HomeMy WebLinkAboutProffers Stephenson Village - BackfileCOUNTY of FRE, DERICK
rtment of Planning and Dei,elopment
540/665-5651
FAX: 540/665-6395
September 29, 2003
Mr. Evan A. Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
RE: R-EZONING#06-03, Stephenson Village
Dear Evan:
This letter serves to confirm action taken by the Frederick County Board of Supervisors at their
meeting of September 24, 2003. The above -referenced application was approved to rezone 794.6
acres fiom RA (Rural Ateas) District to R4 (Residential Plamled Cormnunity) District. The
approvedproffer statement, dated September 3, 2003, includes the CofnfnunityDesign Modifications
Document (Exhibit F) that outlines nine ordinance modification requests. Each modification request
was approved by the Board of Supervisors as presented in the proffer statement. A copy of the
• approved proffer statement is attached for your records.
The properties subject to this rezoning action are identified by Property Identification Numbers 44-A-
31 [portion], 44-A-31A, 44-A-292, and 44-A-293, and are located within the Stonewall Magisterial
District. The boundaries of the rezoning are delineated on the Composite Plat dated August 18, 2003,
prepared by Greenway Engineering, which is included in the application file maintained in the
Department of Plarming and Development.
Please do not hesitate to contact this office if you have any questions regarding the approval of this
rezoning application.
Sincerel ,
ClnristopJier M. Mohn, AICP
Deputy Plamning Director
Attachments
CMM/bad
cc: J. Donald Shockey, Jr.
Jerry Copp, VDOT Resident Engineer
John Light, Stonewall District Planning Commissioner
Jane Anderson, Real Estate
Marcus Lemasters, GIS
em: Lynda J. Tyler, Stonewall District Board of Supervisors Member
Charles S. DeHaven, Jr., Planning Commission Chairman
107 North Dent Street - Winchester, Virginia 22601-5000
AIVIIIENDlYI[ENT
Action
PLANNING COMMISSION: August 20, 2003 - Recommended Approval
BOARD OF SUPERVISORS: September 24, 2003 - 0 APPROVED ID DENIED
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
REZONING #06-03 FOR STEPHENSON VILLAGE
WHEREAS, Rezoning #06-03 of Stephenson Village, was submitted by Greenway Engineering, to
rezone 794.6 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District.
This property is located east of Milburn Road (Route 662), south of Old Charles Town Road (Route
761), and southwest of Jordan Springs Road (Route 664), approximately 2,000 feet east of Martinsburg
Pike (Route 11 North). The properties included with this application are identified with Property
Identification Numbers 44-A-31 [portion], 44-A-31A, 44-A-292, and 44-A-293 in the Stonewall
Magisterial District.
WHEREAS, the Planning Commission held a public hearing on this rezoning on August 20, 2003;
and
WHEREAS, the Board of Supervisors held a public hearing on this rezoning on September 24,
2003;and
WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning, to
include nine ordinance modification requests, to be in the best interest of the public health, safety,
welfare, and in conformance with the Comprehensive Policy Plan;
N` OW9 THEREFORE9 ICE NT ORDAIII`�1ED 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 794.6 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District
with revised proffers, 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 a19-03
• This ordinance shall be in effect on the date of adoption.
Passed this 24`h day of September 2003 by the following recorded vote:
Richard C. Shickle, Chairman Ave Sidney A. Reyes Nay
Gina A. Forrester Nay Margaret B. Douglas Aye
W. Harrington Smith, Jr. Absent Robert M. Sager Aye
Lynda J. Tyler .pye
A COPY ATTEST
John R. ' ey, Jr.
. Frederick County Administrator
•
PDRes. #19-03
0:\Resolutions\2003 Rezoning Resolutions\Stephenson Village.wpd
•
PROFFER STATEMENT
STEP IIENSON VE LILAG E
RESHIDIENTHAL PLANNED (COMIV1IUNNT Y
Rezoning # 06-03
Property Owner/Applicant: Stephenson Associates, L.C.
is Property: 794.6± Acres, Tax Map Nos. 44-((A))-31A, 44-((A))-292, 44-((A))-293, and
A Portion ®f Tax Parcel 44-((A))-311
Stonewall Magisterial District
Frederick County, Virginia
Date: January 8, 2003
Revised: Larch i, 2003
]Revised: April 24, 2003
]Revised: August 18, 2003
]Devised: September 3, 2003
•
September 3, 2003
•
S
TABLE OF CONTENTS
Page
EXECUTIVE SUMMARY
n
L
COMMUNITY DESIGN MODIFICATION DI[IFICATI ON DOCUMENT
2
2,
PHASING PLAN TO MINIMIZE IZIE SUDDEN IMPACTS ON
COUNTY SERVICES
2
3>
USES, DENSITY AND MIX OF HOUSING TYPES PIES
3
4.
APPLICANT TO PAY 100 % OF CAPITAL FACILITY IMPACTS
5
S.
MATCHING FUNDS FOR TRANSPORTATION IENIF][ANCIEI@/>(IENTS AND/OR
HERITAGE E TOURISM
i
6.
MONETARY CONTRIBUTION TO CLEAR BROOK VOLUNTEER FIRE
AND RESCUE, INC.
i
7.
MULTI -MODAL TRANSPORTATION IMPROVEMENTS
S
S.
SCHOOL AND IBALLIFI EL)<D SITES, COMMUNITY FACILITIES ES AND (PUBLIC
USE AREAS
9.
RECREATIONAL AMENITIES AND LINEAR PARK
13
10.
ACTIVE ADULT AGE -RESTRICTED HOUSING USING
14
bL
AFFORDABLE HOUSING FOR THE ELDERLY
16
12.
PRESERVATION OF HISTORICAL O RIICAL AND CULTURAL RESOURCES
16
13.
COMMERCIAL CENTER
16
14.
RENT FREE COUNTY OFