------- ----------- -------- ----- ' OC Pest PCB's Surrogate ------------- 100. ml 5. ml 3/21/02 100. ml 5.00 ml' 3/21/02 BTEX/GRO Sur_., a, ,a-TrT VOA Surrogate, 1,2-Dichloroethane, d4 ' VOA VOA Surrogate, Surrogate, Toluene d8 L-Bromofluorobenzene VOA Surrogate, Dibromofluoromethane Pest surr-TCM}: Pest surr-DCB P-'= report continued . . . Recovery 104. 123. 106. 115. 108, 12. 11 4. C Analyst Method ------------------- D. Harris 608 D. Harris 608 Target Range ------------ 67. - 135. 73. - 136. 76. - 131. 68. - 132. 78. - 136. 53. - 125. 15. - 153. 2960 Fusrt;r C;rr;ictrrOn l l c f -�) � ._ .- ra`.: �1 � - -(i-0 L'- -I ,' 8 0 0 - 7 J, -nn In T U/--&stJ�merica I N C 0 R P 0 R A T E D ANALYTICAL REPORT Laboratory Number: 02-A42437 Sample ID: RACEY TRACT DEVELOPMENT Project: 22031 Page 4 LABORATORY COMMENTS: ND - Not detected at the report limit. #' - Recovery outside Laboratory historical or method prescribed limits. Pest surrogate outside QC limits. Insufficient sample for re -extraction. �c o_ Sampie Report. 1 3960 ros-n-:c (;1zil--w. w. Diznr; 372N 615-736-01 77 .' Fu: 615-736-0954 .' 800-765-09m) Tes merica I N C O R P O R A T E D 'PROJECT QUALITY CONTROL DATA Project Number: 22031 Page: 1 Matrix Spike Recovery Analyze units Orig. Val. MS Val Spike Conc Recovery Target Range Q.C. Batch Strike Samoll --------------------------------------------------------------------------------------------- ' **UST ANALYSIS** TPH (Gasoline Range) mg/l 0.0420 0.899 1.00 90 72. - 126. 5504 BLANK B=/GRO Surr., a,a,a-TFT % Recovery 100 67. - 135. 5504 Matrix Spike Duplicate ' Analyze units Orig. Val. Duplicate RPD Limit Q.C. Batch **UST PARAMETERS*> ' TPH (Gasoline Range) mg/l 0.899 0.870 3.28 20. 5504 BTEY./GRO Surr., a,a,a-TFT % Recovery 101. 5504 ' Laboratory Control Data Analyte units Known Val. Analyzed Val Z Recovery Target Range Q.C. Batch -------- ----------------- ------------ ---------- ------------ --------- **UST PARAMETERS** TPH (Gasoline Range) mg/1 1.00 0.899 90 75 - 126 5504 BTEX/GRO Surr., a,a,a-TFT ;.' Recovery 98 67 - 135 5504 nest sure-TCM}> % Rec 75 53 - 125 5491 ' pest surr-DCB e Rec 75 1_5 - 153 5491 Blank Data ' Anaiyte Blank Value Units O.C. Batch Date Analyzed Time Analyzed *UST PfiPAMETERS*- TPH Gasoline Range) 0.042C mg/1 5504 3/25/0, 15:34 Uecz 0C conzinueC . . ' ' '172N 2960 Fus1'PIR CHi-:imrrnr. Dfmir; NASffl111,1,F,.TN , 615-726f-01 7 ; G15-73G-095� ,` 800-765-owj() 1 � Testl�merica �ROJECT QUALITY CONTROL DATA roject Number: 22031 Page: 2 Blank Data Analyze Blank Value Units Q.C. Batch Date Analyzed Time Analyzed - ------------ ------------------- -------------------------- -------------- **UST PARAMETERS** BTEX/GRO Surr., a,a,a-TFT 106. ' VOA Surrogate, 1,2-Dichloroethane, d4140. V0A Surrogate, Toluene d8 106. VOA Surrogate, 4-Bromofluorobenzene 107. ' VOA Surrogate, Di'bromofluoromethane 119. pest s=r-Ma 72. best surr-DCB 75. 1 End of Reoori fo_ Proiect 276237 Z Recovery 5504 3/25/02 15:34 Rec 2320 3/25/02 21:04 Rec 2320 3/25/02 21:04 Rec 2320 3/25/02 21:04 Rec 2320 3/25/02 21:04 Rec 5491 3/24/02 3:28 Rec 5491 3/24/02 3:28 2960 Fus•n:r Gizi,iGn'rnn Dmvi.: / Wsnvn.i,e.T.1\' 37204 6 1 -726-0 1 77 F:v.: 61 5-7 26-095� 800-765-0O80 Attachment 3 Contract No. 22031 Building Pad Construction Prior to placement of any new compacted fill, the fill subgrade should have all topsoil, orLyanic matter, excessively soft or wet soil or other deleterious matter removed. Areas planned for new compacted fill should be proofrolled with a loaded, minimum 10 ton dump truck under the observation of the owner's representative. If proofrolling reveals excessive pumping or movement of subgrade soils, these materials will require removal and replacement with suitable fill material as detailed herein. Accordingly, the contractor should be prepared to excavate additional depths, and provide unit rates for additional excavations required to reach suitable subgrade soils and for replacement with suitable compacted fill. Once suitable subgrade soils are encountered as determined by the owner's representative, new compacted fill shall be placed and compacted in the lagoon area. The compacted fill shall consist of soil classifying as fat clay (CH), elastic silt (MH), or more granular soil per ASTM D-2487. The compacted fill shall be placed in lifts not exceeding 8 inches in loose thickness. and be compacted to 95 percent of the maximum dry density per VTM-1. ' Drying of on -site soils by spreading and aerating may be necessary to obtain proper compaction, especially the relatively high plasticity clay or silt soils that classify as CH or Mai, respectively. The CH or NIH soils, if used as compacted structural fill, must be placed at -/- 2 percentage points of the optimum moisture content, to facilitate compaction and minimize 1 shrink/swell potential. Individual borrow areas, both from on -site and off -site sources, shall be submitted to the geotechnical engineer for sampling and testing to verify classification of ' materials prior to their use as fill. Fill materials shall not be placed on frozen or frost -heaved soils and/or soils that have been recently subjected to precipitation. All frozen or frost -heaved soils shall be removed prior ' to continuation of fill operations. Borrow fill materials shall not contain frozen materials at the time of placement. ' Fill placed along slopes steeper than 5H:1 V shall be benched into the existing slope. Benches shall consist of a minimum 8 feet wide level cut, and at least one such bench shall be used for each 3 feet of vertical rise of fill placed. Proposed finished slopes shall be no steeper than 3H:1 V. ' Compaction equipment thal is compatible with the soil Type used for fill shall be selected. Theoretically. any equipment Type can be used as long as the required densiny is achieved: ZZ03 1 � I 10BERT B. STROUBE, 141).. M.P.H. STATE HEALTH CO&L14ISSIONER I I I COMMONWEALTH of VIRGINIA Mr. Michael Kehoe Town of Stephens City P.O. Box 250 Stephens City, Virginia 2-2655 Dear Mr. Kehoe: Department of Health Division of Wastewater Engineering Western Area October 2, 2002 SUBJECT: Frederick County Sewerage - Town of Stephens City 131 WALKER STREET LEhTNGTON, VIPGWA24150 Phone (540) 463-1642 Fax (540) 463-3892 email jschofield0vdh.state.va.us A lagoon closure plan for the old Stephens City sewage treatment lagoon has been received by this Department. The plan is detailed in a letter report dated September 9, 2002 from GeoConcepts Engineering, Inc. The proposal is to remove the water by pumping, remove the residual solids and incorporate these into soil adjacent to the site, and reclaim the lagoon area by filling and properly compacting so the site will have structural integrity for future building construction. The review of the subject lagoon closure plan has been confined to technical requirements and design criteria as stipulated in the Commonwealth of Virginia Sewage Collection and Treatment Regulations. In accordance with the Virginia Water Control Law, Code of Virginia 195o, as amended.. Title 62.1, Chapter 3.1, Article 4, Section 62.1-44.19, Paragraph 3, this letter report is to advise the closure plan is technically adequate and is approved by this Department. This letter constitutes your formal approval to proceed with the project. By direction of the State Health Commissioner. Ri n raraly_ JCS/bt/stephensczty cc GeoConcepts Engineering, Inc. - Attn: Tadeusz W. Lewis SCP, Inc. - Attn: Scott Plein Mr. John Riley, Frederick County Administrator Frederick County Health Department DEQ - Valley Regional Office VDH - DWE - Attn: C. M. Sawyer V-/[—)HDFP VIRGINIA HEALTH - � I � I I I Exhibit B-1 RACEY TRACT WASTEWATER LAGOON CLOSURE SPECIFICATIONS I. Introduction A previously abandoned wastewater lagoon owned by the Town of Stephens City, Virginia is planned for closure, GeoConcepts Engineering, Inc. (GeoConcepts) developed the protocols for the lagoon closure in a Wastewater Lagoon Closure Plan (referred to herein as the "closure plan") dated September 9, 2002. The closure plan was approved by the Commonwealth of Virginia Department of Health in their letter dated October 2, 2002. While the closure plan has been formally approved by the Department of Health, more details regarding the closure activities have been requested. Accordingly, these specifications have been prepared to provide more details regarding the activities related to the lagoon closure. It should ' be clearly understood that these specifications should not be considered as modifications or changes to the original closure plan approved by the Virginia Department of Health. ' II. Pre -Closure Sampling and Testing Prior to any work being completed on the lagoon closure, a detailed sampling and chemical ' testing program will be completed to characterize the pre -closure conditions of the lagoon, Stephens Run, and the designated 26 acres where the sediment is proposed for spreading (referred to herein as "receiving field"). The objective of the pre -closure sampling and testing ' program will be to establish the baseline conditions prior to the closure work. ' Sampling Locations The sampling in the lagoon will include obtaining a composite sample of the sediment and a sample of the surface water in the lagoon. Surface water samples will be obtained from Stephens Run at the following locations: where Stephens Run emerges from the culvert under Interstate 81 (upgradient of the lagoon), just down gradient from the lagoon but upgradient from the receiving field, and down gradient from the receiving field. The soil samples from the receiving field will ' be randomly selected, but will be spread out over the 26 acres (with the exception of buffer and slope areas) to ensure they are representative of the characteristics of the surficial soils within the receiving field. ' Sampling Procedures ' A composite sample from the existing lagoon will be obtained by using a sediment sampler with butterfly valve. We will obtain samples of the sediment at four locations, and then mixing the iI � I � I U 11 H L individual samples to create a composite sample, Soil samples from the receiving field will be obtained by using hand auger equipment, and will be obtained in the first 12 inches of soil at each sampling location. All sediment/soil sampling equipment will be decontaminated prior to mobilization to the site. In addition, the hand auger equipment will be decontaminated between sampling events in the receiving field. The decontamination will consist of washing the equipment with a mixture of distilled water and alconox and then rinsing it completely with distilled water. Sampling of the surface water in the lagoon and the samples in Stephens Run will be obtained in accordance with EPA approved protocols for surface water sampling. Chenaical Testing The approved lagoon closure plan required chemical testing of the sediment in the lagoon that consisted of standard parameters used for evaluating disposal requirements in Virginia. The intent was to ensure that special disposal provisions would not apply for the sediment. Based on the parameters tested, no elevated contaminant levels were encountered, and accordingly, no special disposal provisions are required. As part of the wastewater lagoon closure operations, additional chemical testing will be completed as detailed herein. The additional testing will include the same parameters previously analyzed, and in addition, will also include Total Coliform/E coli testing. The specific chemical tests to be completed on all soil and water samples include the following: • TCLP RCRA Metals, EPA Method 6010 (Arsenic, Barium, Cadmium, Chromium, Lead, Mercury, Selenium, and Silver) • Volatile Organic Compounds, EPA method 624 (34 parameters) • Pesticides/PCBs/Herbicides EPA Method 608 (26 parameters) • Total Organic Halides, EPA Method 9020 (Total Organic Halogens, Reactive Cyanide, Reactive Sulfide) • Total Petroleum Hydrocarbons, EPA Method 8015 • pH, EPA Method 9040 • Total Coliforms/E. coli, Method MMO-MUG Please note that all of the testing proposed as a part of this project was completed for the sediment sample tested as a part of the waste water lagoon closure plan study, except for total coliforms/E Coll. This parameter was not previously tested as it is not considered when evaluating disposal provisions, but has been included at the request of adjacent property owners. The total coliforms/E Coll testing does require special provisions because the tests must be completed within three hours of obtaining the samples. Accordingly, we will obtain these samples separately from the others and submit them to a local laboratory in close proximity to the site. All other samples will be submitted to TestAmerica, the laboratory that conducted the initial testing of the sediment sample as part of the lagoon closure study. The testing will be completed using a standard turn around time of two weeks. '� III. Pre -Construction Meeting ' After completion of chemical testing, but prior to any closure activities, a pre -construction meeting will be held on site to discuss the operations. The meeting will be attended by the applicant, a GeoConcepts representative, and an appropriate representative of both the Town of Stephens City and Frederick County as they so designate. During the meeting, items to be discussed include the chemical test results, coordination between the various parties, sediment and erosion control measures, weather restrictions, and other issues related to the closure operations. IV. Removal of Water from Lagoon This activity will be completed by the applicant, or the Town of Stephens City, at the discretion of the Town of Stephens City. Either party will coordinate their work with Fredrick County Water Authority personnel. V. Sediment Volume Calculation Immediately after the removal of the water in the lagoon, a GeoConcepts representative will observe the excavation of several test pits to determine the thickness of the sediment and any excessively soft native soils. The sediment depth information will be used to estimate the total quantity of material to be removed from the lagoon, and ultimately the expected thickness of sediment to be spread on the receiving field. Also, a loader will be used to collect and stockpile the sediment for loading and subsequent transportation into the receiving field. During removal of the sediment, typical sediment and erosion control measures will be implemented around the lagoon closure area. VI. Preparation of Receiving Field The approved closure plan provides for spreading the sediment to within 100 feet of property lines. However, the spreading limit, pursuant to an agreement by the applicant, will now be no closer than 200 feet from any property line. In addition, it has also been agreed that spreading of I sediment will not occur within drainage ways that have slopes of over 15 percent. Prior to the start of spreading operations, a survey will be completed of the receiving field and flags will be inserted to delineate the 200 feet buffer area and any drainage ways where spreading is prohibited. After installation of the flagging as detailed above, it has been agreed that an additional sediment I and control measure will also be implemented to provide additional redundancy and protection to the area. The sediment and erosion control measure will consist of installation of silt fence that will encompass the receiving field. L VII. Transportation and Spreading of Sediment The sediment to be spread on the receiving field will be loaded onto dump trucks using loader or track hoe equipment. The sediment can only be loaded onto trucks and transported after it has dried sufficiently to be handled as a soil product. If during loading of sediment, excessive water is observed coming form the truck beds, sediment loading operations will be suspended until the sediment has dried adequately, The trucks will transport the sediment to the receiving field without using public roads. A temporary road will be constructed from the lagoon to the receiving field. Prior to loading of any trucks, the temporary road will have silt fences and other appropriate erosion control measures installed to ensure that there is not excessive erosion or runoff from the temporary road. Sediment will be stockpiled on the north side of the receiving field, away from Stephens Run, The stockpile area will have standard sediment and erosion control silt fence installed around it. The stockpiled sediment will be transported across the site using loader equipment, and then will be spread out in the pre -determined thickness (based on sediment volume estimate detailed in section V) using dozer equipment. After spreading of the sediment, the sediment will be worked into the surficial soils using plow or rotor tiller equipment, The spreading operation will be closely monitored to ensure that whenever sediment is spread onto the receiving field, there will be adequate time during the same day to work the sediment into the surficial soils. In no case will more sediment be spread on the receiving field than can be worked into the surficial soils that same day. Accordingly, it will be necessary to monitor the spreading operation and halt spreading of sediment at such time that will allow the sediment that was already spread to be adequately worked into the surficial soils. Also, sediment will not be spread or worked into surficial soils during precipitation events, and when there is more than 50 percent chance of precipitation for that day. In order to provide a consistent source for weather reports, we plan on using www.wcather.com and inputting the zip code for the Town of Stephens City. After all of the sediment is spread and worked into the surficial soils, the receiving field will be seeded with a commercially available seed mix which closely mimics the current vegetation. VIII. Quality Control During the waste water lagoon closure, GeoConcepts will have a resident engineer- on site on a full time basis. This individual will be responsible for monitoring the operations of the contractor, and ensuring the intent of the approved closure plan and these specifications are implemented. This individual will prepare a daily report that provides a summary of weather conditions, individuals or companies who are on site, general activities at the site for the day, number of trucks loaded with sediment, and any deviations or modifications from the closure plan or specifications. GeoConcepts will prepare a weekly summary transmittal that presents the field reports and provides a brief overview of the progress of the closure operations, and shall deliver a copy of the same to any representative as so designated by Frederick County. The GeoConcepts representative will use a digital camera to provide relevant photographic documentation of the site activities. At all times during the operation, the site will.be available for inspection by representatives of Frederick County. � I � I � I � I I I I I I I The resident engineer will be able to provide both geotechnical and environmental services for the project. The resident engineer will be prepared to obtain samples for chemical analysis at any time during the closure operations at the request of a Frederick County representative. Ili. Post Closure Sampling and Chemical Testing After completion of the sediment spreading activities, GeoConcepts will conduct a post closure sampling and chemical testing program. This program will consist of obtaining water samples from Stephens Run and three soil samples from the receiving field. The samples will be obtained using the same procedures as detailed for the pre -closure sampling operations, and will be tested for the same parameters as previously detailed. X. Construction of the Building Pad After removal of sediment and excessively soft subsoils in the lagoon, the lagoon area will have a new building pad constructed in its place. The building pad will be constructed of new compacted, structural fill that will be capable of supporting building foundations with a spread footing bearing capacity of 3,000 psf. Detailed specifications for the construction of the building pad with regard to subgrade preparation and compacted fill requirements are presented in the approved closure plan. Finished grades for the building pad have not been set at this writing. For planning purposes, it is assumed that the building pad will have a finished floor at about existing grades. Therefore, it is expected the lagoon embankment side slopes will be removed and re -used for filling the interior of the lagoon area. XI. Final Report At the completion of the lagoon closure operations, GeoConcepts will develop a closure report. The closure report will include a brief narrative of the various activities completed, all chemical test results, compaction test results for the fill placed in the lagoon, and the total volume of sediment applied to the receiving field. A copy of the report will be submitted to the Virginia Department of Health, Frederick County, the Town of Stephens City and any other entities that we are directed to submit the report to by our client. N:\PROJECTS\24030\WP\Specifications 03-24-04.doc �) ►0,Christopher consultantE engineering • surveying • land planning LETTER OF TRANSMITTAL TO: Mr. Jeremy Camp County of Frederick Department of Planning & Development 107 North Kent Street Winchester, VA 22601 DATE: May 7, 2004 PROJECT NO: PROJECT: Meadows Edge WE ARE SENDING (X) HEREWITH ( ) UNDER SEPARATE COVER 01 SENT VIA ( ) REGULAR MAIL ( ) FEDERAL EXPRE ( ) EXPRESS MAIL ( ) OUR MESSENGER NO. COPIES DWG. NO. DWG. DATE DESCI 25 5/7/04 Rezoning Application 45 LC3205 5/7/04 General Development Plan 3 11/5/03 Traffic Analysis 1 1/04 Preliminary Road Improvem( 1 12/16/03 Racey Tract Illustrative 1 12/16/03 Preliminary Drainage Improv REMARKS: RECEIVED BY: COPY TO: Mr. Scott Plein Mr. Howard Katz Mr. Steve Plescow(with Bryan Condie www.christopherconsultants.com WELLS & ASSOCIATES, LLC TRAFFIC, TRANSPORTATION, and PARKING CONSULTANTS May 18, 2004 Mr. Jeremy Camp Frederick County, Virginia Department of Planning and Development 107 North Kent Street Winchester, Virginia 22601 Re: Meadows Edge Traffic Analysis Addendum Frederick County, Virginia Dear Mr. Camp: As requested, enclosed are 44 copies of the Racey Tract Traffic Analysis Addendum, prepared by Wells & Associates, LLC and dated November 5, 2003. These copies are provided for distribution. If you have any questions or require any additional copies, please feel free to call me. Thank you. Sincerely, Melissa T. Hish 1420 Spring Hill Road, Suite 600 o McLean, Virginia 22102 o 703 / 917-6620 o Fax: 703 / 917-0739 r,IT--° I 0' n 2.,.rJA FF E�)'EUICK CUOUH'i-Y WELLS &ASSOC:IATES, LLC �Lna,il,l�:,r:_.1�� ;-01: AL A TRAFFIC, TRANSPORTATION, AND PARKI NG CONSULTANTS MEMORANDUM To: Mr. Ben Lineberry Virginia Department of Transportation cc: Scott Plein Blue Springs View, LLC Louis Canonico, P.E. Bryan Condie Christopher Consultants, Ltd. From: Michael J. Workosky Melissa T. Hish Date: November 5, 2003 Re: Racey Tract Traffic Analysis Addendum • Frederick County, Virginia INTRODUCTION This memorandum presents an addendum to the Racey Tract traffic impact study prepared by Wells & Associates, dated August 21, 2003. The intent of this document is to address the transportation issues and comments regarding the Racey Tract project provided by the Virginia Department of Transportation and Frederick County at a meeting held on October 7, 2003. The following tasks have been completed in an effort to address the issues and comments discussed at the meeting: • Apply a five percent regional annual growth rate to the through traffic on Fairfax Pike and Double Church Road. • Verify the site trip distribution. • Analyze background traffic volumes based on the existing roadway network, without roadway improvements. • Verify the projected average daily traffic with the Racey Tract project on Driftwood Drive and Trunk Drive to ensure that the roadway cross sections are • adequate. • • • Revise traffic volume and report graphics to reflect the revised analyses. • Identify roadway improvements to be funded and constructed by Blue Springs View, LLC as part of the Racey Tract project. TRAFFIC FORECASTS Future traffic forecasts were prepared by applying a five percent annual growth rate to the existing traffic counts and adding traffic generated by adjacent development, including full buildout of the Southern Hills project. These volumes represent background conditions. Traffic generated by the Racey Tract project was added to represent total future conditions. The traffic volume and lane use graphics are contained in Appendix A. Capacity analyses of the study intersections were revised for existing, background, and total future conditions using the Syncho/SimTraffic procedure to incorporate the tasks outlined above. The results of these studies are discussed below. BACKGROUND CONDITIONS The background traffic forecasts were revised to incorporate a five percent regional annual growth rate to the traffic on Fairfax Pike and Double Church Road. Although the trips associated with four pipeline developments were included as part of background conditions, no roadway improvements, including the realignment of Aylor Road, were assumed to be constructed by 2007. Analysis of the existing road network under background conditions indicates the following: • The intersections on Fairfax Pike from the 1-81 ramps to Double Church Road are forecasted to operate at or beyond capacity during the PM peak hour under background conditions. • Queues on Fairfax Pike at Town Run Lane are expected to extend back west to Stickley Drive and east to the 1-81 northbound ramps during the morning and evening peak hours. • The total average delay for the Fairfax Pike corridor is forecasted to increase by over 1900 percent during the AM peak hour and over 2400 percent during the PM peak hour from existing delays experienced on the road network. 2 • • Fuel efficiency for the corridor is expected to decrease by approximately 35 to 70 percent during the peak hours. • Carbon monoxide emissions are projected to increase by approximately 40 to 110 percent from existing emissions during the commuter peak hours. Motorists traveling on Fairfax Pike are expected to experience a significant increase in delay due to the additional trips generated by approved future development, ambient traffic growth, and the absence of any funded roadway improvements. Although long- range plans are in place, current state and county funding does not include upgraded facilities along this section of Fairfax Pike. SITE TRAFFIC The distribution of site -generated trips for the proposed Racey Tract project was developed based on current travel patterns. The existing traffic volume count data was analyzed for both the AM and PM peak hours on a cordon basis to identify the distribution of residential trips in the area. The site traffic distribution analysis is contained in Appendix B. This appendix also includes detailed figures illustrating the assignment of peak hour site trips to the intersection turning movements. FUTURE CONDITIONS WITH RACEY TRACT Using the existing road network as a base, the future traffic volumes were analyzed to identify the roadway improvements required to mitigate traffic generated by the Racey Tract project. Based on this study, Blue Springs View, LLC proposes to fund and construct the following roadway improvements with the development of Racey Tract: • Restripe the westbound right turn lane on Fairfax Pike at Town Run Lane to a shared through -right lane, which will carry traffic through to the 1-81 northbound on -ramp. • Provide additional funds to construct a new traffic signal on Fairfax Pike at Stickley Drive. • Construct a second through travel lane on Fairfax Pike in both the eastbound and westbound directions at Stickley Drive. • Construct an exclusive right turn lane on eastbound Fairfax Pike at Stickley Drive. • • Upgrade northbound Stickley Drive to three lanes at Fairfax Pike, to accommodate an exclusive left turn lane, a shared left -through lane, and an exclusive right turn lane for exiting project traffic. • Construct a second eastbound through travel lane on Fairfax Pike at Double Church Road. • Construct an exclusive southbound left turn lane on Double Church Road at Fairfax Pike. • Restripe the northbound approach on Double Church Road at Fairfax Pike to provide an exclusive left turn lane and a shared through -right lane. • Provide for, or wait for improvements to Town Run Lane/Stickley Drive, pursuant to the Southern Hills proffers, prior to homeowner access from the project to Town Run Lane. QUANTITATIVE ANALYSIS The existing, background, and total future traffic forecasts and analyses were analyzed to determine the overall effects of the Racey Tract project, and quantify the proposed improvements on the road network. The total system average delay under current conditions (based on all intersections studied), is 77.0 to 86.9 seconds per vehicle. This delay would increase to 1,594.6 seconds per vehicle during the AM peak hour and 2,203.9 seconds per vehicle during the PM peak hour under background conditions, without road improvements. This represents an increase of 25 minutes (or nearly 2,000 percent) in delay during the AM peak hour and almost a 35-minute (or nearly 2,500 percent) increase during the PM peak hour that will be experienced by motorists in the area. The roadway improvements proposed by the Racey Tract project would greatly reduce the overall system delay, by 94 percent during the AM peak hour and 89 percent during the PM peak hour. These calculations are summarized in Table I in Appendix C. This appendix also contains a summary of each of the individual intersections and quantifies the effects of the proposed roadway improvements. A cordon analysis was also prepared to identify the net increase in traffic that would be realized with the development of the Racey Tract property. This was prepared by calculating the amount of traffic that is currently entering and exiting the study area, and adding the traffic expected to be generated by the site. The results indicate that the Racey Tract project would increase traffic within the study area by approximately 3.0 percent during the AM peak hour and 3.2 percent during the PM peak hour. • • CROSS SECTION ANALYSIS The roadway sections of Trunk Road and Driftwood Drive were reviewed to determine if these facilities would adequately accommodate the additional traffic generated by Racey Tract. Roadway plans for these facilities were obtained by Christopher Consultants, and indicate that a cross section of 36 feet, curb -to -curb, with a two -foot gutter pan, is currently provided. Based on the "Subdivision Street Requirements" published by the Virginia Department of Transportation, these roadways could adequately accommodate a total of up to 2,000 average daily (24-hour) trips each. These roadways were designed by Gilbert W. Clifford & Associates, Inc. in anticipation of these future demands. These roadways currently carry 710 trips (Trunk Road) and 680 trips (Driftwood Drive), respectively. Racey Tract traffic would add 410 trips to Trunk Road and 770 trips to Driftwood Drive, resulting in a total of 1,120 trips on Trunk Road and 1,450 trips on Driftwood Drive under total future conditions. Thus, the roadway cross sections would be adequate with the development of the site. CONCLUSIONS The conclusions of this traffic analysis addendum are as follows: I . The existing road network would experience a significant increase in congestion and delay without the development of the Racey Tract, due to background development, ambient growth, and the absence of roadway improvements. 2. The roadway improvements planned to be funded and constructed by the Racey Tract developer would reduce the overall system delays by 94 percent during the AM peak hour and 89 percent during the PM peak hour, while only increasing overall traffic demand by three percent. The revised analyses indicate that no further roadway improvements would be required at the Trunk Road and Driftwood Drive intersections with the development of the Racey Tract. 5 • 4. The improvements proposed by the developer of the Racey Tract project address existing and future traffic issues not directly related to the development. Many of these improvements are required without the development of the property. The Racey Tract site is being designed in a manner that would not promote cut -through traffic. 6. Trunk Road and Driftwood Drive were both designed to facilitate interparcel access in anticipation of future traffic demands. Based on VDOT standards, the existing roadway cross sections would adequately accommodate the additional traffic generated by the Racey Tract OTROJECTS11903 RACEY TRACTkRACEY TRACT ADDENDUM 9 • Appendix A Revised Traffic Forecasts n • rl 0 r �4 h o ~8g� k\$ ��R--95 �o� k-1/19 �i�iF —34/ea \p9I2OL�A Ste/�a148 91 I �b5 96 11 t/ r373g a7?,a '( 277 Fairfax 31 ? } B 45 11 r 573t5/75 —• 1 ` �/485 I g a) 0 is 1) 647 _ —3/5 —2/3 �t/i Avenue Drive f p I I 43/34 z%z sso --4 641 710 0 f a Q�c SITE ---------------------------------� Figure A-1 Existing Peak Hour Traffic Volumes I �Ilf -! XXX Average Daily Traffic (24-Hour) J:? �r GOP/Ow Schematic Rocey Tract I& & WELLS & ASSOCIATES U.0 Frederick County, Virginia IV IV a+s» renWAMU , aea PARKLM "Mm"MW � 0 0 0 l k—�� 43/iD2 ,04 p 9�K /7114/78, 7�B� /� 5210 K—+z�,2e '/27� �1 \ 7ai4/a� Fairfax277 7� } pg� np a� O ► 503 7a - I 99/17 7 LOB in C 647 m _ rpmN 0 Avenue Drive 43�2 tea --• 680 _i r ,G+�,,e, 641 t 43 F7101 0 n. I � SITE � I � I \ � I \ I ----------- Figure A-2 1� �� ,! Background Peak Hour Traffic Forecasts xx Average Daily Traffic (24-Hour) d? � � North 0o0/00a Schematic Racey Tract WELLS & ASSOCIATES LLC Frederick County, Virginia MUWC, aMMVRMVmr, &ndMMnMaMMEEsanv C] 0 r.4\� �$7 � SQg >> 6? S9 oo\r c ^ry d\ O N k— 1/19 �164 Con \\\ �-43 1D2 95 �7"05 I j L 1�W 2,, y �( Jgul�iq' �l ♦ � ~527/610 ►�s4/1�1 or ? 8 1/27 --A`� } - ► Fairfax 277 11 __A1D48 I 1 120/337 M �o a 0 se3XV —► 101/184 -� A� r O �o 647 $ w �' m $ Avenue Drive ' a B00/0 �1�" �'ej ,Aso 641 __A t e / / M ` N SITE \ I \---------------------------------- Figure A-3� �! Total Future Peak Hour Traffic Forecasts xx Average Daily Traffic(24-Hour) North uo0/000 Schematic Racey Tract WELLS & ASSOCIATES UC Frederick County, Virginia Mvrrc, MUMMAarruy.euaeawsMWAUMMWZY • • Re -Stripe Only t o / 277 Fairfax Pike B © / E o \ c 6, Re -Stripe Only $ 647 J = 0 \ J Avenue Drive -4f 641 a 1 � SITE s ' I -------------------------------- C Figure A— 4 4 Represents One Travel Lane Signalized Intersection Future Lane Use and Traffic Control Stop Sign North = Future Proposed Improvement Schematic Racey Tract WELLS & ASSOCIATES LLC ` Frederick County, Virginia 1w 1w MUWr, MMWMA MrM and MMaMaMMsNl" Appendix B Site Traffic Distribution Analysis • • 10% p d' oo*\ I 3�8 25% 9% 7% 0 of°� e or Ott o k— oMo �o 0 4INA /y f' �5/ 6 �C �0/0 L —O�o o� �° ° Fairfax I �'a/44 sae � � 277 fir 1f 2e �p�� oia� R1 a) L a � 81 647 J = ,,, ^IIIIoI �--o/n 0/ Avenue Drive 37/24 � 1 r 770 i+ 641 1-7 6/4 m I fl. 2�c SITE \ Total Site -Generated Trips \ rho AM PM \ IN OUT IN OUT �- 42 128 145 82 E \ ---------- Figure B-1 Site —Generated Trip Assignments 30 % 4-0.. % Site -Generated Directional Distribution 1� 4� lar- XX Average Daily Traffic (24-Hour) n a North / Schematic Racey Tract WELLS & ASSOCIATES LLC Frederick County, Virginia m4mrr awaWsM lI ,, u 10% 25 % 7% 9% j�JQII �. . 70 1� .� 0-T moo` l� pox r-451G —63 7Fairfax ►�'07 Sy a 67L 277 6% Plke 10% c @ �xu o 30% m � N L Q 8 647 J = w 7 N �Ij Avenue Drive 29% —� 4% �c 641 44, t 14%� I 10% 33 % 48 % _ c < SI1 I \ 19% i \ 9% Figure B-2 Site —Generated Racey Tract Frederick County, Virginia Trip Distribution 4-0. % Site -Generated Directional Distribution '- North Schematic WELLS & ASSOCIATES LLC Iw eUM= MUVMM arJM aso ) &MM MMULMW Appendix C Summary of Intersection Delays and Capacity Analyses • � 0 Table I Racey Tract Level of Service Summary Existing Background Total Future Delay Difference Approach/ with existing lane use with existing lane use with imposed improvements Background vs. Total Future Intersection Control Movement, AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak ,Fairfax Pike (Rte. 277)/ Signal EB B (17.9) C (24.3) C (26.1) E (56.0) C (21.7) E (62.5) -81 SB Ramps WB A (5.6) A (8.5) B (11.7) C (25.9) A (8.4) C (24.1) , SB - D (41.9) E (57.3) E (61.1) E (73.3) D (43.1) E (66.9) Overall - B (18.0) C (26.3) C (27.9) D (49.4) C (20.9) D (49.5) -7.0 0.1 Fairfax Pike (Rte. 277)/ Signal EB A (4.3) B (12.6) A (6.1) F (101.0) B (10.3) F (118.3) 1-81 NB Ramps WB A (2.1) A (0.8) A (1.2) A (0.6) A (2.6) A (2.2) NB D (44.3) F (139.5) F (119.2) F (215.5) E (56.9) F (304.1) Overall - A (9.0) C (26.6) B (19.2) E (74.8) B (12.7) F (95.6) -6.5 20.8 Fairfax Pike (Rte. 277)/ Signal EB A (4.7) A (9.1) B (10.3) C (32.2) A (5.1) D (35.9) Town Run Lane/Aylor Road WB B (17.9) C (23.0) C (25.7) F (102.3) B (14.9) B (17.8) NB D (42.8) D (47.7) D (53.6) D (51.0) D (38.9) D (36.4) SB C (32.0) E (56.0) D (49.1) F (117.5) C (34.6) F (137.0) Overall B (16.1) C (21.7) C (24.3) E (70.7) B (15.0) D (43.8) -9.3 -26.9 ,Fairfax Pike (Rte. 277)/ TWSC NB E [45.6] F [87.9] F M F M NA NA Stickley Drive SB E [39.1] F [72.9] F [I38.1] F M NA NA Signal EB NA NA NA NA A (6.8) B (15.2) WB NA NA NA NA A (5.3) B (10.6) NB NA NA NA NA D (41.0) D (45.4) SB NA NA NA NA D (48.7) D (47.0) Overall NA NA NA NA B (12.2) B (19.8) -1475.9 -1921.8 Fairfax Pike (Rte. 277)/ Signal EB C (26.9) C (29.3) C (3]A) E (62.2) C (22.6) C (26.7) Double Church Road WB B (16.9) B (17.6) B (18.9) C (32.0) B (18.5) C (27.5) NB C (24.1) C (27.0) C (28.4) E (70.1) C (27.5) C (32.0) SB C (26.6) C (32.2) C (30.5) F (108.4) C (27.0) C (27.4) Overall C (22.8) C (25.7) C (26.2) E (58.4) C (22.3) C (28.2) -3.9 -30.2 Double Church Road/ TWSC NBLTR A [7.5] A [7.6] A [7.6] A [8.0] A [7.7] A [8.2] Driftwood Drive/Brandy Lane SBLT A [7.6] A [7.6] A [7.8] A [8.0] A [7.8] A [8.0] WB B[10.1] B[10.2] B[10.9] B[12.6] B[11.2] B[13.3] EB B (11.0] B [11.4] B [12.6] C [16.1] B [13.7] C [18.21 0.3 0.1 9 Double Church Road/ TWSC NBL A [7.5] A [7.6] A [7.6] A [7.9] _ A [7.6] A [8.0] Trunk Drive ,EB B [10.3] B [10.3] B [11.4] B [13.4] B [11.6] B [13.9] 0.6 0.4 Total Avenge Delay 77.0 86.9 ; 1,594.6 2,203.9 92.9 246.4 1301.7-1957.5 Wells & A-ciares, LLC M&-, Virginia Network Performance Average System Delay 2,500.0 2,203.9 2,000.0 1,594.6 m 1,500.0 OAM Peak ®PM Peak L CL 1,000.0 PM c� d Reduction AM (89%) Reduction 500.0 (94%) 246.4 77.0 86.9 92.9 Existing Background Total Future (without Racey Tract (with Racey Tract improvements) innorovennents) • Intersection Average Intersection Delay (PM Peak Hourl Fairfax Pike (Rte. 277)/1-81 SB Ramps Fairfax Pike (Rte. 277)/1-81 NB Ramps Fairfax Pike (Rte. 277)/Town Run Lane/Aylor Road Fairfax Pike (Rte. 277)/Stickley Drive Fairfax Pike (Rte. 277)/Double Church Road Double Church Road/Driftwood Drive/Brandy Lane Double Church Road/Trunk Drive • Delay Comparison and Improvement Program Improvements • 26.3 49.5 +0% J i 26.026 66 95.6 I +28% 21.7 •Restripe WBR to WBTR 43.8 -38% -Signal 3.6 -Construct second EBT and WBT .Construct EBR 19.8 -99% *Construct NBL and NBR 25.7 -Construct second EBT -Construct SBL 28.2 -52% •Restripe NB approach for NBL, NBTR J 7.5 8.3 +I% 1.2 0.8 1.2 +46% ❑ Existing 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 ® Future without Racey Tract improvements Average Delay (seconds) 13 Future with Racey Tract improvements 0 0 a EX B 18.0 C 26.3 BG C 27.9 D 49.4 TF C 20.9 D 49.5 DIFF +7.0 +0.1 AM PM AM PM AM PM EX B 16.1 C 21.7 BG C 24.3 E 70.7 TF B 15.0 D 43.8 DIFF -9.3 -26.9 �e AM PM EX 2.1 3.6 AMPM�` BG 1488.1 1941.E EX C 22.8 C 25.7 TF 12.2 19.8 BG C 26.2 E 58.4 Q DIFF-1475.9-1921.8 TF C 22.3 C 28.2 DIFF -3.9 -30.2 277 Fairfax ate d v c tp n3 O C p 647 _ c Avenue Drive 0� i v SITE AM PM EX A 9.0 C 26.E BG B 19.2 E 74.8 TF B 12.7 F 95.E DIFF -6.5 +20.8 Figure C-1 Level of Service/Overall Intersection Delay (seconds per vehicle) Comparison Racey Tract Frederick County, Vrginla AM PM EX 8.0 7.5 BG 8.2 8.2 TF 8_5 8_3 DIFF +0.3 +0.1 AM PM Figure C-1 Level of Service/Overall Intersection Delay (seconds per vehicle) Comparison Racey Tract Frederick County, Vrginla AM PM EX 8.0 7.5 BG 8.2 8.2 TF 8_5 8_3 DIFF +0.3 +0.1 AM PM AM PM EX 1.0 1.2 BG 0.7 0.8 TF 1_3 1_2 DIFF +0.6 +0.4 EX - Earstirp LOS and overall average intersxaon delay (seconds)BG -Background LOS and overall average intersect -delay (sewnds) TF -total Future LOS and avxall average mtersecaon daisy (seconds) North DIFF - DMarence between total future and background delay (records) SChOTptla WELLS & AS90CIAT&9 I1,C ruses seaoose+et, - wama m�rane AM PM EX 667 660 BG 768 879 TF 784 899 f DIFF 16 20 } Percent 2.1 % 2.3% AM PM / EX 259 453 1► m BG 335 582 c' TF 347 598 O DIFF 12 16 �� Percent 3.6% 2.7% Q ` 277 Fairfax Pike d AM c EX 474 531 O m r �° BG 556 688 647 m = n TF 572 711 J c DIFF 16 23 Percent 2.9% 3.3% Avenue Drive 0� 641 u /d NETWORKTOTAL / \� y o i l / �• °a 1 SITE ;i�\ 1 \ �. \ , I \ I J cto e AM PM EX 1056 1250 BG 1205 1502 TF 1221 1525 16 DIFF 23 Percent 1.3% 1.5% AM PM EX 749 690 BG 928 1038 TF 970 1095 DIFF 42 57 Per AM PM EX 4411 4969 BG 5509 7142 TF 5676 7368 DIFF 167 226 Percent 3.0% 3.2% AM PM EX 925 1131 BG 1311 1897 TF 1361 1964 DIFF 50 67 Percent 3.8% 3.5% AM PM EX 281 254 BG 406 556 TF 421 576 DIFF 15 20 Percent 3.7% 3.6% Figure C — 2 EX - Existing 2-way peak tour traffic volume � BG - Background 2-way peak hour traffic volume Site —Generated Traffic Cordon Analysis DIFF-aiferenc Future in hocvoluur volume (Total North DIFF-DMerence In 2-way traffic volume(Total Future vs. Background) $&ernr, tic Percent - Percent difference in 2-way traffic volume (Total Future vs. Background) WELLS & ASSOCIATES LLC Racey Tract eeutrcc s�etstxmc .r ntmtr mtasrtr Fredoi County, VIrgin is � A E • • WELLS & ASSOCIATES, LLC. TRAFFIC, TRANSPORTATION, AND PARKING CONSULTANTS MEMORANDUM To: Mr. Ben Lineberry Virginia Department of Transportation cc: Scott Plein Blue Springs View, LLC Louis Canonico, P.E. Bryan Condie Christopher Consultants, Ltd. From: Michael J. Workosky Melissa T. Hish Date: November 5, 2003 Re: Racey Tract Traffic Analysis Addendum Frederick County, Virginia INTRODUCTION i This memorandum presents an addendum to the Racey Tract traffic impact study prepared by Wells & Associates, dated August 21, 2003. The intent of this document is to address the transportation issues and comments regarding the Racey Tract project provided by the Virginia Department of Transportation and Frederick County at a meeting held on October 7, 2003. The following tasks have been completed in an effort to address the issues and comments discussed at the meeting: • Apply a five percent regional annual growth rate to the through traffic on Fairfax Pike and Double Church Road. • Verify the site trip distribution. • Analyze background traffic volumes based on the existing roadway network, without roadway improvements. • Verify the projected average daily traffic with the Racey Tract project on Driftwood Drive and Trunk Drive to ensure that the roadway cross sections are adequate. • 0 • • Revise traffic volume and report graphics to reflect the revised analyses. • Identify roadway improvements to be funded and constructed by Blue Springs View, LLC as part of the Racey Tract project. TRAFFIC FORECASTS Future traffic forecasts were prepared by applying a five percent annual growth rate to the existing traffic counts and adding traffic generated by adjacent development, including full buildout of the Southern Hills project. These volumes represent background conditions. Traffic generated by the Racey Tract project was added to represent total future conditions. The traffic volume and lane use graphics are contained in Appendix A. Capacity analyses of the study intersections were revised for existing, background, and total future conditions using the Syncho/SimTraffic procedure to incorporate the tasks outlined above. The results of these studies are discussed below. BACKGROUND CONDITIONS The background traffic forecasts were revised to incorporate a five percent regional annual growth rate to the traffic on Fairfax Pike and Double Church Road. Although the trips associated with four pipeline developments were included as part of background conditions, no roadway improvements, including the realignment of Aylor Road, were assumed to be constructed by 2007. Analysis of the existing road network under background conditions indicates the following: • The intersections on Fairfax Pike from the 1-81 ramps to Double Church Road are forecasted to operate at or beyond capacity during the PM peak hour under background conditions. • Queues on Fairfax Pike at Town Run Lane are expected to extend back west to Stickley Drive and east to the 1-81 northbound ramps during the morning and evening peak hours. • The total average delay for the Fairfax Pike corridor is forecasted to increase by over 1900 percent during the AM peak hour and over 2400 percent during the PM peak hour from existing delays experienced on the road network. 2 • • Fuel efficiency for the corridor is expected to decrease by approximately 35 to 70 percent during the peak hours. • Carbon monoxide emissions are projected to increase by approximately 40 to 110 percent from existing emissions during the commuter peak hours. Motorists traveling on Fairfax Pike are expected to experience a significant increase in delay due to the additional trips generated by approved future development, ambient traffic growth, and the absence of any funded roadway improvements. Although long- range plans are in place, current state and county funding does not include upgraded facilities along this section of Fairfax Pike. SITE TRAFFIC The distribution of site -generated trips for the proposed Racey Tract project was developed based on current travel patterns. The existing traffic volume count data was analyzed for both the AM and PM peak hours on a cordon basis to identify the distribution of residential trips in the area. The site traffic distribution analysis is contained in Appendix B. This appendix also includes detailed figures illustrating the assignment of peak hour site trips to the intersection turning movements. FUTURE CONDITIONS WITH RACEYTRACT Using the existing road network as a base, the future traffic volumes were analyzed to identify the roadway improvements required to mitigate traffic generated by the Racey Tract project. Based on this study, Blue Springs View, LLC proposes to fund and construct the following roadway improvements with the development of Racey Tract: • Restripe the westbound right turn lane on Fairfax Pike at Town Run Lane to a shared through -right lane, which will carry traffic through to the 1-81 northbound on -ramp. • Provide additional funds to construct a new traffic signal on Fairfax Pike at Stickley Drive. • Construct a second through travel lane on Fairfax Pike in both the eastbound and westbound directions at Stickley Drive. • Construct an exclusive right turn lane on eastbound Fairfax Pike at Stickley Drive. E • Upgrade northbound Stickley Drive to three lanes at Fairfax Pike, to accommodate an exclusive left turn lane, a shared left -through lane, and an exclusive right turn lane for exiting project traffic. • Construct a second eastbound through travel lane on Fairfax Pike at Double Church Road. • Construct an exclusive southbound left turn lane on Double Church Road at Fairfax Pike. • Restripe the northbound approach on Double Church Road at Fairfax Pike to provide an exclusive left turn lane and a shared through -right lane. • Provide for, or wait for improvements to Town Run Lane/Stickley Drive, pursuant to the Southern Hills proffers, prior to homeowner access from the project to Town Run Lane. QUANTITATIVE ANALYSIS The existing, background, and total future traffic forecasts and analyses were analyzed to . determine the overall effects of the Racey Tract project, and quantify the proposed improvements on the road network. 9 The total system average delay under current conditions (based on all intersections studied), is 77.0 to 86.9 seconds per vehicle. This delay would increase to 1,594.6 seconds per vehicle during the AM peak hour and 2,203.9 seconds per vehicle during the PM peak hour under background conditions, without road improvements. This represents an increase of 25 minutes (or nearly 2,000 percent) in delay during the AM peak hour and almost a 35-minute (or nearly 2,500 percent) increase during the PM peak hour that will be experienced by motorists in the area. The roadway improvements proposed by the Racey Tract project would greatly reduce the overall system delay, by 94 percent during the AM peak hour and 89 percent during the PM peak hour. These calculations are summarized in Table I in Appendix C. This appendix also contains a summary of each of the individual intersections and quantifies the effects of the proposed roadway improvements. A cordon analysis was also prepared to identify the net increase in traffic that would be realized with the development of the Racey Tract property. This was prepared by calculating the amount of traffic that is currently entering and exiting the study area, and adding the traffic expected to be generated by the site. The results indicate that the Racey Tract project would increase traffic within the study area by approximately 3.0 percent during the AM peak hour and 3.2 percent during the PM peak hour. ki CJ CROSS SECTION ANALYSIS The roadway sections of Trunk Road and Driftwood Drive were reviewed to determine if these facilities would adequately accommodate the additional traffic generated by Racey Tract. Roadway plans for these facilities were obtained by Christopher Consultants, and indicate that a cross section of 36 feet, curb -to -curb, with a two -foot gutter pan, is currently provided. Based on the "Subdivision Street Requirements" published by the Virginia Department of Transportation, these roadways could adequately accommodate a total of up to 2,000 average daily (24-hour) trips each. These roadways were designed by Gilbert W. Clifford & Associates, Inc. in anticipation of these future demands. These roadways currently carry 710 trips (Trunk Road) and 680 trips (Driftwood Drive), respectively. Racey Tract traffic would add 410 trips to Trunk Road and 770 trips to Driftwood Drive, resulting in a total of 1,120 trips on Trunk Road and 1,450 trips on Driftwood Drive under total future conditions. Thus, the roadway cross • sections would be adequate with the development of the site. CONCLUSIONS The conclusions of this traffic analysis addendum are as follows: I . The existing road network would experience a significant increase in congestion and delay without the development of the Racey Tract, due to background development, ambient growth, and the absence of roadway improvements. 2. The roadway improvements planned to be funded and constructed by the Racey Tract developer would reduce the overall system delays by 94 percent during the AM peak hour and 89 percent during the PM peak hour, while only increasing overall traffic demand by three percent. 3. The revised analyses indicate that no further roadway improvements would be required at the Trunk Road and Driftwood Drive intersections with the development of the Racey Tract. 5 C. 4. The improvements proposed by the developer of the Racey Tract project address existing and future traffic issues not directly related to the development. Many of these improvements are required without the development of the property. 5. The Racey Tract site is being designed in a manner that would not promote cut -through traffic. Trunk Road and Driftwood Drive were both designed to facilitate interparcel access in anticipation of future traffic demands. Based on VDOT standards, the existing roadway cross sections would adequately accommodate the additional traffic generated by the Racey Tract O:PROJECTS%1903 RACEY TRACTkRACEY TRACT ADDENDUM • .7 U Appendix A Revised Traffic Forecasts • • 0 0 40 y J ; � oC N�4� A� t -e5/ea �o0, k-1/19 �i F 34/00 —a� fl1 �b559fi11 f-31/98 8 277 Fairfax ? /45 571Y57 —► � t � .40D .} Mr5 85 —� '�o \ 5G/97' n rn n 647 J = c ----- �l 1 '-3/5 —2 1/1/3 Avenue Drive � 43/34 - �� 5/ �i 680 2/22 � 641 o / 'CO M� 0 a f � SITE � I i \------------------ -- Figure A-1 Existing Peak Hour Traffic Volumes t '11� -I&- XXX Average Daily Traffic (24-Hour) North 14 a4 000/000 Schematic Rocey Tract WELLS & ASSOCIATES LLC ` Frederick Couni.y, Virginia Mr IV "ursir- rRAMOMMMrim, Rod AwrimFoLWZM� Figure A-2 Pt -10- • Background Peak Hour Traffic Forecasts xx Average Daily Traffic (24-Hour) North 000/000 Schematic LRractacey TWELLS & ASSOCIATES LLC Frederick County, Virginia 1w IV ONYrrr, awMffftWMr1t9, and MWaWaMMUMaAW Figure A-3 "at �� "! XX Average Daily Traffic (24-Hour) � d3` • TotalFuture Pea our Traffic Forecasts 3 � North noo/oaa Schematic Racey Tract WELLS & ASSOCIATES UQ Frederick County, Virginia Iw Iw nUMryMUffSMVMVAWfand MOMMaWAMauvffi Figure A-4 Future Lane Use and Traffic Control -- Represents One Travel Lone Signalized Intersection Stop Sign = Future Proposed Improvement I1 North Schematic LRacey Tract WELLS & ASSOCIATES LLC rick County, Virginia Appendix B Site Traffic Distribution Analysis E n U • Figure B-1 Site —Generated Trip Assignments f� % site -Generated Directional Distribution 40� 4� XX Average Daily Traffic (24-Hour) Y 4t North noo/000 Schematic Racey Tract WELLS & ASSOCIATES LLC Frederick County, Virginia mawwwnla'i wmaimm Ixw m Figure B — 2 f-00. % Site -Generated Directional Distribution ldb- Site —Generated Trip Distribution North Schematic LR-cly Tract WELLS & ASSOCIATES LLC derick County, NArginia�C awnawoRsrlrnG.eanaRnvm�v+�v • Appendix C Summary of Intersection Delays and Capacity Analyses L� 0 Table I Racey Tract Level of Service Summary Existing Background Total Future Delay Difference Approach/ i with existing lane use with existing lane use with proposed Improvements Background vs. Total Future Intersection Control Movement! AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak Fairfax Pike (Rte. 277)/ Signal EB B (17.9) C (24.3) C (26.1) E (56.0) C (21.7) E (62.5) 1-81 SB Ramps WB A (5.6) A (8.5) B (11.7) C (25.9) - A (8.4) C (24.1) SB D (41.9) E (57.3) E (61.1) E (73.3) D (43.1) E (66.9) Overall B (18.0) C (26.3) C (27.9) D (49.4) C (20.9) D (49.5) -7.0 0.1 Fairfax Pike (Rte. 277)/ Signal EB A (43) B (12.6) A (6.1) F (101.0) B (10.3) F (118.3) 1-81 NB Ramps WB A (2.1) A (0.8) A (1.2) A (0.6) A (2.6) A (2.2) - NB D (443) F (139.5) F (119.2) F (215.5) E (56.9) F (304.1) Overall A (9.0) C (26.6) B (19.2) E (74.8) B (12.7) F (95.6) -6.5 20.8 Fairfax Pike (Rte. 277)/ Signal EB A (4.7) A (9.1) B (10.3) C (32.2) A (5.1) D (35.9) Town Run Lane/Aylor Road WB B (17.9) C (23.0) C (25.7) F (1023) B (14.9) B (17.8) ' NB D (42.8) D (47.7) D (53.6) D (51.0) D (38.9) D (36.4) SB C (32.0) E (56.0) D (49.1) F (117.5) C (34.6) F (137.0) Overall B (16.1) C (21.7) C (24.3) E (70.7) B (15.0) D (43.8) -9.3 -26.9 Fairfax Pike (Rte. 277)/ TWSC NB E [45.6] F [87.9] F M F r] NA NA Stickley Drive SB E [39.1] F [72.9] F [13&1] F [q NA NA • Signal EB NA NA NA NA - A (6.8) B (15.2) WB NA NA NA NA A (53) B (10.6) NB NA NA NA NA D (41.0) D (45.4) SB NA NA NA NA D (48.7) D (47.0) Overall NA NA NA NA B (12.2) B (19.8) -1475.9 -1921.8 Fairfax Pike (Rte. 277)/ Signal EB C (26.9) C (293) C (31.4) E (62.2) C (22.6) C (26.7) _ Double Church Road WB B (16.9) B (17.6) B (18.9) C (32.0) B (18.5) C (27.5) - NB C (24.1) C (27.0) C (28.4) E (70.1) C (27.5) C (32.0) SB - C (26.6) C (32.2) C (30.5) F (108.4) C (27.0) C (27.4) Overall C (22.8) C (25.7) C (26.2) E (S&4) C (22.3) C (28.2) -3.9 -30.2 Double Church Road/ TWSC NBLTR A [7.5] A [7.6] A [7.6] A [8.0] A [7.7] A [8.2] Driftwood Drive/Brandy Lane SBLT A [7.6] A [7.6] A [7.8] A [8.0] A [7.8] A [8.0] WB B[10.1] B[10.21 B[10.9] B[12.6] B[11.21 B[13.3] EB B[11.0] B[11.4] B[12.6] C[I6.1] B[13.7] C[18.2] 0.3 0.1 Double Church Road/ TWSC ,NBL A [7.5] A [7.6] A [7.6] A [7.9] - A [7.6] A [8.0] Trunk Drive EB B [10.3] B [10.3] B [11.4] B [13.4] B [11.6] B [13.9] 0.6 0.4 Total Average Delay 77.0 86.9 1,594.6 2,203.92 92.9 24&4 -IS01.7 1957.5 is Wells & Associates, LLC McLean, Virginia Network Performance Average System Delay 2,500.0 2,203.9 2,000.0 1,594.6 m 1,500.0 DAM Peak L ®PM Peak CL 1,000.0 PM Reduction AM (89%) Reduction 500.0 (94%) 246.4 77.0 86.9 I 92.9 77m - -,— Existing Background Total Future (without Racey Tract (with Racey Tract improvements) imorovements) 9 9 • Intersection Average Intersection Delay (PM Peak Hour) Fairfax Pike (Rte. 277)/1-81 SB Ramps Fairfax Pike (Rte. 277)/1-81 NB Ramps Fairfax Pike (Rte. 277)/Town Run Lane/Aylor Road Fairfax Pike (Rte. 277)/Stickley Drive Fairfax Pike (Rte. 277)/Double Church Road Double Church Road/Driftwood Drive/Brandy Lane Double Church Road/Trunk Drive Delay Comparison and Improvement Program Improvements 26.3 49.5 +0% 26.6 95.6 I +28% I 21.7 •Restripe WBR to WBTR 43.8 -38% 1 -Signal 3.6 -Construct second EBT and WBT -Construct EBR I9.8 -99% -Construct NBL and NBR J 1 25.7 1 -Construct second EBT -Construct SBL 28.2 1 -52% •Restripe NB approach for NBL, NBTR 7.5 8.3 +I% 1.2 0.8 1.2 +46% 13 Existing 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 M Future without Racey Tract improvements Average Delay (seconds) 11 Future with Racey Tract improvements AM PM EX B 16.1 C 21.7 BG C 24.3 E 70.7 TF B 15.0 D 43.8 DIFF -9.3 -26.9 �m AM PM A2. PM EX B 18.0 C 26.3 EX 2.1 3.6 AM PM BG C 27.9 D 49.4 �� BG 1488.1 1941.6 EX C 22.8 C 25.7 TF C 20.9 D 49.5 TF 12.2 19.8 BG C 26.2 E 58.4 DIFF +7.0 +0.1 T DIFF-1475.9-1921.8 TF C 22.3 C 28.2 DIFF -3.9 -30.2 277 Fairfax �Ce d a c M o c o 647 = ci c Avenue Drive 0^ 641 / 4 \ \ � o a SITE \ I I J AM PM EX A 9.0 C 26.6 BG B 19.2 E 74.8 TF B 12.7 F 95.6 -6.5 +20.8 DIFF North Figure C-1 Level of Service/Overall Intersection Delay (seconds per vehicle) Comparison Rocey Tract Frederick County. VIrginla AM PM EX 8.0 7.5 BG 8.2 8.2 TF 8_5 8_3 DIFF +0.3 +0.1 AM PM �m AM PM A2. PM EX B 18.0 C 26.3 EX 2.1 3.6 AM PM BG C 27.9 D 49.4 �� BG 1488.1 1941.6 EX C 22.8 C 25.7 TF C 20.9 D 49.5 TF 12.2 19.8 BG C 26.2 E 58.4 DIFF +7.0 +0.1 T DIFF-1475.9-1921.8 TF C 22.3 C 28.2 DIFF -3.9 -30.2 277 Fairfax �Ce d a c M o c o 647 = ci c Avenue Drive 0^ 641 / 4 \ \ � o a SITE \ I I J AM PM EX A 9.0 C 26.6 BG B 19.2 E 74.8 TF B 12.7 F 95.6 -6.5 +20.8 DIFF North Figure C-1 Level of Service/Overall Intersection Delay (seconds per vehicle) Comparison Rocey Tract Frederick County. VIrginla AM PM EX 8.0 7.5 BG 8.2 8.2 TF 8_5 8_3 DIFF +0.3 +0.1 AM PM Figure C-1 Level of Service/Overall Intersection Delay (seconds per vehicle) Comparison Rocey Tract Frederick County. VIrginla AM PM EX 8.0 7.5 BG 8.2 8.2 TF 8_5 8_3 DIFF +0.3 +0.1 AM PM AM PM EX 1.0 1.2 BG 0.7 0.8 TF 1_3 1_2 DIFF +0.6 +0.4 Ex - Earstirg LOS and overall average intersection delay (secontla) BG -Background LOS and overall average intersection delay (seconds) intersectionTF -Total Future LOS and overall average intersection delay (seconds) DIFF. - DMererre sec between total future and background delay (seconds) $ch ana tic WELI,9 & ASSOCIATES, LLC sueec sawsems r aamlr mQda AM PM AM PM EX 749 690 EX 667 660 BG 928 1038 BG 76B 879 TF 970 1095 TF 784 899 DIFF 42 57 f DIFF 16 20 I Percent 4.5% 5.5% / �l Percent 2.1% 2.3% AM PM EX 259 453 m BG 335 582 AM PM Oc TF 347 598 EX 1056 1250 DIFF 12 16 BG 1205 1502 Percent 3.6 % 2.7 % TF 1221 1525 DIFF 16 23 Percent 1.3% 1.5 % Q 1` 277 Fairfax V__AM PM eke d c EX 474 531 `—e BG 556 688 647 m ° C1 TF 572 711 J c DIFF 16 23 Percent 2.9 % 3.3 Avenue Drive 641 / \ / NETWORKTOTAL / / jt< o / n 4 AM PM SITEEX 281 254 11 BG 406 556 t\ ��� \`---� 1 TF 421 576 \ DIFF 15 20 \ Percent 3.7% 3.6% --------------------------- AM PM EX 4411 4969 BG 5509 7142 TF 5676 7368 167 DIFF 226 Percent 3.0% 3.2% AM PM EX 925 1131 BG 1311 1897 TF 1361 1964 50 DIFF 67 Percent 3.8% 3.5% Figure C — 2 EX - Ensang 2-way peak hour traffic volume BG - Background 2-way peak hour traffic volume Site —Generated Traffic Cordon Analysis DIFF,-alferen -way peak hour traffic volume North DIFF.- DMerence �n 2-way traffic volume (Total Future vs. Background) $dtxnatk Percent - Percent di Terence in 2-way traffic volume (Total Future vs. Background) WELLS & ASSOCIATES LLC Racey Tract �� eriwmrmt ..s >a�mw o�ane Fr.dwick County, Virginia IsIll;, christopherconsultants 0/ engineering • surveying • land planning LETTER OF TRANSMITTAL TO: Mr. Jeremv Camo County of Frederick 107 North Kent Street Winchester, VA 22601 DATE: June 30, 2004 PROJECT: Meadows Ed PROJECT NO: 01-51-01-00 WE ARE SENDING (X) HEREWITH ( ) UNDER SEPARATE COVER SENT VIA ( ) REGULAR MAIL ( ) FEDERAL EXPRESS ( ) YOUR MESSENGER ( ) EXPRESS MAIL ( X ) OUR MESSENGER ( ) 45940 horseshoe drive, suite 100 sterling, Virginia 20166 703.444.3707. 703.444.5230 NO. COPIES DWG. NO. DWG. DATE DESCRIPTION / TITLE a W 1 6/30/04 Rezoning Application unbound X 26 6/30/04 Rezoning Application X 26 LC3205 2/6/04 General Development Plan X 26 11/5/03 Traffic Studies X REMARKS: RECEIVED BY: COPY TO: BY: Bryan Condie www.christopherconsultants.com Rezoning Application Frederick County, Virginia Meadows Edge (Racey Tract) Prepared by: christopher consultants, ltd. 45940 Horseshoe Drive Suite 100 Sterling, Virginia 20166 (703) 444-3707 June 30, 2004 r TABLE OF CONTENTS I. APPLICATION I I. GENERAL CRITERIA AND SUMMARY III. IMPACT ANALYSIS A. LOCATION AND ACCESS B. SITE SUITABILITY C. TRAFFIC D. SEWAGE CONVEYANCE AND TREATMENT E. WATER SUPPLY F. SITE DRAINAGE G. IMPACT ON COMMUNITY FACILITIES H. OPEN SPACE PLAN I. PEDESTRIAN CIRCULATION IV. FREDERICK COUNTY IMPACT MODEL V. PROFFER STATEMENT Vl. AGENCY COMMENTS VII. MEADOWS EDGE DEED Vlll. TAX TICKET IX. APPENDIX I I APPLICATION J F REZONING APPLICATION FORM FREDERICK COUNTI', VIRGINIA To be completed by Planning Staff.- Fee Amount Paid $ Zoning Amendment Number Date Received PC Hearing Date BOS Hearing Date The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester, 1. Applicant: Name: Blue Springs View, L.L.C. Telephone: 703-929-9918 Address: 43571 John Mosby Highway, Suite 120, Chantilly, VA 20152 2.1'roperty Owner (if different than above) Name: The Estate of Charies Racev do AlcestaDyke and Shelve M. Lament. Executnxes Telephone: 703-929-9918 Address: 293 Old Charles Town Rd., Stephenson, VA 22656 3, Contact person if other than above Name: Bryan Condie, christopher consultants. ltd. Telephone: 703-444-3707 4. Checklist: Check the following items that have been included with this application. Location map x Agency Comments x Plat Fees a Deed to propem, r, impact Analysis Statement Verification of taxes paid x Proffer Statement x 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications, Please list below all owners or parties in interest of the land to be rezoned: The Estate of Charles Racey c/o Alcesta Dyke and Shelve M. Largent, Executrixes 6. A) Current Use of the Property: Vacant B) Proposed Use of the Property; Single-family detached cluster subdivision (minimum 8.000 sq.ft. lots) 7. Adjoining Property: tD PARCEL ID NUMBER USE SEE ATTACHMENT "A" S, Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): Stephens City. east of interstate 81: 0.5 miles south of Route 277 (Fairfax Pike) east of Route 1012 (Town Run Lane); south on Route 1065 (Ridgefield Avenue) to Ewings Lane. Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 85 A 140 Districts Magisterial: Opequon High School: Sherando Fire Service: Stephens Dry Middle School: R.E. Avlor Rescue Service: Stephens Ciry Elementary School: Middletown 10. Zoning Change: List the acreage. included in each new zoning category being requested. Acres Current Zoning Zoning Requested 105.65 RA RP L.5 IRA RA/No Chance 105.65 Total acreage to be rezoned 1 1. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Fami1Y homes: 228 Townhome: Multi -Family: Nor. -Residential Lots: Mobile Home: Hotel Rooms: Souare Footage of Proposed Uses Office: Service Station: Retail: Manufacturing: Restaurant: Warehouse: Other: l� 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. 1 (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. Applicant(s): �— M ra=v m, Owner(s): - u LO Date: 1 Date: Date:_ TJ yr" �.� Date: ,r- 7. Adjoining Property Owners Name and Property Identification Number Address Zone Use Smitl-r, David & Linda W. 132 Driftwood Drive Property # 86 E 1 -18 _ Stephens City, VA 22655 RP Residential Stevenson, James E. & Tammy R. 100 Barkwood Drive P_r_operty__# 86 E 1 19 Stpehens City, VA 22655 RP Residential Schultz, Scott & Rebecca 102 Barkwood Drive Property It 86 E 1 20 Stephens City, VA 22655 RP Residential _ f-Judson, Freddie E & Carole F. '104 Barkwood Drive Property it 86 E -1 2_I _ _Stephens City, VA 22655 RP Residential Baker, Christopher 1N. & Carole 106 Barkwood Drive Property It 86 E -1 22 Stephens City, VA 22655 RP Residential Weber, Steven A. & Tracy B. 108 Barkwood Drive Property # 86 E 1 23 Stephens City, VA 22655 RP Residential _ Lapof-ete, Timothy J. & Karen S. 110 Barkwood Drive Property ## 86 E 1 2_4 Stephens City, VA 22655 RP Residential Dobersztyn, David M. & Dawn M. 112 Barkwood Drive Property # 86 E'1 25 Stephens City, VA 22655 RP Residential Dreyer, Mark R_& Susan L. 114 Barkwood Drive Property # 86 E 1 26 Stephens City, VA 22655 RP Residential _ Ford, Albert D. & Mary D 116 Barkwood Drive Property # 86 E 1 27 Stephens City, VA 22655 _ RP Residential Dean, Timothy A. Sr-, & Christi R. Property # 86 E -1 28 118 Barkwood Drive Stephens City, VA 22655 RP Residential Kidd, James C. & Ingrid K. 114 Trunk Drive Property # 86 E 2 2 13 Stephens City VA 22655 RP Residential Malik, Jared & Naeema 116 Trunk Drive Oroperty It 86 E 2 214 Stephens City, VA 22655 RP Residential ?agaller, Timothy A. & Diane M. 118 Trunk Drive property It 86 E 2 2 15 _ _ _ Stephens City, VA 22655 RP Residential ATTACHMENT °A° m m m Schneider, Paul C. & Jennifer G. Property # 86 E 2 2 16 _ 'I 20Trunk Drive Stephens City, VA 22655 RP Residential Cooley, Bryan K. & Sharon L. 122 Trunk Drive Property # 86 E 2 2 17 __Stephens City, VA 22655 RP Residential Corbit, Steven & Kathryn 124 Trunk Drive # 86 E 2 2 18 _ Stephens City, VA 22655 RP Residential __Property Marks, Alfred H. Jr. & Julia G. Property # 86 E 2 2_19 _ 126 Trunk Drive Stephens City, VA 22655 RP Residential Duke, Patricia Kelly 128 Trunk Drive Property # 86 E 2 2 20 Stens City, VA 22655 epl RP Residential Skeith, Joe David & Sheila K. 130 Trunk Drive Property # 86 E 2 2 21 Stephens, VA 22655 RP Residential Mitchell, Jent P. III & F. Anne B. # 86 E 2 2 22 132 Trunk Drive Stephens City, VA 22655 RP Residential __Property Srniy, Kenneth P. 134 Trunk Drive Property # 86 E 2 2 23 Stephens City, VA 22655 RP Residential Patton, Dale E. & Diane A. Property # 86 E 2 2 24 P.O. Box 3457 Winchester, VA 22604 RP Residential Philibin, Gary L. & Stacey D. Property # 86 E 2 2 25 138 Trunk Drive Stephens City, VA 22655 RP Residential Smith, Paul A. & Jackson, Mildred Jan 129 Branch Court Stephens City VA 22655 RP Residential # 86 E 2 2 26 _ _Etoperty Rodgers, Ronald E. & Ellan S. Property # 86 E 2 2 27 127 Branch Court Stephens —City, VA 22655 RP Residential Ber lowitz, Morris & Helene # 86 E 2 2 28 125 Branch Court Stephens City, VA 22655 RP Residential Property_ Slhickle, Lester G. & Jeanette C. Property # 86 E 2 2 29 123 Branch Drive Stephens City, VA 22655 RP Residential Sybert, Ronald E. & Nancy M. Property # 86 E 2 2 30 121 Branch Drive Stephens City, VA 22655 RP Residential Disque, Dale W. & Dayle P. _Pr operty # 86 E 2 2 31 119 Branch Drive Stephens City, VA 22655 RP Residential Burch, Patricia A. P.O. Box 5 Propei ty 9 86 E 2 2 32 _ Stephens City, VA 22655 RP Residential Mohan, Robert & Mary Beth Property It 86 E 2 2 33 -115 Branch Court Stephens City, VA 22655 RP Residential 113 Branch Court Stephens City, VA 22655 RP Residential Dir nagl, Alfred & Christine Proper # 86 E 2 2 34 __ MacGregor, Gregory T. & Pamela D. Pr operty # 86 E 2 2 35 _ 111 Branch Court Stephens City, VA 22655 RP Residential Phillips, William R. II 118 Meadowbrook Drive Property # 85 B 1 -17 Stephens City, VA 22655 RP Residential Dursey, Walter 1-1. Jr. 120 Meadowbrook Drive Pi # 85 B �1 18 rr Stephens City, VA 22655 RP Residential Sharon M LaRoche Living Trust 122 Meadowbrook Drive Property # 85 B '1 19 _ Stephens gijt, VA 22655 RP Residential Campbell, Kurt A. & Jammie M. 124 Meadowbrook Drive RP Residential PropertyIt 85 B 1 20 _Stephens City, VA 22655 _ Swain, Rachel C. Property # 85 B 1 21 126 Meadowbrook Drive Stephens City VA 22655 RP Residential Dixon, Anthony C. Pro�ery # 85 B 1 22 128 Meadowbrook Drive Stephens City, VA 22655 RP Residential Rose, Thomas B. II 501 Ridgefield Avenue RP Residential Property it 85 C 2 79 Stephens City, VA 22655 Deiter, Cynde Anne Jones Property # 85 C 2 80 503 Ridgefield Avenue Stephens City, VA 22655 RP Residential Pumphrey, Round W. Property # 85 C2 82 507 Ridgefield Avenue Ste hens City, VA 22655 RP Residential Soule, Chap R. Property #85 C 2_83 509 Ridgefield Avenue _Stephens City, VA 22655 RP Residential Lafollete, Kenneth M. Property # 85 C 2 84 511 Ridgefield Avenue Stephens City VA 22655 RP Residential Lfnaburg, Mikkia Property # 85 C 1 2_92 112 Grove Court Stephens City VA 22655 RP Residential _ Bennett, Brady L. & Christine L. Property #f 85 C 1 2 93 _ 114 Grove Court Stephens City, VA 22655 RP Residential 113 Grove Court Murphy, John D. &Shirley M. Property # 85 C 1 2 94 _ Stephens City, VA 22655 RP Residential m II_ llllllll- II- IIIIIIIIIIIIIIIIIIm 3rown, Mae M. Ir_operty_# 85 C 1 295 1-11 Grove Court Ste liens City, VA 22655 RP Residential 'ayrre, Robert A. 109 Grove Court -3roperty it 85 C 1 296 Stephens City VA 22655 RP Residential rm-tz, Harold A. Jr. & Bridget A. 107 Grove Court �r_operty # 85 C_1 297 _Stephens City, VA 22655 RP Residential 3-hirley, David E. 105 Grove Court Property # 85 C '1 2 98 Stephens City, VA 22655 RP Residential Fiorvanti, Richard L. II 103 Grove Court Property # 85 C 1 299 Stephens City, VA 22655 RP Residential Livingood. Clara C. 101 Grove Court Property # 85 C 1 2 100 Stephens City, VA 22655 RP Residential 5andretzky, Ronald W. & Tammy M.W. 217 Ridgefield Property_ # 85 C 1 2 101 Stephens City VA 22655 RP Residential Gary L. & Sfeplien P. Scothorn 604 Ewings Lane Property # 85 A 139 Stephens City, VA 22655 RA Agricultural Frederick — Winchester Property # 85 A 141 15.0. Box 43 Winchester, VA 22604 RA Local Government Gary L. & Linda O. Scothorn Property # 85 A '139A 506 Ewings Lane Stephens City, VA 22655 RA Residential Jaynes R. & Jane S. Young Property_# a85 A 139E 511 Ewings Lane Stephens City, VA 22655 RA Residential Town of Stephens City Property # 85 A 142_ _ P.O. Box 250 Stephens City VA 22655 RA Local Government Ours, Rick 461 Westmoreland Dr. Pi # 86 A 25 _ rr Stephens City, VA 22655 RA Agricultural Painter, Herbert M. 914 Double Church Rd. Property # 86 A 21A Stephens Cit , VA 22655 RA Agricultural GENERAL CRITERIA AND SUMMARY 7 II. General Criteria and Summary The Impact Analysis Statement in Section III is provided in summary form for the property known as "Meadows Edge". The property is located South of Route 277 (Fairfax Pike) and East of Route 1012 (Town Run Lane). The total parcel area zoned Rural Area (RA) is approximately 132.1 acres. The area to be rezoned as Residential Performance (RP) is 106 acres +/- located within the Urban Development Area (UDA). The remaining 26 acres +/- located outside the UDA will remain zoned RA. The property is being shown on the attached Location Map (Figure 1). The Impact Analysis Statement for Meadows Edge is prepared as required by the Frederick County Board of Supervisors for rezoning approval of the property. The model projects a negative fiscal impact. The Applicant has proffered an amount that will offset the negative fiscal impact in accordance with directives of the Frederick County Board of Supervisors. A single-family detached cluster development with a minimum of 8,000 sq. ft. lots is being proposed as part of this rezoning request. Based on 2.3 density units per acre, which is an average of the single-family developments within the UDA, the area proposed to be rezoned will support approximately 244 single-family homes, the applicant proposes 228 single-family homes. Interparcel connectors.will be used to link Woodside Estates I and Woodside Estates II subdivisions with Meadows Edge. The Meadows Edge will gain its primary access from Town Run Lane (Rt. 1012). Road layout through the site has been designed to limit "cut thru" traffic thru the adjoining subdivisions. The Applicant, through working with VDOT and the County Staff, has recognized the need to secure a right-of-way for a collector road along this property's southern boundary. This right-of-way would secure the option to create a vital transportation corridor that would further facilitate the relocation of the current 1-81/Rt 277 interchange to the South and provide for a badly needed alternative for thru traffic currently using Fairfax Pike (Rt. 277). The Applicant is proffering to reserve an 80' wide corridor for this future collector road throughout the length of the property. Preliminary engineering design studies have been completed and have been utilized to the fullest extent in preparing the General Development Plan (GDP). According to these preliminary studies, 228 residential units have been proffered as the maximum units to be developed within the area to be rezoned. Analyses of environmental and physical features located on the parcel have been utilized to enhance the design of the community. Open space has been preserved throughout site, internally as well as externally. Approximately 2.8 acres +/- has been proffered to contain a community green, a community pool and pool house. These areas have been designed to be centrally located and will serve the proposed These facilities will have the capacity for additional users and the developer intends to offer membership opportunities for neighboring communities. Public sewer and water service are available to the property. Natural gas and electric service are available to the property. i IMPACT ANALYSIS III. Impact Analysis A. Location and Access Attached Figure 2 shows the 132 acre parcel located southeast of interstate 81 Exit 307; approximately 0.5 miles south of Fairfax Pike (Route 277); on the east side of Town Run Lane (Route1012). Fairfax Pike is classified as a minor arterial roadway, and Town Run Lane is classified as a local road. The 105.6 acres of the site that is being rezoned is located within the county's Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). This acreage is within the boundaries of an adopted land use plan for the county allowing residential uses to be permitted. The 132-acre parcel has different uses surrounding its exterior. Three subdivisions, Ridgefield, Woodside Estates I and Woodside Estates Il, consisting of clustered style single-family detached units make up the northern boundary. Stephens Ridge, a townhouse community comprises the majority of the western border. Frederick County Sanitation Authority owns and operates a wastewater detention pond adjacent to the southwestern boundary. The Scothorn and Fairview -Springhill farms, which make up the southern and eastern borders, are located within the Double Church Agricultural and Forestal District. The parcel also adjoins the Painter residence to its northeast. The primary access for the 105.E-acre development will be provided from Town Run Lane on the western side of the site. The entrance road will be designed to the north of Stephens Run. Pursuant to an agreement with the Town of Stephens City (Appendix "A"), access will be granted through Parcel Tax Map #85 A 142, This will also allow for the proper closure, to be completed by the applicant, of the abandoned sewage lagoon, in accordance with an approved Lagoon Closure Plan (Appendix "B") that is consistent with Virginia Department of Health regulations. The proposed intersection at Town Run Lane will not only provide access to the community as designed, but is also designed for the aforementioned collector road. The intersection design and alignment will allow for several options of movement with respect to any new interchange that may be constructed as proposed South of the current 1-81/Rt. 277 exchange. CooRtATf l 5TM T,EGPN AREA TO BE REZONED TO 'RP' pa YV w X rJT RID GEFER-D- PROPOSED RP /__z WOODSIDE: ESTATES Il--- =_7 MhAi)UWb L.MTL christopher consultants (Racey Tract) enaineerinc su"mo - iana Dianning, AREA TO BE REZONED NOT TO SCALE FIGURE 2 DATE: JANUARY 2004 B. Site Suitability The 132-acre parcel consists primarily of open field. This open field area is flat with gentle slopes in the central and eastern portions of the site. The western portion of the site is also open field but has an increase in sloped area with minor valley's that provide the drainage for the majority of the site. These drainage areas will be maintained to best extent possible, and an appropriate stormwater management design will be implemented. There is an existing stand of hardwood trees located in the northwestern portion of the site. It is the Applicant's desire that the majority of the stand of trees will be preserved to the maximum extent possible during final engineering. There are minimal floodplain areas along the southwestern boundary of the parcel associated with Stephens Run. There are minimal wetlands onsite. Every effort will be taken to avoid disturbance of existing wetlands. If any wetlands are to be disturbed, all required permits will be obtained from the appropriate agencies. (See Figure 3) The 105.6 acres of the parcel to be rezoned is located within the Frederick County SWSA and utility service is available to the site. The Frederick County Sanitation Authority has indicated that adequate capacities exist to serve the development proposal for this parcel. According to the Shenandoah Battlefield Foundation, the parcel is not within any historic battlefield preservation area. Adjacent single-family subdivisions of Ridgefield, Woodside Estates I, and Woodside Estates II will be provided with an open space buffer along their boundary. The townhouse community of Stephens Ridge will also be provided with an open space buffer. A minimum of 200' in depth open space area has been provided along the southern boundary that will provide separation between Ithe proposed single-family lots and the Double Church Agricultural and Forestal District. � I � I U 11 11 P af'��;C�..'c,. Ste•, 1�� ��' �\¢ a - • \\ �\' \ 1 '\\ Wlll fl \1\ 11�,,\\I��/C •>I \. , q. ....... ' \,`1�J/I�i/. '\\\•1J� \ // I' � . ; ��, � 1h'IMIh r "��,R_ \ .,rV10 NN� ic •��� � I ���..�� ' "a ^(� It 1 ✓� y 1 ,�r ,�� I•� <s 77 \ _ - - ,-_ __ ,:., � • /i ice` , • ;- •->> .�i`\ \'.. � ,� 1s \ - . Z/ LEO N�50-L� INFORMATION TAKEN FROM THE _ � PPROXIMAT_F LOCATION 1987 SOIL SURVEY OF FREDERICK OF NETLANDS COUNTY VIRGINIA. APPROXIMATE LOCATION j 2. WETLANDS ARE PROVIDED BY —... OF FLOODPLAIN FREDERICK COUNTY DIGITAL DATA. 91B DENOTES SOIL TYPE \ " 3. FLOODPLAIN LOCATION TAKEN FROM :/ a,� I • t �• FREDERICK COUNTY DIGITAL DATA TAX MAP5 55 6 a. SITE BOUNDARY •\ / \ A. THERE ARE NO STEEP SLOPES ON /✓j• / THE SITE MEADOWS EDGE christopher consultants (taLey Tract) h/ CONSTRAINTS MAP EXHIBIT ► e�ntlmen�o�urvey ne landplannmG aj11a01Vaatl,Oe owe ,cone f0[Is,n.•'4 wYna PplfiE NOT TO SCALE FIGURE 3 DATE: JANUARY 200A C. Traffic The traffic impact analysis indicates that the proposed development of the 105.6- acre development will generate approximately 2,213 daily (24-hour) trips, based ' on the traffic study provided by Wells & Associates, LLC. The Applicant ' recognizes that there are traffic issues associated with Route 1012 (Town Run Lane), Route 277 (Fairfax Pike), and Route 641 (Double Church Road). These ' issues relate to the Level of Service (LOS) currently and in the future. Wells & Associates has prepared a traffic analysis that is provided under separate cover ' explaining and illustrating the LOS The applicant, in consultation with VDOT, Frederick County Planning Staff, and ' traffic experts has agreed to provide improvements at both intersections that will ' help with existing and future conditions. These improvements have been proffered and described within the traffic analysis. They are also shown as ' Figure 4. ' The applicant shall Provide tr affic raffic calming measures where the Meadows Edge ' proposed road network connects with Driftwood Drive and Branch Court. The traffic calming measures shall be within the 40' buffer area between the Woodside Estates subdivision and Meadows Edproposed 9e p posed development. ' Subject to VDOT approval, a choker method, which is recommended by the Institute of Transportation Engineers (iTE), shall be utilized as the traffic calming ' measures. (See figure 5) This method narrows the travel lanes to two ten-foot lanes. Studies conducted by the ITE report that the average speed through an area that uses the choker meth od has been reduced by 4% overall. In addition to the road improvements, the Applicant has also proffered for an 80' right-of-way reservation for a future east -west connector road that may be built in conjunction with the interchange relocation, identified by Frederick County as a long-range vision. A traffic analysis performed by Wells & Associates, LLC has been provided under separate cover. PPEUMINAPY ,PO}D Pl IPPOVEMfNTS EXh/DIT JMJUM. Y 2�4 -0 0* 0, christopher oanW-.3f, w� ----- ----- ------------------ - - --, ---- =------------------------------ 1 � tOr r /r0/JIrD CO6r , fY Mr %i\ 0 rrr�nw..wc FNPFAK P1Kt NJD STrKLtY OPNt ".`FPStGiON NOi rO 5GN E' ranrw5ro5rJ �� p/ /NMO c /,rrwv rrirG � FADWAX PMX ------------ DOUW �C90RM M. a Ir0IJ7rC l.lL ar rvmcvr ----------- �----------------- .o. FNPFAX PIKE' N LC- . I -AD INitP9tG7'/ON CHOKER METHOD FOR ILLUSTRATIVE PURPOSES ONLY: DETAIL DOES NOT REFLECT ACTUAL SUBJECT SITE MEADOWS EDGE (Racey Tract) christoP her consultants ' TRAFFIC CALMING MEASURE engineering - surveying lane pianning NOT TO SCALE o:+<nns n: i�.vo:+•.aszso FIGURE 5 DATE: JANUARY 200L D. Sewage Conveyance and Treatment The attached Figure 6 shows the proposed sanitary sewer layout. The majority of the site is a gravity based sanitary sewer that is directed to the Frederick County Sanitation Authority pump station and sanitation lagoon in the western portion of the site. The rest of the sanitation effluent outfalls into existing sanitary lines on Driftwood Drive and Branch Court in the Woodside Estates I and 11 subdivisions. A localized force main system (grinder pumps for example) may be required for lots in the central portion of the site. Based on an average of 200 gpd/unit sanitary service needs are approximately 45,600 gpd. The Applicant has received assurances from the FCSA that the proposed receiving facilities are adequately equipped to handle all sanitary flow increases from this development. LEGEN a. SANITARY LINE NQTF-i! 1. SANITARY LINE LOCATIONS ARE ON FINAL ENGINEERIN6. CONSIDERATON55 ADJUSTMENT5 5MMLD BE ANTICIPATED BASED / / MEADOWS EDGE (Racey Tract) christopher consultants E. Water Supply As shown in Figure 7, Water supply will connect with existing blow off valves in three locations, on Driftwood Drive and Branch Court in the Woodside Estates I and II subdivisions and off Ridgewood Avenue in the Stephens Ridge development. All existing lines in the area are 8" diameter lines and all proposed lines are expected to be as well. Lines will follow the roadways according to the attached Figure 7. Additional looping and/or larger pipe sizes shall be provided as deemed necessary by a detailed water line analysis, which will be performed in the design stage. Fire protection will be provided with strategically located fire hydrants within the development. There are no known deficiencies that would prevent adequate service from being provided for this project. The amount of water usage is reflected 200 gpd/unit previously calculated in Section "D" Sewage Conveyance and Treatment. LEGEND WATERLINE NOTF-, I. WATERLINE UXATON5 ARE APPROXIMATE, ADJUSTMENTS SWOULD BE ANTICIPATED BA5E1; ON FINAL ENGINEERING CCN51DERATION5 MEADOWS EDGE christopher consultani-s (Racey Tract) �tanninc engineerinc, survwng iano 0 WATERLINE EXHIBIT FIGURE 7 NOT TO SCALE 7W-370 DATE: JANUARY 2004 F. Site Drainage This project will employ a curb and gutter drainage system with connecting storm sewers that will outfall as dictated by natural drainage divides. Preliminary stormwater management (SWM) and best management practices (BMP) facilities are planned in the locations shown on the accompanied exhibit (See Figure 8). The size and location of the stormwater areas may change upon final engineering. All SWM and BMP facilities will be designed to meet the guidelines of the Virginia Stormwater Management Handbook. The responsibility of the maintenance of these SWM and BMP facilities will be the established homeowners association. A majority of the site drains to the major floodplain on the western portion of the property, this will alleviate the need for SWM in that portion of the site. The rest of the runoff will outfall in existing storm sewer systems in either the Woodside Estates I and II developments or the Stephens Ridge development. SWM facilities will be provided to ensure the carrying capacity of these systems is maintained or improved. BMP design will be in accordance with the phosphorus removal guidelines set forth by the Virginia Stormwater Management Handbook. The applicant has also been made aware of drainage issues on the Woodside Development lots that are adjacent to the Meadows Edge. The applicant will collect runoff from the Meadows Edge onsite, that is currently draining directly to the Woodside lots. In doing so, this will reduce the offsite drainage to the existing stormwater inlets on the Woodside lots and allow them to better drain the rear yards. This drainage issue will be studied further during final engineering phases to insure the final design of the Meadows Edge development achieves this improved drainage condition on the Woodside lots. (See Figure 9.) ~11A r Tll sine LEGEND OSTORMIKATER MANAGETIENr OR BMP POND NOT I. 5TOR111,4ATER 114NACEMENT/811P LOCATON5 ARE AFPPMIrIATE, ADXSTMENT5 SHOULD BE ANTICIPATED BASED ON FINAL ENGINEERING CONSIDERATION5. MEADOWS EDGE STORMWATER MANAGEMENT M113IT NOT TO SCALE FIGURE 8 DATE: JANUARY 2001 christopher consultants engineering suwe%nng ianooianning —4443— 1-7031A,IU3� 1 / Bo kwood Drive Bak ood Drive _ i 1' � I 1 .J..r;� `\\I 11 I I Branch Courl �, hn ��� r - �.. , I , ` 05T(N5 DPNN16[ FLOW MJEAJDO 5 foof CP\ accy 77,o D PPrL/MINAPY OPAINtt6iff 1Mf POVfMffNTS EXtIIDIi F/COUPE 9 E-- PLOW APPOW c GOLLFGTION POINT ® CX/57-/N6 DPNN /NLLfi I VI/ �p//\\\ oru" W=l N rO ncA G PPOP05GD OPNN�1Gt FLOW ► 01 / christopher coosu.tan�s G. Impact on Community Facilities � I ' Frederick County's capital impact model has been run to reflect the impacts associated with this project. The Applicant has provided proffers which mitigate ' the associated financial impacts. n 11 11 11 11 11 11 I I 11 IMF- H. Open Space Plan Single-family detached cluster projects are required by ordinance to provide 25% of the total site in open spaces. The total site area is approximately 132.15 ' acres. The to be rezoned RP is 105.6 +/- the to area acres and area remain RA ' is 26.5 acres +/-. The following table demonstrates the open space provided throughout the site: ' SITE AREA OPEN SPACE AREA PERCENT OF PROVIDED AREA ' 105.6 Ac. 31.9 Ac. +/- 30.2%F (RP Zoned) ' 26.5 Ac. 22.9 Ac. +/- 100.0%* (RA Zoned) 132.1 Total Ac. 54.9 Ac. +/- 41.5% ' Open space areas are being shown on the attached exhibit (Figure 10). *Area of open space remaining once 80' right-of-way is removed. t yI�WA (pOW/AT[ 3TST0'+ V IVI, 10n11 [OlE / _ GgTl� M,l 1 �Xi LEGEND � ` �' Ct1 lilt! 11 ss�elm:c PARCEL AREA aAr/ri �• %r�. YY i�filllL� o "Ss• dl it , I I I I I 1 (I 1 1 - is inrExvAL TOPOGRAPHY - � -- . i/��� I —...— FLOODPAN `Jjot� 11Irri rIIII if / CCI -EN SPACE Pool AREAES) I �N � I it rf+ ,,,, r _.•'y/- _-- U� �,•� ice. \� T � t _ � I ie Chum / ) TOTAL RP AREA I%.& AC.♦/- (M) r LOT AREA. 56.2 AC.— (53.12 .. j PROPOSED PUBLIC ROAD AREA r7.5 AG.fr_ (ACAS) OPEN SPACE AREA: K 31.R .u- (3,M) MEADOWS EDGE cnristo (xscey Tract) her consultants P enalneent1nc survey np 1anDannlnp OPEN SPACE EXHIBIT ap�b tawhiama he �SAIU �v�ebm a..e irwc lW br�{� w�y]016. NOT TO SCALE )W-3)0- u.>W—.5231 FIGURE 10 DATE: JANUARY 200,4 I. Pedestrian Circulation As required by the Frederick County Subdivision of Land Section 144-18, sidewalks will be provided on both sides of the street throughout the subdivision. The applicant has also agreed with Parks and Recreation for the need to provide a connection for pedestrian and bicycle circulation connecting Town Run Lane to Double Church Road area, The applicant has proffered to construct a pedestrian/bicycle trail, 10' in width that will extend from Town Run Lane (Rte. 1012) to the subject properties western boundary, where at this point the trail will join the pedestrian system of Meadow Edge that leads to Woodside Estates I and 11. This trail is conditional base on the approval of the Town of Stephens City to provide an easement for such trail. The applicant shall also make available the necessary easements to provide for a pedestrian/bicycle trail to be placed within the 80' R.O.W. of the collector road that will provide a direct east to west connection of the Town Run Land and Double Church Road. The Community Green has been centrally located and intended to be used as a gathering place for pedestrians, community events, meetings, picnics, and other outdoor events are envisioned taking place here. Directly north of the community green, a 50' wide pedestrian throughway has been provided to allow accommodating access to the community green and the pool facilities. FREDERICK COUNTY IMPACT MODEL OUTPUT MODULE AF PLICANi: Racey Tract tb Fiscal Impact I -Am USE TYPE nP Coats of Fact Credit: Credits to be Taken for Future Taxes Paid (14 Total Potential Ad)usiment For REAL EST VAL 1;29.890,800 Required (enlefed in Cur. Budget Cur. Budget Gap_ Future CIPI Tax Credits Revenue- Net Capital Net Cost Per 1 FIRE d RESCUE = I 1 Capi(ai Ftrcj1111 col sum only) oper Cap Equip Expenrifflebt 5 Taxes, Other (Unadlusted) Cost Balance Faciliffes ImVgC1 Dwelino Unil I I Fire and Rescue Department $172.043 $0 $0 S 172.D.13 S155 ElernenlarY Schools $977,592 - — — 1 Mrdldle Schools $575,0133 5159,955 3776,480 5936.434 $669.491 31.726.203 j;7.571 I High Schools $843.039 — — Parks aril Recreation $349.980 $78,874 $TB.874 556,390 $290.590 t1,288 I 1 Public Library $60,044 317.016 $17,016 $12.166 449.678 $213 j 1 Sheriffs Offices $36.010 329,505 $0 $7.1am $36.mu 526.352 $9.658 3,42 1 Administration Building $45.213 s0 So $0 $46.213 $203 j Other Miacellaneoras Fa©lilfes $53,957 356,e54 $62,771 $119,625 $85,524 $0 $0 j I 1 SUBTOTAL $3.119.740 046,314 5839.25f 9iO3.245 I1,188,8D9 $349.923 52.269.817 I $9.955 j LESS: 7IET FISCAL IMPACT SO So $0� 1 1 rIET CAP. FACILITIES IMPACT I A0 � 7 �9, - i I I INDEX '1.0' I1 Cap- Equip Intruded I 1 INDEX: -I.D- it Rey-Cosl@al. -D-0- if Ratio to Co Avg: 0.0 Rev -Cost Bel = 0.533 ) 1 PLANNING DE PT PREFERENCES 1.0 1-0 Patio to Co Avg 0.715 1 METHODOLOGY- 1. Capital facilities mquirements are input to Une first column as calculated in the modeJ. ) 1 2. Net Fiscal impact 14PV from operations calculaf cis Is input In rrnv total of second column ) j (zefu 4 negative); included art the one-Iltne taxestfees for one year only at full value. ) i 3_ NPV of future opeT cap equip taxlu paid In third column as calculated in fiscal impacts- 1 1 4. IIPV of future capital expenditure taxes paid In fourth col as caculated in fiscal impacts. 5. 14PV of future taxes paid to bring currenl county up to standard for new facilities, as 1 1 calculated for 9=11 Paw facility. B. Columns three IhiOugh five are added as potential uadits against the calculated capital 1 facilities requirements. lhese are adjusted for percent of casts covered by the revenues 1 from ilia project (actual, or as ratio to avg. for all res$denllal development). I ttOTE: Proffer catculatlons do not Include include Interest because they are cash payments up front, Credits do include interest if tire projects are debt 5nanoed- I 1 i NOTES: Model Run Dale 17MY03 CMM 1 1 I Proj?cl De.=crlplion: Assumes 229 single family dvrell(ng units on 105.B5 apes zoned RP DistricL ) ) I I 1 Due In changing ccnditlons assoclaled with development In Une County- 01e results of this 1 Output 6todute may not be valid beyond a period of 90 dayn from the model nun date. I PROFFER STATEMENT REZONING REQUEST PROFFER Property Identification Number 85-A-140 Opequon Magisterial District MEADOWS EDGE (RACEY TRACT) Preliminary Matters Pursuant to Section 15.2-2296 et. Seq., of the code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional rezoning, the undersigned applicant herby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 105.6 acres +/- from the Rural Area (RA) to Residential Performance (RP). Development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the applicant and such be approved by the Frederick County Board of Supervisors in accordance with Virginia Law. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and of no effect whatsoever. These proffers shall be binding upon the applicant and their legal successor or assigns. Monetary Contribution The undersigned, who is the applicant of the above described property, hereby voluntarily proffers that if the Board of Supervisors for the County of Frederick, Virginia approves the rezoning for the 105.6 acres +/-, with access from Town Run (Rt. 1012) in the Opequon Magisterial District of Frederick County, Virginia from RA to RP, the undersigned will pay Frederick County at the time each building permit is applied for the sum of $10,072.00 per lot. This monetary proffer provides for $7,571.00 for Frederick County Schools; $1,288.00 for Frederick County Parks and Recreation; $755.00 for Frederick County Fire and Rescue; $213.00 for Public Library; $42.00 for Sheriff's Office and $203.00 for Administration Building. General Development Plan Voluntarily proffered is the attached General Development Plan including the following improvements: 1. On the 105.6 acres +/- to be rezoned RP no more than 228 single-family dwelling units shall be constructed. These units will create a single-family detached cluster development with a minimum of 8,000 s.f. lots. 2. Pursuant to an agreement with Stephens City, a public right of way will be dedicated through Parcel #85-A-142 from the existing right of way of Town Run Lane (Rt. 1012) to the subject property's western boundary, generally as shown on the General Development Plan. The applicant will grade the full width of the right of way so as to accommodate an ultimate four -lane undivided collector road. The applicant will construct two travel lanes, which would be compatible to the ultimate four laning of the roadway, if the County and VDOT should choose to proceed with a future four -lane collector road. The construction of these two travel lanes shall be constructed prior to any connection being made to Driftwood Dr. and Branch Court, from the Meadows Edge development. 3. At the request of Frederick County or VDOT and at no cost to them, the applicant or homeowners association shall dedicate area for an 80' right of way along the southern boundary of the subject site; alignment of said right of way shall be determined upon final engineering. The applicant or homeowners association shall provide for all necessary construction easements needed in association with such 80' right of way. Such R.O.W. will run from where the 80' R.O.W. outlined in proffer 2 intersects the subject property's western boundary completely through the RP zoned portion of the site. Such a request may be made at any time for a period of 99 years from the date of approval of the rezoning. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 4. The 26.5 acres outside of the UDA to remain zoned RA shall be available to the county for a period of 99 years from the date of approval of the rezoning. The county may use said area or any part thereof for any use deemed necessary by the Frederick County Board of Supervisors. Upon request by the Board of Supervisors, the developer or the Homeowner's Association shall dedicate such land at no cost to Frederick County. In any event, neither the applicant, nor the HOA will be prohibited from granting reasonable ingress/egress easements to any properties located adjacent to the southern boundary. 5. No building permits will be issued for any residential units within the project until such time as the improvements shown on the Stickley Drive extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/2/02 and revised through 12/20/02, have been constructed and are open for traffic usage. 6. In addition to the improvements associated to Town Run Lane (Rt. 1012) shown on the Stickley Drive Extension plans prepared by Gilbert W. Clifford & Associates entitled "Stickley Dr. Extension," dated 4/2/02 and revised through 12/20/02, the applicant will also provide improvements to Town Run Lane along the frontage of the Town of Stephens City property, parcel #85-A-142 by overlaying said road with a bituminous concrete surface. Guardrails shall be installed on both sides of Town Run Lane in those areas where VDOT standards require guardrails and subject to VDOT approval. These improvements shall be bonded and complete prior to the issuance of the 15t building permit. Prior to the issuance of any building permits for residential units within the project, the applicant will construct improvements to the Fairfax Pike/Stickley Drive intersection. These improvements will include a second thru travel lane on Fairfax Pike, in both the east and westbound directions, an exclusive right turn lane on eastbound Fairfax Pike, and an upgrading of northbound Stickley Drive to three lanes so as to accommodate an exclusive left turn lane, a shared left thru lane, and an exclusive right turn lane. If the County and VDOT project to install a traffic signal at the Fairfax Pike/Stickley Dr. K intersection is done concurrent with or in anticipation of this proffer's improvements, this applicant will make a cash contribution of $200,000, required immediately after completion of the proffer improvements to Frederick County, and such monies are to be used by the County and VDOT for other road improvements to Fairfax Pike between 1-81 and Double Church Rd. However, if the traffic signal has been installed in such a way as to require the applicant to modify the signal due to the applicant's improvements, the $200,000 cash contribution will be reduced by the applicant's cost to so modify the traffic signal to meet the applicant's proffered improvements as stated above. If no signal has been installed at the Fairfax Pike/Stickley Drive intersection by the time the applicant starts these improvements, the applicant will install the necessary signal but will not make any cash contribution. Either this installation or modification will occur prior to the first residential building permit being issued for the site. 8. Prior to the issuance of any building permits for residential units within the development, the applicant will re -stripe the westbound right turn lane on Fairfax Pike at the Town Run Lane intersection to a shared thru right lane, which will carry traffic through to the 1-81 northbound on -ramp. 9. Prior to this applicant connecting to the existing interparcel roadways in the Woodside Estates subdivision, i.e. Branch Court and Driftwood Drive, the applicant will construct the following improvements to the Fairfax Pike/Double Church Road intersection. The applicant will construct a second eastbound thru travel lane on Fairfax Pike, an exclusive southbound left turn lane onto Double Church Road and re -stripe the northbound approach on Double Church Road to provide an exclusive left turn and a shared thru right turn lane. The applicant will modify the existing signals at this intersection to accommodate the lane improvements outlined above. 10. All construction traffic will be required to enter the site through the Town of Stephens City property, parcel 85-A-42. At no time, shall any construction vehicles or materials gain access to the site from Driftwood Drive or Branch Court. The applicant will post and enforce this exclusion of construction vehicle access throughout the construction process. 11. Prior to the applicant connecting to Branch Court and Driftwood Drive, the applicant will submit core samples, or other acceptable information of Branch Court, Trunk Drive, and Driftwood Drive, for the existing pavement of those roadways to VDOT. Included with that information will be an analysis of the existing pavement's capability to carry the anticipated traffic based on VDOT standards. If the analysis shows the pavement needs to be upgraded, the applicant will upgrade the pavement as directed by VDOT. 12. The applicant will use traffic calming measures at the connection points of Driftwood Drive and Branch Court, subject to VDOT approval. Subject to VDOT approval, the applicant will utilize a choker method recommended by the Institute of Transportation Engineers, which will narrow lane widths at these connection points to minimize vehicle speed (see Figure 5). In addition, the applicant will place $40,000 in an escrow account for a period of three years. The escrow account will be established concurrent with the issuance of the 220t" building permit or upon opening of the connection 3 points, whichever comes first. If the County and VDOT should identify the need for additional traffic calming measures, they may request these funds for use in installing same. 13. Pursuant to the General Development Plan, a centrally located community pool and bathhouse will be provided on approximately 1.4 acres of the site. This facility will be constructed and available for use prior to the issuance of the 150th residential building permit in the project. The pool will be constructed at a minimum size of 3,500 s.f. On a one-time basis, approximately six months prior to the start of construction of the pool facility, membership to the facility will be offered to property owners in the adjoining Woodside Estates I, Woodside Estates II, and Ridgefield communities. Based on the number of additional memberships from the open membership period, the applicant will increase the size of the pool, if such increase is warranted. The applicant will provide a bond in an amount adequate to construct both the swimming pool and bathhouse to provide assurance that if the project does not exceed the 149th building permit, the funds to construct these two facilities will be available. 14. A tennis court and sports court will be located within the 1.4 acres associated with the community pool and bathhouse. These recreation areas will be constructed and available for use prior to the issuance of the 150th residential building permit of the project. The applicant will provide a bond in an amount adequate to construct both the tennis court and sports court to provide assurance that if the project does not exceed the 149th building permit, the funds to construct these two sports courts will be available. 15. A central green space will be preserved and will be shown on the General Development Plan. This green space will be at a minimum of 1.3 acres in size. A tree save area will also be provided in the northwestern portion of the Meadows Edge. This area is shown on the General Development Plan. The exact limits of this tree save area will be subject to minor adjustments based on final engineering. 16. Pursuant to the General Development Plan, an area 50 feet in width will be provided north of the town green area. This area will remain as open space and provide a pedestrian linkage to the town green and pool facilities for residents of Woodside Estates. 17. Open space will be provided along the existing communities of Woodside, Ridgefield and Stephens Ridge. This open space area will be a minimum of 40 feet in depth. This 40 foot open space area will be shown prominently on the General Development Plan. 18. No structures of any type, including but not limited to decks, additions, etc., shall be located within the 40 foot buffer area, tree save area or slopes of 15% or greater. 19. No lots or structures shall be permitted within 200 feet of the southern boundary adjacent to the Agricultural District while such area is under the control of the Homeowner's Association. 51 20. A landscape Buffer will be provided and shown on the General Development Plan within the southern green space parcel. The buffer will start approximately 400 feet east of the common boundary line with the FCSA parcel and continue in an easterly direction for a distance of 800 feet along the parcel's southern boundary, except where any driveway access must be maintained to the existing residences to the south. 21. A Homeowner's Association shall be formed; such association will specifically prohibit construction of any structures within any open space or buffer areas with the exception to the improvements of the pool and town green area. The Homeowner's Association Documents shall further provide that all open space shall be kept free of litter and other foreign debris. They will stipulate that the HOA has responsibility for maintenance and upkeep of the pool facilities, the community green and all other common open spaces. 22. The applicant will provide and construct a five-foot sidewalk along the east side of the Town Run Lane ROW on the Stephens City property from the northern side of the collector road's intersection with the Town Run Lane to the property's northern boundary. This sidewalk is conditional based on the approval of the Town of Stephen City to provide an easement for such sidewalk. The applicant shall be responsible for all costs of providing such easement. 23. The applicant shall construct a hard surface pedestrian/bicycle trail 10 feet in width from Rt. 1012 (Town Run Lane), to the proposed sidewalk located within the proposed development. This trail is conditional based on the approval of the Town of Stephens City to provide an easement for such trail. The applicant shall be responsible for all costs of providing such easement. 24. A statement shall be added to the General Development Plan and covenants for all lots created by this project advising that agricultural uses exist to the South and East of the site, and wastewater treatment facilities exist or previously existed to the southwest of the site. 25. The applicant shall be issued building permits for no more than 75 single family units for each of the first two years and 78 single family units the third or any subsequent year following final subdivision approval for all or any portion of the project by the county, except that the applicant may carry over any unused portion of said units per year to subsequent years. 26. During construction the applicant will meet or exceed all requirements of the Virginia Erosion and Sediment Control Handbook and/or Frederick County requirements, whichever is more restrictive. Runoff from all disturbed areas will be channeled to onsite erosion and sediment control facilities. Such facilities will be inspected on a daily basis and shall be maintained in good working order until all disturbed areas draining to them have been fully stabilized. 27. The developed site will meet or exceed all requirements of the Virginia Stormwater Management Handbook and/or Frederick County requirements whichever is more restrictive, both in terms of stormwater quantity and quality. However, the applicant will not utilize any stormwater management facilities that include permanent pools of water, i.e. wet ponds. Where the 5 subject site drains to existing developed areas, the applicant will channel all onsite runoff to onsite stormwater management facilities, which will then discharge into any existing offsite storm drainage systems at or below the design capacity of those systems. Where onsite stormwater management facilities discharge into natural channels or streams, the onsite facilities will control the discharge and release it at a rate that will not increase the existing flow of the natural receiving channel. 28. The applicant will provide for the closure of an abandoned sanitation lagoon located on the Town of Stephens City, Parcel # 85-A-142. This sanitation lagoon closure will be in strict conformance with the closure plan titled Wastewater Lagoon Closure Plan identified as Appendix "B" provided within this rezoning application, approved by The Virginia Department of Health dated September 9, 2002. Furthermore, the applicant proffers additional procedures beyond the approved closure plan. These additional procedures are identified as Appendix "131" and provided within this rezoning application. C.1 16. The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors interest of the Applicant and Owner. In the event the Frederick County Board of Supervisors grant said rezoning and accepts these conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully submitted, PROPERTY OWNER By: By: Executrix of the Estate of C arles W. Racey Executrix of tffd Estate o Charle W. Racey Date: 6 - d C% - D /` Date: 4 " 3V _V 4 STATE OF VIRGINIA, AT LARGE -FREDER4C-I4-Ef}UNTY, To -wit: CITY OF WINCHESTER The foregoing instrument was acknowledged before me this day of 2004, by My commi sion expire,, 36, 2"n62 Notary Public �-� -� �� ��� STATE OF VIRGINIA, AT LARGE CITY OF WINCHEWTER, To -wit: The foregoing instrument was acknowledged before me this 30th day of June, 2004, by Shelvy M. Largent. My commission expires,�L,-_7,3 �� d Notary Public 7 AGENCY COMMENTS d Meadows Edge Reply to Agency Comments December 30, 2003 Agency Comment Reply PC Staff Application Fee Signatures 105.65 ac-$1,000+$50x105.65=$6,332.50 All required signatures have been provided. Review Agencies Submissions were made to all required agencies. Winchester -Frederick Service Authority and the Frederick County Building Official referrals were not required at this time, as instructed by PC Staff. Single -Family House Type Revisions were made within the application package to specify that a single-family detached cluster is being proposed with a minimum lot area of 8,000 sq. ft. Rezoning Plat Figure 2 within the application has been revised to meet the rezoning application requirements. Access The Stephens City Agreement granting access through parcel tax map #85-A-142, and the Lagoon Closure Plan provided by the Virginia Department of Health has been included within this application. The intersection design at Town Run Lane providing access to the Meadows Edge will meet all VDOT standards and requirements. Traffic The traffic section of the impact analysis has been modified to identify the issues associated with Stickley Drive; Fairfax Pike and Double Church Road; Fairfax Pike; along with measures the applicant has proffered to address these issues. A complete analysis has been provided to illustrate the future level of services (LOS) within the traffic package. Water Supply The estimated water amount that will be used by the proposed subdivision has been added to the impact analysis. Proffer Statement Proffers and monetary values have been updated, and are reflected within the impact analysis. The per lot contribution of $10,072 required by the capital facilities impact has been updated. Pursuant to final negotiations with VDOT, the applicant has proffered to provide and construct the intersection improvements as stated in proffer 5 and proffer 6. The ownership of parcel #85-A142 is and will remain the Town of Stephens City, An agreement has been provided granting the applicant access. See Appendix "A". The construction of the primary access from Town Run Lane will be constructed prior to the first residential building permit. Every effort will be made to avoid wetlands disturbance. All required permits will be acquired from all necessary agencies prior to any disturbance of wetlands. The Lagoon Closure Plan has been provided as Appendix „B„ The primary access will be constructed prior to the first residential building permit issued. Road sections within the 80' right-of-way will be completed during the Master Development Plan and will meet all VDOT standards and requirements. A single sheet GDP has been provided as requested. Issues and Potential Road layout has been designed to limit cut - Impacts thru traffic by providing multiple turns and no direct access from one side of the development to the other. Ownership and maintenance of the community pool will be the homeowners association. The pool is proffered to be constructed and available for use prior to the 150`h residential building permit. As stated in proffer 8, membership will be offered to neighboring communities, which will determine the size of the pool facilities. Right-of-way for the "Major Collector Road" will be provided pursuant to any requested alignment by the County. The applicant has left the pending area to the south and east of the project as open space and will dedicate all or part of the area to the County or any agency thereof as requested. The application is not -predicated upon the construction of any actual road. The dedication options are projected based on initial discussions which exposed the long term benefit of securing the aforementioned dedication at the time of rezoning so as to leave the County's options open for the future. Attorney Proffers Proffers are in proper form and have been signed. Public Works Access and Location The pond adjacent to the western property boundary will be identified as a wastewater detention p and o wned and o perated b y t he Frederick County Sanitation Authority in the impact analysis. The applicant is responsible for the closure of the Lagoon and will be specified within the impact analysis. See Appendix "B". Traffic The 24-hour trip generation has been updated to reflect the traffic analysis performed by Wells & Associates. Improvements have been addressed with VDOT comments. Site Drainage Stormwater Management will be finalized during master development plan, where all necessary measures will be adhered to. The HOA will be responsible for all maintenance of SWM/BMP facilities. Fire Marshall The applicant acknowledges the required and recommended items and will address them during the subdivision process. HRAB As shown FCPS FCSA No Comments The applicant acknowledges the concerns of additional students that the Meadows Edge would generate into the school system. The 228 single-family lots proposed will produce approximately 166 school age children. This will include approximately 91 elementary students, 37 middle school students, and 38 high school students. Research has been completed to determine that the capacity of the following schools will be able to service the Meadows Edge. Middletown Elementary: Current Capacity 509 Practical Capacity 735. *R.E. Aylor Middle School: Current Capacity 968 Practical Capacity 965 Sherando High School: Current Capacity 1275 Practical Capacity 1610 *Ground has already been broken on a new middle school, which is scheduled to be complete before the first residential building permit has been issued. This will reduce the current capacity, including the projected Meadows Edge students, well below the practical capacity level. Parks & Rec. Bicycle/Pedestrian Access The applicant has agreed to provide the necessary easements and access to allow for bicycle/pedestrian connections from Double Church Road and Town Run Lane. Town of Stephens City Fire & Rescue The applicant has also opened the door for discussions with Parks and Recreation for the use of the 26.5 acres remaining zoned RA. As shown No referral sheet was As guided by PC Staff, multiple calls were returned. placed to Stephens City Volunteer Fire & VDOT Existing Right turn lane onto Stickley Drive to remain a dedicated right turn lane. Dedicated right turn lane eastbound on Rt. 277 to Double Church Road. Tapers and lane configurations. Frederick- No comments Winchester Service Authority Rescue Company asking them to return in writing any comments or concerns. The applicant has agreed to contribute the monetary amount required by the Frederick County Impact Model. As stated in proffer 5, the applicant will add the additional pavement to provide a second thru lane and maintain a dedicated right turn lane. As stated in proffer 6, the applicant will provide an additional thru lane eastbound on Fairfax Pike at the Double Church intersection. Additional pavement will be provided to maintain a dedicated right turn lane eastbound to Double Church Road. The applicant will meet all VDOT requirements when providing the lane configurations and tapers. I October 9, 2003 Mr, Brian Condit Christopher Consultants, Ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 COUNTY of FREDERICK Department of Planning and Development 540/665 -565 1 FAX: 540/665-6395 ' RE: Preliminary Comments - Racey Tract Rezoning Application Dear Brian: ' This correspondence includes preliminary review comments concerning the Race), Tract rezoning proposal, received by the Frederick County Department of Planning and Development on August 22, 2003. It is noted that the 105.65-acre portion of the property requested for rezoning is within the Frederick ' County Urban Development Area (UDA), and that the entire 131.7-acre parcel is identified by Property Identification Number 85-A-140, located in the Opequon Magisterial District, The entire site is currently zoned RA (Rural Areas) District. Through this proposal, the applicant is seeking ' the RP (Residential Performance) District Zoning for 105.65 acres, and requesting no change in zoning to the remaining 26.5-acre portion of the tract. Staff has identified the following issues for your consideration as the application is finalized for submission: A. Application Form and Relevant Review Agencies Please ensure that a completed application form is attached and all required fees are included for the final submission of this rezoning application. The application fee for a rezoning petition consists of a base fee of 51.000.00 plus $50.00 per acre. In addition. a refundable ' deposit of 550.00 must be submitted for the public hearing sign required to be posted on site. The total fee for this application to rezone 105.65 acres, inclusive of the sign deposit, is 56.332.50. Please ensure that signatures of the owners are on the application and 'if there are proffered conditions. that the proffered conditions are also signed by the owners and notarize'_ ' 107 North bent Stre� ei , W inCheSter, Virginia 22601-5000 r I Page 2 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 Additionally, if someone other than the property owner will represent this application, a completed Power of Attorney form must be submitted with the application. Please submit review comments from the following departments and agencies with this application: Virginia Department of Transportation; Frederick County Sanitation Authority; Winchester - Frederick Service Authority; Department of Public Works; Frederick County Building Official: Fredericx Coiinty DeDartmP.ntnfAl�rr, n� �.,dr�P.relc,r^ert; r�e�:, -_: of Fire and Rescue Services; First Responder - Stephens City Fire and Rescue; County Commonwealth Attorney; and the Historic Resources Advisory Board. A completed review agency comment sheet is necessary from each of these agencies. 4. Please specify the type of Single-family housing types, or combinations of types, you are ' considering for the proposed use of this property. This is in reference to item number 6. B on the Rezoning Application Form. As it appears in your application, lot size could be ' anywhere from 6,000 sq. ft. (Single-family detached zero lot line) to 15,000 sq. ft. (Single- family detached traditional). Please clarify. ' 5. Please submit the completed application package to the Department of Planning and Development to schedule for the Planning Commission meeting. The Planning Department will advertise for a public hearing and notify adj oining property owners, once the completed application package is submitted and accepted. ' B. Rezoning Plat 1. A plat titled, "Area to be Rezoned", delineating the land area subject to the reauested rezoning that shows the meets and bounds identifying the area to be rezoned, is required with the application. Figure 1 within the application could convey the needed information. with the addition of the meets and bounds and the rezoning boundary limits outlined not to t include the residual RA portion of the parcel). Please also revise the rezoning information within the submitted plan sheets, if they are proffered, ' L Impact Analysis e2, Access- The planning analysis states that the proposed access will be provided from Town Run Lane on the western side of the site, with the entrance road north of Stephens Run. Please include with this rezoning request the agreement with r i II 11 I I 11 Page 3 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 the Town of Stephens City, verifying the granting of access through Parcel Tax Map #85-A-142, as well as clarification of the closure of the abandoned sewage lagoon. The intersection design at Town Run Lane should also be considered. 2. Traffic --The impact statement notes that there are traffic issues asso ciated with Town Run Lane (Route 1012); Fairfax Pike (Route 277) and Double Church Road (Route 541). In the impact analysis, please -state what the issues are with the identified roads, and any proposals to mitigate those concerns. The Impact Analysis notes that a traffic analysis performed by Wells and Associates, LLC has been provided within the appendix. Planning staff will need a copy of this traffic impact analysis submitted with the application. This information is missing from the draft rezoning application materials submitted on August 22, 2003. Water Supply - The estimated water usage for the proposed residential development should be specified in the impact statement. D. Proffer Statement As proffered, the total sum of the monetary provisions for capital facilities impacts adds up to S 10, 072. Please adjust the per lot contribution or the per unit capital facility contributions to equate to the same amount. ?. Please specify to whom the cash contributions towards road improvements will be paid. It is noted by staff that monetary contributions are sometimes offered with adjustments every two years by the Consumer Price Index (CPI) to account for inflation over the years of project build out. 3. Item number 2 under the General Development Plan notes that a connector road will be constructed from Rt. 1012, Town Run Lane. through Parcel n 85-A-142 to the site. Please clarify, ownership of Parcel 4 85-A-142. There is no time frame specified as to when this road will be constructed. Please clarify if this is the primary access to the site and if it will be constructed prior to building residentiai structures. 4. The connector road location is shown through a wetland. Disturbance of the. Page 4 Mr. Brian Condie Re: Racey Tract Rezoning Application October 9, 2003 wetlands is -only permitted in accordance with the requirements of the US Army Corps of Engineers or other qualified state or federal agency. The disturbance of natural waterway or riparian buffers is prohibited, except when necessary for public utilities, public facilities, or roads. In the application package, please include all documentation from DEQ and the Town of Stephens City regarding the proposed access through the existing wetland/lagoon. Please clarify the right-of-way, road design, and road construction timing relative to the main access to the parcel requested for rezoning. Specifications on the classification of the proposed road, the pavement width, etc., would assist in the clarification. 6. Consider a single sheet GDP that illustrates the conceptual road layout and the eight (8) features noted under the General Development Plan portion of your proffer statement. After our meeting with VDOT, the Town of Stephens City, and County staff on Tuesday; October 7, 2003, staff identifies the following issues and potential impacts: Utilizing existing roads in the a4i acent development will impact the current residents. The applicant is expected to minimize these impacts. The community pool and bathhouse facility should be further clarified as to the ownership. membership, maintenance, size, and completion time. It should be noted that a site plan, including parking areas, will be required for this facility. The maior collector road in the remaining portion of the tract.; should show dedicated rio;ht- of-way as well as address who will be responsible for construction of the _road. Transportation and access continue to be significant issues that should be appropriately addressed. Please contact me should you have any questions or concerns regarding this correspondence. Sincerely, Abbe S. Kennedy ' Senior Planner ASI_/bad ' U'\AbeeUlcZ review LettersUtam, 7ran wa II 06/25/041. FRI 22:02 FAX 0820 Jun 24 04 04:38p cal-L.oudoun 7034445230 p,2 [a002 Rezoning Comments Frederick County Attorney Mail to: Frederick County Attorney Co. Administration Bldg., Suite 202 107 North Kent Street Winchester, Virginia 22601 (540) 665-6383 Hand deliver to: Frederick County Attorney Co. Administration Bldg, Suite 202 107 North Rent Street wnchester, Virginia Applicant: Please fill out the information as accurately as possible m order to assist the County Attorney's office with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue springs Vicw, L.L.C. Telephone: 703 114-3707 Mailing Address: c/o chrisropher consultants ltd. 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Location of property; Stephens City, cast of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (-Down Run Lane); south on Route 1065 (Ridge field Avenue) to Ewings lane_ Current zoning: RA Zoning requested; RP Acreage; 105.6 County Attorney's Comments: 57 61/ Assistant County Attom 's Sienature & Date: zs o rive -leftie Return TMs Form to 18 I October 7, 2003 Mr. Bryan Condie Christopher Consultants, ltd 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 RE: Racey Rezoning COMIMertts Frederick County, Virginia Dear Mr. Condie: COUNTY of FREDERICK Department of Public Works 540/665-5643 FAX: 540/678.0682 We have completed our review of the proposed Racey tract rezoning and offer the - following comments: 1) Refer to Location and Access: Indicate that the pond adjacent to the western property boundary is actually a wastewater detention pond owned and operated by the Frederick County Sanitation Authority. This treatment facility is referenced in the proposed proffer in a statement to be included in the plats and covenants. 2) Refer to Location and Access: The proposed development plan indicates that the main site access will be from Town Run Lane through property currently owned by the Town of Stephens City. A reference is made to the proper closure of the abandoned waste wafer lagoon on this property. However, no mention is made regarding who will be responsible for this closure. This item should be addressed in this rezoning request. 3) Refer to Traffic: The 24-hour trip generation referenced in the report (2,141) differs from that mentioned in the traffic analysis (2,213) performed by Wells and Associates. Explain this discrepancy. 4) Refer to Traffic: It will be necessary to implement the road improvements proposed for the adjacent Southern Hills subdivision prior. to issuing building permits for the Racey tract subdivision. These improvements include a connection from Town Run Lane to Stickley Drive and a light at Stickle), Drive and Route 277 (Fairfax; Pike). Also; indicate if the traffic analvsis included the traffic patterns estimated for the previously approved Southern Hills subdivision located south of the abandoned lagoon off of Town Run Lane. If not; the analysis needs to be. 10 7 North Kent Street Winchester., Virginia 22601-5000 Racey Rezoning Comments Page 2 October 7, 2003 revised to reflect the impact of this approved development. 5) Refer to Site Drainage: Explain why stormwater management will not be needed in the western portion of the property. 6) Refer to Site Drainage: Channel improvements will be required across the lagoon property to protect the Stephens Ridge townhouses. It may be necessary to design the drainage structures associated with the new entrance road to pass the 100 - year storm to minimize the impact on the upstream development. 7,1 Refer to Site Drainage: We concur witrI a design approach which pro,ects Woodside Estates I and II. We also concur with the proposed use of SWP/BI\/E' facilities in these areas. Indicate who will be responsible for maintaining these facilities. I can be reached at 540-665-5643 if you should have any questions regarding the above comments. Sincerely, t �__ >� Harvey E. trawsnyder, Jr., P.E. Director of Public Works HES/rls cc: Frederick Count), Planning and Development file %r CC'%1rezcom.wpd RIEC.�fNEi ' AUK ? , 2X I Rezoning Comments Frederick County Fire Marshal ' Mail to: Frederick County Fire Marshal 107 North Kent Street ' Winchester, Virginia 22601 (540) 665-6350 11 Hand deliver to: Frederick County Fire L: Rescue Dept. Attn: Fire Marshal County Administration Bldg,., 1 st Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Frederick County Fire Marshal with his review. Attach a copy of your application form, location map proffer statement, impact 2n21ysis, and any other pertinent information. Applicant's Name: Biue Sprinsis View. L.L.C. Telephone: 703-444-3707 Mailing Address: c/o christ=her consultants. ltd. 45940 Horseshoe Drive. Suite 100 Sterlin,. VA 20166 Location of property': Stephens City, east of Interstate S 1. 0.5 miies south of Route_'27 (Fairfax Piked east of Route 1012 (Town Run Lane): south on Route 1065 (Riciee neid Avenue) to Ewinss Lane. '-urrent zoning: RA Zoning requested: RP girl- Marshal's Comments: Acreage: 105.6 Fire Marshal's Sianamre L Date Notice to Fire Marshal - Please Return This Form to the Appiicartr— - i Frederick County Fire. and Rescue Depaitment - Oho ce.o�rihn�:� i rw:: Niars-�a! Pia:n-Re iew;-,and'.C.omm-enzs Control number RZ03-0009 Project Name Racey Tract Address 45940 Horseshoe Drive Suite 100 Type Application Rezoning Current Zoning RA Automatic Sonnkier System No Otner recommendation Date received 8/22/2003 City Sterling Tax ID Number 85-A-140 Date reviewed M&2003 Applicant Blue Springs View, L.L.C. State Zip VA 20166 Fire District 11 Recommendations Automatic Fire Alarm Systerr No Reauirements Date Revises APPhcant Phone 703-444-3707 Rescue District 11 Election DistnCt Opeouon Residential Sprinkler System Yes =_memency, Vet$cle Access Hydrant Location Fire Lane Required Not loe ' Not identified Yes Siamese Locat • � - Roaowav/Aiskmay Width Soecml Hazards Not loentified Aceauate No Emergency Vehicle Access Comments r�r^m - �� r arc o - -rend '�nerc. - - _ _ •i,�_._,. -..ern tns-aailation,: Snaa!i m_.,.. _ .. m r. ric-, ,. unTV :,30_ �Sia WIMP'- unn_.' ... TnE curmin_ Access �_omments AaCdltiona! ;.ornments _77.. :.1:_. _`�/.VGA/Jr' _n� u�ur�.�...�.�_. JLrI� ...-✓'uli?:�.... �i._ .J�•� J:.^,.r .� v.,., �.�_.: Plan Approval Recommenaec Reviewed By Stanature re= Timothy L. Weisr TffiE _ N' �GR r �Uti COUNTY of 1FREDERI^;EL w t ' d Department of Planning r and Development 540/ 665.5651 »� VAX: 540/ 665-6395 September 10. 2003 Mr. Brvan Condie Christopher Consultants, Ltd. 15 1 Windy Hill Lane Winchester, VA 2260" RE: Request for Historic Resources Advisory Board (HRAB) Comments Blue Springs View L.L.C. (Racey Tract) Rezoning Dear lair. Condie: IT review of the proposed Rezoning. it appears that the proposal does not simificantiy impact ' his-onc, properties and it is not necessary to schedule a formal review of the Rezoning application by the HRAB. Accordina to the Rural Landmarks Survey. there are no simtincant historic structures located on the property nor are there any possible historic districts in the vicinity. It was also noted ' that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify_ any battlefields that this proposed Rezoning would impact. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely. Rebecca Ra--sdale Planner 1 II F:,�R/ka: ](f" 1v()rtr; Kem three, ^ Winchester. virrinic=260--5000 Rezoning Comment, Superintendent of Frederick County Public Schools Mail to: Frederick County Public Schools Rand deliver to: Attn: Superintendent Frederick County Public Schools P.O. Boa 3508 ' 1u ,-" fin: Superzniendent School A Winchester, Virginia 22604 ---. dminisuation Builaing (540) 662-3888 - — 1415 Amherst Street Vugima 22604-2546 Applicant: Please frll out the information as accurately as possible in order to assist Superintendent of Public Schools with his review. Attach a copy of your application the map, proffer statement, impact analysis, and any other pertinent informationform, location Applicant's Name: Blue Sorings View L.L.C. Telephone: 703-444-3707 Making Address: c/o christonher consultants. ltd. 45940 Horseshoe Drive. Suite 100 Sterlin . VA 20166 Location of propeny: S1e dens City, east Route 1012 of In terstate 81. 0.5 miles south of Route 227 ( airfaa pike) east o; (Town Run Lane). south on Route 1065 (Ridge field Avenue) to Ewines Lane , Current zoning: RA —� Zoning requested: RP Acreage: 105�_ Superintendent of Public Schools' Comments: I 1 I ' Superintendent'_ Signature & Date: I Notice to School Superintendent - Please Return This Form to the Ar) " 1 piicant D ,: Frederick County Public Schools Aaninis mtve Assttant to the &W mtendent Seoternoer 3, 2003 Christopher Consultants, Ltd. ' 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Al Gmdorff omdorfa@fredenck.k12.va.us ' RE: Racey Tract Rezoning Christopher Consultants, Ltd: ' This letter is in response to your reouest for comments concerning the rezoning application for the proposed Racey Tract project from RA to RP. Based on the information included in the application packet, it is anticipated that the proposed 22B single family homes will yield 69 high school students, 32 middle school students, and 39 elementary school students, for a total of 160 new students upon build -out. ' The Frederick County Fiscal impact Vicoe : aiculates a re commenaec :asr proffer of $7.571.00 as proposed by the applicant. Significant residential growth in Fredenck County has resulted in the schools serving this area having student enrollments nearing or exceeding their practical capacity. The cumulative impact of this project and others of similar nature, coupled with the number of approved, ' undeveloped residential lots in the area. will necessitate the future construction of new school facilities to accommodate increase❑ student enrollments. I ' The impact of this rezoning on current and future school needs should be considered during the approval process. ' Respectfully Yours, ' AlOmdorff r Administrative Assistant to the Suoenmenaen- Copy: William C. Dean Ph. D.. SUDenntenaeni of Schools Robert W. Cleaver, Assistant Superintendent for Aoministration 1415 Amherst 5tree www.treoencY,.k1%.va.u. 540-652.3885 ex-. 11_ I ° e5o;:350E 54054z,243; Vvmcnesie: Vimnr 2260.5-25k 54fw<-3890 m. kezonin_ Comments Frederick Counry Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (S40) 868-1061 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia 22655 Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority with their review. Attach a copy of your application form. location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: B►ue Springs View. L.L.C. Teiephone: 703-44A 3707 Mailina Address: cio christoDher consultants. Itd. 45940 Horseshoe Dnve, Suite 100 Steriin„ VA 20166 i.ocation of property: Stephens City. east of Interstate 81. 0.5 miies south of Route 227 (Fairfax Pike) east o,- Route 1012 (Town Run Lam:: south on Route 1065 (Ridge field Avenue) to Ewinas Lane. Current zoning: RA Zoning requested: RP �anitarion authority Comments:_ /Y6 rDW/%nElll 7 Acreage: 105.6 Sanitation Authority Signature L Date: �✓%' �/ /�-� == Nnriro rn ;nnitnfir"iifnnrin: _ PlPnQP RflTnrr Tnic 'Pnrm rn fnF Ae -,�— 41— _i'. ski M..- Rezoning Comments Frederick- County➢apartment- of Parks &"Rerreafion Mfailto: Frederick County Department of Parks & Recreation 107 North Kent Street Winchester, Virginia 22601 (540) 665-5678 Hand-deliverlo: Frederick County Department of Parks & Recreation County Administration Bldg., 2nd Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible m order to assist the Department of Parks & Recreation with their review. Attachtia copy of your application form, location map, proffer statement; impact analysis, and any other pertinent information, Applicant's Name: Bice Sti *s View. L.L.C. Teien one: 70-444-370 Mailing Address:.El. chnstaoher consuitants. ltd. 45940 Horseshoe Drive, Suite .100 . Sterling VA 20166 Lo^anon oI property: City. eof Interstate 81. 0.5 miles south of Route 227 (Fairfax Pike) east of -Route.1012-FFown4Rdm-Lanet:-south•on-Route-1665-(Rifie.--- ------ Current zoning: R--• Zoi=- requested: RP Acreage: 105.6 11 Department of ?arks & Recreation Comments: See Attached Pks. &Rec. Signature'&_D_ t=: Notice to Depa�-tmen 6#Par-ks-8ecfea#iou—�}ease fteturu� iris -Perm �cr-t}te �ippiicant i Racey Tract Comments: The Parks and Recreation Department strongly recommends that a bike/pedestrian facility be a requirement for this development and that it include a location for a connector offering eventual access to Double Church Road. The long range plan for this trail would be the completion of a connector accessing Sherando High School, Sherando Park, and connect to the trail system already being developed north of route 277. The monetary proffer proposed for Parks and Recreation appears to be appropriate to offset the impact this development will have on this department. Although. adequate open space has been provided, it appears that the 80' right-of-way to be used for a future collector road, will event»ally diminish the intended purpose of tie requii ed open space. No recreational requirements required. i Rezoning Comments Town of Stephens City Mail to: Town of Stephens City Attn: Town Manager P.0, Box 250 Stephens City, Virginia 22655 (540) 869-3087 Hand deliver to: Town of Stephens City Attn: Town Manager Stephens City Town Hall 1033 Locust Street Stephens City, Virginia 22655 Applicant: Please fill out the information as accurately as possible in order to assist the Town of Stephens City with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicants Name: Blue Springs View. L.L.C. Telephone: 703-444-3707 Mailing Address: C/o Christopher consultants, ltd 45940 Horseshoe Drive, Suite 100 Sterling, VA 20166 Location of property: Stephens City, east of Interstate 81. 0.5 miles south of Route 227 (Fairfax Pike) east of Route 1012 (Town Run Lane): south on Route 1065 (Ridge field Avenue) to Ewims Lane. Current zoning: RA Zoning requested: RP Acreage: 105:6 Town of Stephen City's Comments: The Town has signed an agreement with the applicant to grant a right-of-way across the old town lagoon site. The applicant will in turn close out the lagoon. The Town would therefore encourage approval of this development it traffic impacts are acceptable to Frederick County. Town of Stephens City's ___�' Signature 1, Date: � is/h� �!/' ���i'�e�' � 1�/ Notice. to the Town of Stephens C& - Please Return Form to A Dhcant li -, I g Rezoning Comments Virginia Department of Transportation Mail to; Virginia Department of Transportation A tin: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22924 (540) 984.5600 Hand deliver to: Virginia Department of Trans o pm@n � �d - A Attn: Resident Engineer 2275 Northwesrem Pike ` r�ybtQ rgej� Winchester, Virginia 22603 Applicant: Please f11 \ .� t out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Attach three copies of your application form, location map, proffer statement, impact analysis, and any other pertinent information. ' Applicant's Name: Biue Stmnes View., L., C. Tei eoh one: 703-444-370 Mailing Arius: c/o chnstonher consultants. ltd. ' 45940 Horseshoe Drive, Suite 100 Steriin-, VA20166 ' Location of proD=.'. Stephens City, east o{interstate 8;, 0.5 miios south of Route 227 Ronte 1012 (1 ktm (Fairfax Puce) east o; Lane,: south on Route 1065 (Ridge field Avenue) to Ewings L=e ' Current zoning: RA -- Zoning requested: RP Acreage: 105.6 partment of Transportation Comments: ' i':;ched VDOT comments dated 3antta 12, 2004. II VDOT Signature L: Date: I� Notice to %'DOT- Please Return . OTIr to ADD11CanI 2fi DEPARTMENT OFTRANSPORTATION EDINBURG RESIDENCY Philip A. Shvice( 14031 OLD VALLEY PIKE COMMISSIONER EDINBURG, VA22824 VDOT Rezoning Comments Blue Springs View, LLC January 12, 2004 JERRYA- COPP RELSIDENT ENGIWER TEL(540)984-SWO FAX (540) 984,%07 The documentation within the application to rezone this property appears to have significant measurable impact on Interstate 81, Routes 277, 641, Town Run Lane (Route 1012), and Stickley .Drive (Route 1085). Routes are the VDOT roadways which have been considered as access to the property referenced. ■ VDCIT has reviewed the transportation proffers offered in the original submittal received in this office on August 25, 2003 and believe the applicant has addressed the site generated traffic by proffering improvements to Route 641, Route 277, Town Run Lane and Stickley Drive with the following clarifications: ' The existing right turn lane on Route 277 eastbound shall remain a dedicated right turn lane from Town Run Lane to Stickley Drive and shall not be allowed to be incorporated as a thru lane. The additional thru lane proffered ' shall require the addition of new pavement to accommodate the additional lane. ' The existing right turn lane from the most western Food Lion Shopping Center entrance to Double Church Road shall remain a dedicated right turn lane and shall *not be allowed to be incorporated as a thru lane. The iadditional thru lane proffered shall require the addition of new pavement to accommodate the additional lane. ' The lane geometrics as detailed on the ]anuary, 2004 preliminary road improvements exhibit appear to only address the immediate intersection and appear to not properly line up on this rough schematic. The applicant needs ' to be aware of the proper tapers and lane configurations that will be required to accommodate .the specific additional lanes as proffered. This also will include any modifications required tD all drainage structures ' impacted by the additional lanes. ' VirginiaDOT.Drg WE KEEP VIRGINIA MOVING I� VDOT Rezoning Comments - Blue Springs View, LLC January 12, 2004 Page #2 in regards to Proffer #4, this re -striping is not necessary since the current. west bound right turn lane also acts as a shared thru lane to the 1-81 north bound on ramp. It appears, as stated above, these modifications will help to address traffic impaccs to local streets, including Route 641 and Route 277. However, there are no improvements detailed that would address the proposed impacts to the Level of - Service at the intersections of Route 277 and I-81 South and North Bound Ramps. It appears at build -out and incorporating the background traffic, the Level of Service drops to "B", "C", "D" and "F". Therefore, although you are addressing traffic volumes on Routes 641 and 277 (with the exceptions as noted above;, the proposed development will further exasperate conditions at the interchange of 1-81 North and South Bound and Route 277. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T." Trio Generation Manual, Sixth Edition for review. VDOT reserves the riaht to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit, This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. 12, ' Ben H. Lineberry, Jr., P.E. Trans. Assistant Resident Engineer BHL/rf Enclosure n .L; Rezonint2 Commentc Frederick - Winchester Service Authority Mail to: Hand deliver to: Fred-'Winc Service Authority Fred -Wine Service Authority Attn: Jessc W. Moffett, Executive Director Attn: Jesse W. Moffett P.O. Box 43 107 North Kent Street Winchester, Virginia 22604 'Winchester, Virginia (540)722-3579 Applicant: Please fill out the information as accurately as possible in order to assist the Frcd-Winc Service Authority %Nitit their review. Attach a copy of your application form, location map proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Blue Springs View, L.L.C. Telephone: 703-444-3707 MailingAddress: c/o christo ter consutranrs, ltd. 45940 Horseshoe Drive, Suite 100, Sterling; VA 20166 Location of property: Ste hens City_ east of Interstate 81, 0.5 miles south of Route 227 (Fairfax Pike) east or Route 1012 (Mown Run Lane); south on Route 1005 (Ride Field Avenue) to Ewines Lune. Current zoning: RA Zoning requested: RP Acrcagc: 103.6 Fred—Wi-nc Service Authority's Comments: so omi Fred-Winc Sen ice u rity`s Signature & Date:�- 34 Z ' OE?5f�brEOL unopnc7-Too a DZ ; 86 bC t l qa_j MEADOWS EDGE DEED 820 jJ141 �v �o ex5asPCB20 THIS Dr.'.D, made this J?'� day of betveen Lester Z. Racey, Executor tf chs Estate of Ruth Racey, cfI the one part, hereinafter called the Grantor, and Charles W. Racey, of the other part, hereinafter called the Grantee. W:TNr-ESrTF.: That for and in consideration of the sum c° Ten) Dollars ($10.00), cash in hand paid and other valuable consid- eration, receipt wbereof is hereby acknowledged, the Cranter does gram and convey, with Special Warranty of Title, unto the Crancee, in fee simple, together :rith all rights, rights of way, privileges and appurtenances thereto belonging, all of that certain tract of land, containing 132.15 Acres, more or less, lying just South of Route 277 about one mile Southeast of Ste:phenl i City in Qpeauon Magisterial District of Frederick County, Vir and being all of the 138 Acre tract of land conveyed to Robert W. Racey and Ruth Racey, as joint tenants, with right of survivor- ship, by deed dated December 21. 19&. and of record in the Clerk's Office o_ the Circuit Court of Frederick County, Virginia) in Deed hook 305, at "rage 357 except icr an off conveyance of o Acres by deed reccraed in the aforesaid Clerk's Office in Deed Book y;' at Page Upon the death of Robert W. R=sry. Ruth Racey, sole st:tviving tenant, became the sole owner of the property. Ruth Racey died in December of 1983 and by he± Will probated in the aforesaid Clerl:' a office in Will book ! V , at Page ° 9 0 site directed her Executor, Lester B. Racey , to sell I all her real estate, including the &Dove described property. Lester I. Racey duly cualified aE Executor. Tni- t conve•rrnce iz made subiect to all leF&:-' eriarceabir restr_ctive covenants and easements of record affect:nh the sioresaid realty. 1 1 1 1.1 j mamma a Nxmc i Bk58oPo821 K:THESS the following signature and sea!: Lester L L. xacey„rxecuzor oz the Estate of Ruth Racay STATE 07 VIRCINaA AT LARCZ, To -wit: The foregoing instrument was acknowledged 'before as this .: „✓ day of ^ r, N,. 1994, by Laster E . >tacsrf , Executor of the Estate of Ruth Racey. APT My commission expires ���_ :_... /.= / i• notary r Llc Tuis tasU,•,•—, ol.rtitiap was proau w., to ma Gs lu. 17 day of l�% or_ rtt%a f 19 S' z= a: tad with c-srLioats of acsaoWwc=wsnc =zew anne"a wai amltud to xecoxc Tax uaWsoa av .Soc. ��. - o O , and 5d-54 ha.s awe pak. ii asssraai P F J � TAX TICKET d r j T A X R E C E I P T - Y 13 A R 'REDBRICK COUNTY C. WILLIAM ORNDOFF, JR P.O_ BOX 225 WINCHESTER VA 22604-0225 2003 REAL ESTATE TAXES 132_IS ACRES 85 A Acres: 2 0 0,3 Ticket #:00269120002 Date : 12/02/2003 Register: COS/CO Trans. #: 25971 Dept # RP-200302 ACCT# : 25342 Previous Igo Balance $ 380-99 132.15 Fri—ipal Being Paid $ 380.99 Land: 46882 Innp: 57500 Penalty $ .00 EtACEY, QiAKLES W_ Interest $ _00 Amount Paid $ 380_9g C/0 AI•CESTA R DYKE, EXEC_ *Balance Due 293 OLD CHARLBS TOWN RD as of 12/02/2003$ 00 STBPHENSON, VA 22656 1724 Check 380.99 # FVB 1017 Pd by RACSY, CHARLES W. ANY BA1 ITCE DUE DOES NOT INCLUDB PENALTY ,AND INTEREST_ (DUPLICATB) i � APPENDIX 1 1 1 1 1 1 1 1 1 1 AGREEMENT ' THIS AGREEMENT ("Agreement") made and entered into this / day of 2002, by and between the Town of Stephens City, Virginia, a municipal corporation, hereinafter the "Town", and SCP, Inc., a Virginia corporation, hereinafter "SCP". WITNESSETH: WHEREAS, SCP is the Contract Purchaser of a 132 acre tract, Tax Map No. 58, Parcel 140, hereinafter the Macey Tract", located in Frederick County, Virginia, and adjacent to ' property owned by the Town, Tax Map No. 85, Parcel 142, hereinafter the "Parcel", a portion of which property was formerly used as a wastewater lagoon ("Lagoons"), and ' .WHEREAS, SCP is desirous of obtaining the -necessary access to the Racey Tract from the Town, and to proceed with the filing of a Rezoning Application with Frederick County for ' such zoning as SCP desires on the Racey Tract ("Rezoning Application"); SCP has two different plans and approaches to Main the necessary access to the Racey Tract, as shown on Exhibit A (Plat by Christopher Consultants dated September 4, 2002) and B( Plat by Gilbert W. Clifford L, ' Associates, Inc., dated 4/17/02), and WHEREAS, the Town is desirous of having the existing two wastewater Lagoons closed ' ("Closure") and a building pad ("Building Pad") constructed on a portion of the Parcel within the area of the main Lagoon as shown on Exhibit B; and ' WHEREAS, SCP is willing to undertake the Closure and to construct a Building pad on the closed main Lagoon, all at its sole cost and expense; and WHEREAS, the Town adopted a Resolution ("Resolution") on�t5 2002, a copy of which is attached hereto and marked Exhibit C, whereby the Town authorized the Town tAdministrator to execute this Agreement on behalf of the Town and bind the Town hereto; and WHEREAS, the Town in consideration of SCP's undertaking the Closure and the ' construction of the Building Pad, is willing to convey to SCP, or its designee, or at the option of SCP, to grant, dedicate and convey a portion of the Parcel for a right-of-way for pubic street purposes ("Road") to Frederick County, Virginia ("Right -of -Way"). ' N VV. ITNE NO)Al. THEREFORE, FURTHER WSSETH, that for and in consideration of the ' premises and .the mutual promises and undertakings of the parties, the parties agree, as follows: 1. The recitals herein shall be deemed a pan of this Agreement. ' 2. SCP shall, at its sole cost and expense, undertake the closing of the Lagoons i accordance with a proposal from GeoConcepts Engineering, Inc. ("r oConcepts"), as set forth JD generally in their closure plan submitted to the Virginia Department of Health .on September 9, 2002 with three attachments. This does not limit SCP, who may also use other qualified professionals retained by SCP in connection with the Closure. SCP shall obtain such approvals as may be required by the Commonwealth of Virginia, Division of Wastewater Engineering ("Division"), such that SCP shall meet the requirements of the Division for the Closure Plan ("Closure Plan"). Wastewater and soils disposal shall be at SCP's sole expense. SCP shall satisfy the Division that the closure is complete and that the closure meets all legal and regulatory requirements. Upon completion of the Closure, SCP shall have GeoConcepts, or other qualified professionals, verify that the work was performed in accordance with the Closure Plan. 3. After the Closure of the Lagoons, SCP, at its sole cost and expense, shall be responsible for construction of the Building Pad to be constructed on the site of the closed main Lagoon, generally as shown on Exhibit B, attached hereto. 4. SCP will be responsible, at its sole. cost and expense, for obtaining any and all permits necessary for the Closure and the construction of the Building Pad. 5. The Town, without cost or expense to the Town, will. fully cooperate with SCP, its experts, and any governmental authorities in connection with the Closure and the construction of the Building* Pad, including but not limited to allowing access to the Parcel for the purposes of surveying, testing and construction until such time as construction of the Building Pad has been completed and approved by the Division and verified by GeoConcepts, or other qualified professionals. The Building Pad shall generally cover same amount samamount of area as the previous main lagoon and shall consist of an excavated and compacted pad certified to meet the building requirements in force and effect at the time of the construction. 6. The Town shall grant, dedicate and convey a portion of the Parcel as a Right -of -Way ' for public street purposes (Road) to Frederick County, Virginia, which Right -of -Way is shown on Exhibit A or B, as selected by SCP. SCP shall be responsible for all costs and expenses ' associated with the conveyance. At the option of SCP, the Right -of Way shall be conveyed to SCP or its designee. The Right -of -Way shall be as follows: I (a) At the option of SCP, the Right -of --Way may located as may be reasonably required to comply with engineering and/or governmental requirements, and shall be generally as Shown on Exhibit A or B. In the event the right of way encroachs on az ad site, ' adjustments shall be made to the Building Pad site so as to prepaycomparable (b) At the time of filing of the Rezoning Application, the Town shall deliver a tletter to Frederick- Count),, Virginia, stating that the Town will provide for and convey or dedicate the Right -of -Way for the Road or grant the same to SCP or its designee. ' fcl The Right of Way shall be dedicated or conveyed contemporaneously with the approval of the first section of the Subdivision Plat ("Subdivision Plat") by rrederich County, Virginia. for the development of the Racey Tract. The application for the approval of the r— I ' Q will not be more than six (6) months from the date of this Agreement. Upon approval rezontn� of the rezoning application SCP shall diligently pursue the application to the County for subdivision, but in no event will the application for subdivision be filed later than two (2) years from the date of this Agreement. ' (d) The Right -of -Way will be of sufficient width and design to meet the requirements of the V ,�,, a Department of Transportation ("VDOT") or any other governmental tagency. (e) The Right of Way shall provide a7 minimum of two commerc ial./industrial 1 YhP Cni�f•}-�arn }l If (lf Y��—T; . +i fill 1 tf---19f11'r1��71 fi.iL�J. entrances to the Town property, r r These entrances shall conform to VDOT c�1� reauirements.ic 4 4�'r6L.Uf-I!w; (err -t r�thill-Gl.l7xy bot In no i' ditiu. (f) The Town shall grant such temporary additional construction easements on the Parcel as may be required by governmental authorities where it may be, necessary because of �ineerin� re uirements' and the construction of the Road, in slope and grading �y P q cc yo easements. 7. Contemporaneously with the conveyance or dedication of the Right -of Way, SCP shall t.V" �' post a p-Mormance bond ("Performance Bond") with the Town, with an AM Best razing of AA or better, based upon an estimate prepared by GeoConcepts, and in an amount, form and substance - reasonably acceptable to the Town for the Closure and Building Pad. The Performance Bond ient to cover 150To of the estimate of the costs of all the work shall be in an amount suffic required for the Closure and the construction of the Building Pad. SCP shall be responsible for and pay the cost to Gepor oConce is farinQ the said estimate. (SCP shall also post an p re P b ' additional Performance Bond to cover the construction and cleanup of the Road as would be customarily by VDOT and the County.) ' S. As soon as is feasible after the first section of the Subdivision Plat has been approved, is final and is of record, but in no event more than one (1) year thereafter, SCP will commence the Closure and, thereafter, construction of the Building Pad and, at all times, will diligently pursue the completion of the same. In no event shall the Closure and construction of the Building Pad be completed later than two years after the Right -of -Way is dedicated or conveyed by the Town. The said two (2) year period may only be extended by written agreement of the Town, es shall not be unreasonably withheld, conditioned or delaved, for which consent the Town agre such a reasonable period of time as may be required because of delays resulting from such things as acts of God, fire or other casualties. 9. (a) In the event the Closure and the Building Pad have not been finally completed ' within the said two (2) year period, except- as above set forth, the Town shall have the right in which to require SCP. its successors or assigns, to reconvey the Right -of -Way to the Town, at no cost 0r exr)ense Lo the Town. That amount of the Performance Bond necessanr Lo complete the Closure and Building Pad shall be forfeited to the Town, provided, however, that in tiZe event the I Town elects to exercise its option to forfeit the said Performance Bond as hereinbefore set forth, the Town shall first give SCP written notice of the same and SCP shall have, a period of ninety (90) days thereafter in which to finally complete the Closure and Building Pad. In the event SCP completes the same within the said ninety (90) day period, the Performance Bond shall not be forfeited. (b) In the event that Frederick County will not approve the first section of the subdivision because of the aforementioned possibility of a reverter of the Right- of -Way, and the County documents this as the sole reason for the subdivision's rejection, the Town agrees to release this reverter restriction contemporaneous with proof of a signed and fully funded contract by SCP for the Closure and Building Pad, with work to begin on the closure within sixty days from the signed contract, and completion within 24 months. 10. SCP shall select either Exhibit A or Exhibit B as its location for the right of way within a reasonable period of time, and shall advise the Town of the selected location. 11. The Town antl.•SCP agree, that, at all times, they will cooperate in order to achieve the objectives set forth in this Agreement, including obtaining any and all permits necessary therefor. 12. This Agreement and the rights and liabilities hereunder of the parties shall be governed by the laws of the Commonwealth of Virginia. 13. This Agreement constitutes the entire agreement between the patties, shall replace and supersede all prior agreements between the parties, whether written or oral, and may be amended only by a written agreement signed by all of the parties. Each party executing this Agreement represents and warrants that said party has the right, power and authority to execute the same and bind the said parry hereto. 14. In the event any provision of this Agreement shall be held invalid or unenforceable by any court of competent jurisdiction, such holdings shall not invalidate or render unenforceable any other provision hereof. 15. This Agreement and all of the terms, conditions and obligations hereunder shall inure to the benefit or obligation, as the case may be, and shall be binding upon the parties and their respective personal representatives, heirs, successors and assigns. 16. This Agreement may be executed in any number of counterparts, any one and all of which shall constitute the Agreement of the parties and each of which shall be deemed an on ginal. 17. Am, notice. reouest. demand. instruction or other communication to be given to either party hereunder. shall be in writing and shall be hand -delivered or sent by Federal 'Express or a comparable overnight mail service, or mailed by L.S. registered or certified mail. return receipt ' requested, postage prepaid, to SCP, Town, SCP's Counsel, and Town's Counsel, at their respective addresses set forth below. The addressees and addresses for the purposes of this Section may be changed by ' giving notice. Unless and until such written notice is received, the last addressee and address stated herein shall be deemed to continue in effect for all purposes hereunder. 18. SCP shall reimburse the Town $1425.00 to assist in covering the expenses incurred ' in reaching this agreement. If to SCP: ' Scott C. Plein, President S CP, Inc. ' 43571 John Mosby Highway, Suite 120 Chantilly, VA 20152 Telephone: 703-222-0449 ' Facsimile::;.-03-327-6760 ' With a copy to: David E. Feldman, Esq. ' Odin, Feldman 8: Pittleman, P.C. 9302 Lee Highway, Suite 1100 Fairfax, VA 22031 ' Telephone: 703-218-2108 Facsimile: 703-218-2046 ' If to Town: ' Town of Stephens City Attention: Mike Kehoe, Town Manager P.O. Box 250 ' Stephens City, VA 22655 Facsimile: 1-540-869-6166 ' With a copy to: J. David Griffin, Esq. ' Fowler Grifiul Coyne Covne L Patton, P.C. 29 North Braddock Street ' Winchester, VA 22601 Telephone: 540-66 7-6400 1~ac51mi.ic: 540-72=-482S 7 1 L WTI'NESS the following signatures and seals: SCP, INC., a Virginia corporation (SEAL) Name: Scott C. Plein Title: President TOWN OF STEPRENS CITY, VIRGINIA, A municipal corporation and body politic Date: By: (SEAL) Name: Mike Kehoe Title: Town Administrator, its authorized representative COMMONWEALTH OF VIRGINIA, CITY/COUNTY OF � /1 to=wit: L the undersigned Notary Public in and for the jurisdiction aforesaid, do hereby certify that Scott C. Plein, 17re ;;e� of SCP, Inc., who is known to Inc as the person who executed the foreaoina Agreement, personally appeared before me in my said Jurisdiction and acknowledged this to be his act and deed. Given under my hand and seal this I day of L- , 2002. Notary Public My Commission Expires: R ' COMMONWEALTH OF VIRCTE UA, CITY/COUNTY OF : t-A L tC H , to -wit: ' I, the undersigned Notary Public in and for the jurisdiction aforesaid, do hereby certify that Mike Kehoe, the Town Administrator of the Town of Stephens City, Virginia, who is known ' to me as the person who executed the foregoing Agreement, personally appeared before me in my said jurisdiction and acknowledged this to be his act and deed. ' Given under my hand and seal this I day of C 2002. Notary Public My Commission Expires:\� ,4- V, • 4 r 1NL� 51,17 R.O.hf. \ ; TOWN OF �{5V G177 .MAIN LAIN *RAND I \ �\ �\I TOWN Or 5 s?N�'S GJT)' P1N r 8�'�4 142 7G D 100 20r h-20D` 1 me - E - ��Q=n� ✓ I _- r��"�.-�� tf �� ' Ml • " ' �� ► � enom�nne suroe�nc ;an, ntannmo /fit �{.�. �lR�IN1A , �. . UC =U f n.o.wa 20, 6E — �..�.._.,...-, — i nn^�" � — -�'i i ^ ;vq a.i.370' tax 703 aae.;=- -= 1.r,gyo.. �►RS lT�99 lOfS) ;Yd mr-_a tar,) rar :nor ssnwft� ••q aef[aw) ufJD1l W: g low it, f QNv�Ad//( 0 �I 1 ^Ql 47I�JoffsY s�.� �30}l'�t7 '1► 317a, i� _ _�_"� "r l4T^ -• ems- ' ••`tea^ � , - �. -- '... �'� • • �..:,"; ,_�..•�. Ih ' � .• - -'yam,=�-_ - < Z_4 lzz CL .41 . a.�.. � r l ,�'� t't'� ire?•r � I j� ' { i - �.;I [ ,� ••p-'l'�'• .�:f CS 'J}A �q..::l rr '[... --ewe . .. - . •.. �w I ••.r+ees n.1D.+3Z T ADDENDUM TO AGREEMENT THIS ADDENDUM TO AGREEMENT ("Addendum") made and entered into this days d`F�2003, by and between the TOWN OF STEPHENS CITY, VIRGINIA, a municipal corporation, hereinafter the "Town," and SCP, INC., a Virginia corporation, hereinafter "SCP WITNESSETH: WHEREAS, the parties hereto entered into an Agreement on the 181 day of October, 2002 ("Agreement") related to the Closure of Lagoons and the construction of a Building Pad; and VF=AS, the Town adopted a now Resolution ("New R.esolutian") on the day of , 2003, a copy of which is attached hereto. and marked Exhibit E, whereby th6 ' own authorized the Town Administrator to execute this Addendum on behalf of'the Town and bind the Town hereto, NOW, THEREFORE, FURTHER Wm, ESSETH, that for and in consideration of tho premises and the mutual promises and undertakings of the parties, the parties agree as follows; 1. The recitals herein shall be deemed a part of this Addendum. 2. (a) Amend Paragraph 6 of this Agreement by deleting the rcf=mce in the third line to "Exhibit A or B" and inserting "Exhibits A, B or D". (b) Amend Paragraph 6(a) in the third line by deleting `Exhibit A or B" and inserting 'Exhibits A, B or D". (c) Amend Paragraph 6(c) by deleting the second sentence and inserting the following; "The application for the approval of the rezoning will be made on or.before March 1, 20M." 3, Amend Paragraph 10 in the first line by deleting ".Exhibit A or Exhibit B" and inserting `Exhibits A; B or D"• 4. Except as otherwise expressly modified herein, all other terms, conditions, and provisions of the Agreement shall remain in full force and effect, r . U .�- VTTTNESS the following signatures and seals: Date: l Date:-7/2-I03 SCP, INC., a Virginia corporation By: (SEAL) N e: Scott C. Plein Title: President TOWN OF STEPHENS CITY, VIRGINIA A municipal corporation and body politic --(SEAL) Name: Mike kehoe Title: Town Administrator, its authorized representative COMMONWEALTH ,QF VIRGII;IA, CITY/COUNTY OF , q t.. , to -wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that Scott C. Plein, President of SCP, Inc., who is known to me as the person who executed the foregoing Addendum to Agreement, personally appeared before me in m;% said jurisdiction and acknowledged this to be his act and deed. Given under my hand and seal this day o� 003. �_ Notary Public ' My Commission Ex-pu'es: I � � rri 5 1 tr1"ICf`ISL L i r 1 J -} k,, p 0 v 0100 r. kJ COMMONWEALTH OF VIRGINIA, CITY/COUNTY 0_ to -wit: I, the undersigned Notary Public, in and for the jurisdiction aforesaid, do hereby certify that Mike Kehoe, Toym Administrator of the Town of Stephens City, Virginia, who is known to me as the person who executed the foregoing Addendum to Agreement, Personally appeared before me in my said jurisdiction and acknowledged this to be hi' a, t and deed. Given under my hand and seal this Z day Ut t 2003 Notary Public _ My Commission E res;/�- N wi 7A�I-IMU7T310t7f1(n{6fi,d - 6.24-03 ADDRKW!n , TO AGREQMtiM ec: Jun 25 03 01128p czl-Loudoun 7034445230 su P.2 'f ( 'o (ARR?' r. 6TIMP-WN M P1N # S5 A t4 z� TOWN CO ST KEN Cr,_r LAGOON R.O.W. \ \\ Nl= Scale: � � PIN « &3, A 142 10C 0 7D0 200 inch = 200 t. Mmwms ?,?�•1rWL��I �rJ� �' .G.chrestopher orsui, 0P05ED5 ff�TE 7 orpneennb rU"Vmu • mnc oianrnn; ��1 worru nCa r 1 43P.0 rooW, AuW 1GC �0. +Rnfn 001Y.' 20�i� � -3;2 703 �a.777' gar 70S �+4."iZ: 1 I'I��►w A V 604 South King SL, Suite 200, Leesburg, Virginia 20175 September 9, 2002 Mr. John Scofield Virginia Department of Health Division of Wastewater Engineering 131 Walker Street Lexington, Virginia 24450 (703) 443-0309 * Fax (703) 589-1592 Subject: Wastewater Lagoon Closure Plan, Stephens City Wastewater -Treatment Plant, Stephens City, Virginia (Our 22031) Dear Mr. Scofield: GeoConcepts Engineering, Inc. (GeoConcepts) is pleased to present our closure above referenced wastewater lagoon. This plan has been submitted at the request of our for the SCP, Inc, Bac— k—=Found The subject lagoon, located off of Town Run Lane, has been out of service for a significant period of time, The lagoon has a surface area of about 3 acres. A sounding completed in the lagoon in March 2002agoon b investigation (3,804,966 gallons) of water and approximatelyedl4?650 ubiccfeetm5 28 08,650 cubic feet accumulated sediment. A summary of the sounding (- cubic yards) of location plan are presented as Attachment 1, b Probe location data and the sounding probe In addition, a composite sample of the water/sediment in the lagoon was obtained and submitted for chemical analysis of Virginia waste disposal parameters. The chemical results did no indicate the presence of any parameters tested to the limits of detection employed. Accordinal t the water/sediment is considered non -hazardous and non -contaminated. A co c y, test results are presented in Attachment 2. PY of the chemical Wastewater Lagoon Closure The existing wastewater lagoon described above is planned for closure. The closure of the lagoon will include the following steps: 1 3 Removal of wastewater. Removal of sediment. Reclamation of the wastewater lagoon area to provide a new building through the addition of compacted ill to aaproxi Hate proposed sub grade ele anon area Details of each step are provided herein. Removal of Wastewater As indicated previously, a March 2002 investigation estimated 508,650 cubic feet (3,803,966 gallons) of water in the lagoon. It is noted that the estimated volume of water in the lagoon was obtained during a wet period of the year. Actual water volume in the lagoon will be dependent on the time of year. The water will be pumped into a nearby sewer for treatment at the Frederick County Wastewater Treatment Plant. The timing of the water removal will be coordinated with the Frederick County Water Authority (FCWA). In addition, we will complete any requested chemical testing of the water within the lagoon that is requested by the FCWA. lvlr. Mike Keyhoe of the Town of Stephens City will also be contacted prior to the water disposal to coordinate this operation. Removal o(Sediment After removal of the water in the lagoon, we estimate a volume of sediment in the lagoon of about 142,650 cubic feet (5,283 cubic yards). In addition, it is expected that up to an additional 1.5 feet depth of soil below the sediment may be excessively wet and soft. The sediment in the lagoon will be allowed to dry sufficiently to allow it to be handled as a soil material. The existing sediment will be mixed with the upper excessively soft and wet soils to a depth determined in the field by the geotechnical engineer. The sediment and soil mixture will then be spread out off site on adjacent fields in lifts not exceeding 1.5 feet thickness for additional drying. Sediment and soil from the lagoon will not be spread within 100 feet of any stream, pond, or drainage ditches. Off site borrow material is anticipated to be used to fill the lagoon as detailed below. Off site borrow pits may be returned to existing grades using the sediment/soil mixture from the lagoon. Construction of a Building Pad After removal of sediment and excessively soft subsoils in the lagoon, the lagoon area will have a new building pad constructed in its place. The building pad will be constructed of new compacted, structural fill that will be capable of supporting building foundations with a spread footing bearing capacity of 3,000 psf. Detailed specifications for the construction of the building pad with regard to subgrade preparation and compacted fill requirements are presented as Attachment 3. Finished grades for the building pad have not been set at this writing. For planning purposes.. it is assumed that the building pad will have a finished floor at about existing grades. Therefore it is expected the lagoon embankment side slopes will be removed and re -used for filling the - interior of the lagoon area. Oualiny Conirol The wastewater lagoon closure steps detailed herein will be monitored and documented by GeoConcepis. the owner's representative, to verifi_- the closure is implemented as planned. The ' qualir-N, control services described below will be completed under the supervision of a Professional Engineer registered in the Commonwealth of Virginia. The amount of water removed from the lagoon. approximate quantity of sediment and soil. and building pad September U. 3UU� V h-Einia Deoarrmeni of Health Pad t 2 � I � I construction will be documented. With regard to the building pad construction, GeoConcepts will provide a full time field representative during fill operations to verify the fill meets classification and placement requirements, and conduct field density tests on each lift of fill to verify the fill meets compaction requirements. ' At the completion of the wastewater lagoon closure, GeoConcepts will prepare a report that provides documentation of the lagoon closure, including photographs of the various steps detailed above. The report will also include documentation of the building pad construction with field density test data and locations. GeoConcepts will provide a statement indicating that the wastewater lagoon closure was completed in accordance with the intent and requirements of the approved wastewater lagoon closure plan. ' We have prepared this wastewater lagoon closure plan for review and approval. Please contact us with any questions regarding the information contained herein. If not, please provide a letter ' indicating approval of the plan as presented herein. Sincerely, ' GEOCONCEPTS ENGINEERING, INC. Rodney Whittaker Staff geologist iadeusz Lewis, P.E. TAME12 W. LEl"!iS Principal Nc. 021276 u��� Attachments: S7ONAL ' 1) Sounding Probe Investig and Location Plan 2) Water"Sediment Composite Sample Chemical Test Results 3) Building Pad Constriction Specifications copy: SCP, Inc. ' Mr. Scott Plein ' RW/TL F:TROJEOTS'1203 IMPVFinal) l..a_oon closure plan. Q-09-02.doc II September 4. 200 Virginia Department of Health Pan I • � GeoCo ENGINEERING i,I��'�Ecyg, I� FIE! D REPORT �o 604 South wing St., Suite 200, Leesburg Virginia 20175 Project Nome ; E- (703) 443-0309 * Fax (703) 589-1592 GeoConcepts Project No.: Contractor: R : 3 Dote: �D Weather Supt.: Summary of Observations and Recommendations: Temperature: ° 0 U cr �/--n .. � — JILC 3KeiC h m .� .L � • 1 es merica I N C O R P O R A T E D ANALYTICAL REPORT GEOCONCEPTS ENGINEERING, INC. 9996 604 SOUTH KING ST., STE 200 LEESBURG, VA 2017/5 Project: 22031 ProjecT Name: RACEY TRACT DEVELOPMENT Sampler: Lab Number: 02-A42436 Sample ID: RACEY TRACT DEVELOPMENT Sample Type: Liquid waste Site ID: Date Collected: Time Collected: Date Received: 3/16/02 Time Received: 9:00 Page: 1 Report Quan Dil Analvte Result Units Limit Limit Factor Date Time Analyst Method Batch ----- ------ -------- ----- ------------------- ----- *GENERAL. CHEMISTRY PARAMETERS* PH 8.20 off Units 1 3/19/01 19:00 M.Womack 9040/150.1 1171 TCLP Results Matrix: Spike Analyte Result Units Reg Limit Recovery (%) Date Time Analyst Method QC Batch -------------------------- ----------- ---------------------------- --------- --------------- ------ -------- Arsenic < 0.100 mg/1 5.0 108 Barium 1.00 mg/2 100 91 Cadmium < 0.100 mg/1 1.0 103 Chromium < 0.500 mg/1 5.0 95 Lead < 0.500 mg/1 5.0 100 Mercury 0.0100 mg/l 0.2 110 Selenium < 0.100 mg/1 1.0 108 Silver 0.100 mg/1 5.0 96 ' TCLP Extraction initiated i P BORA TORT COIF 1ATTS : 14D - fict detected at the reDor: limi-. Recovery ouzsiue Laboratory histcricai or metnod Prescribed limits. Ali results '-Ported or. a -we: weight basis. id of Sample Report'. 1 3/20/01 13:42 C.Johnson 6010E 2728 3/20/02 13:42 C.Johnson 6010E 2728 3/20/01 13:42 C.Johnson 6010B 2728 3/20/01 13:42 C.Johnson 6010E 2728 3/20/01 13:42 C.Jonnson 6010B 2728 3/21/02 11:59 W. Choate 7470A 2762 3/20/01 13:42 C.Johnson 6010B 2728 3/20/01 13:42 C.Johnson 6010E 2728 3/19/02 14:00 M.Womack 1311 1155 2960 DR in N:,snvim,E.TN 372N ; 615-726-017 F•>.: fil � Testllmefleca I N C 0 R P 0 R A T E D ANALYTICAL REPORT 'GEOCONCEPTS ENGINEERING, INC. 9996 604 SOUTH KING ST., STE 200 LEESBURG, VA 20175 Project: 22031 'Project Name: RACEY TRACT DEVELOPMENT Sampler: Report Analyte Result Units Limit ------------------------ ----------- ------- ------- *ORGANIC PARAMETERS, TPH (Gasoline Range) ND *VOLATILE ORGANICS* Benzene ND Toluene ND Ethylbenzene ND %ylenes (Total) ND Acrolein ND Acrylonitrile ND Bromoform ND Bromomethane ND Carbon tetrachloride ND Chlorobenzene ND Chloroe thane ND Chloroform ND Chloromethane ND Dibromochioromethane ND 1,2-Dichlorobenzene NO 1,3-Dichlorobenzene ND I,=-Dichlorobenzene ND Dichiorodifiuoromethane ND 1,1-Dichloroethane HD 1,2-Dichicroethane 14D -.1-Dichloroetnene ND ' 2-Dicnloroethene (total, ND Sampie report continues . . . Lab Number: 02-A42437 Sample ID: RACEY TRACT DEVELOPMENT Sample Type: .Liquid waste Site ID: Date Collected: Time Collected: Date Received: 3/16/02 Time Received: 9:00 Paoe: 1 Dil Analysis Analysis Factor Date Time Analyst Method Batch mg/1 0.100 1 3/25/02 16:01 D. Cooper 8015B/5030 5504 mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/l 0.00500 1 3/22/02 1:21 L. Lowery 62e 2320 mg/l 0.0050 1 3/22/02 1:21 L. Lowery 624 2320 mg/l 0.01000 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.01000 1 3/22/02 1:21 L. Lowery 62L 2320 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 1 3/22%02 1:21 L. Lowery 624 93 _�2C mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2320 mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 2 320 mg/l 0.00500 1 3/22/02 1:21 L. Lowery 624 320 mg/i 0.00500 1 3/22/02 1:21 Lowery 62/ MO mg/1 0.00500 1 3/22/02 1:21 Lowery 624 21320 mg/l 0.00500 1 3/22/02 1:21 L. Lower: 624 -320 mgii 0.00500 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 i 3/22/02 1:21 L. Lowery 624 2320 mg/1 0.00500 3/22/02 1:21 Lower,,, 62t 2320 mg%'s 0.00500 3/22/02 1:21 L. Lower; 624 1320 Mg./_' 0.00500 3/22/02 2 -. L. L04Ter`% 62, 2"G Mg/ 1 0.00500 3/22/02 i:21 L. Lowery 62. -)320 2960 FOS'rBlt Gal'ImrroN DRIVE' Nnsn� n,i,r.Ti�' 3 ; 20 R I 72(-t-n) ; ; / F.�,.: .,' 8O;)-76 I � Testl�merica I N C 0 R P 0 R A T E D ANALYTICAL REPORT Laboratory Number: 02-A42437 Sample ID: RACEY TRACT DEVELOPMENT Project: 22031 Page 2 Report Dil Analysis Analysis Aralyte Result Units Limit Factor Date Time Analyst Method Batch 1,2-Dichloropropane cis-1,3-Dichlorooropene trans-1,3-Dichloropropene Methylene chloride 1,1,2,2-Tetrachloroethane Tetrachloroethene 1,1,1-Trichloroethane 1,1,2-Trichloroethane Trichloroethene Vinyl chloride Bromodichloromethane Trichlorofluoromethane ND ND ND ND ND ND ND ND ND ND ND ND mg/l mg/1 mg/l mg/1 mg/1 mg/l mg/l mg/1 mg/1 mg/1 m g /1 mg/1 0.00500 0.00500 0.00500 0.00500 0.00500 0.00500 0.00500 0.00500 0.00500 0.00500 0.00500 0.00500 1 1 1 1 1 1 1 1 1 1 1 3/22/0' 3/22/02 3/22/02 3/22/02 3/22/02 3/22/02 3/22/02 3/22/02 3/22/02 3/22/02 3/22/0_ 3/22/02 ----- 1:21 1:21 1:21 1:21 1:21 1:21 1:21 1:21 1:21 1:21 1:_1 1:21 ----------- L. Lowery L. Lowery L. Lowery L. Lowery L. Lowery L. Lowery L. Lowery L. Lowery L. Lowery L. Lowery L. Lowery L. Lowery 624 624 624 624 624 624 624 624 624 624 624 624 2320 320 2320 2320 2320 2320 2320 2320 2320 2 320 2320 2320 *PESTICIDE/PCB's/HERBICIDES* ' Aldrin Aroclor 1016 ND ND mg/1 mg/1 0.00025 0.00250 1 1 3/24/02 3/25/02 6:21 12:25 Henderson Carmichael 608 608 5860 Aroclor 1221 ND m 1 g 0.00500 1 3/:.5/02 12:25 Carmichael 608 5491 5491 Aroclor 1232 ND mg/1 0.00250 1 3/25/02 12:25 Carmichael 608 5491 Aroclor 1242 ND mg/1 0.00250 1 3/25/02 12:25 Carmichael 608 5491 Aroclor 1248 ND mg/1 0.00250 1 3/25/02 12:25 Carmichael 608 5491- Aroclor 1254 ND mg/1 0.00250 1 3/25/02 12:2'5 Carmichael 608 5491 Aroclor 1210 ND mg/1 0.00250 1 3/25/02 12:25 Carmichael 608 5491 a-BHC ND mg/l 0.00025 1 3/24/02 6:21 Henderson 608 5860 b-BHC ND mg/1 0.00025 1 3/24/02 6:21 Henderson 608 5860 d-BHC ND mg/1 0.00025 3/24/02 6:21 Henderson 608 5860 ' g-BHC, Lindane Chlordane ND mg/1 0.00025 1 3/24/02 6:21 Henderson 608 5860 ND mg/l 0.00025 1 3/24/02 6:21 Henderson 608 5860 4,41 -DDD ND mg/1 0.00050 1 3/24/02 6:21 Henderson 608 5860 4,4'-DDE ND mg/i 0.00050 1 3/24/02 6:21 Henderson 608 5860 ' 4.4'DDT ND mg/1 0.00050 1 3/24/02 6:21 Henderson 608 5860 Dieldrir. ND mg/l 0.00050 1 3/24/02 6:21 Henderson 608 5860 ' Endosulfan I Endosulfan II ND ND mg/1 mg/1 0.00025 0.00050 1 1 3/24/0' 3/24/02 6:21 6:21 Henderson Henderson 608 608 5860 Endosulfan Sulfate ND ME/1 0.00050 i 3/24/02 6:21 Henaerson 008 5860 5860 Endr_r, 11D mg/1 0.00050 3%24/02 c:21 Henderson 608 5860 tEnarin Aloehyde ivu mgii 0.00050 3/24/02 6:21 Henderson 608 5860 Sample report continued . . . 3960 Frlsri,i: Car,ianrun, Dhive N,�Srnn,r,F.1'� 3720; . 615-726-0177 ' F:1>.: (i � '-_ -2 7 (i-0 < )n-;' " 800-765-0980 Testllmerica I N C 0 R P 0 R A T E D ANALYTICAL, REPORT Report nnaiyte ----------------------- Result Unit Limit Heptachlor ND mg/1 0.00025 Heptachlor Epoxide ND mg/l 0.00025 Methoxychl.or ND mg/1 0.00050 Toxaphene` ND mg/1 0.02500 *MISCELLANEOUS CHEMISTRY* - Tota1 Organic Halogens 0.126 mg/1 0.100 Reactive Cyanide ND mg/kg 50.0 Reactive Sulfide ND mg/kg 100. Laboratory Number: 02-A42437 Sample ID: RACEY TRACT DEVELOPMENT Project: 22031 Page 3 Dil Analysis Analysis �- Factor Date Time Analyst ` Method = Batch 1 3/24/02 1 3/24/02 6:21 6:21 Henderson Henderson 608 608 5860 5860 1 3/24/02 6:21 Henderson 608 5860 3/24/02 6:21 Henderson 608 5860 10 3/19/02 11:13 Weatherly 9020B 1541 1 3/20/02 15:15 S. Prayter SW-846 1547 1 3/20/02 15:15 S. Prayter SW-846 1547 -------------------------------------------------- ----------------------------- Sample Extraction Data IWt/vol Parameter Extracted Extract Vol Date Time Analyst ------------------------- OC Pest PCB's Surrogate ------------- 100. ml 5. ml 3/21/02 100. ml 5.00 ml' 3/21/02 BTEX/GRO Surr., a,a,a-TFT ' VOA VOA Surrogate, Surrogate, 1,2-Dichloroethane, d4 Toluene d8 VOA Surrogate, 4-Bromofluoro'oenzene VOA Surrogate, Dibr OmoflUcromethane Pest surr-TCM)- pest surr-DCB 1ample reoor: continued . . . 1 Recovery 104. 123. 106. 115. 108. 12. (/ 4. r Method D. Harris 608 D. Harris 608 Target Range ------------ 67. - 135. 73. - 136. 76. - 131. 68. - 132. 78. - 136. 53. - 125. 15. - 153. 3960 Fo s'rl.;l: C;I"J"mirl'ON Dr;lvr; - �l I 1'�(�-O 1"- 8����-I J;i neon -ii;niv Testi�meri'ca ANALYTICAL REPORT Laboratory Number: 02-A42437 Sample ID: RACEY TRACT DEVELOPMENT Project: 22031 Page 4 LABORATORY COMMENTS: 17D - Not detected at the report limit. # - Recovery outside Laboratory historical or method prescribed limits. Pest surrogate outside QC limits. Insufficient sample for re -extraction. Iend o` Sample Repor-,. 3960 Pu5'rl"r Cri,irnrcrr: Drier; 3730-I 615-73(i-0177 •' F.�.: 0 15-736-095-' 800-765-09Rr) 4 TA"s tlmerica I N C 0 R F 0 R A T E D 'PROJECT QUALITY CONTROL DATA Project Number: 22031 Page: 1 ' Matrix Spike Recovery ge Q.C. Batch Spike Samol 1 --------------- --------------- I ----------------- --------- ---------- --------- ----------- **UST ANALYSIS** TPH (Gasoline Range) mg/1 0.0420 0.899 1.00 90 72. - 126. 5504 BLANK ' B=/GRO Surr., a,a,a-TFT % Recovery 100 67. - 135. 5504 ' Matrix. Spike Duplicate Analyte units Orig. Val. Duplicate RPD Limit Q.C. Batch --------------- ' **UST PARAMETERS** ------- ---------- ---------- ---------- --------------- TPH (Gasoline Range) mg/1 0.899 0.870 3.28 20. 5504 ' BTEY./GRO Surr., a, ,a-TFT % Recovery 101. 5504 Laboratory Control Data ' Analyte --------- units Known Val. ----------------- Analyzed Val ------------ _o Recovery Target Range Q.C. Batch --------------------- **UST PARP.METEP,S** ' TPH (Gasoline Range) mg/1 1.00 0.899 90 75 - 126 5504 BTEY,/GRO Surr., a,a,a-TFT ;o Recovery 98 67 - 135 5504 ' pest surr-TCMX, pest sure-DCB ;o Rec ;6 Rec 75 75 53 - 125 549i 15 - 153 5491 Blank Data ' Analpte Batch Date --------------- Blanc: Value Units Q.C. Analyzed Time Analyzed *UST P PLAKETERS" ------------ --------- ---------- ------------- ------------- TPH (Gasoline Range) 0.0420 me/1 5504 3/25/02 15:34 tolecz OC continued . . . 2960 Ciu:imrrm Duivc: ' Wsm,ii,i,i,.TN 372N . 61;:-7?(i-Q I77 ' Fu: 61 ;-72(t-U(75; i 800-76;)-0O8O Test merica I N C O R P O R A T E D iROJECT QUALITY CONTROL DATA ?roject Number: 22031 age: 2 Blank Data Analyte Blank Value Units Q.C. Batch Date Analvzed Time Analyzed ------------------------------------------------------------------------ **UST PARAMETERS** BTEX/GRO Surr., a,a,a-TFT 106. % Recovery 5504 3/25/02 15:34 VOA Surrogate, 1,2-Dichloroethane, d4140. % Rec 2320 3/25/02 21:04 VOA Surrogate, Toluene d8 106. X Rec 2320 3/25/02 21:04 V0A Surrogate, 4-Bromofluorobenzene 107. X Rec 2320 3/25/02 21:04 VOA Surrogate, Dibromofl.uoromethane 119. X Rec 2320 3/25/02 21:04 pest Burr-TCMX 72. % Rec 5491 3/24/02 3:28 nest surr-DCB 75. % Rec 5491 3/24/02 3:28 1 'End of Repo-, for Project 276237 21960 Fos-n.,i< CaEicnTnn DRin N,\snVii,i,E.TN 337204 ,' 615-726-0177, .F:v.: 615-726-095� .' 800-76 1-M180 Attachment 3 Contract No. 22031 Building Pad Construction Prior to placement of any new compacted fill, the fill subgrade should have all topsoil, organic matter, excessively soft or wet soil or other deleterious matter removed. Areas planned for new compacted fill should be proofrolled with a loaded, minimum 10 ton dump trick under the observation of the owner's representative. If proofrolling reveals excessive pumping or movement of subgrade soils, these materials will require removal and replacement with suitable fill material as detailed herein. Accordingly, the contractor should be prepared to excavate additional depths, and provide unit rates for additional excavations required to reach suitable subgrade soils and for replacement with suitable compacted fill. Once suitable subgrade soils are encountered as determined by the owner's representative, new compacted fill shall be placed and compacted in the lagoon area.. The compacted fill shall consist of soil classifying as fat clay (CH), elastic silt (NM), or more granular soil per ASTM D-2487. The compacted fill shall be placed in lifts not exceeding 8 inches in loose thickness, and be compacted to 95 percent of the maximum dry density per VTM- l . Drying of on -site soils by spreading and aerating may be necessary to obtain proper compaction., especially the relatively high plasticity clay or silt soils that classify as CH or NM, respectively. The CH or NIE soils, if used as compacted structural fill; must be placed at +/- percentage points of the optimum moisture content, to facilitate compaction and minimize shrink/swell potential. Individual borrow areas, both from on -site and off site sources, shall be submitted to the geotechnical engineer for sampling and testing to verify classification of materials prior to their use as fill. Fill materials shall not be placed on frozen or frost -heaved soils and/or soils that have been recently subjected to precipitation. All frozen or frost -heaved soils shall be removed prior to continuation of fill operations. Borrow fill materials shall not contain frozen materials at the time of placement. Fill placed along slopes steeper than 5H:1 V shall be benched into the existing slope. Benches shall consist of a minimum 8 feet wide level cut, and at least one such bench shall be used for each 3 feet of vertical rise of fill placed. Proposed finished slopes shall be no steeper than 3H:1 V. Compaction equipment that is compatible with the soil type used for fill shall be selected. Theoretically. any equipment type can be used as lon<_T as the required density is achieved:. i Exhibit 13-1 RACEY TRACT WASTEWATER LAGOON CLOSURE SPECIFICATIONS I. Introduction A previously abandoned wastewater lagoon owned by the Town of Stephens City, Virginia is planned for closure. GeoConcepts Engineering, Inc. (GeoConcepts) developed the protocols for the lagoon closure in a Wastewater Lagoon Closure Plan (referred to herein as the "closure plan") dated September 9, 2002. The closure plan was approved by the Commonwealth of Virginia Department of Health in their letter dated October 2, 2002. While the closure plan has been formally approved by the Department of Health, more details regarding the closure activities have been requested. Accordingly, these specifications have been prepared to provide more details regarding the activities related to the lagoon closure. It should be clearly understood that these specifications should not be considered as modifications or changes to the original closure plan approved by the Virginia Department of Health. II. Pre -Closure Sampling and Testing ' Prior to any work being completed on the lagoon closure, a detailed sampling and chemical testing program will be completed to characterize the pre -closure conditions of the lagoon, Stephens Run, and the designated 26 acres where the sediment is proposed for spreading ' (referred to herein as "receiving field"). The objective of the pre -closure sampling and testing program will be to establish the baseline conditions prior to the closure work. ' Samplina Locations The sampling in the lagoon will include obtaining a composite sample of the sediment and a sample of the surface water in the lagoon. Surface water samples will be obtained from Stephens Run at the following locations: where Stephens Run emerges from the culvert under Interstate 81 (upgradient of the lagoon), just down gradient from the lagoon but upgradient from the receiving ' field, and down gradient from the receiving field. The soil samples from the receiving field will be randomly selected, but will be spread out over the 26 acres (with the exception of buffer and slope areas) to ensure they are representative of the characteristics of the surficial soils within the ' receiving field. Sampling Procedures A composite sample from the existing lagoon will be obtained by using a sediment sampler with butterfly valve. We will obtain samples of the sediment at four locations, and then mixing the I individual samples to create a composite sample, Soil samples from the receiving field will be obtained by using hand auger equipment, and will be obtained in the first 12 inches of soil at each sampling location. All sediment/soil sampling equipment will be decontaminated prior to mobilization to the site. In addition, the hand auger equipment will be decontaminated between sampling events in the receiving field. The decontamination will consist of washing the equipment with a mixture of distilled water and alconox and then rinsing it completely with distilled water. Sampling of the surface water in the lagoon and the samples in Stephens Run will be obtained in accordance with EPA approved protocols for surface water- sampling, Chemical Testing The approved lagoon closure plan required chemical testing of the sediment in the lagoon that consisted of standard parameters used for evaluating disposal requirements in Virginia. The intent was to ensure that special disposal provisions would not apply for the sediment. Based on the parameters tested, no elevated contaminant levels were encountered, and accordingly, no special disposal provisions are required. As part of the wastewater lagoon closure operations, additional chemical testing will be completed as detailed herein. The additional testing will include the same parameters previously analyzed, and in addition, will also include Total Coliform/E coli testing. The specific chemical tests to be completed on all soil and water samples include the following: • TCLP RCRA Metals, EPA Method 6010 (Arsenic, Barium, Cadmium, Chromium, Lead, Mercury, Selenium, and Silver) • Volatile Organic Compounds, EPA method 624 (34 parameters) • Pesticides/PCBs/Herbicides EPA Method 608 (26 parameters) • Total Organic Halides, EPA Method 9020 (Total Organic Halogens, Reactive Cyanide, Reactive Sulfide) • Total Petroleum Hydrocarbons, EPA Method 8015 • pH, EPA Method 9040 • Total Coliforms/E. coli, Method MMO-MUG Please note that all of the testing proposed as a part of this project was completed for the sediment sample tested as a part of the waste water lagoon closure plan study, except for total coliforms/E Coli. This parameter was not previously tested as it is not considered when evaluating disposal provisions, but has been included at the request of adjacent property owners. The total coliforms/E Coll testing does require special provisions because the tests must be completed within three hours of obtaining the samples. Accordingly, we will obtain these samples separately from the others and submit them to a local laboratory in close proximity to the site. All other samples will be submitted to TestAmerica, the laboratory that conducted the initial testing of the sediment sample as part of the lagoon closure study. The testing will be completed using a standard turn around time of two weeks. 2Z03 iI I 20BERT B. STROUBE. M.D., M.P.H. STATE HEALTH CMI]MISSIONER COMMONWEALTH of VIRGINIA Mr. Michael Kehoe Town of Stephens City P.O. Box 250 Stephens City, Virginia 22655 Dear Mr. Kehoe: rt� Department of Health Division of Wastewater Engineering Western Area October 2, 2002 SUBJECT: Frederick County Sewerage - Town of Stephens City 131 WALKER STREET LEA-aNGTON, VIRGINIA 24150 Phone (540) 463-1642 Fax (540) 463.3892 email jschofield(@,vdh.state.va.us A lagoon closure plan for the old Stephens City sewage treatment lagoon has been received by this Department. The plan is detailed in a letter report dated September 9, 2002 from GeoConcepts Engineering, Inc. The proposal is to remove the water by pumping, remove the residual solids and incorporate these into soil adjacent to the site, and reclaim the lagoon area by filling and properly compacting so the site will have structural integrity for future building construction. The review of the subject lagoon closure plan has been confined to technical requirements and design criteria as stipulated in the Commonwealth of Virginia Sewage Collection and Treatment Regulations. In accordance with the Virginia Water Control Law, Code of Virginia 195o, as amended, Title 62.1, Chapter 3.1, Article 4, Section 62.i-44.19, Paragraph 3, this letter report is to advise the closure plan is technically adequate and is approved by this Department. This letter constitutes your formal approval to proceed with the project. By direction of the State Health Commissioner. Rinr-prely. JCS/bt/stephenscity cc GeoConcepts Engineering, Inc. - Attn: Tadeusz W. Lewis SCP, Inc. - Attn: Scott Plein Mr. John Riley, Frederick County Administrator Frederick County Health Department DEQ - Valley Regional Office VDH - DWE - Attn: C. M. Sawyer VIRGINIA ' EDHOF HEALTH T I I11. Pre -Construction Meeting After completion of chemical testing, but prior to any closure activities, a pre -construction meeting will be held on site to discuss the operations. The meeting will be attended by the applicant, a GeoConcepts representative, and an appropriate representative of both the Town of Stephens City and Frederick County as they so designate. During the meeting, items to be discussed include the chemical test results, coordination between the various parties, sediment and erosion control measures, weather restrictions, and other issues related to the closure operations, I17. Removal of Water from Lagoon This activity will be completed by the applicant, or the Town of Stephens City, at the discretion of the Town of Stephens City. Either- party will coordinate their work with Fredrick County Water Authority personnel. V. Sediment Volume Calculation Immediately after the removal of the water in the lagoon, a GeoConcepts representative will observe the excavation of several test pits to determine the thickness of the sediment and any excessively soft native soils. The sediment depth information will be used to estimate the total quantity of material to be removed from the lagoon, and ultimately the expected thickness of sediment to be spread on the receiving field. Also, a loader will be used to collect and stockpile the sediment for loading and subsequent transportation into the receiving field. During removal of the sediment, typical sediment and erosion control measures will be implemented around the lagoon closure area. ' Field VI. Preparation of Receiving ' The approved closure plan provides for spreading the sediment to within 100 feet of property lines. However, the spreading limit, pursuant to an agreement by the applicant, will now be no closer than 200 feet from any property line. In addition, it has also been agreed that spreading of ' sediment will not occur within drainage ways that have slopes of over 15 percent. Prior to the start of spreading operations, a survey will be completed of the receiving field and flags will be inserted to delineate the 200 feet buffer area and any drainage ways where spreading is ' prohibited. After installation of the flagging as detailed above, it has been agreed that an additional sediment ' and control measure will also be implemented to provide additional redundancy and protection to the area. The sediment and erosion control measure will consist of installation of silt fence that will encompass the receiving field. VII. Transportation and Spreading of Sediment The sediment to be spread on the receiving field will be loaded onto dump trucks using loader or track hoe equipment. The sediment can only be loaded onto trucks and transported after it has dried sufficiently to be handled as a soil product. If during loading of sediment, excessive water is observed coming form the truck beds, sediment loading operations will be suspended until the sediment has dried adequately. The trucks will transport the sediment to the receiving field without using public roads. A temporary road will be constructed from the lagoon to the receiving field. Prior to loading of any trucks, the temporary road will have silt fences and other appropriate erosion control measures installed to ensure that there is not excessive erosion or runoff from the temporary road. Sediment will be stockpiled on the north side of the receiving field, away from Stephens Run, The stockpile area will have standard sediment and erosion control silt fence installed around it. The stockpiled sediment will be transported across the site using loader equipment, and then will be spread out in the pre -determined thickness (based on sediment volume estimate detailed in section V) using dozer equipment. After spreading of the sediment, the sediment will be worked into the surficial soils using plow or rotor tiller equipment, The spreading operation will be closely monitored to ensure that whenever sediment is spread onto the receiving field, there will be adequate time during the same day to work the sediment into the surficial soils. In no case will more sediment be spread on the receiving field than can be worked into the surficial soils that same day. Accordingly, it will be necessary to monitor the spreading operation and halt spreading of sediment at such time that will allow the sediment that was already spread to be adequately worked into the surficial soils. Also, sediment will not be spread or worked into surficial soils during precipitation events, and when there is more than 50 percent chance of precipitation for that day. In order to provide a consistent source for weather reports, we plan on using www.weather.com and inputting the zip code for the Town of Stephens City. After all of the sediment is spread and worked into the surficial soils, the receiving field will be seeded with a commercially available seed mix which closely mimics the current vegetation. VIII. Qualit3, Control During the waste water lagoon closure, GeoConcepts will have a resident engineer- on site on a full time basis. This individual will be responsible for monitoring the operations of the contractor, and ensuring the intent of the approved closure plan and these specifications are implemented. This individual will prepare a daily report that provides a summary of weather - conditions, individuals or companies who are on site, general activities at the site for the day, number- of trucks loaded with sediment, and any deviations or modifications from the closure plan or specifications. GeoConcepts will prepare a weekly summary transmittal that presents the field reports and provides a brief overview of the progress of the closure operations, and shall deliver a copy of the same to any representative as so designated by Frederick County. The GeoConcepts representative will use a digital camera to provide relevant photographic documentation of the site activities. At all times during the operation, the site will .be available for inspection by representatives of Frederick County. The resident engineer will be able to provide both geotechnical and environmental services for the project. The resident engineer will be prepared to obtain samples for chemical analysis at any time during the closure operations at the request of a Frederick County representative. IX. Post Closure Sampling and Chemical Testing After completion of the sediment spreading activities, GeoConcepts will conduct a post closure sampling and chemical testing program. This program will consist of obtaining water samples from Stephens Run and three soil samples from the receiving field. The samples will be obtained using the same procedures as detailed for the pre -closure sampling operations, and will be tested for the same parameters as previously detailed. X. Construction of the Building Pad After removal of sediment and excessively soft subsoils in the lagoon, the lagoon area will have a new building pad constructed in its place. The building pad will be constructed of nev, compacted, structural fill that will be capable of supporting building foundations with a spread footing bearing capacity of 3,000 psf. Detailed specifications for the construction of the building pad with regard to subgrade preparation and compacted fill requirements are presented in the approved closure plan. ' Finished grades for the building pad have not been set at this writing. For planning purposes, it is assumed that the building pad will have a finished floor at about existing grades. Therefore, it is expected the lagoon embankment side slopes will be removed and re -used for filling the tinterior of the lagoon area. XI. Final Report At the completion of the lagoon closure operations, GeoConcepts will develop a closure report. The closure report will include a brief narrative of the various activities completed, all chemical test results, compaction test results for the fill placed in the lagoon, and the total volume of sediment applied to the receiving field. A copy of the report will be submitted to the Virginia Department of Health, Frederick County, the Town of Stephens City and any other entities that we are directed to submit the report to by our client. N:\PROJECTS\24030\WP\Specifications 03-24-04.doc .1, ti WELLS & ASSOCIAI ES. LLC TRAFFIC. TRANSPORTATION. AND PARKING CONSULTANTS MEMORANDUM To: Mr. Ben Lineberry Virginia Department of Transportation cc: Scott Plein Blue Springs View, LLC Louis Canonico, P.E. Bryan Condie Christopher Consultants, Ltd. From: Michael J. Workosky Melissa T. Hish Date: November 5, 2003 Re: Racey Tract Traffic Analysis Addendum Frederick County, Virginia INTRODUCTION This memorandum presents an addendum to the Racey Tract traffic impact study prepared by Wells & Associates, dated August 21, 2003. The intent of this document is to address the transportation issues and comments regarding the Racey Tract project provided by the Virginia Department of Transportation and Frederick County at a meeting held on October 7, 2003. The following tasks have been completed in an effort to address the issues and comments discussed at the meeting: • Apply a five percent regional annual growth rate to the through traffic on Fairfax Pike and Double Church Road. • Verify the site trip distribution. • Analyze background traffic volumes based on the existing roadway network, without roadway improvements. • Verify the projected average daily traffic with the Racey Tract project on Driftwood Drive and Trunk Drive to ensure that the roadway cross sections are adequate. • Revise traffic volume and report graphics to reflect the revised analyses. • Identify roadway improvements to be funded and constructed by Blue Springs View, LLC as part of the Racey Tract project. TRAFFIC FORECASTS Future traffic forecasts were prepared by applying a five percent annual growth rate to the existing traffic counts and adding traffic generated by adjacent development, including full buildout of the Southern Hills project. These volumes represent background conditions. Traffic generated by the Racey Tract project was added to represent total future conditions. The traffic volume and lane use graphics are contained in Appendix A. Capacity analyses of the study intersections were revised for existing, background, and total future conditions using the Syncho/SimTraffic procedure to incorporate the tasks outlined above. The results of these studies are discussed below. BACKGROUND CONDITIONS The background traffic forecasts were revised to incorporate a five percent regional annual growth rate to the traffic on Fairfax Pike and Double Church Road. Although the trips associated with four pipeline developments were included as part of background conditions, no roadway improvements, including the realignment of Aylor Road, were assumed to be constructed by 2007. Analysis of the existing road network under background conditions indicates the following: • The intersections on Fairfax Pike from the 1-81 ramps to Double Church Road are forecasted to operate at or beyond capacity during the PM peak hour under background conditions. • Queues on Fairfax Pike at Town Run Lane are expected to extend back west to Stickley Drive and east to the 1-81 northbound ramps during the morning and evening peak hours. • The total average delay for the Fairfax Pike corridor is forecasted to increase by over 1900 percent during the AM peak hour and over 2400 percent during the PM peak hour from existing delays experienced on the road network. 2 • Fuel efficiency for the corridor is expected to decrease by approximately 35 to 70 percent during the peak hours. • Carbon monoxide emissions are projected to increase by approximately 40 to 110 percent from existing emissions during the commuter peak hours. Motorists traveling on Fairfax Pike are expected to experience a significant increase in delay due to the additional trips generated by approved future development, ambient traffic growth, and the absence of any funded roadway improvements. Although long- range plans are in place, current state and county funding does not include upgraded facilities along this section of Fairfax Pike. SITE TRAFFIC The distribution of site -generated trips for the proposed Racey Tract project was developed based on current travel patterns. The existing traffic volume count data was analyzed for both the AM and PM peak hours on a cordon basis to identify the distribution of residential trips in the area. The site traffic distribution analysis is contained in Appendix B. This appendix also includes detailed figures illustrating the assignment of peak hour site trips to the intersection turning movements. FUTURE CONDITIONS WITH RACEYTRACT Using the existing road network as a base, the future traffic volumes were analyzed to identify the roadway improvements required to mitigate traffic generated by the Racey Tract project. Based on this study, Blue Springs View, LLC proposes to fund and construct the following roadway improvements with the development of Racey Tract: • Restripe the westbound right turn lane on Fairfax Pike at Town Run Lane to a shared through -right lane, which will carry traffic through to the 1-81 northbound on -ramp. • Provide additional funds to construct a new traffic signal on Fairfax Pike at Stickley Drive. • Construct a second through travel lane on Fairfax Pike in both the eastbound and westbound directions at Stickley Drive. • Construct an exclusive right turn lane on eastbound Fairfax Pike at Stickley Drive. • Upgrade northbound Stickley Drive to three lanes at Fairfax Pike, to accommodate an exclusive left turn lane, a shared left -through lane, and an exclusive right turn lane for exiting project traffic. • Construct a second eastbound through travel lane on Fairfax Pike at Double Church Road. • Construct an exclusive southbound left turn lane on Double Church Road at Fairfax Pike. • Restripe the northbound approach on Double Church Road at Fairfax Pike to provide an exclusive left turn lane and a shared through -right lane. • Provide for, or wait for improvements to Town Run Lane/Stickley Drive, pursuant to the Southern Hills proffers, prior to homeowner access from the project to Town Run Lane. QUANTITATIVE ANALYSIS The existing, background, and total future traffic forecasts and analyses were analyzed to determine the overall effects of the Racey Tract project, and quantify the proposed improvements on the road network. The total system average delay under current conditions (based on all intersections studied), is 77.0 to 86.9 seconds per vehicle. This delay would increase to 1,594.6 seconds per vehicle during the AM peak hour and 2,203.9 seconds per vehicle during the PM peak hour under background conditions, without road improvements. This represents an increase of 25 minutes (or nearly 2,000 percent) in delay during the AM peak hour and almost a 35-minute (or nearly 2,500 percent) increase during the PM peak hour that will be experienced by motorists in the area. The roadway improvements proposed by the Racey Tract project would greatly reduce the overall system delay, by 94 percent during the AM peak hour and 89 percent during the PM peak hour. These calculations are summarized in Table I in Appendix C. This appendix also contains a summary of each of the individual intersections and quantifies the effects of the proposed roadway improvements. A cordon analysis was also prepared to identify the net increase in traffic that would be realized with the development of the Racey Tract property. This was prepared by calculating the amount of traffic that is currently entering and exiting the study area, and adding the traffic expected to be generated by the site. The results indicate that the Racey Tract project would increase traffic within the study area by approximately 3.0 percent during the AM peak hour and 3.2 percent during the PM peak hour. 4 CROSS SECTION ANALYSIS The roadway sections of Trunk Road and Driftwood Drive were reviewed to determine if these facilities would adequately accommodate the additional traffic generated by Racey Tract. Roadway plans for these facilities were obtained by Christopher Consultants, and indicate that a cross section of 36 feet, curb -to -curb, with a two -foot gutter pan, is currently provided. Based on the "Subdivision Street Requirements" published by the Virginia Department of Transportation, these roadways could adequately accommodate a total of up to 2,000 average daily (24-hour) trips each. These roadways were designed by Gilbert W. Clifford & Associates, Inc. in anticipation of these future demands. These roadways currently carry 710 trips (Trunk Road) and 680 trips (Driftwood Drive), respectively. Racey Tract traffic would add 410 trips to Trunk Road and 770 trips to Driftwood Drive, resulting in a total of 1,120 trips on Trunk Road and 1,450 trips on Driftwood Drive under total future conditions. Thus, the roadway cross sections would be adequate with the development of the site. CONCLUSIONS The conclusions of this traffic analysis addendum are as follows: The existing road network would experience a significant increase in congestion and delay without the development of the Racey Tract, due to background development, ambient growth, and the absence of roadway improvements. 2. The roadway improvements planned to be funded and constructed by the Racey Tract developer would reduce the overall system delays by 94 percent during the AM peak hour and 89 percent during the PM peak hour, while only increasing overall traffic demand by three percent. The revised analyses indicate that no further roadway improvements would be required at the Trunk Road and Driftwood Drive intersections with the development of the Racey Tract. 5 4. The improvements proposed by the developer of the Racey Tract project address existing and future traffic issues not directly related to the development. Many of these improvements are required without the development of the property. 5. The Racey Tract site is being designed in a manner that would not promote cut -through traffic. 6. Trunk Road and Driftwood Drive were both designed to facilitate interparcel access in anticipation of future traffic demands. Based on VDOT standards, the existing roadway cross sections would adequately accommodate the additional traffic generated by the Racey Tract O:PROJECTS\I903 RACEY TRACT\RACEY TRACT ADDENDUM L�] Appendix A Revised Traffic Forecasts �fge V �a> o Qom" k— \�� �— ��I2p1�+ 7 65 f-5144/591 I-1559fi11 F I 34/00 r-313/348 �0r ,�( Fairfax 277 `J �31/98 i 5 40D 485 —► -M , o cv -C Nan 59/97 _ C rl $ 647 Avenue Drive �1/1 C\ `" 0/ 43/34 ` � < 680 2/2 —� \N o 641 ^ m } 710 / 0- �,� SITE I � � I \ I ---------------------------------- Figure A-1 I"If .I&- Existing Peak Hour Traffic Volumes XXX Average Daily Traffic (24-Hour) �Q4 North non/Ow Schematic Rocey Tract WELLS & ASSOCIATES LLC ` Frederick Couniy, Virginia ww "U"= rRa►91oRMrrt, .eaAaRKI MMI �4 ~g �46 4 .N Q C\� 1/19 ��� ,04i61�y ' / / 152/Ian oro 4 784/781 Jgrnm 43/1D2 42/12e 277 Fairfax � 1/17 7D3/1037 - ► I 593a —► t 116/3 2 n p o -o -p 99/177 O '�/ 0 $1 647 � = c Avenue Drive _ Me, 641 •4f 433 n. SITE \----------------------- Figure A-2 P�� -19b- Background Peak Hour Traffic Forecasts xx Average Daily Traffic (24-Hour) �, North non/ooa Schematic Racey Tract A, WELLS & ASSOCIATES LLC Frederick County, Virginia 1w MMC, aMUMMMUM, and MaaWva%WUU r �AO sp94 )1 \oow rr ��� c CSC k— w N .--7fl n/BBS� 1 �80/ 65 _s ~527 610 ,7, 277 Fairfax 1 �—s4 1/47 } A 705/104—� I - � 7 583�j7a —► A\ 120/337 M�a $ L 1D1/184 �cm 647 C ca OV p � Ilk3 Avenue Drive Bay B/8 7l1 r pi p ' \ M�O\ 641 � M O a SITE ----------------------------------- Figure A-3 #t �t Ask- Total Future Peak Hour Traffic Forecasts xx Average Daily Traffic(24-Hour) $1 North oo0/000 Schematic Racey Tract WELLS & ASSOCIATES UO Frederick County, 'VIrginio nwwjc, eaeaMasmvr AwM&4memffBzmnm-1;0 Dnly Figure A— 4 0 Represents One Travel Lane '- Signalized Intersection Future Lane Use and Traffic Control Stop Sign North = Future Proposed Improvement Schematic Racey Tract WELLS & ASSOCIATES LLC Frederick County, Virginia 1w IV zu"mr, savamm"mw aeumtmumCa M Appendix B Site Traffic Distribution Analysis 10% 25% 0 o,-O O I 3�8 9% 7% O ' �\A) 1-- o o k— 0/0 0 0 �5 n6 —7/4 0/0 ono � 0/0 / III 277 Fairfax�» 4+ % ir�- 70 2/8 oO� O o L 0/0 C) ^ rl C 81 647 U NCB s _o/a 0/0 Avenue Drive 37/24 1 0/0 77o e/+ � \ 641 \ ^~/ NN 410 0 �Jc SITE `\ Total Site -Generated Trips / z ` \\ AM PM I,✓tip f \ IN OUT IN OUT 1✓ 42 128 145 82 9% 30 % Figure B — 1 % Site -Generated Directional Distribution 114� 4� lar- Site—Generated Trip Assignments xx Average Daily Traffic (24-Hour) 10 North 000/000 Schematic Racey Tract WELLS & ASSOCIATES LLC Frederick County, Virginia Iw savrrc, IwnWJpQarJW, pep mama p MVMIkW 10% 25 % 7% 9% yM ,Ot rry � 1� k K 1� ell? l r45X r6R 277 Fairfax • 1�'07� 10% iv eR ­1 I M % o � t � c m 8 647 � = c Avenue Drive 29% 4% � I / ^ 641 / , \ —� xK 33 % 40 % _ n S11 19% 9% Figure B-2 Site —Generated Trip Distribution 4-0- % Site -Generated Directional Distribution i_qq ■ North Schematic Racey Tract WELLS & ASSOCIATES LLC Frederick County, VIrginio am"= swnawoRarim Aw jR tzw Appendix C Summary of Intersection Delays and Capacity Analyses Table I Racey Tract Level of Service Summary Existing Background Total Future Delay Difference . Approach/ with existing lane use with existing lane use with proposed Improvements Background vs. Total Future Intersection Control Movement AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak Fairfax Pike (Rte. 277)/ Signal EB B (17.9) C (24.3) C (26.1) E (56.0) C (21.7) E (62.5) 1.81 SB Ramps WB A (5.6) A (8.5) B (11.7) C (25.9) A (8.4) C (24.1) SB D (41.9) E (573) E (61.1) E (73,3) D (43.1) E (66.9) Overall B (18.0) C (263) C (27.9) D (49.4) C (20.9) D (49.5) -7.0 0.1 Fairfax Pike (Rte. 277)/ Signal EB A (43) B (12.6) A (6.1) F (101.0) B (103) F (118.3) 1.81 NB Ramps WB A (2.1) A (0.8) A (1.2) A (0.6) A (2.6) A (2.2) NB D (443) F (139.5) F (119.2) F (215,5) E (56.9) F (304.1) Overall A (9.0) C (26.6) B (19,2) E (74.8) B (12.7) F (95.6) -6.5 20.8 Fairfax Pike (Rte. 277)/ Signal EB A (4.7) A (9.1) _ B (10.3) C (32.2) A (5.1) D (35.9) Town Run Lane/Aylor Road WB B (17.9) C (23.0) C (25.7) F (102.3) B (14.9) B (17.8) NB D (42.8) D (47.7) D (53.6) D (51.0) D (38.9) D (36.4) SB C (32.0) E (56.0) D (49.1) F (117.5) C (34.6) F (137.0) Overall B (16.1) C (21.7) C (243) E (70.7) B (I S.0) D (43.8) -9.3 -26.9 Fairfax Pike (Rte. 277)/ TWSC NB E [45.6] F [87.9] F M F M NA NA Stickley Drive SB E [39.1] F [72.9] F El W] F M NA NA Signal EB NA NA NA NA A (6.8) B (15.2) WB NA NA NA NA A (53) B (10.6) NB NA NA NA NA D (41.0) D (45.4) SB NA NA NA NA D (48.7) D (47.0) Overall NA NA NA NA B (12.2) B (19.8) -1475.9 -1921.8 Fairfax Pike (Rte. 277)/ Signal EB C (26.9) C (293) C (31.4) E (62.2) C (22.6) C (26.7) Double Church Road WB B (16.9) B (17.6) B (18.9) C (32.0) B (18.5) C (27.5) NB C (24.1) C (27.0) C (28.4) E (70.1) C (27.5) C (32.0) SB C (26.6) C (32.2) C (30.5) F (108.4) C (27.0) C (27.4) Overall C (22.8) C (25.7) C (26.2) E (58.41) C (223) C (28.2) -3.9 -30.2 Double Church Road/ TWSC NBLTR A [7.5] A [7.6] A [7.6] A [8.0] A [7.7] A [8.2] Driftwood Drive/Brandy Lane SBLT A [7.6] A [7.6] A [7.8] A [8.0] A [7.8] A [8.0] WB B[10.1] B[10.2] B[10.9] B[12.6] B[11.2] B(13.3] EB B(11.0] B(11.4] B[12.6] C[16.1] B[13.7] C[18.2] 0.3 0,1 Double Church Road/ TWSC NBL A [7.5] A [7.6] A [7.6] A [7.9] A [7.6] A [8.0] Trunk Drive EB B[103] B[103] B[11.4] B[13.4] B[11.61 B[13.91 0.6 0.4 Total Average Delay 77.0 86.9 1,594.6 2,203.9 9L9 246.4-1501.7-1957.S 1 Wells & A-ciaccs, LLC McLean, Virginia Network Performance Average System Delay 2,500.0 2,203.9 2,000.0 1,594.6 A m 1,500.0 ❑AM Peak m L 12PM Peak Q' 1,000.0 >' co PM m Reduction AM (89%) Reduction 500.0 (94%) 246.4 77.0 86.9 92.9 Existing Background Total Future (without Racey Tract (with Racey Tract innorovements) imnrovements) Intersection Average Intersection Delay (PM Peak Hour) Fairfax Pike (Rte. 277)/1-81 SB Ramps Fairfax Pike (Rte. 277)/1-81 NB Ramps Fairfax Pike (Rte. 277)/Town Run Lane/Aylor Road Fairfax Pike (Rte. 277)/Stickley Drive Fairfax Pike (Rte. 277)/Double Church Road Double Church Road/Driftwood Drive/Brandy Lane Double Church Road/Trunk Drive Delay Comparison and Improvement Program Improvements 26.3 49.5 +0% I 26.6 95.6 +28% 21.7 k •Restripe WBR to WBTR 43.8 -38% -Signal 3.6 -Construct second EBT and WBT -Construct EBR 19.8 99% -Construct NBL and NBR J 25.7 -Construct second EBT -Construct SBL 28.2 -52% •Restripe NB approach for NBL, NBTR 7.5 M8.37 +I% 1.2 0.8 1.2 +46% ❑ Existing 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0 D Future without Racey Tract improvements Average Delay (seconds) 11 Future with Racey Tract improvements AM PM EX B 16.1 C 27.7 BG C 24.3 E 70.7 TF B15.0 D43.8 DIFF -9.3 -26.9 c AM PM A2. PM EX B 18.0 C 26.3 EX 2.1 3.6 � � BG C 21 D 49.4 �` BG 1488.1 1941.E EX C 22.8 C 25.7 TF C 20.9 D 49.5 TF 12.2 19.8 BG C 26.2 E 58.4 DIFF +7.0 +0.1 a DIFF-1475.9-1921.8 01 TF C 22.3 C 28.2 DIFF -3.9 _30.2 277 Fairfax Plte d c �BAM Q t �1J �7 = s V c Avenue Drive 641 / V/ v / / Qg . / S SITE , I \ I AM PM EX 9.0 C 26.E BG B 19.2 E 74.8 TF JA B 12.7 F 95.E DIFF -6.5 +20.8 Figure C-1 Level of Service/Overall Intersection Delay (seconds per vehicle) Comparison Racey Tract Frederick County, Urginia PM EX 6.0 7.5 BG 8.2 8.2 TF 8_5 8_3 DIFF +0.3 +0.7 AM PM EX 1.0 1.2 BG 0.7 0.8 TF t_3 1_2 DIFF +0.6 +0.4 EX - EaulOng LOS and overall average inlersactwn delay (secontls) BG -Background LOS and overall average inlarsecaon dewy (secorMs) TF -Total Future LOS and overall average intersection delay (semrws) North DIFF. - Ddtaence between to l future and background delay (seconds) Sch ernabt WELLS & ASSOCIATES, LLC reautr: armemc .r n�mitr mtasnr AM PM EX 749 690 BG 928 1038 TF 970 1095 DIFF 42 57 Percent 4.5% 5.5% AM PM EX 1056 1250 BG 1205 1502 TF 1221 1525 16 DIFF 23 Per AM PM EX 667 660 BG 768 879 TF 784 899 f DIFF 16 20 Percent 2.1% 2.3% AM PM EX 259 453 m BG 335 582 TF 347 598 DIFF 12 16 �� Percent 3.6 % 2.7 % Q� ` 277 Fairfax � `m a c � o c o 647 _ Avenue Drive 0^ 641 \/ I✓ /' ¢ / NETWORK TOTAL O 4 AM PM I SITE \ EX 281 254 t BG 406 556 l\ — — — 1 TF 421 576 DIFF 15 20 Percent 3.7% 3.6% I --------------------------------- cR. e AM PM EX 474 531 BG 556 688 TF 572 711 DIFF 16 23 Percent 2.9% 3.3% AM PM EX 4411 4969 BG 5509 7142 TF 5676 7368 167 DIFF 226 Percent 3.0% 3.2% AM PM EX 925 1131 BG 1311 1897 TF 1361 1964 DIFF 50 67 Percent 3.8 % 3.5% Figure C — 2 Ex - Elosling 2-way peak hour traffic volume BG - Background 2-way peak hour traffic volume Site —Generated Traffic Cordon Analysis TF-Toalferenc Future n2-weakfficvolume(Thour traffic ume North DIFF. - DMerence �n 2-way traffic volume (Total Future vs. Background) $ch emc tiC Percent - Percent difference ,n 2-way traffic volume (Total Future vs. Background) WELLS & ASSOCIATES, LLC R acey Tract eriam at�ssetoc �s atumnmQsne Frederick County, Yrgin is J REZONING APPLICATION #03-04 RACEY TRACT Staff Report for the Board of Supervisors Meeting Prepared: July 2, 2004 Staff Contact: Jeremy F. Camp, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 03/17/04 Tabled 06/16/04 Recommendation of Approval Board of Supervisors: 07/14/04 Pending PROPOSAL: To rezone 105.65 acres from the RA (Rural Areas) District to the RP (Residential Performance) District. LOCATION: The property is located east of Interstate 81, approximately'/2 of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside Subdivision. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER(S): 85-A-140 PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoning: RP (Residential Performance) South: Zoning: RA (Rural Areas) East: Zoning: RP (Residential Performance) West: Zoning: RA (Rural Areas) RP (Residential Performance) Use: Residential (Single Family) Use: Agricultural Residential (Single Family) Use: Residential (Single Family) Use: Public Facilities (Lagoons) Residential (Towrihouses) PROPOSED USE: 228 single-family detached cluster dwelling units REZ #03-04, Racey Tract Page 2 July 2, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see attached letter signed by Ben H. Lineberry, Jr., P.E. Transportation Assistant Resident Engineer, dated 01112104. Fire Marshal: Fire hydrant installations shall meet minimum requirements of Frederick County: "there shall be a fire hydrant located within 400 feet of all units". Fire hydrants shall be located within three feet of the curbline. These items shall be reviewed and addressed during the subdivision and site plan processes. Frederick -Winchester Service Authority: No comments. Coun , Engineer: Please see attached letter from Harvey E. StraWsnyder, Jr., P.E., Director of Public Works, dated 10/07103. Note: See Attached Letter Dated April 19, 2004 regarding selvage lagoon closure procedure. Sanitation Authority: No comment. Historic Resources Advisory Board: Upon review of the proposed Rezoning, it appears that the proposal does not significantly impact historic properties and it is not necessary to schedule a formal review of the Rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the property nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any battlefields that this proposed Rezoning would impact. County Attorney: Appears to meet all legal requirements. Frederick County Public Schools: Please see attached letter front Al Orndorff, Administrative Assistant to the Superintendent, dated 09103103. Frederick County Department of Parks & Recreation: The Parks and Recreation Department strongly recommends that a bike/pedestrian facility be a requirement for this development and that it include a location for a connection offering eventual access to Double Church Road. The long range plan for this trail would be the completion of a comlector accessing Sherando High School, Sherando Park, and connect to the trail system already being developed north of Route 277. The monetary proffer proposed for Parks and Recreation appears to be appropriate to offset the impact this development will have on this department. Although adequate open space has been provided, it appears that the 80' right- of-way to be used for a fixture collector road, will eventually diminish the intended purpose of the required open space. No recreational requirements required. Town of Stephens City. The Town has signed an agreement with the applicant to grant a right-of-way across the old town lagoon site. The applicant will in turn close out the lagoon. The Town would therefore encourage approval of this development if traffic impacts are acceptable to Frederick County. RGZ 903-04, Racey Tract Page 3 July 2, 2004 Planning & Zoning_ 1) Site History The original Frederick County zoning map (U.S.G.S. Stephens City Quadrangle) identifies the subject property as being zoned A-2 (Agricultural General). The A-1 (Agricultural Limited) and A-2 Districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. Also of historical importance, the Frederick County Board of Supervisors denied a request to incorporate approximately 26 acres of the subject property into the UDA (Urban Development Area) on February 12, 2003. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living enviromnent within Frederick County. It is in essence a composition of policies used to plan for the fixture physical development of Frederick County (Comprehensive Policy Plan, p. 1-1). Land Use (Chapter 6) The UDA (Urban Development Area) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the county where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. New suburban residential growth with sewer and water service must be located within the UDA (Comprehensive Policy Plan, p. 6-1, 6-2, 6-5). The 105.65 acres proposed to be rezoned is not part of a small area land use plan, but is entirely within the UDA. However, as the illustration to the right shows, the entire parcel itself is not wholly located within the UDA. This rezoning petition only requests the rezoning of the portion of the property located within the UDA. The 26.5 acres located outside of the UDA would remain in the RA District if this rezoning application is approved. Transportation (Chapter 7) In general, the Comprehensive Policy Plan uses a Level of service "C" as the standard for 105.65 acres re..\ n hwM UDA LINE 6,'s�. .µ.:f, 26.5 acres r REZ 903-04, Racey Tract Page 4 July 2, 2004 the minimum acceptable level of service on roads adjacent to and within new developments in Frederick County (Comprehensive Policy Plan, p. 7-5). Below is a table which describes traffic conditions for each level of service, as described in the Transportation Research Board's Highway Capacity Manual. LEVEL OF SERVICE - CATEGORIES AND DESCRIPTIONS* CATEGORY DESCRIPTION OF TRAFFIC CONDITIONS A Free flow, operating speed at speed limit, turns easily made, excess green time at signals. B Stable flow, operating speed at speed limit, some lines of vehicles at intersections and turns, less than 10% of cycles loaded at signals. C Stable flow, operating below speed limit, some lines of vehicles at intersections and turns, 10% - 30% of cycles loaded at cycles. D Approaching unstable flow, fluctuating flow, little freedom to maneuver, 30% - 70% of cycles loaded at signal, some drivers must wait through one cycle. E Unstable flow, low operating speed, 70% -100% of cycles loaded at signals, vehicles frequently wait through cycles. (* Level of Service "F" has recently been added as a category and generally means that the system is prone to breakdown.) The Town of Stephen's City Land Use Plan, adopted by the Board of Supervisors on July 9, 2003, establishes a community need for a bypass around the western perimeter of Stephens City which would eventually tie into the transportation network on the eastern side of Interstate 81 with the intent of improving traffic conditions on Fairfax Pike and the area. The proposed major collector road, which would be the primary access to the Racey Property, will intersect with Town Run Lane, and ultimately tie into the future interchange envisioned in the Town of Stephen's City Land Use Plan. The exact location of this future interchange has not yet been established, but has generally been identified to intersect with Interstate 81 just south of the subject site. The Comprehensive Policy Plan classifies Fairfax Pike (Route 277) as a minor arterial highway. Upgrading Fairfax Pike (Route 277) is currently the top priority on the Frederick County Primary Road Improvement Plan. Town Run Lane is classified as a local road and Double Church Road is classified as a major collector road (Comprehensive Policy Plan, Eastern Road Plan, p.7-I5). RGZ 403-04, Racey Tract Page 5 July 2, 2004 Site Suitability (Impact Analysis Statement) The majority of the acreage proposed to be rezoned is located on a gently sloping open field without any major environmental features that would limit development. However, there are small areas of flood plain, wetlands, and a natural waterway. There is also an abandoned wastewater lagoon facility located on the adjoining parcel, owned by the Town of Stephens City. Flood Plain: A small amount of floodplain exists along the southwestern boundary of the property, all of which is coincident with the Stephens Run watershed. Stephens Run is a perennial stream which flows to Crooked Run, which then dumps into the Shenandoah River north of Front Royal. Disturbance of flood plains is strictly limited pursuant to the provisions of Article XV of the Frederick County Zoning Ordinance, which will be administered during subsequent phases of the development review process. [Frederick County Zoning Ordinance, § 165-31.B. (1)] Wetlands: A minimal amount of wetlands exist on the property. A property owner or developer may seek approval from the Zoning Administrator to disturb such water features if it is determined that the feature in question serves no useful "retention, environmental, or recreational purposes". The applicant is encouraged to incorporate any existing water features located on the site into the design plan for the Racey Tract. [Frederick County Zoning Ordinance, § 165-31.B. (2)] Wastewater Lagoon: The old Stephens City sewage treatment lagoon is proposed to be removed with the development of the Racey property. The removal of this lagoon is necessary to accommodate the major collector road proposed to access the property. The Commonwealth of Virginia has approved a plan to remove this lagoon which includes the removal of water by pumping, removal of residual solids and incorporating them into soils adjacent to the site, and reclaiming land by filling and property compacting so the site will have structural integrity for future building construction (See Attached Plan by GeoConcepts Engineering and Letter fi°om the Virginia Dept. of Health, dated October 2, 2002). Soils and Steep Slopes: The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert- Berks-Blairton soil association, which is the predominant association on land located east of Interstate 81. It is noted that the Weikert-Berks-Blairton soil association presents some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site engineering process associated with subsequent development applications for the proposed project. A couple of small pockets of Carbo and Clearbrook soils also exist on the property. The Racey Tract is located within the Martinsburg Shale geographic region. No areas of defined steep slopes (land areas of 50% slope or greater) are located on this property. REZ #03-04, Racey Tract Page 6 July 2, 2004 4) Potential Impacts. A) Transportation The Impact Analysis Statement projects a total generation of 2,213 trips per day for the development of the Racey Tract. Based on the 2000 Virginiapartment of Transportation Daily Traffic Volumes, Jurisdiction Report 34, Fairfax Pike (Route 277) currently has an estimated 11,000 average annual daily trips. This projected traffic generation represents an increase of 20% from this 2000 estimate. According to the traffic impact analysis, the level of service for intersections along the Fairfax Pike Corridor currently range from "A" to "F". The poorest conditions are located at the Fairfax Pike (Route 277) and Stickley Drive (Route 1085) intersection, which currently ranges from level of service "E" to "F". Poor conditions (lower than "C") also exist at the northbound signal of the Fairfax Pike (Route 277) and Interstate 81 Northbound Ramp; at the southbound signal of the Fairfax Pike (Route 277) and Interstate 81 Southbound Ramp; and at the northbound and southbound signal of the Fairfax Pike (Route277) and Town Run Lane (Route 1012) intersection. However, both of the Northbound and Southbound I-81 intersections are currently functioning at an overall level of service "C" or above. The table below shows the information obtained from the TIA submitted with this rezoning application. It shows that the overall level of service will significantly deteriorate in the study area by the year 2007. The table also shows that with the road improvements proffered by the Racey Rezoning will improve the overall level of service at all intersections except on the northbound 1-81 intersection, which the level of service will drop from an "E" to an "F". OVERALL LEVEL OF SERVICE PROJECTIONS: With & Without Racev Inwrovements INTERSECTION 2007 PROJECTED LEVEL OF SERVICE Without Racey With Racey Fairfax Pike/I-81 Southbound Ramp C (AM) D (PM) C (AM) D (PM) Fairfax Pike/1-81 Northbound Ramp B (AM) E (PM) B (AM) F (PM) Fairfax Pike/Town Run Lane/Aylor Road C (AM) E (PM) B (AM) D (PM) Fairfax Pike/Stickley Drive F (AM) F (PM) B (AM) B (PM) Fairfax Pike/Double Church Road C (AM) E (PM) C (AM) C (PM) Double Church Road/Driftwood Drive & Brandy Lane B (AM) C (PM) B (AM) C (PM) Double Church Road/Trunk Drive B (AM) B (PM) B (AM) B (PM) (Source: TIA conducted by Wells and Associates, LLC for the Racey Rezoning) The TIA concludes that the improvements proposed with the Racey property will actually improve the level of service at key intersections by decreasing the overall system delays by as RGZ 903-04, Racey Tract Page 7 July 2, 2004 much as 94 %, while only increasing overall traffic demand by approximately 3%, based on 2007 projections. Planning StaffComment: The Racey Rezoning would increase traffic in the area significantly; however, as the TIA specifies, the improvements proposed with the rezoning will also improve the overall level of service at most intersections in the study area at 2007 projected traffic levels. The I-81 Northbound intersection decreases to a level of service Y". The I-81 Southbound intersection also decreases in efficiency, but the level ofservice category does not decrease. What the TIA doesn't address is the fact that these proposed improvements are planned to be completed with or without the Racey Rezoning, albeit with public funds. As noted previously, Fair fax Pike (Route 277) is the top priority of the Frederick County Primary Road Improvement Plan. VDOT Comment Summarized: Despite overall improvement in the level of service, the level of service at the intersection of Route 277 and I-81 South and North Bound Ramps are further exasperated by this rezoning. B) Water & Sewer An impact of 45,600 gpd is projected based on an average of 200 gpd per residential unit. The Sanitation Authority and Service Authority have offered no comment for this rezoning. C) Capital Facilities Impact The Capital Facilities Impact Model projects a total fiscal impact of $9,955 per dwelling unit associated with this rezoning. This includes a projected increase in the public school student population by 160 children. 5) Proffer Statement The following list is a summary of the proffered conditions associated with this rezoning application: • Assurance that there will be no more than 228 single-family dwelling units and that these dwelling units shall be designed as single-family detached cluster housing types (minimum 8, 000 square foot lots, average 10, 000 square foot lots). • Construction of a. road from Town Run Lane through the Town of Stephens City parcel to the subject properties western boundary. This road shall consist of two lanes, but graded for a possible four lane undivided collector road. Right-of-way shall be dedicated along the southern boundary of the subject parcel for a possible collector road if requested by Frederick County or VDOT. • The 26.5 acres located outside of the UDA shall be available to Frederick County for any use deemed necessary by the Board of Supervisors. • The extension of Stickley Drive shall be constructed prior to the issuance of any building permits. Town Run Lane along the Town of Stephens City parcel shall be paved with bituminous concrete and guardrails shall be installed. • Prior to the issuance of any building permits, the planned improvements at the intersection of Fairfax Pike and Stickley Drive shall be constructed. This includes REZ #03-04, Racey Tract Page 8 July 2, 2004 additional lanes and a new traffic light. If these improvements are constructed prior to the development of the Racey Tract, a $200,000 cash contribution shall be made by the applicant to be used for other road improvements to Fairfax Pike. • The westbound right turn lane at the Fairfax Pike and Town Run Lane intersection shall be re -striped to provide a shared thru right lane. • Prior to the connection with Branch Court and Driftwood Drive, the applicant shall upgrade the intersection of Fairfax Pike and Double Church Road. These improvements shall consist of a modified traffic light and additional lanes. • No construction traffic shall access Branch Court or Driftwood Drive. • Upgrades to Branch Court, Driftwood Drive, and Trunk Drive shall be made if determined appropriate by VDOT after a core sample study of the roads is completed. • Traffic calming measures shall be constructed at the connection points at Driftwood Drive and Branch Court. $40,000 in additional finds for other traffic calming measures shall be made available for a period of three years. • A community pool, bad-diouse, tennis court, and sports court shall be bonded and constructed by the applicant prior to the 150th building permit. Neighboring communities shall have the opportunity to use these facilities. • A 1.3 acre central green space with an additional 50' wide pedestrian linkage area shall be provided. • A minimum of a 40' wide open space area shall be provided around the perimeter of the proposed development which adjoins the Woodside, Ridgefield, and Stephens Ridge communities. In addition, a wooded area shall be protected adjacent to the Stephens Ridge community. No structures shall be permitted within these open space area. • A 200' no build buffer with an 800' long landscape buffer shall be provided along the southern property line. As with the other open space/buffer areas, no structures are permitted. • A five foot wide sidewalk shall be constructed along the east side of Town Run Lane on the Town of Stephens City property. • A ten foot wide hard surfaced bike trail shall be provided from Town Run Lane along the proposed access road to connect with the sidewalks within the proposed development. • A statement shall be provided on future covenants and the General Development Plan which notifies future residents that agricultural uses exist to the south and that wastewater treatment facilities existed or exist to the southwest of the site. • Phasing for the development shall limit the number of houses for the first two years to 75 and 78 in the final year of development. • The more restrictive requirements of Frederick County, the Virginia Erosion and Sediment Control Handbook, and the Virginia Stormwater Management Handbook shall be implemented. No wet ponds shall be used on the site. • The abandoned sanitation lagoon, owned by the Town of Stephens City, shall be closed in accordance to the approved closure plan (see Appendix B1 for additional procedures). REZ #03-04, Racey Tract Page 9 July 2, 2004 Since the Planning Commission Meeting on June 16, 2004, the applicant has submitted a revised proffer statement which has been signed by the property owner, notarized, and reviewed by the County Attorney's office. The following additional assurances were added to the proffer statement since the Planning Commission's review of this rezoning application: • Construction of the proposed primary access road from Town Run Lane prior to the proposed inter -parcel connection with Driftwood Drive or Branch Court. • The overlaying of Town Run Lane with a bituminous concrete surface along the frontage of the Town of Stephens City property. • Installation of guard rails on both sides of Town Run Lane where required by VDOT. • No construction traffic shall access Driftwood Drive or Branch Court. • Bonding of the proffered swimming pool, bathhouse, tennis court, and sports court. • Clarifying that the 200' buffer along the south property line shall only apply while the area is under the control of the Homeowner's Association. • Stipulation that the applicant shall be responsible for all costs associated with the creation of an easement for the proffered sidewalk and bicycle trail on the Town of Stephens City property. PLANNING COMMISSION SUMMARY & ACTION OF THE 03/17/04 MEETING: The Planning Commission voted unanimously to table this rezoning request because the public hearing sign had not been posted on the property by the applicant. The applicant and the staff would determine when the application was complete and ready to return for the Commission's consideration. Fourteen neighborhood residents, most of whom live in the adjoining Woodside Estates and Ridgefield subdivisions, came forward to speak. The primary concerns were infrastructure issues and the residents' preference to have adequate infrastructure in place before any further residential development was approved. Those infrastructure issues included: increased traffic impacts on roads and intersections that were inadequate to handle the existing traffic; the impacts to the school system, the impacts to response time for emergency services, and the impacts to water and sewer services. Enviromnental impacts on Stephens Run were a concern, as well as the need for assurances that the lagoon closure would be enviromnentally safe. Residents of Woodside Estates preferred not to be cormected to the Racey subdivision. A number of residents commented that the applicant had been very responsive to them with regard to answering questions and working out various problems dealing with water run-off, buffers, etc. Commission members requested that the applicant: prepare a written agreement regarding the proper closure of the lagoon between the developer and/or his third -party group and Frederick County's Public Works Engineer/Director, Harvey E. Strawsnyder, Jr., P.E., allowing Mr. Strawsnyder to accept responsibility on Frederick County's behalf to make sure the lagoon closure was done properly; submit a phasing program; and, designate the responsibility for maintenance of the 40' strip of open area within the proffer statement. It was also suggested that the 26 acres of land outside of the UDA should be considered for a fixture emergency services site. REZ #03-04, Racey Tract Page 10 July 2, 2004 PLANNING COMMISSION SUMMARY & ACTION FOR THE 06/16/04 MEETING: The staff identified four additional concerns regarding the proffer statement which staff believed needed to be addressed, as follows: 1) the proffer does not specifically guarantee the upgrade of Town Run Lane; 2) the proffer does not guarantee to have the proposed access road from Town Run Lane to the Racey Tract property line as the primary access to the site, nor is there a guarantee for it to be built prior to the comlection with the Branch Court and Driftwood Drive connections; 3) the proffer does not guarantee that construction traffic will be limited to the access road which goes from Town Run Lane to the site; and 4) the proffer does not guarantee that the swimming pool will be constructed if the applicant stops construction at the 149°i building permit. A member of the Commission questioned the timeliness of these additional concerns. Staff responded that these were issues that have previously been raised with the applicant and through discussions had resolution; however, during a final review of the proffer, it was discovered not to have been properly captured. The applicant agreed to each of the items raised by the Planning Staff and asked that the rezoning application move forward to the Board of Supervisors with the caveat that those four items would be put into the proffers in language that was acceptable to both the staff and the County Attorney. Seven local residents, mainly those living in the adjoining Woodside Estates and Ridgefield subdivisions, spoke to the Commission regarding their concerns regarding transportation impacts, response time for emergency services vehicles, the impacts to schools, and the additional traffic that would go through Woodside Estates. Three of these residents commented positively about the developer's cooperation with the area residents and they believed the proposal was a well -planned community. One adjoining property owner asked for a second access to his property through the Racey tract and the applicant agreed to that request. A Commissioner read a letter he received from a member of the Woodside Estates II Homeowners Association Board of Directors endorsing the project. The Stephens City Town Manager commented that the Town took this opportunity to work with the developer to close the lagoon and convert it to a useable site. He assured the Commission that the Town will closely monitor the closing of the lagoon, noting that the closure was bonded through their agreement with the applicant. Commission members questioned what guarantees were in place to assure that all the promised work would be completed before the first building permit was issued. The applicant replied that all of the projects will be bonded for the appropriate amount. Members of the Commission pointed out that questions regarding transportation issues, response time for emergency services vehicles, and impacts to schools still remained. However, they were pleased that the road improvements would be accomplished before the housing development and hoped this would set a precedent for fixture development proposals. Members of the Commission believed this was a well -planned community; they were pleased with the cooperation of the developer with the area residents, the Commission, and the staff, they believed the applicant had mitigated the impacts and complied with the County's requests as much as possible. The Planning Commission recommended approval of the rezoning by the following majority vote: YES (TO APPROVE): Unger, Morris, Light, Thomas, Ours, Kriz, Fisher, Triplett NO: Straub, Gochenour, Watt, Rosenberry, DeHaven REZ 803-04, Racey Tract Page I 1 July 2, 2004 STAFF CONCLUSIONS FOR THE 07/14/04 BOARD OF SUPERVISORS MEETING: This application is a request to rezone approximately 105 acres of land from the RA (Rural Areas) District to the RP (Residential Performance) District. The land requested for rezoning is within the UDA and is generally consistent with the land use policies found in the Comprehensive Policy Plan. Primary access to the site shall occur via a new access road from Town Run Lane. The proffer statement of this rezoning application attempts to mitigate the potential impacts associated with this rezoning. The proffered conditions have been revised to reflect all issues raised during the Planning Commission's review of the application. The applicant's TIA projects an overall level of service improvement after the proffered road improvements are constructed. However, the level of service at the Interstate Interchange is projected to deteriorate further with the additional traffic generated by the proposed development. The Frederick County Planning Commission recommended approval of this rezoning application by majority vote during their review on June 16, 2004. Folloiving the required public hearing, a decision regarding this rezoning application by the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Board of Supervisors. Apr 23 04 11:37a ccl-Loudoun 7034445230 p.2 April 19, 2004 Mr. Bryan Condie Christopher Consultants, LTD. 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 RF: ctrnhens City Sewage Lagoon Closure Frederick County, Virginia Dear Mr. Condie: COUNTY of FREDE'RICK Department of Public Works 540/665-5643 FAX: 540/ 678-0682 A - 0 M.'04 In response to your letter dated April 16, 2004, I recommend that you contact Mr. John Whitacre with the Frederick County Sanitation Authority (540-868-1061) to coordinate the disposal of the liquid v,,ithin the sewage lagoon. The sanitation authority is responsible for the water and sewerage systems within Frederick County. With regard to the closure of the lagoon, it appears that your plan to have GeoConcepts monitor and certify this process is satisfactory to this department. Please provide us with a copy of the closure plan and final certification documents prior to initiating any site development. This office should be contacted to obtain a land disturbance pennit,prior to initiating the lagoon closure and any subsequent site grading. We will be involved in the inspection of the erosion and sediment control measures. However, it is not necessary for our staff to be involved in the closure process if GeoConcepts has a representative on site. If you should have any questions regarding our land disturbance permitting process, please contact Mr. Joe Wilder at 540-665-5643. Sincerely, Harvey E. Strawsny , Jr., P.E. Director of Public Works HES/rls cc: Planning and Development Jolty Whitacre, Frederick County Sanitation Authority C:\C.'o re Word Perrect\Rhoud a\DocumeutsWeph eusc1ty1a900nc10su re.wp d 107 North Kent Street • Winchester, Virginia 22601-5000 7� U AGENCY COMMENTS L • RACEY TRACT DEED • • ex586PG820 THIS DEED, made this 72'i day of _ ,,.,_f- 1984, between Lester E. Racey, Executor of the Estate of Ruth Racey, of the one part, hereinafter called the Grantor, and Charles W. Racey, of the other part, hereinafter called the Grantee. WITNESSETH: That for and in consideration of the sum of Ten, Dollars ($10.00), cash in hand paid and other valuable consid- eration, receipt whereof is hereby acknowledged, the Grantor does grant and convey, with Special Warranty of Title, unto the Grantee, in fee simple, together with all rights, rights of way, privileges and appurtenances thereto belonging, all of that certain tract of land, containing 132.15 Acres, more or less, lying just South of Route 277 about one mile Southeast of Stephen City in Opequon Magisterial District of Frederick County, Virg and being all of the 138 Acre tract of land conveyed to Robert W. Racey and Ruth Racey, as joint tenants, with right of survivor- ship, by deed dated December 21. 1964 and of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia in Deed Book 306, at Page 357 except for an off conveyance of 6 Acres by deed recorded in the aforesaid Clerk's Office in Deed Book y S 3 , at Page S '9 . Upon the death of Robert W. Bacey, Ruth Racey, sole surviving tenant, became the sole owner of the property. Ruth Racey died in December of 1983 and by her Will probated in the aforesaid Clerk's Office in Will Book I Y , at Page 3 9,7 , she directed her Executor. Lester E. Racey, to sell all her real estate, including the above described property. Lester E. Racey duly qualified as Executor. This eonve•rrnce is made subject to all legally enforceable restrictive covenants and easements of record affecting the aforesaid realty. 4 1 1 1 0 TAX TICKET 0 0 I• 10 9 Date: 7/24/03 •-. COUNTY OF FREDERI46 Time: 08:55:57 Nw ',:_ 000025342 ust . t Transacions : Trans. Type: PAY Dept/Bill#: RE2003`00269120001 P/I Date: 7/24/2002 7/24/2003 Name: RACEY, CHARLES W. Bill Date: 6/06/2003 Half: 1 Name 2: - Address: C/O ALCESTA R DYKE EXEC Map#: 85 A 140 293 OLD CHARLES TOWN RD MMMMMDDSSLLLLS STEPHENSON, VA Acreage: 132.15 Dist/Cis 03 / 61 Zip: 22656 - 1724 Mortg.Co.: Desc: 132.15 ACRES SSN: 000 - 00 - 0000 000 - 00 - 0000 Status: Land: $613,200 Improve: $57,500 Use: $46,$82 Original Bill: $381.00 Credits: t381.00 Discount: t.00 ■ ■ .......................... Date Type Drawer Trans# Check Number Trans. Amount Balance 6/06/2903 CH6 $381.00 $381.00 6/03/2003 PAY CJO 74113 FVB 1014 $3EM-=0@ R $.00 F3=Exit ------------------------------ F13=Comments/Value/Refund Reason � � L V, C Q �-` V COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 MEMORANDUM TO: Finance Department f'ROM: Renne' S. Arlotta, Administrative Assistant �iUSJECT: Return Of Sign Deposit DATE: July 15, 2004 The amount of $50.00 was deposited in line item #3-010-019110-0008 for the person named below as a deposit for one sign for a Rezoning Permit #03-04 for Racey Tract.. He has returned the sign and is therefore entitled to the return of the deposit. You may pay this through the regular bill cycle. Please send a check in the amount of $50.00 to: RSA/pd Q0j �.167,Oq Att: Scott Plein Equine Investments, LLC 43571 John Mosby Hwy Ste 120 Chantilly, VA 22021 107 North Kent Street • Winchester, Virginia 22601-5000 TOPUT SL'M LIaILIM Xdoo L'pLTa2L all LI1TM jui.Td jou pip `2LIpaoW ML I/£ ogljo LIOI}aV W kIt? munS LTOTSSTLLTLLTOD 23LITLTuBj j a ll.Topun `o�3Ld Sitli LIO LIdB.i2NTBdjSTTg aLli jo ,�4i.TOrL'LLI a l'L '�?LITLTOZa.T jaL'T L XaaB2l aLIi .IOj i.iodoT jjLIS oill jo ,i6 a�Ld POSIAa.I,, L' SI IaaLIS PaLIaL'}}L' aLIZ :21JLON REZ #03-04, Racey Tract Page 9 May 28, 2004 Conunission members requested that the applicant: prepare a written agreement regarding the proper closure of the lagoon between the developer and/or his third -party group and Frederick County's Public Works Engineer/Director, Harvey E. Strawsnyder, Jr., P.E., allowing Mr. Strawsnyder to accept responsibility on Frederick Co- ulty's behalf to make sure the lagoon closure was done properly; submit a phasing program; and, designate the responsibility for maintenance of the 40' strip of open area within the proffer statement. It was also suggested that the 26 acres of land outside of the UDA should be considered for a firture emergency services site. STAFF CONCLUSIONS FOR THE 06/16/04 PLANNING COMMISSION MEETING: This application is a request to rezone 105.65 acres of land to the RP District to allow for the development of tip to 228 single farnily detached housing runts. The development of this property is generally consistent with the "land use" policies established in the Frederick County Comprehensive Policy Plan. The revised proffer statement is both comprehensive and thorough in its attempt to mitigate potential impacts. The uncertainties raised during the Planning Commission's previous review of thus application appear to have been addressed. Furthermore, the applicant has added several new proffers, such as, an improved transportation plan for the future and more community amenities. There appears to be an overall level of service improvement to the transportation network with the road improvements proffered by this rezoning application; however, the level of service is projected to worsen at the I-81 interchange. Following the requisite public hearing, a recommendation from the Planning Commission to the Board of Supervisors concerning this rezoning application would be appropriate. Jun 24 04 04:38p ccl-Loudoun 0 7034445230 0 Is F * christopherconsultan-:s 10 Facsimile Coversheet attn to: ��r?i irr cp „ e- fax #: 1-94/b ( I G -�2 % S regarding: e-{ T �` S 45940 horseshoe drive, suite 100 sterling, virginia 20166 703.444.3707 • fax 703.444.5230 www.ch ristophercons ul to nts, corn from: 41eiAV date: 6, r-�' `/ 6e-1 project# /. Uy comments: PeXC A4F -P14F— M 9, to rh_[t�oy-x _ �.T < Tkf� � : s ��? �Fi:✓G �( —Ta D 0 "-- 0 // /P"C- iC �/Uy number of transmitted pages (including this page) [# of pages] 2 original to follow yes ❑ no 0 if pages are not all received, please call 703-444-3707 Jun 24 04 11:58a —c1-Loudoun 7003445230 p.1 ,`/ ► , christopherconsultants 40 Facsimile Coversheet attn to: Jeremy Camp faX #: 540-665-6395 regarding: Stephens City Letter from: Bryan Condie date: 6-24-04 project# 015101.00 45940 horseshoe drive, suite 100 sterling, virginia 20166 703.444.3707 • fax 703.444,5230 www.christopherconsultants.com comments: Jeremy, The following is the letter received from Mike Kehoe, Town Administrator, in response to our effort in obtaining the additional right-of-way to accomodate the trail. number of transmitted pages original to follow (including this page) [9 of pages] ycs ❑ no to J, if pages are not all received, please call 703-444-3707 Jun 24 04 11:58a JUN-23-2004 e9:37 P11 M ccl-Loudoun WPHENSCITY 7034445230 154096166 P.02 p.2 FOUNDED 1758 Mr. Bryan Condie Christopher Consultants, Ltd. 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 Dear Mr. Condie; TOWN OF STEPHENS CITY June 24, 2004 1033 Locust Street P.O. lox 250 Stephens City, VA 22655-0250 (540)869-3087 , Fax (540)869-6166 B-mail: toscQvlsualHnk,com Police (540) 868-1012 It is my understanding that Frederick County is requesting that a pedestrian or bike trall be Installed across the Town of Stephens City property at Its old lagoon facility as part of an overall blkeways and trails plan. The town envisions such trails and encourages construction of such links especially when it is part of a new development. County staff has proposed that this trail be built adjacent to the new road to be built from Town Run Lane to Meadows Edge Subdivision. At this time, I am not positive as to the final location for either the road or the pathway except that it should be on the north or south boundary Ilne of the town's land according to the agreement. Should additional right-of-way be necessary beyond what has already been agreed upon, the town would be acceptable to considering additional right-of-way for that purpose. Sincerely, Michael K Kehoe Town Administrator MKK/kcm - � .• � �, � r � yr • : ,4►.�� � � \Y! fit• `� `� _ ,�a h � t�-,�- ` �t�' \tin i -• '� '��,� `� _a�•• . �••,• �` — � � a .. . � 2, , .. Via. � � • � �+'L .�i ' c S' 3� �•;d�� E -�Six' t lot 14 .Mn ' •v z- Lagoon Closure Update 10 9 Subject: Lagoon Closure Update Date: Thu, 3 Jun 2004 11:31:18 -0400 From: "Bryan Condie" <bryancondie@ccl-eng.com> To: "Jeremy Camp" <jcamp@co.frederick.va.us> CC: "Scott Plein"<sp lei n@equinoxinvestmentsllc. com> Jeremy, This is an update for your records on items concerning the Lagoon Closure plan associated with the Meadows Edge Rezoning Application. As you are aware, we sent letters to Harvey Strawsnyder, Director of Public Works, and Mr. Kelly Vanover, Winchester -Frederick Health Department. We have received written notice from Mr. Strawsnyder stating that our Lagoon Closure Plan provided by GeoConcepts is satisfactory to the Public Works Department. Mr. Strawsnyder also expressed that it is not necessary for anyone from his staff be involved in the closure process if GeoConcepts has a representative on site. As recommended by Harvey Strawsneider, we contacted by phone Mr. John Whitacre, Senior Engineer with the Frederick County Sanitation Authority, informing him of the lagoon closure plan. Mr. Whitacre and inspectors for the Frederick County Sanitation Authority will be involved with the process. Mr. Whitacre has requested and the applicant has agreed to meet with Mr. Whitacre before the Lagoon Closure process begins to coordinate the appropriate steps and timelines in order to work together to achieve an appropriate closure plan. We have not received any written response from Mr. Vanover with the Winchester -Frederick Health Department. We have followed our letter that was sent to him on April 16, 2004 with a phone conversation, which Mr. Vanover raised the questions of how long the process would take? What part of the process would the Health Department be involved with? What Health Department resources would be needed? Would the applicant be able to reimburse a state agency? In answering these questions, it was stated to Mr. Vanover that the applicant will welcome them during any part of the process they wish to be involved in. The length of the process hasn't been determined yet for the applicant to give an appropriate answer at this time. The applicant will rely on the Health Department to determine what resources they feel are necessary to ensure the lagoon closure is done properly and safely. Furthermore, the applicant will be happy to pay any customary charges or reimbursements to the department in any manner which is appropriate. bryan condie project manager bryancondie()ccl-eng.com <?xml:namespace prefix = o ns = "urn:schemas-microsoft-com:office: office" /> Christopher consultants, ltd. engineering - surveyinp - land planning 1982002 - Twenly Years of Excet(ence 45940 horseshoe drive suite 100 sterling, virginin 20166 voice 703.444.3707 fax 703.444.5230 www.christopherconsultants.com I of 2 6/3/2004 12:10 1'M Lagoon Closure Update 0 Notice for the recipient of this data. Information given or attached herewith is provided for informational purposes only. christopher consultants, ltd. cannot guarantee the accuracy of this data and assumes no responsibility for any liability incurred by the recipient from the use of this data. Any information used for engineering or surveying purposes must be verified by a licensed engineer or surveyor and can only be used if written permission is obtained from christopher consultants, ltd. 2 of 2 6/3/2004 12:10 PM Racev Trace: Concerns Gary Scothorn About 1998 ( 5-6 years ago) the Racev track was approved for UDA at that time, it was still the belief of Frederick county that the I-81 interchange would be moved. and thus improve already concerning traffic problems on rt. 277. Manv thirivs have char<a-ed since 19981 VDOT is low on fiends and the interchange has not been moved as was anticipated at the time the Racev track was approved for UDA. A second concern is the traffic survey that was done. The 200 houses 2 blocks west of the "stop light" in Stephens City were not included in the survev. When talking to Llovd Ingraham at Edinburg VDOT, who has extensive knowled�-ae of this traffic survev, I was infonned that this development was not on the "radar screen" at the time the survev for the Racev track was requested. VDOT believes that 20110 of Stevens Landing will travel rt. 11 south and 30°,o will travel rt. 11 north leaving 50/0 to come across the rt. 81 bridge and onto rt. 277. This equates to 110 additional vehicles ( 200 x 1 1 ° o (peak rush hour x 50%) at peak rush hours that were not included in the Traffic Survey! I would add, I cannot believe that the increased traffic from the proposed Racev trace: ( 240 vehicles) at peak rush hours, will improve as survev indicates. Three or four turn lanes and one stoplight at Sticklev Drive entended block from I-81 stoplight) will compound an existing problem. The traffic survev by Wellis and Associates was prepared Allgust 21, 2003. could not identify what day or days the survev was done. Was school in session at the time of the survev? Rt. 277 between rt. 81 and Double Church Rd. ( about /� mile) cannot handle another 2180 trips a day. (21.8 homes x 10 trips a day) I believe you will agrree, this is sufficient Justification to disapprove the proposed Racev tract development at this time. The Racev tract will be developed at some time in the future, but cannot be at this time with the existing present conditions. 2�--9A�:)-J(N6 ti 03-0 To: Rick Ours June 15, 2004 Opequon District Commissioner 461 Westmoreland Dr. Stephens City, VA 22655 From: Ron & Ellen Rogers 127 Branch Ct. Stephens City, VA Mr. Ours As I am sure that you are aware, in your next board meeting you will be asked to vote to accept the rezoning of the "Racey tract" for development. I would ask that you vote "yes" for this developer. When my family and I moved to Woodside Estates II, we knew that eventually the property adjacent to our property would be developed for more homes. It was obvious, especially for the barriers at the end of Trunk drive and Driftwood Dr. But, still we move here... Southern Hills development was approved without enough consideration give to the impact it would create on Fairfax Pike. The current developer for Meadows Edge has bent over backwards to help the state and county fix the traffic issues with improvements to be made to Fairfax Pike and I81 connectors. Mr. Plein, has met with many homeowners of WSEII and WSEI to include their concerns in the proffers. I don't think the community could ask for any more cooperation from the developer. Mr. Plein has promised to fix runoff problems that were created by our developer and to even put money in an escrow account to assist in the solution of traffic issues that may occur in WSEII or WSEI. As a member of Woodside Estates II HOA board of Directors, we agree that this developer should be given the rezoning permit to continue with the "Racey Tract" development. My only regret is that I did not get more involved in the approval of Signal Hill and the Hartwood developments, as they seem to have gotten approved without enough community involvement. If I can help in any other way please do not hesitate to call me. Please see that this letter is given to each board member prior to the Board consideration. Sincerely, PL K o�e�s �wti e—/`rail) RE Rogers C- • Racev Track Concerns Gary Scothorn About 1998 ( 5-6 years ago) the Racev track was approved for UDA at that time, it was still the belief of Frederick county that the 1-81 interchange would be moved, and thus improve already concerning traffic problems on rt. 277. Many things have changed since 19981. VDOT is low on funds and the interchange has not been moved as was anticipated at the time the Racev track was approved for UDA. A second concern is the traffic survey that was done. The 200 houses 2 blocks west of the "stop light" in Stephens City were not included in the survey. When talking to Lloyd Ingraham at Edinburg VDOT, who has extensive knowledge of this traffic survey. I was informed that this development was not on the "radar screen" at the time the survey for the Racev track was requested. VDOT believes that 20"0 of Stevens Landing will travel rt. 11 south and 30% will travel rt. 11 north leaving 50% to come across the rt. 81 brido-e and onto rt. 277. This equates to 110 additional vehicles ( 200 x 11 % (peak rush hour x 500.o) at peak rush hours that were not included in the Traffic Survey! I would add, I cannot believe that the increased traffic from the proposed Racev track ( 240 vehicles) at peak rush hours, will improve as survey indicates. Three or four turn lanes and one stoplight at Sticklev Drive entended ( block from I-81 stoplight) will compound an existing problem. The traffic survey by Wellis and Associates was prepared August 21, 2003. I could not identify what day or days the survey was done. Was school in session at the time of the survey. Rt. 277 between rt. 81 and Double Church Rd. ( about '% mile) cannot handle another 2180 trips a day. (218 homes x 10 trips a day) I believe you will agree, this is sufficient Justification to disapprove the proposed Racey tract development at this time. The Racev tract will be developed at some time in the future, but cannot be at this time with the existing present conditions. • • twistopher consultants engineering - surveying land planning APR 19 Zr�A April 16, 2004 Mr. Ed Strawsnyder Frederick County Public Works Department 107 N. Kent Street Winchester, VA 22601 RE: Stephens City Sewage Lagoon Closure Dear Mr. Strawsnyder: As you know, we represent Blue Springs View, L.L.C., the applicant on the Meadows Edge (Racey Tract) Rezoning Application. Primary road access to Meadows Edge will be off of Town Run Lane through a parcel of land owned by the Town of Stephens City. This land contains an abandoned sewage lagoon, no longer needed by the Town. In exchange for providing the necessary right-of- way for the road access, Blue Springs View, L.L.C. has entered into an agreement with the Town of Stephens City to formally close the abandoned sewage lagoon. Blue Springs View, L.L.C. retained the services of GeoConcepts, a geotechnical engineering firm, to develop a sewage lagoon closure plan on the subject lagoon. This closure plan has been submitted to, and has been approved by the State Health Department. As part of the closure plan, the applicant would like to dispose of any liquid within the sewage lagoon through the sanitary sewer system of Frederick County. The applicant is willing to pay an appropriate fee based on the amount of liquid actually discharged into the sanitary sewer system. In addition, the applicant and its consultants would work with the Department of Public Works so as to establish an allowable rate of discharge into the sanitary sewer system, and further would work with the Department in order to establish a schedule and timing for when such discharges could occur. The applicant would give notice to the Department prior to any discharges taking plan. The applicant is more than willing to enter into any necessary agreements with the Department of Public Works so as to implement this sewage lagoon liquid discharge provision. During numerous meetings with citizens in neighboring communities, as well as during discussions with Planning Commissioners about this sewage lagoon closure plan, the concern was raised about who would monitor the actual closure so as to ensure that the closure was done in strict conformance with the approved closure plan. The applicant will retain GeoConcepts to monitor and certify that the sewage lagoon closure is done in accordance with the approved plan. The applicant will provide both the Planning Department and Public Works Department of Frederick County with copies of these monitoring reports. However, we understand that the citizens and elected and appointed officials of Frederick County may desire a direct involvement by a Frederick County agency in terms of monitoring this closure plan. We are therefore inquiring with this letter as to the desire and availability of the Public Works Department to actively be involved in monitoring the closure plan of the sewage lagoon. The applicant is willing to enter into an agreement with the Public Works Department for such monitoring and would be willing to reimburse the Public Works Department for its direct cost involved in monitoring the lagoon closure. christopher consultants, Itd. voice 703.444.3707 45940 horseshoe drive, suite 100 fax 703.444.5230 sterling, virginia 20166 web site www.christopherconsuftants.com • , . W10 Mr. Ed Strawsnyder Stephens City Sewage Lagoon Closure April 16, 2004 Page 2 We would welcome the opportunity to meet with you and/or the designated representatives from the Public Works Department in order to discuss these items relating to the Town of.Stephens City sewage lagoon closure plan and operation in greater detail. We will be contacting,,youin the near",., future in order to schedule such a meeting. In the meantime, if you shouldt have.any questions or need additional information, please feel free to contact us. In any event, we would appreciate a ;< response prior to April 25, 2004. Very truly�rours, Bryan Condie Senior Planner BC/dmo cc: Mr. Eric R. Lawrence, AICP, Frederick County Planning ''Mr. Jeremy Camp, Frederick County Planning Mr. Scott Plein, Blue Springs View, L.L.C. ,T>ri:hristopher consultants ` engineering • surveying - land planning % APR 1 0 2004. I `11Ei;4_€?ICk<Cf (1i\,:FY 4 i NNING_t<LZE:VLLOPi IENI_h_...... C � April 16, 2004 Mr. Kelly Vanover Frederick -Winchester Health Department Environmental Health Services 107 North Kent Street Suite 201 Winchester, VA 22601 RE: Stephens City Sewage Lagoon Closure Dear Mr. Vanover: As you know, we represent Blue Springs View, L.L.C., the applicant on.the' Meadows.Edge (Racey Tract) Rezoning Application. Primary road access to Meadows Edge will,be off of�Town Run Lane through a parcel of land owned by the Town of Stephens City. This land contains an.abandoned sewage lagoon, no longer needed by the Town. In exchange for providing the necessary right-of- way for the road access, Blue Springs View, L.L.C. has entered into an agreement with the Town of Stephens City to formally close the abandoned sewage lagoon. Blue Springs View, L.L.C. retained the services of GeoConcepts, a geotechnical engineering firm, to develop a sewage lagoon closure plan on the subject lagoon. This closure plan has been submitted to, and has been approved by State Health Department. As part of the closure plan, the applicant anticipates disposing of any liquid within the sewage lagoon through the sanitary sewer.system of Frederick County. The applicant and its consultants will work with the Department of Public Works so as to establish an allowable rate of discharge into the sanitary sewer system, and further would work with the Department in order to establish a schedule and timing for when such discharges could occur. During numerous meetings with citizens in neighboring communities, as well as during discussions with Planning Commissioners about this sewage lagoon closure plan, the concern was raised about who would monitor the actual closure so as to ensure that the closure was done in strict conformance with the approved closure plan. The applicant will retain GeoConcepts to monitor and certify that the, sewage lagoon closure is done in accordance with the approved plan. The applicant will provide both the County Planning Department and Frederick County Health Department with copies of these monitoring reports. However, we understand that the citizens and elected and appointed officials of Frederick County may desire a direct involvement by a Frederick County agency in terms of monitoring this closure plan. We are therefore inquiring with this letter as to the desire and availability of the Health Department to actively be involved in monitoring the closure plan of the sewage lagoon. The applicant is willing to enter into an agreement with the Health Department for such monitoring and would be willing to reimburse the Public Works Department for its direct cost involved in monitoring the lagoon closure. christopher consultants, ltd. voice 703.444.3707 45940 horseshoe drive, suite 100 fax 703.444.5230 sterling, virginia 20166 web site www.christoplierconsultants.com Mr. Kelly Vanover Stephens City Sewage Lagoon Closure April 16, 2004 Page 2- We would welcome the opportunity to meet with you and/or the designated representatives"from the Health Department in order to discuss these items relating to the Town of Stephens Cityl:sewage lagoon closure plan and operation in greater detail. We will be contacting you in the near future in", order to schedule such a meeting. In the meantime, if you should have any questions or need additional information, please feel free to contact us. In any event, we would appreciate a response prior to April 25, 2004. Very truly yours, Bryan Condie Senior Planner BC/dmo cc: Mr. Eric R. Lawrence, AICP, Frederick County Planning Mr. -Jeremy Camp, Frederick County Planning' Mr. Scott Plein, Blue Springs View, L.L.C. COU �� CO =1� "oFREDrE� ICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 April 2, 2004 Mr. Scott C. Plein Equinox Investments / Blue Springs View LLC 43571 John Mosby Highway, Suite 120 Chantilly, Virginia 20152 Re: Rezoning Application 903-04, Racey Tract Summary of issues discussed during 3/17/04 public hearing Dear Scott: I am preparing this letter to inform you of the status of the Racey Tract Rezoning Application. As you are aware, this application was tabled by the Planning Commission on March 17, 2004. With the motion to table, the P1amling Commission directed staff to return when the property is posted for a public hearing and the application is revised to address the issues discussed by staff, Planning Commissioners, and citizens. Per Section 165-11, of the Frederick County Zoning Ordinance, a recommendation from the Planning Commission shall be made within 90 days after the first Commission meeting. Therefore, a public hearing with the Planning Commission shall be scheduled for no later than the June 2, 2004 Planning Commission Meeting. To assist you in identifying and addressing the issues which were raised during the Planning Commission Meeting, staff has prepared a list of comments for your review. These comments reflect the concerns which were raised during the meeting, and are intended as guidance. Staff s continents are as follows: Closure of Wastewater Treatment Pond. Please remove the outdated and obsolete Closure Plan, dated 1993, from the rezoning application. Please also clarify the individual steps that will be taken to ensure that the Closure Plan is completed without incident. This involves discussion with the Sanitation Authority to establish a rate and time for liquid discharge; establishment of a monitoring agent from Frederick County to oversee the discharge process; delineation of where the sediment will be applied, and clarification on methods that will be used to protect wetlands and Stephens Run from the reclamation process. Please consider proffering your commitments to Ms. Sandy Ritenour, as described in your letter, dated March 8, 2004. Stormwater. Please provide additional details on how rainwater will be managed during the construction process and after to minimize runoff and prevent any negative impacts on adjoining properties. Special consideration of the existing drainage problems of Woodside Estates should be considered, as well as, how stormwater may impact other subdivisions such as Heartwood. 107 North Kent Street • Winchester, Virginia 22601-5000 • Page 2 Re: Rezoning Application #03-04, Racey Tract April 2, 2004 Collector Road. Through discussion you have informed staff that you intent on building a local road, rather than a collector road, to access the proposed development. In contrary to this the proffer statement indicates that a collector road will be provided. Please correct this inconsistency to avoid possible future misunderstanding. Open Space. Please clarify if the 80' r-o-w can be used by Frederick County for purposes other than a future possible road. Please also clarify if the 26.5 acres of open space can or can not be used for the same purposes as the proffered 80' r-o-w. Moreover, it is unclear whether the proffering of the 80' r-o-w includes grading work to prepare the r-o-w for the possibility of a future road. • Trail. Please clarify how this application accommodates the general plan for a bicycle trail from Town Run Lane to Double Church Road. • Phasing. Please clarify if there is a phasing plan for the construction of residential units and describe what this phasing plan may be. • 40' Buffer Area. Please clarify the planned use and ownership of the 40' buffer area. • Pool. Please establish a size for the proffered pool or specify guidelines that will be used to determine a size in the future. • Housing Type. Please consider distinguishing the specific housing type proposed. • TIA. Please provide information on how new development in Stephens City will impact the TIA. • Connection with Driftwood Drive, Branch Court, and Trunk Drive. Please identify the methods proposed to reduce cut -through traffic through adjoining subdivisions. • Other. Please consider including your proposals to improve your application with the actual application and or proffer statement, such as those commitments stated in your letter to Commissioner Pat Gochenour, dated March 15, 2004. I would be glad to meet with you to discuss the approaches that can be used to address the general concerns noted above, as well as, any other changes or new information you are proposing. Please find attached copies of citizen correspondence received by staff regarding this application. These letters have been added to the official rezoning application file as information. Feel free to contact me with any questions you may have. 0 • Page 3 Re: Rezoning Application #03-04, Racey Tract April 2, 2004 Sincerely, COY Jeremy F. Camp, Planner II JFC/bad Attachments cc with attachments: Bryon Condie, Christopher Consultants, Ltd. ccs without attachments: Ed Strawsnyder, Public Works [*note comment regarding Closure Plan] Board of Supervisors Planning Commissioners Property Owner Citizen Letters Received For the March 17, 2004 Planning Commission Meeting and adopted as information for the file by the Planning Commission.1 1 Note: The letter from the residents of Woodside Estates was signed by over 40 residents Unknown PEorn: Steve Haines [sthaines@gpi.comj Sent: Sunday, February 15, 2004 7:42 PM T'u: dni@crosslink.net Cc: rthomas((�_)visuallink. corm, rours@adelphia.net L_UIV- jeCIE : Proposed Southern Bills Subdivision To: Frederick County Planning Commission From: Steve Haines Subject: Proposed Southern Hills Subdivision '�� I would like to express may concerns about the proposed subdivision in the Stephens City area called Southern Hills. Personally, I feel Frederick County's residential growth (especially In the southern portion) iS OUL Of COritr0l aaarshth^tat ithe county wants will only add to the already existing mess. Since it app. a y convert the Racey tract from agriculture/farm zoning to residential I think it would be the smart thing to do and carefully consider all concerns before moving tforward.able on I ask that the committee that will be meeting on Tied. Marchll, 2004 approving this subdivision until many issues and concerns are -addressed. Once this dion is madell have to live with it and there will be no turning back. decision , we aeveryone's concerns and gather as much information as Therefore, i urge you to consider you can on what requirements will be needed and take your time before approving this matter. I live in Woodside (which is the main development that Southern hills would be accessing)and I am a member of our homeowner's association. My concerns involve: (1) Getting specific information from the developer about his intentions and making stlie -tha.t he follows through on all promises and county requirements. I understand that this is his first major subdivision and is not from this area. This is all the more reason two approach with caution. (2) Schools - this is obviously a consideration for an already overcrowded school system. (3) Flooding/Drainage - where's the water going to drain and how? Woodside already has drainage issues without more runoff from Southern Hills. (4) Traffic - Drift:�:ood Drive is not wide enough for all the added traffic of an additional 250 hQ{nEs (especially if cars are parked on the street). The other streets are even more narrow than Driftwood and Trunk (the other proposed access street). Added traffic on to Double Church Road would have to be addressed and the speed limit should be dropped to 35 mph - }Y mafq people violate the existing 45 mph limit; adding more traffic just makes it that muchmore ar, emus. additionally, Double Church Road floods during bad weather between E. R. Neff and Driftwood Drive. The obvious "no brainer" traffic headache would be froiu tie -own -'- Lane entrant/exit. The I-81/Town Run Lane/Aylor Road/Fairfax Pike interchange is and has been a nightmare for a long time. Shouldn't the existing problem be corrected first before adding more congestion at that intersection? These are just some of the things that have to be thought out. Many of my neighbors in Woodside as well as other neighboring friends are also concerned about this proposed subdivision. I'm sure you will hear from many of them. in my opinion, an informed decision on approving Southern Hills cannot be made on Marc 2004. More time is necessary to gather facts and information so that the right decision (s) can be made on this issue. Thank you for your consideration on this matter. Sincerely, Steve Haines Woodside Estates 107 Sarkwood Drive Stephens City, Va 22655 Fri: (540) 868-9287 1 dni@crosslink.net INBOX Message Folders Compose Rules Settings Next Unread Re pty Reply To All ®/ Back to INBOX Delete Set Flag Page 1 of 1 0 External Log Out Forward Close as Unread 8 From: "Mark Dreyer" <marksue@visuallink.com> Subject: Rezoning application #03-04 for Racey Tract r� Date: Mon, 15 Mar 2004 21:46:24 -0500 To: <dni@crosslink.net> Mark and Susan Dreyer 114 Barkwood Dr. Stephens City, VA 22655 (540) 869-9529 March 15, 2004 Dear Mr. DeHaven and the Planning Commission: As I discussed with you on the phone today, our property backs up to the Racey Track. Enclosed are some of the concerns we have in regard to rezoning the Racey Track. Our main concerns are the infrastructure issues which are beyond the developer's control. Already the Southern Hills and Crosspointe Center Developments have been approved and they will add to the already strained services. 1. 277 needs to be widen to hold the current volume of traffic. 2. Emergency services are all on the west side of 81 and at times it is nearly impossible to get across the bridge. I recently witnessed a patrolman with lights and sirens attemping to get to Food Lion and no one moved out of the way for him because there is no where to go. This one day could mean life or death for someone. 3. Education - currently Aylor where our son is in 7th grade is over capacity and it is my understanding will still be when the new junior high opens. We believe that at some point in time the Racey Track will be developed but do not feel that it ought to be until the services are in place to provide for it. Sincerely, Mark and Susan Dreyer Folders Next Unread RepiY R—epiYTo All Forward B Back to INBOX Delete Set Flag Close as Unread Copy to... Move to. Take Address Compose Rules Redirect to... Settings External Log Out https://yeti.crosslink.netISession/2603-wImj 6GK1 pQmbEkl5mr9dlMessage.wssp?Mailbox... 3/16/2004 0 Sandra Ritenour 567 Peace and Plenty Lane Stephens City, VA 22655 March 17, 2004 To Planning Commission Members: This letter is to inform you of concerns and questions that I have regarding the Racey Tract Rezoning Application. My first concern is about the procedure for closure of the Town of Stephens City's Lagoon. In a series of discussions I had with Mr. Scott Plein, he assured me that there would be no discharge of supernatant or liquids of any kind into Stephens Run. These discussions are referred to in his letter to me dated March 8, 2004. However, in Appendix B of the Rezoning Application Notebook, in reference to the closing of the Lagoon, it very specifically states that the supernatant containing human fecal coliform will be discharged into Stephens Run. The above referenced letter states, "Our rezoning application includes the correct and current proposed closure plan." There needs to be a clarification as to which plan is correct and will be used to actually close the lagoon. Please ensure that this important issue is clear and that the incorrect closure plan is removed from all Rezoning Application notebooks that might be referenced in the future. The landowners along Stephens Run do not want coliform containing liquid or any other liquid from a 3 acre lagoon discharged into the waterway. Also, in Attachment #2 of the supposed current closure plan, the Analytical Report by Test America does not appear to have tested for human pathogens such as fecal coliform. This needs to be done in a timely manner. I am also concerned that it is not clear what the specific plan for wetlands protection or reclamation will be. Was the lagoon site originally a wetlands site, part of the floodplain, and should at least part of this be restored? How will this decision effect the Frederick County portion of Stephens Run? I was disappointed that both the Frederick -Winchester Service Authority and the Frederick County Sanitation Authority had no comments to make concerning this Rezoning Application, especially given the impact of the lagoon closing on Frederick County and possibly Stephens Run. We must not rely on information solely from developers for this important of a matter. The other topic of serious concern for me is the issue of traffic. The Racey Tract Traffic Study is partly based on assumptions that were made three years ago regarding the impact of the Southern Hills Subdivision that have since proved untenable. These include VDOT funding for widening Fairfax Pike, relocation of Aylor Road, the unknown placement of I-81 interchanges, and future connector roads and bypasses. It seems to me that it is questionable to make decisions based on promises and improvements to roads that will not be put in place for years. In the meantime we will be faced with the negative impact of more and more traffic congestion on and near Fairfax Pike from already approved commercial and residential growth not mentioned in the study. These include Arby's Restaurant on the two-lane section of Fairfax Pike and the 100-plus houses in the Southwest portion of Stephens City recently approved by the town. The traffic generated from this will put further pressure on our existing roadways. Approval should be made contingent upon actual major road improvements. Mr. Plein has spent a good deal of time with several concerned and interested citizens regarding this rezoning. His development proposal includes some positive aspects that begin to raise the bar for what can and should be expected in a well -planned community. However, existing environmental assets need to be protected, neighboring landowners' wishes should be heard and incorporated, and infrastructure needs to be in place before decisions are made. Sincerely, Sandra Ritenour Rezoning of the Racey Tract 1 0 0 Subject: Rezoning of the Racey Tract Date: Tue, 16 Mar 2004 11:45:15 -0600 From: <pforno@verizon.net> To: <akennedy@co.frederick.va.us>, <j camp @co. frederick.va.us>, <mcheran@co.frederick.va.us>, <cmills@co.frederick.va.us>, <cmohn@co.frederick.va.us>, <elawrenc@co.frederick.va.us>, <pdavenpo@co.frederick.va.us> Dear Members of the Department of Planning and Development, During our February Home Owners Association meeting, many of our homeowners expresse A letter detailing our concerns is attached. We will also be delivering copies of t Members of the Homeowners Association will be in attendance at the meeting on Wednes sincerely, Woodside Estates Homeowners Association Pete Forno - Vice President Name: Planning Commission Letter.doc @Planning Commission Letter.doc Type: WINWORD File (application/msword) Encoding: base64 3/16/2004 1:41 PM IofI • • Department of Planning and Development 107 North Kent Street, 4th Floor Winchester, VA 22601 540-665-5651 Woodside Estates Homeowners Association P.O. Box 1141 Stephens City, VA 22655 Dear Members of the Department of Planning and Development, As residents of Frederick County, we are pleased that the Planning Commission has taken such an active role in ensuring that Frederick County is developed as responsibly as possible. We are eager to see the growth that awaits our county and the improvements that such responsible growth brings. We understand that a new development is being proposed for the Racey Tract of land in Stephens City. We met with the developer, Scott C. Plein of Equinox Investment, LLC, and viewed the subdivision plan. We welcome growth in our community, but have serious concerns that all the necessary considerations have not been fully examined and addressed. The following items are just a few that require further review and need to be corrected before approving the Master Development Plan: • Infrastructure o Roads ■ Can Double Church Road support the additional traffic? ■ Can Route 277 support the additional traffic from over 550 additional homes generated by the Racey Tract and Southern Hills subdivisions? ■ What is the true impact on Woodside Estates Subdivision if connectivity is provided via Driftwood Drive? ■ How does this development affect the already congested 1-81 interchange? o Emergency Services (Are these sufficient to address future needs?) ■ Fire ■ Ambulance ■ Hospital ■ Police o Schools ■ Can the school system support the additional children in its current state? ■ What additional facilities need to be constructed? o Water and Sewer ■ What will be done with the water system to address the increased demand and alleviate the water problems already being experienced in Stephens City? Effects on surrounding residential, agricultural and commercial areas o Drainage — already a problem in Woodside Estates I and II o Increased traffic The residents of Woodside Estates are eager to see our community grow. However, this growth needs to take place smartly to ensure that Stephens City and Frederick County continue to be quality places to live. We feel that the above issues, along with others, need to be fully examined and addressed before the Racey Tract Subdivision places additional strain on these already stressed resources. We ask that the Department of Planning and Development reject the Racey Tract Master Development Plan until such time that the above issues can be addressed. Sincerely, Woodside Estates Homeowners Association Member • March 15, 2004 Planning Commission, I would like to express some environmental concerns regarding the proposed development of the Racey tract. 1. The old Stephens City lagoon must be in "wetland". Is it being returned to wetland or is this possible? Once the closing of the lagoon is started, is there the possibility or probability of a rupture to the base by heavy equipment? Could this cause a contamination of Stephens Run? If chemicals are to be used, is there a higher risk? All removal cannot be completed in one day and rain should be .expected at some time during excavation! Is this a run off concern? My livestock and many other area farmers water from Stephens Run. 2. I am concerned about my pond, which is my other source of water, might become contaminated. In talking with the developer, I expressed my concerns that rain running off rooftops, driveways, and streets does not get the natural filtration system and would be running into my pond. He agreed, but said that this is where frederick county wants to build. Will my pond become contaminated from unfiltered run off? Will my pond stand the added run off with the possibility of dam bursting and eliminating my only other water source. I am sure both issues should be throughly considered in the decision making process of this proposed development. I often believe environmental issues are over looked, or just not adequately considered with the increasing urban development of frederick county. rL ou,. Scothorn March 15, 2004 Planning Commission, I'd like to take this time to address some concerns regarding the proposed development of 250 houses on the Racey tract. 1) Traffic: Route 277 (Fairfax Pike) in its entirety is a two lane road! It does not matter how many turn lanes are implemented, all traffic ends up in two lanes! What are the delay expectations between the Stickley Drive extended interchange and Aylor Rd interchange? This proposed plan is a VDOT nightmare. The traffic analysis addendum for the Racey tract is very misleading. Traffic from the newly approved Stephens City development is not included. Contrary to implied findings, system delays will increase, even with the addition of a few turn lanes. Common sense tells us, that the addition of 2,500 trips a day can not improve traffic conditions. The Wells and Associates report is based on a 5% regional growth rate for all traffic on Route 277. Is this accurate, when the main concern for this proposed development is the traffic between Double Church Road and I81? This section of Route 277 is only 1/loth of the length of Route 277: 2) Education: Our schools are at capacity now, how many more must be built and funded in southern Frederick County to accommodate the Stephens City development, Southern Hills, Cross Pointe, and now the Racey tract? 3) Emergency Services: Fire and Rescue will not be able to respond in a timely manner due to an overburdened and congested Fairfax Pike. Seconds are critical to life and property. Systems delays will increase. Will lives and homes be lost -as a result? In conclusion, the rural development area was designed as the best location in the county for rural development to occur, w. heft-rifrasir�icturo is In place. This is nctt true for Fairfax Pike and the Stephens City area at this time. I would advise patience. Patience to the Race family- Continue to 1P.a$e prnnerty to off$et tax bi fdai • Patience to the Developer- Infrastructure can not accommodate another 250 homes in this area at this time 0 Patience to the Planning Commission- Last October the commission told this developer they could approve an additional 26 acres of Racey tract to be placed in UDA, but it would be very hard to approve development of said acreage, based on traffic issues on Route 277. The traffic issues are still present bnly multiplied, and a few turn lanes and one stop light will not solve this problem. Thank you, Gary L Scothorn christ®pherrconsultants Q� engineering - surveying - and planning April 15, 2004 Mr. Jeremy Camp Frederick County Planning and Development 107 North Kent Street Winchester, VA 22601 RE: Meadows Edge (Racey Tract) Rezoning Application Dear Mr. Camp: Enclosed herewith is the updated Meadows Edge (Racey Tract) Rezoning Application package, which includes revised proffers addressing outstanding issues that were determined from the March 17, 2004 Planning Commission Public Hearing. Based on of your letter dated April 2, 2004 outlining the outstanding issues, the applicant has revised the proffer statement accordingly: The Rezoning Application package has been updated with the current lagoon closure plan dated September 9, 2002. In addition, the applicant has included proffer #26, which proffers additional measures, that address the items in Ms. Sandy Ritenour's letter, and are detailed in Appendix 131 to the proffers. If requested, the applicant will make the above mentioned letter, dated March 8, 2004 written to Ms. Sandy Ritenour part of the public record at the Planning Commission Hearing. The next outstanding issue that has been addressed is stormwater management. As stated in proffer #24 and proffer #25, the applicant has committed to all necessary measures to meet and exceed all requirements of the Virginia Erosion and Sediment Control Handbook, the Virginia Stormwater Management Handbook, and/or Frederick County requirements, whichever is more restrictive and the applicant has addressed the runoff concerns of the adjoining properties. ■ The collector road, which will be located on the Town of Stephens City property, is addressed within proffer #2. As noted, the applicant will construct two travel lanes within an appropriate right-of-way, and will also provide the grading necessary to accommodate a four -lane undivided collector road. ■ In regards to open space, the applicant has modified proffer #3 and proffer #4 to give Frederick County the flexibility as to the location of an 80' right-of-way, if deemed necessary. In addition to the flexibility as to the 80' right-of-way, the applicant has also proffered that the County may use the 26.5 acres located outside of the UDA area, or any part thereof, for any public use deemed necessary by the Frederick County Board of Supervisors. ■ The applicant has committed, as stated in proffer #21, to construct the hard surface pedestrian/bicycle trail 10' in width from Town Run Lane to the proposed sidewalk located within the proposed development. The construction of this trail, however, is conditional based upon the approval of the Town of Stephens City to provide an easement for such trail. christopher consultants, ltd. voice 703.444.3707 45940 horseshoe drive, suite 100 fax 703.444.5230 sterling, virginia 20166 web site www.christopherconsultants.com 0 • Mr. Jeremy Camp Meadows Edge (Racey Tract) Rezoning Application April 15, 2004 Page 2 ■ Phasing has been implemented within the project and has been proffered as shown in #23 indicating that no more than 75 building permits shall be issued in each of the first two years and the remaining 78 single family units during the third or any subsequent year following final subdivision approval. These are accumulative, allowing the applicant to carryover any unused portion of said units per year to subsequent years. ■ The applicant has provided clarity to the 40' buffer area by enhancing proffer #15, 16, and 19 limiting the uses allowed within the 40' buffer area to be monitored and maintained by the Homeowners' Association that will be formed. ■ The pool will be a minimum size of 3,500 square feet, as stated in proffer #11, and upon the completion of a one-time six month open membership period to adjoining properties of Woodside Estates I, Woodside Estates ll, and Ridgefield Communities, if the size of the pool needs to be increased, the applicant will do so. • The housing type has been specified by the applicant within proffer #1 to be a single-family detached cluster with a minimum lot size of 8,000 square feet. ■ In regards to the traffic impact analysis, concern that development within Stephens City has been accounted for was resolved during our April 5 meeting in which we agreed that the 5% required by VDOT on background traffic included the development within Stephens City. ■ The concern of neighbors with the traffic from the connections with Driftwood Drive and Branch Court has been addressed by the applicant by eliminating one of the straight ahead roads attaching to Driftwood Drive and by providing traffic calming measures stated in proffer #10. In addition, the applicant has proffered to place $40,000 in an escrow account for three years after the issuance of 220'" building permit or upon the opening of the connection points, whichever comes first. If the County or VDOT should identify the need for additional traffic calming measures, they may request these funds for use in installing the same. The applicant feels that all outstanding issues have been addressed with these updated proffers and Rezoning Application package, and welcomes your review. As we discussed at the April 5th meeting, it is the applicant's desire to be on the agenda of the June 2nd Planning Commission. We look forward to receiving your comments and response on the review package within the next two weeks in order for us to make corrections or changes necessary. If there are any additional comments or concerns in the meantime, please feel free to contact us. Very truly yours, Bryan Condie Senior Planner BC/dmo �G co LJ �� r tI •.-4_..�� . COUNTY of FREDERICK w Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 February 12, 2004 Mr. Bryan Condie Christopher Consultants, Ltd. 45940 Horseshoe Drive, Suite 100 Sterling, Virginia 20166 Re: Proffer Statement Technical Comments, Racey Tract Rezoning Application Dear Bryan: As I discussed with you over the phone February 11, 2004, staff has reviewed the proffer statement for the above -referenced rezoning application and found several technical errors with it, such as misspellings, improper language, lack of references, and inconsistency. Staff s comments regarding the proposed proffer statement are listed below. Staff believes that these technical errors need to be adequately addressed. If you choose to provide staff with a revised proffer statement, I will need this by Tuesday morning of next week, February 17', for it to be made part of the Planning Commission Agenda Package. Such a revised proffer statement would need to be signed by the property owner(s) and submitted to the County Attorney for comments. Proffer Statement Technical Comments: 1) Remove the word "Old" in "Old Town Run (Route 1012)". 2) What is the "Rezoning Plan Set"? If you mean, "General Development Plan", please change the wording as such. If you are referencing the GDP and other documents, then please list all documents. A statement that the plan will be in general conformity with this (or these) plans, would be appropriate. If the GDP is the only document that will be attached to the proffer statement, and therefore part thereof, all improvements intended by the rezoning application should be illustrated and labeled appropriately on the GDP. 3) Change the work "connector" with "collector". 4) Please reword this sentence so it states that the collector road will be constructed from Town Run Lane (Route 1012), through parcel #85-A-142, to the subject property, parcel #85-A- 140. 107 North Kent Street • Winchester, Virginia 22601-5000 Page 2 Proffer Statement Technical Comments Racey Tract Rezoning Application February 12, 2004 5) Through discussion, you have stated that the transportation improvements will be constructed before any building permits are issued. However, the wording of the proffer statement indicates that it will be before the issuance of any occupancy permits. Please clarify which of the two scenarios is intended and reword the proffer statement as appropriate. 6) It would be more accurate to say that Town Run Lane will be undergoing "improvements", rather that a "realignment", with the proposed extension of Stickley Drive. 7) Please provide a copy of the "Stickley Drive Extension" plans referenced in the proffer statement. 8) Change Fairfax "Drive" to indicate Fairfax "Pike". 9) Is "lanage" a word? 10) The GDP shows Branch Court as the road which will be extended into the subject development, rather than Trunk Drive as indicated. Please correct if this is the error it appears to be. 11) Is "laneage" a word? Is this the same word as "lanage"? 12) Please clarify the location of the landscape buffer on the GDP. It appears that the label showing this area was not printed correctly on the GDP. 13) Please clarify that the developer is responsible for paying for the cost of dedicating the right-- of-way. If the property is in open space, and owned by the HOA, it would not be appropriate for them to pay for this cost. You have already stated that Frederick County will not be responsible for this. 14) If you intend to proffer the tree save area and center green space, then please add this to the proffer statement. Furthermore, as we discussed the other day, it would be beneficial to proffer a five foot wide sidewalk from Stickley Drive to the southern end of parcel 85-A-142 (Town of Stephens City), along Town Run Lane. I have attached the proposed proffer statement with edited markings which correspond to the comments above. Please contact me if you have any questions regarding this letter. Page 3 Proffer Statement Technical Comments Racey Tract Rezoning Application February 12, 2004 P.S. Please also find attached a copy of the conceptual plan of the I-81 interchange relocation, prepared by G. W. Clifford & Associates. As we discussed the other day, an illustration showing this future interchange intersecting with Stickley Drive, as well as other possible layouts, would help clarify some questions. The otherpossible layouts ofthe interchange may be the interchange intersecting with the proposed Major Collector Road of the Racey Tract, or it could be at a location further south. Sincerely, Jeremy F. Camp Planner II JFC/bad Attachments _,-fax: Bryan Condie, Christopher Consultants, Ltd. 1703-444-52301 c�c Lawrence, Director TRANSMISSION VERIFICATION REPORT TIME NAME FAX TEL SER.* 02/12/2004 12:54 FRED CO PLANNING DEP 5406656395 5406655651 BROC2J178677 DATE,TIME 02/12 12:53 FAX NO./NAME 917034445230 DURATION 00:01:04 PAGE(S) 04 RESULT OK MODE STANDARD ECM COUNTY of FREDERICK Depar'tMent of Planning and Development 107 Nord'i Kent Street • Winchester, Virginia 22.601-5000 Telephone: 540/665-5651 FAX:540l665-6395 FAX TRANSMISSION TO COMPANY; FAX #. _ ' 1y Date: Number of Pages (inc uding cover sheet) 0 TRANSMISSION VERIFICATION REPORT TIME 06/01/2004 11:15 NAME FRED CO PLANNING DEP FAX 5406656395 TEL 5406655651 SER.0 BROC2J178677 DATE DIME 06/01 11:11 FAX NO./NAME 917034445230 DURATION 00: 03: 45 PAGE(S) 10 RESULT OK MODE STANDARD ECM COUNTY of FREDERICK I7epaxtment of Planning and Development 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Tel.epbone: 540/665-5651 F'AX:540/66.5-6345 FAX TRANSMISSION TO: COMPANY" FAX 4: ---f2 - Date:' Number of Pales (including cover COUNTY of FREDERICK Department of Planning and Development 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Telephone: 540/665-5651 FAX:540/665-6395 FAX TRANSMISSION TO COMPANY: FAX #: Remarks: Date: 6 ' Number of Pages (including cover sheet): From tQ e k of: ,w • 0 REZONING APPLICATION #03-04 RACEY TRACT Staff Report for the Planning Commission Meeting Prepared: May 28, 2004 Staff Contact: Jeremy F. Camp, Planner II This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 03/17/04 Tabled 06/ 16/04 Pending Board of Supervisors: 07/14/04 Pending PROPOSAL: To rezone 105.65 acres from the RA (Rural Areas) District to the RP (Residential Performance) District. LOCATION: The property is located east of Interstate 81, approximately'/2 of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside Subdivision. MAGISTERIAL DISTRICT: Opequon PROPERTY ID NUMBER(S): 85-A-140 PROPERTY ZONING: RA (Rural Areas) District PRESENT USE: Vacant ADJOINING PROPERTY ZONING & PRESENT USE: North: Zoning: RP (Residential Performance) South: Zoning: RA (Rural Areas) East: Zoning: RP (Residential Performance) West: Zoning: RA (Rural Areas) RP (Residential Performance) Use: Residential (Single Family) Use: Agricultural Residential (Single Family) Use: Residential (Single Family) Use: Public Facilities (Lagoons) Residential (Tov q-d-iouses) PROPOSED USE: 228 single-family detached cluster dwelling units • 0 REZ 903-04, Racey Tract Page 2 May 28, 2004 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see attached letter signed by Ben H . Lineberry, Jr., P.E. Transportation Assistant Resident Engineer, dated 01112104. Fire Marshal: Fire hydrant installations shall meet minimum requirements of Frederick County: "there shall be a fire hydrant located within 400 feet of all units". Fire hydrants shall be located within 3 feet of the curbline. These items shall be reviewed and addressed during the subdivision and site plan processes. Frederick -Winchester Service Authority: No comments. County En ig neer: Please see attached letter from Harvey E. Strawsnyder, Jr., P.E., Director of Public Works, dated 10107103. Note: See Attached Letter Dated April 19, 2004 regarding sewage lagoon closure procedure. Sanitation Authoritv: No comment. Historic Resources Advisory Board: Upon review of the proposed Rezoning, it appears that the proposal does not significantly impact historic properties and it is not necessary to schedule a formal review of the Rezoning application by the HRAB. According to the Rural Landmarks Survey, there are no significant historic structures located on the property nor are there any possible historic districts in the vicinity. It was also noted that the National Park Service Study of Civil War Sites in the Shenandoah Valley does not identify any battlefields that this proposed Rezoning would impact. County Attorney: All proffers appear to be in proper legal form and are, therefore, acceptable. Revised Proffer Statement Dated 516104: Appears to meet all legal requirements Frederick County Public Schools: Please see attached letter from Al Orndoiff, Administrative Assistant to the Superintendent, dated 09103103. Frederick County Department of Parks & Recreation: The Parks and Recreation Department strongly recommends that a bike/pedestrian facility be a requirement for this development and that it include a location for a comlection offering eventual access to Double Church Road. The long range plan for this trail would be the completion of a connector accessing Sherando High School, Sherando Park, and connect to the trail system already being developed north of Route 277. The monetary proffer proposed for Parks and Recreation appears to be appropriate to offset the impact this development will have on this department. Although adequate open space has been provided, it appears that the 80' right - of way to be used for a fixture collector road, will eventually diminish the intended purpose of the required open space. No recreational requirements required. Town of Stephens City: The Town has signed an agreement with the applicant to grant a right-of-way across the old town lagoon site. The applicant will in turn close out the lagoon. The Town would therefore encourage approval of this development if traffic impacts are acceptable to Frederick County. PlanninLy & ZoninLy: REZ 903-04, Racey Tract Page 3 May 28, 2004 1) Site History The original Frederick County zoning map (U.S.G.S. Stephens City Quadrangle) identifies the subj ect property as being zoned A-2 (Agricultural General). The A-1 (Agricultural Limited) and A-2 Districts were subsequently combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject property and all other A-1 and A-2 zoned land to the RA District. Also of historical importance, the Frederick County Board of Supervisors denied a request to incorporate approximately 26 acres of the subject property into the UDA (Urban Development Area) on February 12, 2003. 2) Comprehensive Policy lan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the fixture physical development of Frederick County (Comprehensive Policy Plan, p. 1-1). Land Use (Chapter 6) The UDA (Urban Development Area) is the principal land use tool of the Frederick County Comprehensive Policy Plan. The general purpose of the UDA is to define the areas in the county where more intensive forms of residential development will occur. It does this by dividing the County into rural and urban areas. The UDA was originally created with the intent that it would be adequate enough to accommodate long term growth needs in areas of the County where public services are most available. New suburban residential growth with sewer and water service must be located within the UDA (Comprehensive Policy Plan, p. 6-1, 6-2, 6-5). The 105.65 acres proposed to be rezoned is not part of a small area land use plan, but is entirely within the UDA. However, as the illustration to the right shows, the entire parcel itself is not wholly located within the „--4� -; — UDA. This rezoning petitions fi 1 only requests the rezoning of the portion of the property located within the UDA. The Lo 26.5 acres located outside of the UDA would remain in the 105.65 acres=''.'[, RA District if this rezoning'rN ;'; ;,) application is approved. UDA LINE .� Transportation (Chapter 7) "" r •» = p• h 6�' In general the Comprehensive „ ' Policy Plan uses a Level of .T4„n'Mara'-4. service "C" as the standard for 26.5 acres the minimum acceptable level of service on roads adjacent to and within new developments . 0 • REZ #03-04, Racey Tract Page 4 May 28, 2004 in Frederick County (Comprehensive Policy Plan, p. 7-5). Below is a table which describes traffic conditions for each level of service, as described in the Transportation Research Board's Highway Capacity Manual. LEVEL OF SERVICE - CATEGORIES AND DESCRIPTIONS* CATEGORY DESCRIPTION OF TRAFFIC CONDITIONS A Free flow, operating speed at speed limit, turns easily made, excess green time at signals. B Stable flow, operating speed at speed limit, some lines of vehicles at intersections and trans, less than 10% of cycles loaded at signals. C Stable flow, operating below speed limit, some lines of vehicles at intersections and turns, 10% - 30% of cycles loaded at cycles. D Approaching unstable flow, fluctuating flow, little freedom to maneuver, 30% - 70% of cycles loaded at signal, some drivers must wait through one cycle. E Unstable flow, low operating speed, 70% -100% of cycles loaded at signals, vehicles frequently wait through cycles. (* Level of Service "F" has recently been added as a category and generally means that the system is prone to breakdown.) The Town of Stephen's City Land Use Plan, adopted by the Board of Supervisors on July 9, 2003, establishes a community need for a bypass around the western perimeter of Stephens City which would eventually tie into the transportation network on the eastern side of Interstate 81 with the intent of improving traffic conditions on Fairfax Pike and the area. The proposed major collector road, which would be the primary access to the Racey Property, will intersect with Town Run Lane, and ultimately tie into the future interchange envisioned in the Town of Stephen's City Land Use Plan. The exact location of this future interchange has not yet been established, but has generally been identified to intersect with Interstate 81 just south of the subject site. The Comprehensive Policy Plan classifies Fairfax Pike (Route 277) as a minor arterial highway. Upgrading Fairfax Pike (Route 277) is currently the top priority on the Frederick County Primary Road Improvement Plan. Town Run Lane is classified as a local road and Double Church Road is classified as a major collector road (Comprehensive Policy Plan, Eastern Road Plan, p.7-15). 3) Site Suitability (Impact Analysis Statement) The majority of the acreage proposed to be rezoned is located on a gently sloping open field without any major environmental features that would limit development. However, there are small areas of flood plain, wetlands, and a natural waterway. There is also an abandoned • REZ #03-04, Racey Tract Page 5 May 28, 2004 wastewater lagoon facility located on the adjoining parcel, owned by the Town of Stephens City. A. Flood Plain: A small amount of floodplain exists along the southwestern boundary of the property, all of which is coincident with the Stephens Run watershed. Stephens Run is a perennial stream which flows to Crooked Run, which then dumps into the Shenandoah River north of Front Royal. Disturbance of flood plains is strictly limited pursuant to the provisions of Article XV of the Frederick County Zoning Ordinance, which will be administered during subsequent phases of the development review process. [Frederick County Zoning Ordinance, § 165-31.B. (1)] B. Wetlands: A minimal amount of wetlands exist on the property. A property owner or developer may seek approval from the Zoning Administrator to disturb such water features if it is determined that the feature in question serves no useful "retention, environmental, or recreational purposes". The applicant is encouraged to incorporate any existing water features located on the site into the design plan for the Racey Tract. [Frederick County Zoning Ordinance, § 165-31.B. (2)] C. Wastewater Lagoon: The old Stephens City sewage treatment lagoon is proposed to be removed with the development of the Racey property. The removal of this lagoon is necessary to accommodate the major collector road proposed to access the property. The Commonwealth of Virginia has approved a plan to remove this lagoon which includes the removal of water by pumping, removal of residual solids and incorporating them into soils adjacent to the site, and reclaiming land by filling and property compacting so the site will have structural integrity for fixture building construction (See Attached Plan by GeoConcepts Engineering and Letter from the Virginia Dept. of Health, dated October 2, 2002). D. Soils and Steep Slopes: The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall under the Weikert- Berks-Blairton soil association, which is the predominant association on land located east of hlterstate 81. It is noted that the Weikert-Berks-Blairton soil association presents some limitations to site development due to a seasonal high water table, depth to bedrock, and slope. The management of such characteristics must be demonstrated through the site engineering process associated with subsequent development applications for the proposed project. A couple of small pockets of Carbo and Clearbrook soils also exist on the property. The Racey Tract is located within the Martinsburg Shale geographic region. No areas of defined steep slopes (land areas of 50% slope or greater) are located on this property. 4) Potential Impacts. a) Transportation The Impact Analysis Statement projects a total generation of 2,213 trips per day for the • • REZ 903-04, Racey Tract Page 6 May 28, 2004 development of the Racey Tract. Based on the 2000 Virginia Department of Transportation Daily Traffic Volumes, Jurisdiction Report 34, Fairfax Pike (Route 277) currently has an estimated 11,000 average annual daily trips. This projected traffic generation represents an increase of 20% from this 2000 estimate. According to the traffic impact analysis, the level of service for intersections along the Fairfax Pike Corridor currently range fi•om "A" to "F". The poorest conditions are located at the Fairfax Pike (Route 277) and Stickley Drive (Route 1085) intersection, which currently ranges fi•om level of service "E" to "F". Poor conditions (lower than "C") also exist at the northbound signal of the Fairfax Pike (Route 277) and Interstate 81 Northbound Ramp; at the southbound signal of the Fairfax Pike (Route 277) and Interstate 81 Southbound Ramp; and at the northbound and southbound signal of the Fairfax Pike (Route277) and Town Run Lane (Route 1012) intersection. However, both of the Northbound and Southbound I-81 intersections are currently functioning at an overall level of service "C" or above. The table below shows the information obtained from the TIA submitted with this rezoning application. It shows that the overall level of service will significantly deteriorate in the study area by the year 2007. The table also shows that with the road improvements proffered by the Racey Rezoning will improve the overall level of service at all intersections except on the northbound I-81 intersection, which the level of service will drop from an "E" to an "F". OVERALL LEVEL OF SERVICE PROJECTIONS: With & Without Racev Imvrovements INTERSECTION 2007 PROJECTED LEVEL OF SERVICE Without Racey With Racey Fairfax Pike/I-81 Southbound Ramp C (AM) D (PM) C (AM) D (PM) Fairfax Pike/I-81 Northbound Ramp B (AM) E (PM) B (AM) F (PM) Fairfax Pike/Town Run Lane/Aylor Road C (AM) E (PM) B (AM) D (PM) Fairfax Pike/Stickley Drive F (AM) F (PM) B (AM) B (PM) Fairfax Pike/Double Church Road C (AM) E (PM) C (AM) C (PM) Double Church Road/Driftwood Drive & Brandy Lane B (AM) C (PM) B (AM) C (PM) Double Church Road/Trunk Drive B (AM) B (PM) B (AM) B (PM) (Source: TIA conducted by Wells and Associates, LLC for the Racey Rezoning) The TIA concludes that the improvements proposed with the Racey property will actually improve the level of service at key intersections by decreasing the overall system delays by as much as 94 %, while only increasing overall traffic demand by approximately 3%, based on 2007 projections. Planning Staff Comment: The Racey Rezoning>7,ould increase traffic in the area significantly; • 0 REZ #03-04, Racey Tract Page 7 May 28, 2004 however, as the TIA specifies, the improvements proposed with the rezoning will also improve the overall level of service at most intersections in the study area. The I-81 Northbound intersection decreases to a level of service "F". The I-81 Southbound intersection also decreases in efficiency, but the level of service category does not decrease. What the TIA doesn't address is the fact that these proposed improvements are planned to be completed with or without the Racey Rezoning, albeit with public funds. As noted above, Fairfax Pike (Route 277) is the top priority of the Frederick County Primary Road Improvement Plan. VDOT Comment Summarized: Despite overall improvement in the level of service, the level of service at the intersection of Route 277 and I-81 South and North Bound Ramps are further exasperated by this rezoning. b) Water & Sewer An impact of 45,600 gpd is projected based on an average of 200 gpd per residential unit. The Sanitation Authority and Service Authority have offered no comment for this rezoning. c) Capital Facilities Impact The Capital Facilities Impact Model projects a total fiscal impact of $9,955 per dwelling unit associated with this rezoning. This includes a projected increase in the public school student population by 160 children. 5) Revised Proffer Statement (dated: 05/06/04) Since the Platming Commission Meeting on March 17, 2004, the applicant has submitted a revised proffer statement which has been signed by the property owner, notarized, and reviewed by the County Attorney's office. The revised proffer statement adds several new conditions to the rezoning application. The most substantial changes include the following: • Grading for a future possible major collector road • Allowance for Frederick County to use the 26.5 acres of land outside the UDA for any purposes • The stipulation that $200,000 would be paid to Frederick County for other road improvements if the proffered traffic signal at Fairfax Pike and Stickley Drive is constructed prior to this development • Construction of a new sidewalk along Town Run Lane on the Town of Stephens City property • Construction of a 10' wide bicycle trail along the proposed access road/possible future collector road from Town Run Lane. • Construction of a tennis court and sports court with the community pool and bathhouse • Guarantee that no wet ponds will be used for stormwater management purposes The revised proffer statement also clarifies several of the proposed development aspects of the plan which were raised by either the Planning Commission, Staff or local citizens during review of the plan on March 17, 2004. Below is a list of the most significant issues which have been further clarified: Inclusion of the detailed methods to be used for the closure of the Town of Stephens City Lagoon Specification that no structures will be permitted within future open space, including the 40' C� J 0 REZ #03-04, Racey Tract Page 8 May 28, 2004 perimeter buffer, steep slope area, and tree save area • Guarantee that the proposed pool will be a minimum of 3,500 square feet • Agreement to a 3 year phasing plan. The first two years shall be limited to 75 homes a year and the 3"' year will be limited to 78 homes • Guarantee that lots will be designed to single-family detached cluster specifications • Proffering of a revised General Development Plan layout Carrying over from the original proffer statement the following proffers remain in the revised proffer statement: • Construction of the currently planned transportation improvements to the Double Church Road/Fairfax Pike and Stickley Drive/Fairfax Pike Intersections. These improvements shall be made prior to the issuance of any building permits • Monetary contribution of $10,072.00 per lot • Limitation of 288 total lots • Guarantee that the Stickley Drive extension will be in place prior to any development • Upgrading Truck Drive, Branch Court and Driftwood Drive as recommended by VDOT • A 200' buffer along the south property line • Installation of an 800' long landscape buffer along the south property line along the southern boundary line • Notation on future covenants advising of the agricultural uses and lagoons PLANNING COMMISSION SUMMARY & ACTION OF THE 03/17/04 MEETING: The Plarming Commission voted unanimously to table this rezoning request because the public hearing sign had not been posted on the property by the applicant. The applicant and the staff would determine when the application was complete and ready to return for the Commission's consideration. Fourteen neighborhood residents, most of whom lived in the adjoining Woodside Estates and Ridgefield subdivisions, came forward to speak. The primary concerns were infrastructure issues and the residents' preference to have adequate infrastructure in place before any further residential development was approved. Those infrastructure issues included: increased traffic impacts on roads and intersections that were inadequate to handle the existing traffic; the impacts to the school system, the impacts to response time for emergency services, and the impacts to water and sewer services. Enviromnental impacts on Stephens Run were a concern, as well as the need for assurances that the lagoon closure would be environmentally safe. Residents of Woodside Estates preferred not to be comiected to the Racey subdivision. A number of residents commented that the applicant had been very responsive to them with regard to answering questions and working out various problems dealing with water run-off, buffers, etc. Commission members requested that the applicant: prepare a written agreement regarding the proper closure of the lagoon between the developer and/or his third -party group and Frederick County's Public Works Engineer/Director, Harvey E. Strawsnyder, Jr., P.E., allowing Mr. Strawsnyder to accept responsibility on Frederick County's behalf to make sure the lagoon closure was done properly; submit a phasing program; and, designate the responsibility for maintenance of the 40' strip of open area within the proffer statement. It was also suggested that the 26 acres of land outside of the UDA should • 0 REZ #03-04, Racey Tract Page 9 May 28, 2004 be considered for a future emergency services site. STAFF CONCLUSIONS FOR THE 06/16/04 PLANNING COMMISSION MEETING: This application is a request to rezone 105.65 acres of land to the RP District to allow for the development of up to 228 single family detached housing units. The development of this property is generally consistent with the "land use" policies established in the Frederick County Comprehensive Policy Plan. The revised proffer statement is both comprehensive and thorough in its attempt to mitigate potential impacts. The uncertainties raised during the Planning Commission's previous review of this application appear to have been addressed. Furthermore, the applicant has added several new proffers, such as, an improved transportation plan for the future and more cormnunity amenities. There appears to be an overall level of service improvement to the transportation network with the road improvements proffered by this rezoning application; however, the level of service is projected to worsen at the I-81 interchange. Following the requisite public (rearing, a recommendation from the Planning Commission to the Board of Supervisors concerning this rezoning application would be appropriate. 0 k w � christ®pherconsultants engineering - surveying - land planning February 5, 2004 MEMORANDUM TO: Chris Mohn, Deputy Director of Planning FROM: Bryan Condie RE: Racey Tract — Rezoning Application Submission The purpose of this memo is to formally submit The Racey Tract Rezoning Application that will be presented before the March 3`d Planning Commission. Enclosed herewith are 44 bound copies and one reproducible copy, which contains the notarized proffers of the Rezoning Application, General Development Plan, and Traffic Study. Also included is the required fee check in the amount of $6,332.50. 1 have also provided you with additional 2436 exhibits to help with your review. The Applicant, Scott Plein, and myself would welcome the opportunity to sit down and discuss the application in detail.. The monetary contribution provided within the proffers that is required by the Frederick County Impact Model for Capital Facilities has been increased from $9,955.00 to $10,072.00 as required by staff. If you should have any questions, please call. BC:cmp christopher consultants, ltd. voice 703.444.3707 45940 horseshoe drive, suite 100 fax 703.444.5230 sterling, virginia 2016G web site www.cl)ristoplierconsultants.com 0 0 hr istopher consultants ^;n�}e�.rtrsntrr��:r.,-r�ar�•>iaxlgtrwtiratl LETTER OF TRANSMITTAL TO: Mr. Chris Mohn County of Frederick Department of Planning & Development 107 North Kent Street Winchester, VA 22601 DATE: 02/05/04 PROJECT NO: 01-51-01.00 PROJECT: Racey Tract WE ARE SENDING (X) HEREWITH ( ) UNDER SEPARATE COVER SENT VIA ( ) REGULAR MAIL ( ) FEDERAL EXPRESS ( ) YOUR MESSENGER ( ) EXPRESS MAIL ( X ) OUR MESSENGER ( ) 45940 horseshoe drive, suite 100 sterling, Virginia 20166 703.444.3707. 703.444.5230 NO. COPIES DWG. NO. DWG. DATE DESCRIPTION / TITLE 9 a W g 45 - 2/6/04 Rezoning Application x 45 LC-3205 2/6/04 General Development Plan x 45 - 11/5/03 Traffic Study x 1 - 1/04 Preliminary Road Improvement x 1 - 12/16/03 Preliminary Drainage Improvements Exhibit x 1 - 12/16/03 Racey Tract Illustrative x 1 - 1/9/04 Fee Check #1433 in the amount of $6,332.50 x REMARKS: Chris, The single sheet 24X36 are for your review RECEIVED BY: COPY TO: BY: MO (for) Bryan Condie www.christopherconsultants.com FEB ® 5 2004, 4, christopherco€ sultants ,a'#.Iz•rsx�=asa srti,�t�a� i,i�•�.§s�sxzna�� LETTER OF TRANSMITTAL TO: Mr. Chris Mohn County of Frederick Department of Planning & Development 107 North Kent Street Winchester, VA 22601 DATE: 02/05/04 PROJECT NO: 01-51-01.00 PROJECT: Racey Tract WE ARE SENDING (X) HEREWITH ( ) UNDER SEPARATE COVER SENT VIA ( ) REGULAR MAIL ( ) FEDERAL EXPRESS ( ) YOUR MESSENGER ( ) EXPRESS MAIL ( X ) OUR MESSENGER ( ) 45940 horseshoe drive, suite 100 sterling, Virginia 20166 703.444.3707. 703.444.5230 NO, COPIES DWG. NO. DWG. DATE DESCRIPTION / TITLE � a w U 3 g 45 - 2/6/04 Rezoning Application x 45 LC-3205 2/6/04 General Development Plan x 45 - 11 /5/03 Traffic Study x 1 - 1/04 Preliminary Road Improvement x 1 - 12/16/03 Preliminary Drainage Improvements Exhibit x 1 - 12/16/03 Racey Tract Illustrative x 1 - 1/9/04 Fee Check #1433 in the amount of $6,332.50 x REMARKS: Chris, The single sheet 24X36 are for your review RECEIVED BY: COPY TO: BY: MO (for) Bryan Condie www.christopherconsultants.com COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 NOTIFICATION OF PUBLIC HEARING June 2, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-04 FOR RACEY TRACT On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, June 16, 2004, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 903-04 of Racey Tract, submitted by Blue Springs View, L.L.C., to rezone 105.65 acres from RA (Rural Areas) District to RP (Residential Performance) District. This property is located east of Interstate 81, approximately'/z of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside Subdivision, in the Opequon Magisterial District, and is identified by Property Identification Number (PIN) 85-A-140. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the hearing, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, J rerny F. Camp Plamler II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK i Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 85 -A- -141- FREDERICK-WINCHESTER PO BOX 433. WINCHESTER, VA.� ^r' } COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING June 30, 2004 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-04 FOR RACEY TRACT On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, July 14, 2004, at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-04 of Racey Tract, submitted by Blue Springs View, L.L.C., to rezone 105.65 acres from RA (Rural Areas) District to RP (Residential Performance) District. This property is located east of Interstate 81, approximately '/z of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside Subdivision, in the Opequon Magisterial District, and is identified by Property Identification Number (PIN) 85-A-140. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the hearing, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning & Development 107 North Kent Street, Suite 202 Winchester, Virginia 22601 V 85C - 2- - 91-A STEPHENS RIDGE HOME OWNERS ASSOC. ROSNEY FARMS BOYCE, VA 22620 NIXIE 303-t 1 21 07/06/04 RETURN TO SENDER INSUFFICIENT ADDRESS UNABLE TFOIAWARD RETURN TOO SENDER "j COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING June 30, 2004 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-04 FOR RACEY TRACT On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, July 14, 2004, at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 903-04 of Racey Tract, submitted by Blue Springs View, L.L.C., to rezone 105.65 acres from RA (Rural Areas) District to RP (Residential Performance) District. This property is located east of Tnterstate 81, approximately'/2 of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside `_subdivision, in the Opequon Magisterial District, and is identified by Property Identification Number (PN) 85-A-140. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the hearing, or at the Department of Plarming and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Jeremy F. Camp Planner II JFC/bad 107 North Kent Street - Winchester, Virginia 22601-5000 ed to the This to certify that the attached correspondenceent of Planningland Development, Frederick following . O a oo from the Departm Coun , Virgima: 86E 1 22 BAKER, CHRISTOPHER W & CAROLYN M 85 - A• - 140- 106 BARKWOOD DR RACEY, CHARLES W. STEPHENS CITY, VA 22655.2991 CIO ALCESTA R DYKE, EXEC. 293 OLD CHARLES TOWN RD 86E - 1- - 23 ou�� WEBER, STEVEN A & TRACY B STEPHENSON, VA 22656.1724 Blue Springs View, LLC 43571 John Mosby Hwy., Ste. 120 Chantilly, VA 20152 itPPz-1, 86E - 1- - 18- SMITH, DAVID A & LINDA W 134 DRIFTWOOD DR STEPHENS CITY, VA 22655-2987 86E - 1- - 19- STEVENSON, JAMES E & TAMMY R 100 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 20- SCHULTZ, SCOTT & REBECCA 102 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 21- HUDSON, FREDDIE E & CAROLE F 104 BARKWOOD DR STEPHENS CITY, VA 22655.2991 108 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 24- LAPORTE, TIMOTHY J & KAREN S 110 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 25- DOBERSZTYN, DAVID MARK & DAWN MARIE 112 BARKWOOD OR STEPHENS CITY, VA 22655.2991 86E - 1- - 26- DREYER, MARK R & SUSAN L 114 BARKWOOD DR STEPHENS CITY, VA 22655.2991 Jer y F. Camp, Planner II Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK �,� , a Notary Public in and for the State and County I, `� F. Cam ,Planner II forlitate epartment of Plannin and aforesaid, o ereby certify that eremy p �3P �00 ,has Development, whose name is signed to the foregoing, dated and County aforesaipersonally appeared before me and acknowledged same in m Given under my hand this day of �Op My commission expires on NOTARY UBLIC 0 VeA 86E • 1- - 27- 86E • 2- 2. 23- FORD, ALBERT D & MARY D SMIY, KENNETH P 116 BARKWOOD DR 134 TRUNK DR STEPHENS CITY, VA 22655.2991 STEPHENS CITY, VA 22655.2911 86E - 1- - 28. 86E - 2. 2- 24. DEAN, TIMOTHY A SR & CHRISTI R PATTON, DALE E & DIANE A 118 BARKWOOD DR PO BOX 3457 STEPHENS CITY, VA 22655.2991 WINCHESTER, VA 22604.1157 86E - 2. 2. 13. 86E - 2- 2. 25. KIDD, JAMES C & INGRID K PHILIBIN, GARY L & STACEY D 114 TRUNK DR 138 TRUNK DR STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2911 86E - 2. 2- 14- 86E - 2- 2. 26. MALIK, JAVED & NAEEMA SMITH, PAUL A 116 TRUNK DR 129 BRANCH CT STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655-2937 86E - 2. 2. 15- 86E - 2. 2- 27. RAGALLER, TIMOTHY A & DIANE M ROGERS, RONALD E & ELLEN S 118 TRUNK DR 127 BRANCH CT STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2937 86E - 2.2. 16. 86E - 2. 2- 28- SCHNEIDER, PAUL C & JENNIFER G BERKOWITZ, MORRIS & HELENE 120 TRUNK DR 125 BRANCH CT STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2937 86E - 2. 2. 17. 86E - 2. 2• 29- COOLEY, BRYAN K & SHARON L SHICKLE, LESTER G & JEANETTE C 122 TRUNK DR 123 BRANCH CT STEPHENS CITY, VA 22655 STEPHENS CITY, VA 22655.2937 86E - 2. 2. 18. 86E - 2. 2. 30- CORBIT, STEVEN & KATHRYN SYBERT, RONALD E & NANCY M 124 TRUNK DR 121 BRANCH CT STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2937 86E - 2. 2• 19. MARKS, ALFRED H JR & JULIA G 86E -2-2. 31. BISQUE, DALE W & DAYLE P 126 TRUNK DR STEPHENS CITY, VA 22655.2911 119 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2. 2- 20• 86E - 2. 2- 32. DUKE, PATRICIA KELLEY BURCH, PATRICIA A 128 TRUNK DR PO BOX 5 STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.0005 86E - 2. 2- 21. SKEITH, JOE DAVID & SHEILA K 86E - 2. 2- 33. MOHAN, ROBERT & MARY BETH 130 TRUNK DR STEPHENS CITY, VA 22655.2911 115 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2. 22- MITCHELL, JENT P III & F ANNE B 86E • 2. 2- 34- 132 TRUNK DR DIRNAGL, ALFRED & CHRISTINE STEPHENS CITY, VA 22655.2911 113 BRANCH CT STEPHENS CITY, VA 22655.2937 to the This is to certify that the attached correspondence fP �inglandDevelopment, following ederick from the Department o County, Virginia: 85B 22- DIXON, ANTHONY C. 86E - 2- 2- 35 128 MEADOWBROOK DR MACGREGOR, GREGORY T & PAMELA D STEPHENS CITY, VA. 22655-2925 111 BRANCH CT STEPHENS CITY, VA 85B -1- - 17- PHILLIPS, WILLIAM R. II 118 MEADOWBROOK DR STEPHENS CITY, VA 85B - 1- - 18- BURSEY, WALTER H. JR. 120 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2937 22655.2925 22655.2925 85B - 1- - 19. SHARRON M LAROCHE LIVING TRUST 122 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85B - 1- - 20- CAMPBELL, KURT A & JAMMIE M 124 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85B - 1- - 21- SWAIN, RACHEL C 126 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85C - 2- - 79- ROSE, THOMAS B II 501 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 2- - 80- HARTER, JOSEPH J 211 BRANDYLION DR STEPHENS CITY, VA 85C - 2- - 82- PUMPHREY, RONALD W 507 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 2- - 83- SOULE, CHAD R 509 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 22655 22655.2902 22655.2902 Jeremy F. Camp, Planner 1I Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County 1' that Jeremy F. Camp, Planner II for the Department of Planning and aforesaid, do hereby certify dated ,has Development, whose name is signed to the foregoing, State and County aforesaid. personally appeared before me and acknowledged the same in my Given under my hand this ----- day of My commission expires on NOTARY PUBLIC 0 V 4/W 85C - 2- - 84- GORDON, LAURA E 511 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 1. 2. 92- LINABURG, MIKKIA M 112 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 93- BENNETT, BRADY L & CHRISTINE L 114 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1. 2- 94- MURPHY, JOHN D & SHIRLEY M 113 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 95- BROWN, MAE M 111 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 96- PAYNE, ROBERT A. 109 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2- 97- ARTZ, HAROLD A JR & BRIDGET A 107 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1. 2. 98- SHIRLEY, DAVID E 105 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1. 2- 99. FIORVANTI, RICHARD L II 103 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 100- COOK, ANGELA M & LAHR, DIANE 101 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2. 101. SANDRETZKY, RONALD W & TAMMY M.W. 217 RIDGEFIELD AVE STEPHENS CITY, VA. 22655.2942 85C - 1.2- 102- BELL, BRYAN K & SHONA L 215 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2942 85 - A- - 139- SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655.5306 85 - A- - 141. FREDERICK-WINCH ESTER PO BOX 433 WINCHESTER, VA. 22604.0433 85 - A- - 139-A SCOTHORN, GARY L & LINDA 0 506 EWINGS LN STEPHENS CITY, VA. 22655.5306 85 - A- - 139-B YOUNG, JAMES R & JANE S 511 EWINGS LN STEPHENS CITY, VA 22655.5309 85 - A- - 142. STEPHENS CITY, TOWN OF PO BOX 250 STEPHENS CITY, VA 22655.0250 85 - A- - 142-A ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 86 - A- - 25. STELZL, BETTY R 968 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3223 86 -A- - 21-A PAINTER, HERBERT M. 1113 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3217 85C - 2- - 60. CARDINAL REAL ESTATE, LLC 1619 VALLEY AVE WINCHESTER, VA 22601.3179 85C - 2- - 64. HUBBARD, LISSA J & KAITLYN 411 RIDGEFIELD AVE STEPHENS CITY, VA 22655 85C -2- - 65. THOMPSON, RONALD A WILMA M THOMPSON 413 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2. - 66. STUMP, THERESA S 415 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 0 This is to certify that the attached correspondenceD Department o fwas ingland Development, to the Frederick g on from the Departmen Vir inia: 85C - 2- - 72- County, . g BREWER, CHARLES & TERRI A 85C - 2- - 67- NORRIS, BENJAMIN C 417 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 68- BRIDGES, SHARON 419 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 69- WHITE, MICHAEL G JR & JENNETTE M 421 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 69-A STEPHENS RIDGE HOME OWNERS ASSOC. ROSNEY FARM BOYCE,VA 22620 429 RIDGEFIELD AVE STEPHENS CITY, VA 22655 85C .2- - 73- FRALEY, KENNETH T SR & MARY J 1802 CHESTNUT GROVE RD WINCHESTER, VA 22603.2316 85C - 2- - 75- EVANS, SHIRLEY R 435 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 76- RITTER, BRUCE W 439 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2919 85C - 2- - 79- ROSE, THOMAS B II 85C - 2- • 70- DEFILIPPI, JOHN A & STACY J 501 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 425 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C -2- - 71- WARNER, CATHY V 427 RIDGEFIELD AVE planner II STEPHENS CITY, VA 22655.2901 Jeremy F. Camp, Frederick Co. Planning Dept. STATE OF VIRGIN7A COUNTY OF FREDERICK a Notary Public in and for the State and County I, planner II for the Department of Planning and aforesaid, do hereby certify that Jeremy F. Camp, dated , has Development, whose name is signed to the foregoing, State and County aforesaid. personally appeared before me and acknowledged the same in my Given under my hand this __— day of My commission expires on NOTARY PUBLIC 0 4W 85C - 2- - 80- HARTER, JOSEPH J 211 BRANDYLION OR STEPHENS CITY, VA 22655 85C - 2- - 81. WHITTAKER, LEONA 505 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2. - 82. M1 RONALD W 507 RIDGEFIELD S P-#EflF3 C1 , VA 226 - - 85C - 2- - 86- MARTIN, DEBORAH 515 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 87- JACKSON, THOMAS A & YUAN 517 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 88- YOUNG, DOROTHY LILLIAN 519 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 89. BROOKS, PAULA N 521 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 90. SEITZ, FRANK R JR 523 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 91- JACKSON, MILDRED JEAN CIO SMITH-JACKSON, M JEAN 525 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 91-A STEPHENS RIDGE HOME OWNERS ASSOC. ROSNEY FARMS BOYCE,VA 22620 Jam Free Printing ® www.avery.com Use Avery© TEMPLATE 51610 1-800-GO-AVERY A\/EIaYo 51610 85C - 2- - 90- SEITZ, FRANK R JR 523 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 91-- JACKSON, MILDRED JEAN CIO SMITH-JACKSON, M JEAN 525 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 91-A STEPHENS RIDGE HOME OWNERS ASSOC. ROSNEY FARMS BOYCE,VA 22620 85C - 2- - 90- SEITZ, FRANK R JR 523 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C -2- - 91- JACKSON, MILDRED JEAN CIO SMITH-JACKSON, M JEAN 525 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 91-A STEPHENS RIDGE HOME OWNERS ASSOC. ROSNEY FARMS BOYCE,VA 22620 Jam Free Printing Use Avery® TEMPLATE 51610 www.avery.com 1-800-GO-AVERY SAVERY@ 51610 86E - 1- - 18- SMITH, DAVID A & LINDA W 134 DRIFTWOOD DR STEPHENS CITY, VA 22655.2987 86E - 1- - 19- STEVENSON, JAMES E & TAMMY R 100 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 20- SCHULTZ,SCOTT &REBECCA 102 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 21- HUDSON, FREDDIE E & CAROLE F 104 BARKWOOD DR STEPHENS CITY, VA 22655.2991 85 - A- - 140- RACEY, CHARLES W. CIO ALCESTA R DYKE, EXEC. 293 OLD CHARLES TOWN RD STEPHENSON,VA 22656.1724 86E - 1- - 18- SMITH, DAVID A & LINDA W 134 DRIFTWOOD DR STEPHENS CITY, VA 22655.2987 86E - 1- - 19- STEVENSON, JAMES E & TAMMY R 100 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 20- SCHULTZ, SCOTT & REBECCA 102 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 21- HUDSON, FREDDIE E & CAROLE F 104 BARKWOOD OR STEPHENS CITY, VA 22655.2991 ®1,91,S @AU3AAf �9 A213AV-09-008-L LUOYAJDAWAAAaM ®L9LS 31\ildIN31®Aaany asD 6ullulad 8aa3 wer Jam Free Printing Use Avery® TEMPLATE 51610 www.avery.com 1-800-G O-AVERY * AVERY@ 51610 86E - 1- - 22- BAKER, CHRISTOPHER W & CAROLYN M 106 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 23- WEBER, STEVEN A & TRACY B 108 BARKWOOD OR STEPHENS CITY, VA 22655.2991 86E - 1- - 24- LAPORTE, TIMOTHY J & KAREN S 110 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 25- DOBERSZTYN, DAVID MARK & DAWN MARIE 112 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 26- DREYER, MARK R & SUSAN L 114 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 22- BAKER, CHRISTOPHER W & CAROLYN M 106 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 23- WEBER, STEVEN A & TRACY B 108 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 24- LAPORTE, TIMOTHY J & KAREN S 110 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 25- DOBERSZTYN, DAVID MARK & DAWN MARIE 112 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 26- DREYER, MARK R & SUSAN L 114 BARKWOOD DR STEPHENS CITY, VA 22655-2991 ®L9LLUOY S ®AH3AAf S t/-OJ-008-L UIO�'A.IaAWMMM @L9L5 31` IdW31®Aaany ash Bullulad aaa3 uaef Jam Free Printing Use Avery@ TEMPLATE 51610 www.avery.com 1-800-GO-AVERY NAVERY® 51610 86E - 1- - 27- FORD, ALBERT D & MARY D 116 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 28- DEAN, TIMOTHY A SR & CHRISTI R 118 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 2- 2. 13- KIDD, JAMES C & INGRID K 114 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 14- MALIK, JAVED & NAEEMA 116 TRUNK DR STEPHENS CITY, VA 86E - 1- - 27- FORD, ALBERT D & MARY D 116 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 28- DEAN, TIMOTHY A SR & CHRISTI R 118 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 2- 2- 13- KIDD, JAMES C & INGRID K 114 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 14- MALIK, JAVED & NAEEMA 116 TRUNK DR 22655.2911 STEPHENS CITY, VA 22655.2911 86E - 2- 2- 15- 86E - 2- 2- 15- RAGALLER, TIMOTHY A & DIANE M RAGALLER, TIMOTHY A & DIANE M 118 TRUNK DR 118 TRUNK OR STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2911 ®69l S ®l��l�/�dS AH3A`d-O9-008-I. ®6965 31VIdW31 @fuew ash uaOYAABAWAAAAAn 6ullu►Ad aaaJ user Jam Free Printing Use Avery® TEMPLATE 51610 www.avery.com 1-800-GO-AVERY N /AVERW 51610 86E - 2- 2- 16- SCHNEIDER, PAUL C & JENNIFER G 120 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 17- COOLEY, BRYAN K & SHARON L 122 TRUNK DR STEPHENS CITY, VA 22655 86E - 2- 2- 18- CORBIT, STEVEN & KATHRYN 124 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 19- MARKS, ALFRED H JR & JULIA G 126 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2- 2- 20- DUKE, PATRICIA KELLEY 128 TRUNK DR STEPHENS CITY, VA 86E - 2. 2. 16- SCHNEIDER, PAUL C & JENNIFER G 120 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 17- COOLEY, BRYAN K & SHARON L 122 TRUNK DR STEPHENS CITY, VA 22655 86E - 2- 2- 18- CORBIT, STEVEN & KATHRYN 124 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 19- MARKS, ALFRED H JR & JULIA G 126 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2- 2- 20- DUKE, PATRICIA KELLEY 128 TRUNK DR 22655.2911 STEPHENS CITY, VA 22655.2911 ®I.91,S ®AIMAW S A213AV-0J-008-I, LUOYAJDAWAAMM ®I.965 31 IdIN31®Raany ash 6ullulad aaad Luer Jam Free Printing Use Avery© TEMPLATE 51610 www.avery.com 1-800-GO-AVERY 9 AVERYO 51610 86E - 2- 2. 21- SKEITH, JOE DAVID & SHEILA K 130 TRUNK OR STEPHENS CITY, VA 22655.2911 86E - 2- 2. 22- MITCHELL, JENT P III & F ANNE B 132 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2. 23- SMIY, KENNETH P 134 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 24- PATTON, DALE E & DIANE A PO BOX 3457 WINCHESTER, VA 22604.1157 86E - 2- 2- 25- PHILIBIN, GARY L & STACEY D 138 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 21- SKEITH, JOE DAVID & SHEILA K 130 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 22- MITCHELL, JENT P III & F ANNE B 132 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 23- SMIY, KENNETH P 134 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 24- PATTON, DALE E & DIANE A PO BOX 3457 WINCHESTER, VA 22604.1157 86E - 2- 2- 25- PHILIBIN, GARY L & STACEY D 138 TRUNK DR STEPHENS CITY, VA 22655.2911 09t-s @AIMAV AHEIAV-09-008-L U103-AAaAWAAAI►M ®69LS 31VIcHN31®AAeAd ash 6ul;ulAd aaAJ wef Jam Free Printing www.avery.com a 0 Use Avery@ TEMPLATE 51610 1-800-GO-AVERY a AVERY� 5161 86E - 2- 2- 26- SMITH, PAUL A 129 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 27- ROGERS, RONALD E & ELLEN S 127 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 28- BERKOWITZ, MORRIS & HELENE 125 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2. 29- SHICKLE, LESTER G & JEANETTE C 123 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 30- SYBERT, RONALD E & NANCY M 121 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 26- SMITH, PAUL A 129 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 27- ROGERS, RONALD E & ELLEN S 127 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2. 28- BERKOWITZ, MORRIS & HELENE 125 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 29- SHICKLE, LESTER G & JEANETTE C 123 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 30- SYBERT, RONALD E & NANCY M 121 BRANCH CT STEPHENS CITY, VA 22655.2937 6965 ®A��/���9 Aa3AV-09-008-L @0LS 31VIdW31 @AAeAV asn ® Lio:)•AaaAL-'MAl%M ® Bu1lulad aaaJ Lief Jam Free Printing Use Avery© TEMPLATE 51610 www.avery.com 1-800-GO-AVE RY a AVERW 51610 86E - 2- 2- 31- DISOUE, DALE W & DAYLE P 119 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 32- BURCH, PATRICIA A PO BOX 5 STEPHENS CITY, VA 86E - 2- 2. 31- DISGUE, DALE W & DAYLE P 119 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2. 2- 32- BURCH, PATRICIA A PO BOX 5 22655.0005 STEPHENS CITY, VA 22655.0005 86E - 2- 2- 33- MOHAN, ROBERT & MARY BETH 115 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 34- DIRNAGL, ALFRED & CHRISTINE 113 BRANCH CT STEPHENS CITY, VA 22655-2937 86E - 2- 2- 35- MACGREGOR, GREGORY T & PAMELA D 111 BRANCH CT STEPHENS CITY, VA 22655.2937 ®1,91,S 0AM3AAf awo:)-AAA)J3AV-0E)-0O8-L ane•nnnnnn 86E - 2- 2. 33- MOHAN, ROBERT & MARY BETH 115 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 34- DIRNAGL, ALFRED & CHRISTINE 113 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 35- MACGREGOR, GREGORY T & PAMELA D 111 BRANCH CT STEPHENS CITY, VA 22655.2937 @L9LS 31VIdW31®Aaand esn 6ul;ulad aaa3 mer Jam Free Printing Use Avery© TEMPLATE 51611D www.avery.com 1-800-GO-AV ERY SAVERY@ 51610 85B - 1- - 17- PHILLIPS, WILLIAM R. II 118 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85B - 1- - 18- BURSEY, WALTER H. JR. 120 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85B - 1- - 19- SHARRON M LAROCHE LIVING TRUST 122 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85B - 1- - 20- CAMPBELL, KURT A & JAMMIE M 124 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85B - 1- - 21- SWAIN, RACHEL C 126 MEADOWBROOK DR STEPHENS CITY, VA 85B -1- - 17- PHILLIPS, WILLIAM R. II 118 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85B - 1- - 18- BURSEY, WALTER H. JR. 120 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85B - 1- - 19- SHARRON M LAROCHE LIVING TRUST 122 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85B - 1- - 20- CAMPBELL, KURT A & JAMMIE M 124 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85B - 1- - 21- SWAIN, RACHEL C 126 MEADOWBROOK DR 22655.2925 STEPHENS CITY, VA 22655.2925 091.S ®AU3A %F S A113AV-09-008-1, ®� W0:)-A 1aAe'MMM ®1,91,S 31VIdW3J. OAaaAV ash 6ullulad aaad wer Jam Free Printing Use Avery@ TEMPLATE 51610 www.avery.com 1-800-GO-AVERY S AVERW 51610 85B - 1- - 22- DIXON, ANTHONY C. 128 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85B - 1- - 22- DIXON, ANTHONY C. 128 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85C - 2- - 79- 85C - 2- - 79- ROSE, THOMAS B II ROSE, THOMAS B II 501 RIDGEFIELD AVE 501 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 STEPHENS CITY, VA 22655.2902 85C - 2- - 80- 85C - 2- - 80- HARTER, JOSEPH J HARTER, JOSEPH J 211 BRANDYLION DR 211 BRANDYLION DR STEPHENS CITY, VA 22655 STEPHENS CITY, VA 22655 85C - 2- - 82- 85C - 2- - 82- PUMPHREY, RONALD W PUMPHREY, RONALD W 507 RIDGEFIELD AVE 507 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 STEPHENS CITY, VA 22655.2902 85C - 2- - 83- 85C - 2- - 83- SOULE, CHAD R SOULE, CHAD R 509 RIDGEFIELD AVE 509 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 STEPHENS CITY, VA 22655.2902 ®6965 ®J��J�/\dS A113AV-OE)-008-L ®6965 3iVldVJ31®AaaAv ash W03-AABAWAAAAAA Bullulad 98a3 uae f Jam Free Printing Use Avery® TEMPLATE 51610 www.avery.com 1-800-GO-AV E RY SAVERY@ 51610 85C - 2- - 84- GORDON, LAURA E 511 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 1- 2. 92- LINABURG, MIKKIA M 112 GROVE CT STEPHENS CITY, VA 22655.2902 22655.2905 85C - 1- 2- 93- BENNETT, BRADY L & CHRISTINE L 114 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2- 94- MURPHY, JOHN D & SHIRLEY M 113 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2. 95- BROWN, MAE M 111 GROVE CT STEPHENS CITY, VA Offs ®AU3AA/ �9 22655.2905 A1I3AV-09-008-I. LUOYAJOAe'MAAM 85C - 2- - 84- GORDON, LAURA E 511 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 1- 2- 92- LINABURG, MIKKIA M 112 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 93- BENNETT, BRADY L & CHRISTINE L 114 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2- 94- MURPHY, JOHN D & SHIRLEY M 113 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2. 95- BROWN, MAE M 111 GROVE CT STEPHENS CITY, VA 22655.2905 @01•S 31VIdW31®AaaAv ash Bullulad 99AJ LUe( Jam Free Printing ® www.avery.com Use Avery© TEMPLATE 51610 1-800-GO-AVERY 9 �►VERII'a 51610 85C - 1- 2- 96- PAYNE, ROBERT A. 109 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2. 97- ARTZ, HAROLD A JR & BRIDGET A 107 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 98- SHIRLEY, DAVID E 105 GROVE CT STEPHENS CITY, VA 85C - 1- 2. 99- FIORVANTI, RICHARD L II 103 GROVE CT STEPHENS CITY, VA 85C - 1- 2. 100- COOK, ANGELA M & LAHR, DIANE 101 GROVE CT STEPHENS CITY, VA. @01.s ®AIMAW S 22655-2905 85C - 1- 2- 96- PAYNE, ROBERT A. 109 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2- 97- ARTZ, HAROLD A JR & BRIDGET A 107 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 98- SHIRLEY, DAVID E 105 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 99- FIORVANTI, RICHARD L II 103 GROVE CT 22655.2905 STEPHENS CITY, VA 22655.2905 85C - 1- 2- 100- COOK, ANGELA M & LAHR, DIANE 101 GROVE CT 22655-2905 STEPHENS CITY, VA. 22655.2905 J121W-0E1-008-L p696S 3JLVIdW31 @Aaaw ash W0:)'Aa9AWAAAAAA ® 6u11ulad aaaJ user Jam Free Printing Use Avery@ TEMPLATE 51610 www.avery.com 1-800-G O-AVE RY AVERY@ 51610 85C - 1.2- 101- SANDRETZKY, RONALD W & TAMMY M.W. 217 RIDGEFIELD AVE STEPHENS CITY, VA. 22655.2942 85C - 1- 2- 102- BELL, BRYAN K & SHONA L 215 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2942 85 - A- - 139. SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655.5306 85 -A- -141- FREDERICK-WINCHESTER PO BOX 433 WINCHESTER, VA. 85C - 1- 2- 101- SANDRETZKY, RONALD W & TAMMY M.W. 217 RIDGEFIELD AVE STEPHENS CITY, VA. 22655.2942 85C - 1- 2- 102- BELL, BRYAN K & SHONA L 215 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2942 85 - A- - 139- SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655.5306 85 - A- - 141- FREDERICK-WINCHESTER PO BOX 433 22604.0433 WINCHESTER, VA. 22604.0433 85 - A- - 139-A SCOTHORN, GARY L & LINDA 0 506 EWINGS LN STEPHENS CITY, VA. 22655.5306 19t5 ®Agl�/��/S A1I3AV-0E)-008-L ® LUOYA19Ae-MMM 85 - A- - 139-A SCOTHORN, GARY L & LINDA 0 506 EWINGS LN STEPHENS CITY, VA. 22655.5306 p69LS 3. VI&N31®Aaany asn Bullulad 9aa3 wer Jam Free Printing Use Avery© TEMPLATE 51610 www.avery.com 1-800-GO-AVERY NAVERY@ 51610 85 - A- - 139-B YOUNG, JAMES R & JANE S 511 EWINGS LN STEPHENS CITY, VA 22655.5309 85 - A- - 142- STEPHENS CITY, TOWN OF PO BOX 250 STEPHENS CITY, VA 22655.0250 85 - A- - 142-A ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 86 - A- - 25- STELZL, BETTY R 968 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3223 86 -A- - 21-A PAINTER, HERBERT M. 1113 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3217 AIMAV-O9-008-1. ®6965 )A IMAV S W0:)-AAeAO'AAMM 85 - A- - 139-B YOUNG, JAMES R & JANE S 511 EWINGS LN STEPHENS CITY, VA 22655.5309 85 - A- - 142- STEPHENS CITY, TOWN OF PO BOX 250 STEPHENS CITY, VA 22655.0250 85 - A- - 142-A ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 86 - A- - 25- STELZL, BETTY R 968 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3223 86 - A- - 21-A PAINTER, HERBERT M. 1113 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3217 ®691•S 31VIdW31 @AaaAV esD 6ullulad eeaJ wer Jam Free Printing Use Avery@ TEMPLATE 5161@ www.avery.com 1-800-GO-AVE RY SAVERY@ 51610 85 - A- - 59- 85 - A- - 59- ESTEP, MARY VIRGINIA STICKLEY ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 MIDLOTHIAN, VA 23113-6358 85 - A-! 59- 85 -'A--- 59- ESTEP, MARY VIRGINIA STICKLEY ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA / CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 MIDLOTHIAN, VA 23113.6358 85C - 2- - 60- 85C - 2- - 60- CARDINAL REAL ESTATE, LLC CARDINAL REAL ESTATE, LLC 1619 VALLEY AVE 1619 VALLEY AVE WINCHESTER, VA 22601.3179 WINCHESTER, VA 22601.3179 85C - 2- - 64- 85C - 2- - 64- HUBBARD, LISSA J & KAITLYN HUBBARD, LISSA J & KAITLYN 411 RIDGEFIELD AVE 411 RIDGEFIELD AVE STEPHENS CITY, VA 22655 STEPHENS CITY, VA 22655 85C - 2- - 65- 85C - 2- - 65- THOMPSON, RONALD A THOMPSON, RONALD A WILMA M THOMPSON WILMA M THOMPSON 413 RIDGEFIELD AVE 413 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 STEPHENS CITY, VA 22655.2901 85C - 2- - 66- 85C - 2- - 66- STUMP, THERESA S STUMP, THERESA S 415 RIDGEFIELD AVE 415 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 STEPHENS CITY, VA 22655-2901 AIJ3Ad � AN3Ab'-O9-008-I, ®1.91•S ® iuoTAaane•nnnnnn ®6965 31\1-IdW31®Aaany ash 6UI;Ulad 08a3 use( Jam Free Printing Use Avery@ TEMPLATE 51610 www.avery.com 1-800-GO-AV ERY SAVERYO 51610 85C - 2- - 67- NORRIS, BENJAMIN C 417 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 2- - 68- BRIDGES, SHARON 419 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 22655.2901 85C - 2- - 69- WHITE, MICHAEL G JR & JENNETTE M 421 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2901 85C - 2- - 69-A STEPHENS RIDGE HOME OWNERS ASSOC. ROSNEY FARM BOYCE,VA 22620 85C - 2- - 70- DEFILIPPI, JOHN A & STACY J 425 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 696S OA�U3ffif S �-O'J-001J-6 © wo:)- UIO�'A.laAWMMM 85C - 2- - 67- NORRIS, BENJAMIN C 417 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 68- BRIDGES, SHARON 419 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 69- WHITE, MICHAEL G JR & JENNETTE M 421 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2901 85C - 2- - 69-A STEPHENS RIDGE HOME OWNERS ASSOC. ROSNEY FARM BOYCE,VA 22620 85C - 2- - 70- DEFILIPPI, JOHN A & STACY J 425 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 ©0LS 3J-V'IdW3J- ®Raand ash Bul}ulad aaaJ wef Jam Free Printing Use Avery@ TEMPLATE 51610 www.avery.com 1-800-GO-AVERY NAVERY@ 5161© 85C -2- - 71- WARNER, CATHY V 427 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 72- BREWER, CHARLES & TERRI A 429 RIDGEFIELD AVE STEPHENS CITY, VA 22655 85C - 2- - 73- FRALEY, KENNETH T SR & MARY J 1802 CHESTNUT GROVE RD WINCHESTER,VA 22603.2316 85C - 2- - 75- EVANS, SHIRLEY R 435 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 76- RITTER, BRUCE W 439 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2919 oL9I.S ®AIJ3AAf s A1J3nd-o�AAAAA. 1110�Y�.laAe'MMM 85C -2- - 71- WARNER, CATHY V 427 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 72- BREWER, CHARLES & TERRI A 429 RIDGEFIELD AVE STEPHENS CITY, VA 22655 85C - 2- - 73- FRALEY, KENNETH T SR & MARY J 1802 CHESTNUT GROVE RD WINCHESTER,VA 22603.2316 85C - 2- - 75- EVANS, SHIRLEY R 435 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 76- RITTER, BRUCE W 439 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2919 p69I.S 31VldW31 @Aaany ash 6u11ulad 09AJ user Jam Free Printing Use Avery© TEMPLATE 51610 www.avery.com 1-800-GO-AVERY AVERY@ 51610 85C - 2- - 79- ROSE, THOMAS B II 501 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 2- - 80- HARTER, JOSEPH J 211 BRANDYLION DR STEPHENS CITY, VA 85C - 2- - 81- WHITTAKER, LEONA 505 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 79- ROSE, THOMAS B II 501 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 2- - 80- HARTER, JOSEPH J 211 BRANDYLION DR 22655 STEPHENS CITY, VA 22655.2902 85C - 2- - 82- PUMPHREY, RONALD W 507 RIDGEFIELD AVE STEP ENS CITY, VA 22655.2902 85C - 2- - 83- SOULE, CHAD R 509 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 83- SOULE, CHAD R 509 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 096s 0AIMA if W A`d-09-006-6 WOYA,IaAWMMM 85C - 2- - 81- WHITTAKER, LEONA 505 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 2- - 82- PUMPHREY, RONALD W 507 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 2- - 83- SOULE, CHAD R 509 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 2- - 83- SOULE, CHAD R 509 RIDGEFIELD AVE 22655.2902 22655 22655.2902 22655-2902 22655.2902 STEPHENS CITY, VA 22655.2902 @01,S 31VIdW31®Aaany asD 6u11ulad 99a3 Mef Jam Free Printing ® www.avery.com AVEIaYo 51610 Use Avery© TEMPLATE 51610 1-800-GO- VERY 85C - 2- - 84- 85C - 2- - 84- GORDON, LAURA E GORDON, LAURA E 511 RIDGEFIELD AVE 511 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 STEPHENS CITY, VA 22655.2902 85C - 2 84- 85C • 2- - 84- GORDON,LAURAE GORDON, LAURA E 511 RIDGEFIELD AVE 511 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 STEPHENS CITY, VA 22655.2902 85C - 2- - 86- 85C - 2- - 86- MARTIN, DEBORAH MARTIN, DEBORAH 515 RIDGEFIELD AVE 515 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 STEPHENS CITY, VA 22655.2902 M 85C - 2- - 87- 85C - 2- - 87- JACKSON, THOMAS A & YUAN JACKSON, THOMAS A & YUAN 517 RIDGEFIELD AVE 517 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 STEPHENS CITY, VA 22655.2902 85C - 2- - 88- 85C - 2- - 88- YOUNG, DOROTHY LILLIAN YOUNG, DOROTHY LILLIAN 519 RIDGEFIELD AVE 519 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 STEPHENS CITY, VA 22655.2902 85C - 2- - 89- BROOKS, PAULA N 521 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 @491•s 0AZ: Alf � �a3nd-OO-ooa-A U70YfldaAO'MMM 85C - 2- - 89- BROOKS,PAULA N 521 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 ® p696S 3.LVIdIN3.L @AaaAd ash Bul}ulad 99a3 user TO: Barbara - Data Processing FROM: Bev - Planping Dept. Please print sets f labels by: THANKS!!! 7. Adjoining Property Owners Name and Property Identification Number Address Zone Use Smith, David & Linda W. 132 Driftwood Drive Property # 86 E 1 18 Li Stephens City, VA 22655 RP Residential Stevenson, James E. & Tammy R. 100 Barkwood Drive Pro ert# 86 E 1 19 St ehens City, VA 22655 RP Residential Schultz, Scott & Rebecca 102 Barkwood Drive Property # 86 E 1 20 L,-" Stephens City, VA 22655 RP Residential Hudson, Freddie E & Carole F. 104 Barkwood Drive Property # 86 E 1 21 ✓ Stephens City, VA 22655 RP Residential Baker, Christopher W. & Carole 106 Barkwood Drive Property # 86 E 1 22 Stephens City, VA 22655 RP Residential Weber, Steven A. & Tracy B. 108 Barkwood Drive Property # 86 E 1 23 ✓ Stephens City, VA 22655 RP Residential Laporete, Timothy J. & Karen S. 110 Barkwood Drive Property # 86 E 1 24 ,/ Stephens City, VA 22655 RP Residential Dobersztyn, David M. & Dawn M. 112 Barkwood Drive Property # 86 E 1 25 V Stephens City, VA 22655 RP Residential Dreyer, Mark R. & Susan L. 114 Barkwood Drive Property # 86 E 1 26 ;/ Stephens City, VA 22655 RP Residential Ford, Albert D. & Mary D. 116 Barkwood Drive Property # 86 E 1 27 ✓ Stephens City, VA 22655 RP Residential Dean, Timothy A. Sr., & 9hristi R. 118 Barkwood Drive Property # 86 E 1 28 Ste hens City, VA 22655 RP Residential Kidd, James C. & Ingrid K. 114 Trunk Drive Property # 86 E 2 2 13 ✓ Stephens City, VA 22655 RP Residential Malik, Jared & Naeema 116 Trunk Drive Property # 86 E 2 2 14 ✓ Stephens City, VA 22655 RP Residential Ragaller, Timothy A. & Diafe M. 118 Trunk Drive Property # 86 E 2 2 15 ✓ Ste hens City, VA 22655 RP Residential ATTACHMENT "A" 40 .tit P C�'i r 3" /�� A-`!� �O L t�� `d �+►u f�� .Ti U joy s I°o boy 5,� r va Mohan, Robert & Mary Beth ' 115 Branch Court Property # 86 E 2 2 33 1Z Stephens City, VA 22655 RP Residential Dirnagl, Alfred & Christine 113 Branch Court Property # 86 E 2 2 34 Stephens City, VA 22655 RP Residential MacGregor, Gregory T. & Pamela D. 111 Branch Court Property # 86 E 2 2 35 ,/ Stephens City, VA 22655 RP Residential Phillips, William R. II 118 Meadowbrook Drive Property # 85 B 1 17 ✓ Stephens City, VA 22655 RP Residential Dursey, Walter H. Jr. 120 Meadowbrook Drive Property # 85 B 1 18 ✓ Stephens City, VA 22655 RP Residential Sharon M. LaRoche Living Trust 122 Meadowbrook Drive Property # 85 B 1 19 ✓ Stephens City, VA 22655 RP Residential Campbell, Kurt A. & Jammie M. 124 Meadowbrook Drive Property # 85 B 1 20 ✓ Stephens City, VA 22655 RP Residential Swain, Rachel C. 126 Meadowbrook Drive Property # 85 B 1 21 ✓ Stephens City, VA 22655 RP Residential Dixon, Anthony C. 128 Meadowbrook Drive Property # 85 B 1 22 ✓ Stephens City, VA 22655 RP Residential Rose, Thomas B. II 501 Ridgefield Avenue Property # 85 C 2 79 ✓ Stephens City, VA 22655 RP Residential Deiter, Cynde Anne Jones 503 Ridgefield Avenue Property # 85 C 2 80 Stephens City, VA 22655 RP Residential Pumphrey, Round W. 507 Ridgefield Avenue Property # 85 C 2 82• ✓ Stephens City, VA 22655 RP Residential Soule, Chap R. 509 Ridgefield Avenue Property # 85 C 2 83 ✓ Stephens City, VA 22655 RP Residential Lafollete, Kenneth M. 511 Ridgefield Avenue Property # 85 C 2 84 ✓ Stephens City, VA 22655 RP Residential Linaburg, Mikkia 112 Grove Court Property # 85 C 1 2 92 Stephens City, VA 22655 RP Residential Bennett, Brady L. & Christine L. 114 Grove Court Property # 85 C 1 2 93 ✓ Stephens City, VA 22655 RP Residential Murphy, John D. & Shirley M- 113 Grove Court Property # 85 C 1 2 94 J Stephens City, VA 22655 RP Residential r , Brown, Mae M. 111 Grove Court Property # 85 C 1 2 954✓ Stephens City, VA 22655 RP Residential Payne, Robert A. 109 Grove Court Property # 85 C 1 2 96 Stephens City, VA 22655 RP Residential Artz, Harold A. Jr. & Bridget A. 107 Grove Court Property # 85 C 1 2 97 ✓ Stephens City, VA 22655 RP Residential Shirley, David E. 105 Grove Court Property # 85 C 1 2 98 ✓ Stephens City, VA 22655 RP Residential CN, Fiorvanti, Richard L. II 103 Grove Court Property # 85 C 1 2 99 ,/ Stephens City, VA 22655 RP Residential 'V Livingood, Clara C. 101 Grove Court Property # 85 C 1 2 100 ✓ Stephens City, VA 22655 RP Residential Sandretzky, Ronald W. & Tammy M.W. 217 Ridgefield Property # 85 C 1 2 101 ✓ Stephens City, VA 22655 RP Residential Gary L. & Stephen P. Scothorn 604 Ewings Lane Property # 85 A 139 �/ Stephens City, VA 22655 RA Agricultural Frederick — Winchester P.O. Box 43 Property # 85 A 141 ✓ Winchester, VA 22604 RA Local Government �J Gary L. & Linda O. Scothorn 506 Ewings Lane Property # 85 A 139A ✓ Stephens City, VA 22655 RA Residential James R. & Jane S. Young 511 Ewings Lane \ Property # a85 A 139E V Stephens City, VA 22655 RA Residential Town of Stephens City P.O. Box 250 Property # 85 A 142 ✓ Stephens City, VA 22655 RA Local Government Ours, Rick / 461 Westmoreland Dr. Property # 86 A 25 ✓ Stephens City, VA 22655 RA Agricultural JPainter, Herbert M. 914 Double Church Rd. Property # 86 A 21A Stephens City, VA 22655 RA Agricultural ' 5 C' 1 r o v1/ Lfol° A, Z Schneider, Paul C. & Jennifer G. 120Trunk Drive Property # 86 E 2 2 16 ✓ Stephens it , VA 22655 RP Residential Cooley, Bryan K. & Sharon L. 122 Trunk Drive Property # 86 E 2 2 17 ,/ Stephens City, VA 22655 RP Residential Corbit, Steven & Kathryn 124 Trunk Drive Property # 86 E 2 2 18 ✓ Stephens City, VA 22655 RP Residential Marks, Alfred H. Jr. & Julia G. 126 Trunk Drive Property # 86 E 2 2 19 ;/ Stephens City, VA 22655 RP Residential Duke, Patricia Kelly 128 Trunk Drive Property # 86 E 2 2 20 ✓ Stephens City, VA 22655 RP Residential Skeith, Joe David & Sheila K. 130 Trunk Drive Property # 86 E 2 2 21 Stephens City- VA 22655 RP Residential Mitchell, Jent P. III & F. Anne B. 132 Trunk Drive Property # 86 E 2 2 22 V Ste hens Cit , VA 22655 RP Residential Smiy, Kenneth P. 134 Trunk Drive Property # 86 E 2 2 23 Stephens City, VA 22655 RP Residential Patton, Dale E. & Diane A. P.O. Box 3457 Property # 86 E 2 2 24 Winchester, VA 22604 RP Residential Philibin, Gary L. & Stacey D. 138 Trunk Drive Property # 86 E 2 2 25 Stephens City , VA 22655 RP Residential Smith, Paul A. & Jackson, Mildred Jan 129 Branch Court Property # 86 E 2 2 26 ,/ Stephens City, VA 22655 RP Residential Rodgers, Ronald E. & Ellap S. 127 Branch Court Property # 86 E 2 2 27 ✓ Stephens City, VA 22655 RP Residential Berlowitz, Morris & Helene 125 Branch Court Property # 86 E 2 2 28 -,/ Stephens City, VA 22655 RP Residential Shickle, Lester G. & Jeanette C. 123 Branch Drive Property # 86 E 2 2 29 ✓ Stephens City, VA 22655 RP Residential Sybert, Ronald E. & Nancy M. 121 Branch Drive Propert # 86 E 2 2 30 ✓ Stephens City, VA 22655 RP Residential Disque, Dale W. & Dayle P. 119 Branch Drive Property # 86 E 2 2 31 Stephens City, VA 22655 RP Residential Burch, Patricia A. / P.O. Box 5 Property # 86 E 2 2 32 / Stephens City, VA 22655 RP Residential t COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING June 2, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-04 FOR RACEY TRACT On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, June 16, 2004, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 903-04 of Racey Tract, submitted by Blue Springs View, L.L.C., to rezone 105.65 acres From RA (Rural Areas) District to RP (Residential Performance) District. This property is located east of interstate 81, approximately'/2 of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside Subdivision, in the Opequon Magisterial District, and is identified by Property Identification Number (PIN) 85-A-140. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of' the application will be available for review at the Handley Library and the Bowman Library the week of the hearing, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: v,NAnw.co.frederick.va.us. Sincerely, I rerny F. Camp l�laru�er II JFC/hhd 107 North Kent Street • Winchester, Virginia 22601-5000 rN Thiing on s i tp �P-rt;fv that the attached correspondence was mailedDevelopment,othe foilowFrederick from the Department of Planning Coun ,Virginia: / 86E - 1- - 24- LAPORTE, TIMOTHY J & KAREN S 86E - 1- - 18- 110 BARKWOOD OR SMITH, DAVID A & LINDA W STEPHENS CITY, VA 22655.2991 134 DRIFTWOOD DR STEPHENS CITY, VA 22655.2987 86E - 1- - 25- DOBERSZTYN, DAVID MARK & DAWN MARIE 86E - 1- - 19- STEVENSON, JAMES E & TAMMY R 100 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 20- SCHULTZ, SCOTT & REBECCA 102 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 21- HUDSON, FREDDIE E & CAROLE F 104 BARKWOOD OR STEPHENS CITY, VA 22655.2991 112 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 26- DREYER, MARK R & SUSAN L 114 BARKWOOD OR STEPHENS CITY, VA 22655.2991 86E - 1- - 27- FORD, ALBERT D & MARY D 116 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 28- 86E - 1- - 22- DEAN, TIMOTHY A SR & CHRISTI R BAKER, CHRISTOPHER W & CAROLYN M 118 BARKWOOD DR 106 BARKWOOD DR STEPHENS CITY, VA 22655.2991 STEPHENS CITY, VA 22655.2991 86E - 1- - 23- WEBER, STEVEN A & TRACY B 108 BARKWOOD DR / STEPHENS CITY, VA 22655.2991 Jere . Camp, Pr II Frederick Co. Planning Dept. STATE OF VTRGINIA COUNTY OF FREDERICK a Notary Public in and for theent State Planning and I, Planner II forJ�hepartrn.aforesaid, do ereby certify thatJe my F. Camp,dated��`—a has Development, whose name issigned to the foregoing, and County aforesaid. personally appeared before me and acknowledged the same in my Given under my hand this 'l' L:�,! day of My commission expires on NOTARY UBLIC 86E - 2- 2- 13- KIDD, JAMES C & INGRID K 114 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2- 2- 14- MALIK, JAVED & NAEEMA 116 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2. 2. 15- RAGALLER, TIMOTHY A & DIANE M 118 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 16- SCHNEIDER, PAUL C & JENNIFER G 120 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2- 2- 17- COOLEY, BRYAN K & SHARON L 122 TRUNK DR STEPHENS CITY, VA 22655 86E - 2- 2- 18- CORBIT, STEVEN & KATHRYN 124 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2. 2. 19- MARKS, ALFRED H JR & JULIA G 126 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2. 2- 20- DUKE, PATRICIA KELLEY 128 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2. 21- SKEITH, JOE DAVID & SHEILA K 130 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2- 2- 22- MITCHELL, JENT P III & F ANNE B 132 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2. 2- 23- SMIY, KENNETH P 134 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2- 2- 24- PATTON, DALE E & DIANE A PO BOX 3457 WINCHESTER, VA 22604-1157 86E - 2- 2- 25- PHILIBIN, GARY L & STACEY D 138 TRUNK DR STEPHENS CITY, VA 22655-2911 86E - 2. 2- 26- SMITH, PAUL A 129 BRANCH CT STEPHENS CITY, VA 22655-2937 86E - 2- 2- 27- ROGERS, RONALD E & ELLEN S 127 BRANCH CT STEPHENS CITY, VA 22655-2937 86E - 2. 2. 28- BERKOWITZ, MORRIS & HELENE 125 BRANCH CT STEPHENS CITY, VA 22655-2937 86E - 2- 2- 29- SHICKLE, LESTER G & JEANETTE C 123 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2. 2. 30- SYBERT, RONALD E & NANCY M 121 BRANCH CT STEPHENS CITY, VA 22655-2937 86E - 2- 2- 31- DISQUE, DALE W & DAYLE P 119 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 32. BURCH, PATRICIA A PO BOX 5 STEPHENS CITY, VA 22655-0005 86E - 2- 2- 33- MOHAN, ROBERT & MARY BETH 115 BRANCH CT STEPHENS CITY, VA 22655-2937 86E - 2- 2- 34- DIRNAGL, ALFRED & CHRISTINE 113 BRANCH CT STEPHENS CITY, VA 22655-2937 86E - 2. 2. 35- MACGREGOR, GREGORY T & PAMELA D 111 BRANCH CT STEPHENS CITY, VA 22655-2937 85B - 1- - 17- PHILLIPS, WILLIAM R. II 118 MEADOWBROOK DR STEPHENS CITY, VA 22655-2925 was ed to the following on This is to certify that the attached the Department of Planningland Development, Frederick from the Dep County, Virginia: 85B - 1- - 18- BURSEY, WALTER H. JR. 120 MEADOWBROOK DR 22655 2925 STEPHENS CITY, VA. 85B - 1- - 19- SHARRON M LAROCHE LIVING TRUST 122 MEADOWBROOK DR STEPHENS CITY, VA. 22655-2925 85B - 1- - 20- CAMPBELL, KURT A & JAMMIE M 124 MEADOWBROOK DR STEPHENS CITY, VA 85B - 1- - 21- SWAIN, RACHEL C 126 MEADOWBROOK DR STEPHENS CITY, VA 85B - 1- - 22- DIXON, ANTHONY C. 128 MEADOWBROOK DR STEPHENS CITY, VA. 85C - 2- - 79- ROSE, THOMAS B II 501 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2925 22655-2925 22655-2925 22655.2902 85C - 2- - 80- DEITER, CYDNE ANN JONES 503 YORKTOWNE PL WINCHESTER,VA 85C - 2- - 82- PUMPHREY, RONALD W 507 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 2- - 83- SOULE, CHAD R 509 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 2- - 84- GORDON, LAURA E 511 RIDGEFIELD AVE STEPHENS CITY, VA 85C - 1- 2. 92- LINABURG, MIKKIA M 112 GROVE CT STEPHENS CITY, VA Jere p, Planner II Frederick Co. Planning Dept. 22601.3450 22655-2902 22655.2902 22655-2902 22655.2905 STATE OF VIRGINIA COUNTY OF FREDERICK a Notary Public in and for the State and County I� planner II for the Department of planning and aforesaid, do hereby certify that Jeremy F. Camp, has Development, whose name is e and ned to acknowe e foregoing, dged the same in my State and County aforesaid. personally appeared before m Given under my hand this day of My commission expires on NOTARY PUBLIC 85C - 1- 2- 93- 85 - A- - 139-B BENNETT, BRADY L & CHRISTINE L YOUNG, JAMES R & JANE S 114 GROVE CT 511 EWINGS LN STEPHENS CITY, VA. 22655-2905 STEPHENS CITY, VA 22655-5309 85C - 1- 2- 94- MURPHY, JOHN D & SHIRLEY M 85 - A- - 142- STEPHENS CITY, TOWN OF 113 GROVE CT STEPHENS CITY, VA 22655-2905 PO BOX 250 22655-0250 STEPHENS CITY, VA 85C - 1. 2- 95- 86 - A- - 25- BROWN, MAE M STELZL, BETTY R 111 GROVE CT STEPHENS CITY, VA 22655-2905 968 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655-3223 85C - 1- 2- 96 86 - A- - 21 A PAYNE, ROBERT A. PAINTER, HERBERT M. 109 GROVE CT STEPHENS CITY, VA. 22655 2905 1113 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655-3217 85C - 1- 2- 97- ARTZ, HAROLD A JR & BRIDGET A 85C - 1- 2- 102 107 GROVE CT BELL, BRYAN K & SHONA L STEPHENS CITY, VA 22655.2905 215 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2942 85C - 1- 2. 98- SHIRLEY, DAVID E 85 - A- - 142-A ESTEP, MARY VIRGINIA STICKLEY 105 GROVE CT CIO ROBERT M BUSHONG, PDA STEPHENS CITY, VA 22655-2905 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 85C - 1- 2- 99- FIORVANTI, RICHARD L II 85C - 2- - 60- 103 GROVE CT CARDINAL REAL ESTATE, LLC STEPHENS CITY, VA 22655-2905 1619 VALLEY AVE WINCHESTER, VA 22601.3179 85C - 1- 2. 100- LIVINGOOD, CLARA C 85C - 2- - 64. TOMKO, SANDRA K 101 GROVE CT STEPHENS CITY, VA. 22655-2905 411 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2901 85C - 1- 2- 101- SANDRETZKY, RONALD W & TAMMY M.W. 85C • 2- - 65- 217 RIDGEFIELD AVE THOMPSON, RONALD A STEPHENS CITY, VA. 22655-2942 WILMA M THOMPSON 413 RIDGEFIELD AVE 85 - A- - 139- STEPHENS CITY, VA 22655-2901 SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 85C - 2- - 66- 506 EWINGS LN STUMP, THERESA S STEPHENS CITY, VA 22655-5306 415 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2901 85 - A- - 141- FREDERICK-WINCHESTER 85C - 2- - 67- PO BOX 433 WINCHESTER, VA. 22604-0433 NORRIS, BENJAMIN C 417 RIDGEFIELD AVE 85 - A- - 139-A STEPHENS CITY, VA 22655.2901 SCOTHORN, GARY L & LINDA 0 85C - 2- - 68- 506 EWINGS LN BRIDGES, SHARON STEPHENS CITY, VA. 22655.5306 419 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 was ed to the following on This is to certify that the attached correspondence Department eofPlann nglandDevelopment, Frederick from the Departnartme County, Virginia: 85C - 2- - 69- WHITE, MICHAEL G JR & JENNETTE M 421 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 70- DEFILIPPI, JOHN A & STACY J 425 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 71- WARNER, CATHY V 427 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2901 85C - 2- - 72- BREWER, CHARLES & TERRI A 429 RIDGEFIELD AVE STEPHENS CITY, VA 22655 85C - 2- - 73- FRALEY, KENNETH T SR & MARY J 1802 CHESTNUT GROVE RD WINCHESTER, VA 22603-2316 85C - 2- - 75- EVANS, SHIRLEY R 435 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 76- RITTER, BRUCE W 439 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2919 85C - 2- - 79- ROSE, THOMAS B II 501 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 80- DEITER, CYDNE ANN JONES 503 YORKTOWNE PL WINCHESTER, VA 22601-3450 85C -2- - 81- WHITTAKER, LEONA 505 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 82- PUMPHREY, RONALD W 507 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 Jeremy F. Camp, Planner II Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FgEDERICK a Notary Public in and for the State and County 1, planner II for the Department of Planning and aforesaid, do hereby certify that Jeremy F. Camp, has Development, whose name is signed to the foregoing, e anted d acknowledged dged the same an my State and County aforesaid. personally appeared before m Given under my hand this day of My commission expires on NOTARY PUBLIC 85C - 2- - 83- SOULE, CHAD R 509 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2902 85C - 2- - 84- GORDON, LAURA E 511 RIDGEFIELD AVE 22655-2902 STEPHENS CITY, VA 85C - 2- - 86- MARTIN, DEBORAH 515 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 87- JACKSON, THOMAS A & YUAN 517 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2902 85C - 2- - 88- YOUNG, DOROTHY LILLIAN 519 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2902 85C - 2- - 89- BROOKS,PAULA N 521 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2902 85C .2- - 90- SEITZ, FRANK R JR 523 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2902 85C -2- - 91- JACKSON, MILDRED JEAN CIO SMITH-JACKSON, M JEAN 525 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85 - A- - 140- RACEY, CHARLES W. CIO ALCESTA R DYKE, EXEC. 293 OLD CHARLES TOWN RD STEPHENSON, VA 22656.1724 Blue Springs View, LLC 43571 John Mosby Hwy., Ste. 120 Chantilly, VA 20152 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 NOTIFICATION OF PUBLIC HEARING March 31, 2004 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-04 FOR RACEY TRACT On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, April 14, 2004, at 7:15 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-04 of Racey Tract, submitted by Blue Springs View, L.L.C., to rezone 105.65 acres from RA (Rural Areas) District to RP (Residential Performance) District. This property is located east of Interstate 81, approximately %2 of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside Subdivision, in the Opequon Magisterial District, and is identified by Property Identification Number (PIN) 85-A-140. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the hearing, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www. co. frederick. va. us/PlanningAndDevelopment/PlanningAndDev.htm. Sincerely, 77 Jeremy F. Camp Planner II JFC/bad 107 North Kent Street - Winchester, Virginia 22601-5000 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX:540/665-6395 NOTIFICATION OF PUBLIC HEARING March 3, 2004 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #03-04 FOR RACEY TRA(' r On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, March 17, 2004, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #03-04 of Racey Tract, submitted by Blue Springs View, L.L.C., to rezone 105.65 acres from RA (Rural Areas) District to RP (Residential Performance) District. This property is located east of Interstate 81, approximately'/2 of a mile south of Fairfax Pike (Route 277), east of Town Run Lane (Route 1012), and to the south of Ridgefield Avenue (Route 1065) along Ewing Lane. This property is south of Ridgefield Subdivision, east of Stephens Ridge Subdivision, and west of Woodside Subdivision, in the Opequon Magisterial District, and is identified by Property Identification Number (PIN) 85-A-140. Any interested parties having questions or wishing to speak may attend this public hearing. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the hearing, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www. co. frederick.va.us/PlanningAndDevelopment/PlanningAndDev.htm. Sincerely, . C�� Jeremy F. Camp Planner II JFC/bad 107 North Kent Street • Winchester, Virginia 22601-5000 U This is rtify that the attached correspondence f Planning s mailed to the following ing on Frederick from the p County, Vi ginia: 86E -1- - 24- ORTE TIMOTHY J & KAREN S 86E - 1- - 18- SMITH, DAVID A & LINDA W 134 DRIFTWOOD DR STEPHENS CITY, VA 22655.2987 86E - 1- - 19- STEVENSON, JAMES E & TAMMY R 100 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 20- SCHULTZ, SCOTT & REBECCA 102 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 21- HUDSON, FREDDIE E & CAROLE F 104 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 22- BAKER, CHRISTOPHER W & CAROLYN M 106 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 23- WEBER, STEVEN A & TRACY B 108 BARKWOOD OR STEPHENS CITY, VA 22655.2991 LAP 110 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 25- DOBERSZTYN, DAVID MARK & DAWN MARIE 112 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 26- DREYER, MARK R & SUSAN L 114 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 27- FORD, ALBERT D & MARY D 116 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 28- DEAN, TIMOTHY A SR & CHRISTI R 118 BARKWOOD DR STEPHENS CITY, VA 22655.2991 Je y F.'Camp, anner� derick Co. Planning Dept. STATE OF VIRGINIA CO TY OF FREDERICK I , ) , a Notary Public in and for the State and County Planner II for the Department of Planning and aforesaid, do heby certify that Jere F. Camp,, has Development, whose name is signed to the foregoing, dated State an County aforesaid. personally appeared before me and acknowledged the same in my Given under my hand this My commission expires on 41 _2 /, Boa NO ARY PU IC 86E - 2- 2- 13- 86E - 2- 2- 25- KIDD, JAMES C & INGRID K PHILIBIN, GARY L & STACEY D 114 TRUNK DR 138 TRUNK DR STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2911 86E • 2- 2- 14• 86E - 2- 2- 26- MALIK, JAVED & NAEEMA SMITH, PAUL A 116 TRUNK DR 129 BRANCH CT STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2937 86E - 2- 2- 15- 86E - 2- 2- 27- RAGALLER, TIMOTHY A & DIANE M ROGERS, RONALD E & ELLEN S 118 TRUNK DR 127 BRANCH CT STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2937 86E - 2- 2- 28- 86E -2-2- 16- BERKOWITZ, MORRIS & HELENE SCHNEIDER, PAUL C & JENNIFER G 125 BRANCH CT 120 TRUNK DR STEPHENS CITY, VA 22655.2937 STEPHENS CITY, VA 22655.2911 86E - 2- 2- 29- 86E - 2- 2- 17- SHICKLE, LESTER G & JEANETTE C COOLEY, BRYAN K & SHARON L 123 BRANCH CT 122 TRUNK DR STEPHENS CITY, VA 22655.2937 STEPHENS CITY, VA 22655 86E • 2- 2. 30- 86E - 2- 2. 18- SYBERT, RONALD E & NANCY M & KATHRYN 121 BRANCH CT DR , 124 TRUNK 124 TRDR STEPHENS CITY, VA 22655.2937 STEPHENS CITY, VA 22655.2911 86E -2-2- 31- 86E - 2- 2- 19- DISDUE, DALE W & DAYLE P MARKS, ALFRED H JR & JULIA G 119 BRANCH CT 126 TRUNK DR STEPHENS CITY, VA 22655.2937 STEPHENS CITY, VA 22655.2911 86E - 2. 2- 32. BURCH, PATRICIA A 86E 2 2 20 PO BOX 5 DUKE, PATRICIA KELLEY STEPHENS CITY, VA 22655.0005 128 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 33- MOHAN, ROBERT & MARY BETH 86E • 2- 2- 21- SKEITH, JOE DAVID & SHEILA K 115 BRANCH CT STEPHENS CITY, VA 22655-2937 130 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 34- DIRNAGL, ALFRED & CHRISTINE 86E - 2- 2- 22- 113 BRANCH CT MITCHELL, JENT P III & F ANNE B STEPHENS CITY, VA 22655.2937 132 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 35- MACGREGOR, GREGORY T & PAMELA D 86E • 2- 2- 23- SMIY, KENNETH P 111 BRANCH CT STEPHENS CITY, VA 22655.2937 134 TRUNK DR STEPHENS CITY, VA 22655.2911 85B - 1- - 17• PHILLIPS, WILLIAM R. II 86E 2 2 24 118 MEADOWBROOK DR PATTON, DALE E & DIANE A STEPHENS CITY, VA 22655.292E PO BOX 3457 WINCHESTER, VA 22604.1157 This is t certify that the attached correspondenceDartof Planning and Development, Frederick � � C Was mailed to the following on from the Department Coun ,Virginia: 85C - 2- - 80- DEITER, CYDNE ANN JONES 85B - 1- - 18- BURSEY, WALTER H. JR. 503 YORKTOWNE PL WINCHESTER, VA 22601.3450 120 MEADOWBROOK OR STEPHENS CITY, VA. 22655.2925 85C - 2- - 82- PUMPHREY, RONALD W 85B 1 19- 507 RIDGEFIELD AVE SHARRON M LAROCHE LIVING TRUST STEPHENS CITY, VA 22655.2902 122 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85C - 2- - 83- SOULE, CHAD R 85B 1 20- CAMPBELL, KURT A & JAMMIE M 509 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 124 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85C - 2- - 84- GORDON, LAURA E 85B - 1- - 21- 511 RIDGEFIELD AVE SWAIN, RACHEL C STEPHENS CITY, VA 22655.2902 126 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85C - 1- 2- 92- LINABURG, MIKKIA M 85B - 1- - 22- DIXON, ANTHONY C. 112 GROVE CT 22655 2905 STEPHENS CITY, VA 128 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85C - 2- - 79- ROSE, THOMAS B II , 501 RIDGEFIELD AVE Jere Camp, Planner II STEPHENS CITY, VA 22655.2902 Fr Brick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDE. RICK a Notary Public in and for the State and County I' F. Cam , Planner II for the De ent of Planning and aforesaid, do ereby certify that Jer y p , has Development, whose name is signed to the foregoing, dated aforesaid. personally appeared before me and acknowledged the same in my Sta e d County Given under my hand this My commission expires on m.. . L� ? A M NOTARY P LIC DUOK 85C - 1- 2- 93- 85 - A- - 139-B BENNETT, BRADY L & CHRISTINE L YOUNG, JAMES R & JANE S 114 GROVE CT 511 EWINGS LN STEPHENS CITY, VA. 22655.2905 STEPHENS CITY, VA 22655.5309 85C - 1- 2- 94- 85 - A- - 142- MURPHY, JOHN D & SHIRLEY M STEPHENS CITY, TOWN OF 113 GROVE CT PO BOX 250 STEPHENS CITY, VA 22655.2905 STEPHENS CITY, VA 22655.0250 85C - 1- 2. 95- 86 - A- - 25. BROWN, MAE M STELZL, BETTY R 111 GROVE CT 968 DOUBLE CHURCH RD STEPHENS CITY, VA 22655.2905 STEPHENS CITY, VA. 22655.3223 85C - 1- 2- 96- 86 - A- - 21-A PAYNE, ROBERT A. PAINTER, HERBERT M. 109 GROVE CT 1113 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655-2905 STEPHENS CITY, VA. 22655.3217 85C - 1- 2- 97- 85C - 1- 2- 102- ARTZ, HAROLD A JR & BRIDGET A BELL, BRYAN K & SHONA L 107 GROVE CT 215 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2905 STEPHENS CITY, VA 22655.2942 85C - 1. 2- 98- 85 - A• - 142-A -5-1 SHIRLEY, DAVID E ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, POA 105 GROVE CT 14502 SAINT STEPHENS PL STEPHENS CITY, VA 22655.2905 MIDLOTHIAN, VA 23113.6358 85C - 1- 2- 99- 85C - 2- - 60- FIORVANTI, RICHARD L II CARDINAL REAL ESTATE, LLC 103 GROVE CT 1619 VALLEY AVE STEPHENS CITY, VA 22655.2905 WINCHESTER, VA 22601.3179 85C - 2- - 64- 85C - 1- 2- 100- TOMKO, SANDRA K LIVINGOOD, CLARA C 411 RIDGEFIELD AVE 101 GROVE CT STEPHENS CITY, VA. 22655.2905 STEPHENS CITY, VA 22655.2901 85C 1. 2- 101- 85C - 2- - 65. RONALD W & TAMMY M.W. THOMPSON, RONALD A SANDRETZKY, 217 RIDGEFIELD AVE WILMA M THOMPSON STEPHENS CITY, VA. 22655.2942 413 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85 - A. - 139- SCOTHORN, GARY L & STEPHEN P 85C -2- - 66. & SCOTHORN, DENNIS A STUMP, THERESA S 506 EWINGS LN 415 RIDGEFIELD AVE STEPHENS CITY, VA 22655.5306 STEPHENS CITY, VA 22655.2901 85 - A- - 141- 85C - 2. - 67. FREDERICK-WINCHESTER NORRIS, BENJAMIN C PO BOX 433 WINCHESTER, VA. 22604.0433 417 RIDGEFIELD AVE 85 - A- - 139-A STEPHENS CITY, VA 22655.2901 SCOTHORN, GARY L & LINDA 0 85C • 2- - 68- 506 EWINGS LN BRIDGES, SHARON STEPHENS CITY, VA. 22655.5306 419 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 0." wing on This is to certify that the attached correspondence, from the DentofPlanning and Developmentmailed to the oFrederick Coun /irginia: 85C - 2- - 76- RITTER, BRUCE W 85C - 2- - 69- 439 RIDGEFIELD AVE WHITE, MICHAEL G JR & JENNETTE M STEPHENS CITY, VA 22655.2919 421 RIDGEFIELD AVE 1 85C -2- - 79- 22655 290 STEPHENS CITY, VA ROSE, THOMAS B II 85C - 2- - 70- DEFILIPPI, JOHN A & STACY J 425 RIDGEFIELD AVE 22655.2901 STEPHENS CITY, VA 85C -2- - 71- WARNER, CATHY V 427 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 85C - 2- - 72- BREWER, CHARLES & TERRI A 429 RIDGEFIELD AVE 22655 STEPHENS CITY, VA 85C - 2- - 73- FRALEY, KENNETH T SR & MARY J 1802 CHESTNUT GROVE RD WINCHESTER, VA 22603.2316 85C - 2- - 75- EVANS, SHIRLEY R 435 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2901 501 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 80- DEITER, CYDNE ANN JONES 503 YORKTOWNE PL WINCHESTER, VA 22601.3450 85C - 2- - 81- WHITTAKER, LEONA 505 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2902 85C - 2- - 82- PUMPHREY, RONALD W 507 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 J my F. Camp, Planner II Frederick Co. Planning Dept. STATE OF VIRGINIA COUNTY OF FREDERI K w a Notary Public in and for the State and County ' F. Camp, II for the De en' of Planning and aforesaid, do ereby certify that Je y p ,has Development, whose name is signed to the foregoing, dated aforesaid. personally appeared before me and acknowledged the same in my State and ounty Given under my hand this day of My commission expires on NOTARY - BLIC 85C - 2- - 83- SOULE, CHAD R 509 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 84- GORDON, LAURA E 511 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 86- MARTIN, DEBORAH 515 RIDGEFIELD AVE STEPHENS CITY, VA 22655-2902 85C - 2- - 87- JACKSON, THOMAS A & YUAN 517 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 88- YOUNG, DOROTHY LILLIAN 519 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 89- BROOKS,PAULA N 521 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 90- SEITZ, FRANK R JR 523 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 91- JACKSON, MILDRED JEAN CIO SMITH-JACKSON, M JEAN 525 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85 -A- -140- C)�� RACEY, CHARLES W. CIO ALUESTA R DYKE, EXEC. 293 01.11 CHARLES TOWN RD STEPHENSON,VA 22656.1724 Blue Springs View, LLC 43571 John Mosby Hwy., Ste. 120 Chantilly, VA 20152 TO: Barbara - Data Processing FROM: Bev - Planning Dept. Please print sets of labels by: THANKS!!! Il 7. Adjoining Property Owners Name and Property Identification Number Address Zone Use Smith, David & Linda W. 132 Driftwood Drive Property # 86 E 1 18 Stephens City, VA 22655 RP Residential Stevenson, James E. & Tammy R. 100 Barkwood Drive Property # 86 E 1 19 St ehens City, VA 22655 RP Residential Schultz, Scott & Rebecca 102 Barkwood Drive Property # 86 E 1 20 Ste hens City, VA 22655 RP Residential Hudson, Freddie E & Carole F. 104 Barkwood Drive Property # 86 E 1 21 Ste hens City, VA 22655 RP Residential Baker, Christopher W. & Carole 106 Barkwood Drive Property # 86 E 1 22 Stephens City, VA 22655 RP Residential Weber, Steven A. & Tracy B. 108 Barkwood Drive Property # 86 E 1 23 Stephens City, VA 22655 RP Residential Laporete, Timothy J. & Karen S. 110 Barkwood Drive Property # 86 E 1 24 Stephens City, VA 22655 RP Residential Dobersztyn, David M. & Dawn M. 112 Barkwood Drive Property # 86 E 1 25 Stephens City, VA 22655 RP Residential Dreyer, Mark R. & Susan L. 114 Barkwood Drive Property # 86 E 1 26 Stephens City, VA 22655 RP Residential Ford, Albert D. & Mary D. 116 Barkwood Drive Property # 86 E 1 27 Stephens City, VA 22655 RP Residential Dean, Timothy A. Sr., & Christi R. 118 Barkwood Drive Property # 86 E 1 28 Stephens City, VA 22655 RP Residential Kidd, James C. & Ingrid K. 114 Trunk Drive Property # 86 E 2 2 13 Stephens City, VA 22655 RP Residential Malik, Jared & Naeema 116 Trunk Drive Property # 86 E 2 2 14 Ste hens City, VA 22655 RP Residential Ragaller, Timothy A. & Diane M. 118 Trunk Drive Property # 86 E 2 2 15 Stephens City, VA 22655 RP Residential i6 gg ` ATTACHMENT"A" Schneider, Paul C. & Jennifer G. 120Trunk Drive City, VA 22655 RP Residential Property # 86 E 2 2 16 Stephens Cooley, Bryan K. & Sharon L. 122 Trunk Drive City, VA 22655 RP Residential Property # 86 E 2 2 17 Stephens Corbit, Steven & Kathryn 124 Trunk Drive Ste hens City, VA 22655 RP Residential Property # 86 E 2 2 18 Marks, Alfred H. Jr. & Julia G. 126 Trunk Drive RP Residential Property # 86 E 2 2 19 Ste hens City, VA 22655 Duke, Patricia Kelly 128 Trunk Drive Property # 86 E 2 2 20 Stephens City, VA 22655 RP Residential Skeith, Joe David & Sheila K. 130 Trunk Drive Property # 86 E 2 2 21 Stephens City, VA 22655 RP Residential Mitchell, Jent P. III & F. Anne B. 132 Trunk Drive City, VA 22655 RP Residential Property # 86 E 2 2 22 Stephens Smiy, Kenneth P. Property # 86 E 2 2 23 134 Trunk Drive Stephens City, VA 22655 RP Residential Patton, Dale E. & Diane A. P.O. Box 3457 VA 22604 RP Residential Property # 86 E 2 2 24 Winchester, Philibin, Gary L. & Stacey D. 138 Trunk Drive Ste hens City, VA 22655 RP Residential Property # 86 E 2 2 25 Smith, Paul A. & Jackson, Mildred Jan 129 Branch Court RP Residential Property # 86 E 2 2 26 Stephens City, VA 22655 Rodgers, Ronald E. & Ellan S. 127 Branch Court RP Residential Property # 86 E 2 2 27 Stephens City, VA 22655 Berlowitz, Morris & Helene 125 Branch Court RP Residential Property # 86 E 2 2 28 Stephens City, VA 22655 Shickle, Lester G. & Jeanette C. 123 Branch Drive RP Residential Property # 86 E 2 2 29 Stephens City, VA 22655 Sybert, Ronald E. & Nancy M. 121 Branch Drive RP Residential Property # 86 E 2 2 30 Ste hens City, VA 22655 Disque, Dale W. & Dayle P. 119 Branch Drive RP Residential_71 Property # 86 E 2 2 31 Stephens City, VA 22655 Burch, Patricia A. Property # 86 E 2 2 32 P.O. Box 5 Stephens City, VA 22655 RP Residential � jV �aaR.rus � vo Mohan, Robert & Mary Beth 115 Branch Court Property # 86 E 2 2 33 Stephens City, VA 22655 RP Residential Dirnagl, Alfred & Christine 113 Branch Court Property # 86 E 2 2 34 Stephens City, VA 22655 RP Residential MacGregor, Gregory T. & Pamela D. 111 Branch Court Property # 86 E 2 2 35 Stephens City, VA 22655 RP Residential ti Phillips, William R. II 118 Meadowbrook Drive Property # 85 B 1 17 Stephens City, VA 22655 RP Residential Dursey, Walter H. Jr. 120 Meadowbrook Drive J�, Property # 85 B 1 18 Stephens City, VA 22655 RP Residential Sharon M. LaRoche Living Trust 122 Meadowbrook Drive Propert# 85 B 1 19 Stephens City, VA 22655 RP Residential Campbell, Kurt A. & Jammie M. 124 Meadowbrook Drive Property # 85 B 1 20 Stephens City, VA 22655 RP Residential Swain, Rachel C. 126 Meadowbrook Drive Property # 85 B 1 21 Stephens City, VA 22655 RP Residential Dixon, Anthony C. 128 Meadowbrook Drive Property # 85 B 1 22 Stephens City, VA 22655 RP Residential Rose, Thomas B. II 501 Ridgefield Avenue ` Property # 85 C 2 79 Ste hens City, VA 22655 RP Residential Deiter, Cynde Anne Jones 503 Ridgefield Avenue Property # 85 C 2 80 Stephens City, VA 22655 RP Residential Pumphrey, Round W. 507 Ridgefield Avenue Property # 85 C 2 82, Stephens City, VA 22655 RP Residential Soule, Chap R. 509 Ridgefield Avenue Property # 85 C 2 83 Stephens City, VA 22655 RP Residential Lafollete, Kenneth M. 511 Ridgefield Avenue Property # 85 C 2 84 Ste hens City, VA 22655 RP Residential Linaburg, Mikkia 112 Grove Court Property # 85 C 1 2 92 Stephens City, VA 22655 RP Residential Bennett, Brady L. & ChristineL. 114 Grove Court Property # 85 C 1 2 93 Ste hens City, VA 22655 RP Residential Murphy, John D. & Shirley M. 113 Grove Court Property # 85 C 1 2 94 Ste hens City, VA 22655 RP Residential C\ t Brown, Mae M. 111 Grove Court Property # 85 C 1 2 95 Stephens City, VA 22655 RP Residential Payne, Robert A. 109 Grove Court Property # 85 C 1 296 Stephens City, VA 22655 RP Residential Artz, Harold A. Jr. &.Bridget A. 107 Grove Court Property # 85 C 1 2 97 Ste hens City, VA 22655 RP Residential Shirley, David E. 105 Grove Court Property # 85 C 1 298 Stephens City, VA 22655 RP Residential Fiorvanti, Richard L. II 103 Grove Court Property # 85 C 1 299 Stephens City, VA 22655 RP Residential Livingood, Clara C. 101 Grove Court Property # 85 C 1 2 100 Stephens City, VA 22655 RP Residential Sandretzky, Ronald W. & Tammy M.W. 217 Ridgefield Propertv # 85 C 1 2 101 Stephens City, VA 22655 RP Residential Gary L. & Stephen P. Scothorn 604 Ewings Lane Property # 85 A 139- Ste hens City, VA 22655 RA A ricultural Frederick — Winchester P.O. Box 43 Property # 85 A 141 Winchester, VA 22604 RA Local Government Gary L. & Linda O. Scothorn 506 Ewings Lane Prop rty # 85 A 139A Stephens City, VA 22655 RA Residential James R. & Jane S. Young 511 Ewings Lane Property # a85 A 139B Stephens City, VA 22655 RA Residential Town of Stephens City P.O. Box 250 Property # 85 A 142 Stephens City, VA 22655 RA Local Government Ours, Rick 461 Westmoreland Dr. Property # 86 A 25 Stephens City, VA 22655 RA Agricultural Painter, Herbert M. 914 Double Church Rd. Property # 86 A 21A Stephens City, VA 22655 RA Agricultural Jam Free Printing Use Avery© TEMPLATE 51610 86E - 1- - 18- SMITH, DAVID A & LINDA W 134 DRIFTWOOD DR STEPHENS CITY, VA www.avery.com 1-800-GO-AVERY N AVERY@ 51610 86E - 1- - 18- SMITH, DAVID A & LINDA W 134 DRIFTWOOD DR 22655.2987 STEPHENS CITY, VA 22655.2987 86E - 1- - 19- STEVENSON, JAMES E & TAMMY R 100 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 20- SCHULTZ, SCOTT & REBECCA 102 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 21- HUDSON, FREDDIE E & CAROLE F 104 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 22- BAKER, CHRISTOPHER W & CAROLYN M 106 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 23- WEBER, STEVEN A & TRACY B 108 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 24- LAPORTE, TIMOTHY J & KAREN S 110 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 25- DOBERSZTYN, DAVID MARK & DAWN MARIE 112 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 26- DREYER, MARK R & SUSAN L 114 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 27- FORD, ALBERT D & MARY D 116 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 19- STEVENSON, JAMES E & TAMMY R 100 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 20- SCHULTZ, SCOTT & REBECCA 102 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 21- HUDSON, FREDDIE E & CAROLE F 104 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 22- BAKER, CHRISTOPHER W & CAROLYN M 106 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 23- WEBER, STEVEN A & TRACY B 108 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 24- LAPORTE, TIMOTHY J & KAREN S 110 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 25- DOBERSZTYN, DAVID MARK & DAWN MARIE 112 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 26- DREYER, MARK R & SUSAN L 114 BARKWOOD DR STEPHENS CITY, VA 22655.2991 86E - 1- - 27- FORD, ALBERT D & MARY D 116 BARKWOOD DR STEPHENS CITY, VA 22655.2991 @0LS OAU3AV 0 AH3AV-0'J-008-6 IUO:)YCIaAWMMM ® @01,S 3.LVldW3J. @AjaAV asn 6ullulad 99a3 wer Jam Free Printing ® www.avery.com a AVERYo 5161© Use Avery® TEMPLATE 51610 1-800-GO- VERY 86E - 1- - 28- 86E - 1- - 28- DEAN, TIMOTHY A SR & CHRISTI R DEAN, TIMOTHY A SR & CHRISTI R 118 BARKWOOD DR 118 BARKWOOD DR STEPHENS CITY, VA 22655.2991 STEPHENS CITY, VA 22655.2991 86E - 2. 2. 13- 86E - 2- 2- 13- KIDD, JAMES C & INGRID K KIDD, JAMES C & INGRID K 114 TRUNK DR 114 TRUNK DR STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2911 86E - 2- 2- 14- 86E - 2- 2- 14- MALIK, JAVED & NAEEMA MALIK, JAVED & NAEEMA 116 TRUNK DR 116 TRUNK DR STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2911 86E - 2- 2- 15- 86E - 2- 2- 15- RAGALLER, TIMOTHY A & DIANE M RAGALLER, TIMOTHY A & DIANE M 118 TRUNK OR 118 TRUNK DR STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2911 86E - 2- 2- 16- 86E - 2- 2- 16- SCHNEIDER, PAUL C & JENNIFER G SCHNEIDER, PAUL C & JENNIFER G 120 TRUNK DR 120 TRUNK DR STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2911 86E - 2- 2- 17- 86E - 2. 2- 17- COOLEY, BRYAN K & SHARON L COOLEY, BRYAN K & SHARON L 122 TRUNK DR 122 TRUNK DR STEPHENS CITY, VA 22655 STEPHENS CITY, VA 22655 86E - 2- 2. 18- 86E - 2- 2- 18- CORBIT, STEVEN & KATHRYN CORBIT, STEVEN & KATHRYN 124 TRUNK DR 124 TRUNK DR STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2911 86E - 2- 2- 19- 86E - 2- 2- 19- MARKS, ALFRED H JR & JULIA G MARKS, ALFRED H JR & JULIA G 126 TRUNK DR 126 TRUNK DR STEPHENS CITY, VA 22655-2911 STEPHENS CITY, VA 22655.2911 86E - 2- 2- 20- 86E - 2- 2- 20- DUKE, PATRICIA KELLEY DUKE, PATRICIA KELLEY 128 TRUNK DR 128 TRUNK DR STEPHENS CITY, VA 22655.2911 STEPHENS CITY, VA 22655.2911 86E - 2. 2. 21- SKEITH, JOE DAVID & SHEILA K 130 TRUNK DR STEPHENS CITY, VA 22655.2911 p6� 91.5 0AIMAY A>9-008-6 UA0�Y�.:)'AA 0la/1e'MMM 86E - 2- 2- 21- SKEITH, JOE DAVID & SHEILA K 130 TRUNK DR STEPHENS CITY, VA 22655.2911 ® p1.965 3.LVldW3JL @Ajeny ash Bul}ulad 89a3 uue f Jam Free Printing Use Avery® TEMPLATE 51610 86E - 2- 2- 22- MITCHELL, JENT P III & F ANNE B 132 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 23- SMIY, KENNETH P 134 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 24- PATTON, DALE E & DIANE A PO BOX 3457 WINCHESTER, VA 22604.1157 86E - 2- 2. 25- PHILIBIN, GARY L & STACEY D 138 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 26- SMITH, PAUL A 129 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2. 27- ROGERS, RONALD E & ELLEN S 127 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2. 2. 28- BERKOWITZ, MORRIS & HELENE 125 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2. 29- SHICKLE, LESTER G & JEANETTE C 123 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 30- SYBERT, RONALD E & NANCY M 121 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 31- DISQUE, DALE W & DAYLE P 119 BRANCH CT STEPHENS CITY, VA 22655.2937 www.avery.com AVERY® 51610 1-800-GO-AVERY 86E - 2- 2- 22- MITCHELL, JENT P III & F ANNE B 132 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 23- SMIY, KENNETH P 134 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 24- PATTON, DALE E & DIANE A PO BOX 3457 WINCHESTER,VA 22604.1157 86E - 2- 2. 25- PHILIBIN, GARY L & STACEY D 138 TRUNK DR STEPHENS CITY, VA 22655.2911 86E - 2- 2- 26- SMITH, PAUL A 129 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 27- ROGERS, RONALD E & ELLEN S 127 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 28- BERKOWITZ, MORRIS & HELENE 125 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2. 2. 29- SHICKLE, LESTER G & JEANETTE C 123 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2. 30- SYBERT, RONALD E & NANCY M 121 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 31- DISQUE, DALE W & DAYLE P 119 BRANCH CT STEPHENS CITY, VA 22655.2937 ®1,9ts 0AIMAd S A113AV-O9-008-L W0YICI0Ae'MMM ®6965 31t9dW31 @faeAd asD 6ul}ulad 99a3 wer Jam Free Printing Use Avery@ TEMPLATE 51610 86E - 2- 2- 32- BURCH, PATRICIA A PO BOX 5 STEPHENS CITY, VA 22655.0005 86E - 2- 2- 33- MOHAN, ROBERT & MARY BETH 115 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 34- DIRNAGL, ALFRED & CHRISTINE 113 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 35- MACGREGOR, GREGORY T & PAMELA D 111 BRANCH CT STEPHENS CITY, VA 22655.2937 85B - 1- - 17- PHILLIPS, WILLIAM R. II 118 MEADOWBROOK OR STEPHENS CITY, VA 22655.2925 85B - 1- - 18- BURSEY, WALTER H. JR. 120 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85B - 1- - 19- SHARRON M LAROCHE LIVING TRUST 122 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85B - 1- - 20- CAMPBELL, KURT A & JAMMIE M 124 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85B - 1- - 21- SWAIN, RACHEL C 126 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85B - 1- - 22- DIXON, ANTHONY C. 128 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 1.9LS ®A?J3AH 9 Aa3nd-o ® 1110Y/�daAe- 'MmAAMM www.avery.com 1-800-GO-AV ERY 86E - 2- 2- 32- BURCH, PATRICIA A PO BOX 5 STEPHENS CITY, VA wAVERY@ 51610 22655.0005 86E - 2- 2- 33- MOHAN, ROBERT & MARY BETH 115 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2- 34- DIRNAGL, ALFRED & CHRISTINE 113 BRANCH CT STEPHENS CITY, VA 22655.2937 86E - 2- 2. 35- MACGREGOR, GREGORY T & PAMELA D 111 BRANCH CT STEPHENS CITY, VA 22655.2937 85B - 1- - 17- PHILLIPS, WILLIAM R. II 118 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85B - 1- - 18- BURSEY, WALTER H. JR. 120 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 85B - 1- - 19- SHARRON M LAROCHE LIVING TRUST 122 MEADOWBROOK DR STEPHENS CITY, VA. 22655-2925 85B - 1- - 20- CAMPBELL, KURT A & JAMMIE M 124 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85B-1--21- SWAIN, RACHEL C 126 MEADOWBROOK DR STEPHENS CITY, VA 22655.2925 85B - 1- - 22- DIXON, ANTHONY C. 128 MEADOWBROOK DR STEPHENS CITY, VA. 22655.2925 ® p696S 31VIdW31 @AjaAV ash ® Bullulad aaaJ wer Jam Free Printing Use Avery® TEMPLATE 51610 85C - 2- - 79- ROSE, THOMAS B II 501 RIDGEFIELD AVE STEPHENS CITY, VA www.avery.com 1-800-GO-AVERY SAVERY@ 51610 85C - 2- - 79- ROSE, THOMAS B II 501 RIDGEFIELD AVE 22655.2902 STEPHENS CITY, VA 22655.2902 85C - 2- - 80- DEITER, CYDNE ANN JONES 503 YORKTOWNE PL WINCHESTER,VA 22601.3450 85C - 2- - 82- PUMPHREY, RONALD W 507 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 83- SOULE, CHAD R 509 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 84- GORDON, LAURA E 511 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 1- 2- 92- LINABURG, MIKKIA M 112 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 93- BENNETT, BRADY L & CHRISTINE L 114 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2- 94- MURPHY, JOHN D & SHIRLEY M 113 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 95- BROWN, MAE M 111 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 96- PAYNE, ROBERT A. 109 GROVE CT STEPHENS CITY, VA ®L9I.S ®AIMAW S 22655.2905 AH3AV-O J-008- L w03-fU9A8'MMM 85C - 2- - 80- DEITER, CYDNE ANN JONES 503 YORKTOWNE PL WINCHESTER, VA 22601.3450 85C - 2- - 82- PUMPHREY, RONALD W 507 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 83- SOULE, CHAD R 509 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 2- - 84- GORDON, LAURA E 511 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 1- 2- 92- LINABURG, MIKKIA M 112 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 93- BENNETT, BRADY L & CHRISTINE L 114 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2- 94- MURPHY, JOHN D & SHIRLEY M 113 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2- 95- BROWN, MAE M 111 GROVE CT STEPHENS CITY, VA 22655.2905 85C - 1- 2. 96- PAYNE, ROBERT A. 109 GROVE CT STEPHENS CITY, VA. 22655.2905 ®6945 31VIdW31 @AjaAd asn Bullulad 9013 wer Jam Free Printing ® www.avery.com a m AVERYo 5161 Use Avery@ TEMPLATE 51610 1-800-GO-AVERY 85C - 1. 2. 97- 85C - 1- 2- 97- ARTZ, HAROLD A JR & BRIDGET A ARTZ, HAROLD A JR & BRIDGET A 107 GROVE CT 107 GROVE CT STEPHENS CITY, VA 22655.2905 STEPHENS CITY, VA 22655.2905 85C - 1- 2- 98- 85C - 1- 2- 98- SHIRLEY, DAVID E SHIRLEY, DAVID E 105 GROVE CT 105 GROVE CT STEPHENS CITY, VA 22655.2905 STEPHENS CITY, VA 22655.2905 85C - 1- 2. 99- 85C - 1- 2- 99- FIORVANTI, RICHARD L II FIORVANTI, RICHARD L II 103 GROVE CT 103 GROVE CT STEPHENS CITY, VA 22655.2905 STEPHENS CITY, VA 22655.2905 85C - 1- 2- 100- LIVINGOOD, CLARA C 101 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1- 2- 101- SANDRETZKY, RONALD W & TAMMY M.W. 217 RIDGEFIELD AVE STEPHENS CITY, VA. 22655.2942 85 - A- - 139- SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655.5306 85 -A- -141- FREDERICK-WINCHESTER PO BOX 433 WINCHESTER, VA. 22604.0433 85 - A- - 139-A SCOTHORN, GARY L & LINDA 0 506 EWINGS LN STEPHENS CITY, VA. 22655.5306 85 - A- - 139-B YOUNG, JAMES R & JANE S 511 EWINGS LN STEPHENS CITY, VA 22655.5309 85 - A- - 142- STEPHENS CITY, TOWN OF PO BOX 250 STEPHENS CITY, VA O t.s ®AU3AAf 85C - 1- 2- 100- LIVINGOOD, CLARA C 101 GROVE CT STEPHENS CITY, VA. 22655.2905 85C - 1.2- 101- SANDRETZKY, RONALD W & TAMMY M.W. 217 RIDGEFIELD AVE STEPHENS CITY, VA. 22655.2942 85 - A- - 139- SCOTHORN, GARY L & STEPHEN P & SCOTHORN, DENNIS A 506 EWINGS LN STEPHENS CITY, VA 22655.5306 85 -A- -141- FREDERICK-WINCHESTER PO BOX 433 WINCHESTER, VA. 22604.0433 85 - A- - 139-A SCOTHORN, GARY L & LINDA 0 506 EWINGS LN STEPHENS CITY, VA. 22655.5306 85 - A- - 139-B YOUNG, JAMES R & JANE S 511 EWINGS LN STEPHENS CITY, VA 22655.5309 85 - A- - 142- STEPHENS CITY, TOWN OF PO BOX 250 22655.0250 STEPHENS CITY, VA 22655.0250 A213AV-O9-008-L ®L9LS 31VIdW31 @AAaAd ash W0:)'Aa9AWMMM ® Bul;uMd aaa3 user Jam Free Printing Use Avery@ TEMPLATE 51610 86 - A- - 25- STELZL, BETTY R 968 DOUBLE CHURCH RD STEPHENS CITY, VA. www.avery.com 1-800-G O-AV E RY 9 AVERY@ 51610 86 - A- - 25- STELZL, BETTY R 968 DOUBLE CHURCH RD 22655.3223 STEPHENS CITY, VA. 22655.3223 86 -A- - 21-A PAINTER, HERBERT M. 1113 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3217 85C - 2- - 60- CARDINAL REAL ESTATE, LLC 1619 VALLEY AVE WINCHESTER, VA 22601.3179 85C - 2- - 91- JACKSON, MILDRED JEAN CIO SMITH-JACKSON, M JEAN 525 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 1- 2- 102- BELL, BRYAN K & SHONA L 215 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2942 85 - A- - 142-A ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 85 - A- - 59- ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113-6358 5 LZ5.599ZZ VA'All3 SN3Hd31S 80 Alim ELL W NA13A3'8310013 -OV - -V - 98 86 - A- - 21-A PAINTER, HERBERT M. 1113 DOUBLE CHURCH RD STEPHENS CITY, VA. 22655.3217 85C - 2- - 60- CARDINAL REAL ESTATE, LLC 1619 VALLEY AVE WINCHESTER, VA 22601.3179 85C - 2- - 91 - JACKSON, MILDRED JEAN CIO SMITH-JACKSON, M JEAN 525 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2902 85C - 1- 2- 102- BELL, BRYAN K & SHONA L 215 RIDGEFIELD AVE STEPHENS CITY, VA 22655.2942 85 - A- - 142-A ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 85 - A- - 59- ESTEP, MARY VIRGINIA STICKLEY CIO ROBERT M BUSHONG, PDA 14502 SAINT STEPHENS PL MIDLOTHIAN, VA 23113.6358 5LZ9.999ZZ VA'A113 SN3Hd31S 80 A11WV3 ELL W NA13A3'a310013 -OV - -V - 98 091,S ®A2l ffif S A113AV-09-008-L p1,91,S 31V1dW31®AaaAd ash LUOYAaane-MAAAA ® lullulad aaaj wef Sw - 06, VIC zi Ilk^ glib&. via REZ # 03 - 04 Racey Tract PIN 85 -A- 140 0 300 Feet c/�' . �``\ \ - .. • `._. _ sue, :. •. �I • i MrA y,pm - �'�?:Racey Tract ■ r "i 0 200 Feet■■iii■■iiiii■ ■■ii ■ii■ii B r n e -05C I 85 A 142 TEPHENS CITY, TOWN OF RA Y 05 A 141 FREDERICK- WIWNCHESTER 85 A 139B YOUNG 85 P 1 A • SCOTHORN RACEY 85 0 I pro Affl-PE, Jffld WIM Sti§1 - 2il =r CL Plankvvow Ct 641 REZ # 03 04 Racey Tract PIN A AER 85 -A - 140 6' WWA .. J A 25 ELZL 0 200 F N DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VI W E GIS, MPPVNG, G GCS WORKREQ EST S DATE RECEIVED: 1 ,o REQUESTED COMPLETION DATE: o REQUESTING AGENT: Department, Agency, or Company: - Mailing and/or Billing Address: Telephone: E-mail Address: ESTIMATED COST OF PROJECT: 11 w DESCRIPTION OF REQUEST: (Write additional information on back of request) l�L`• DIGITAL: PAPER: FAX: E-MAIL: SIZES: COLOR: BLACK/WHITE: NUMBER OF COPIES: STAFF MEMBER: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651)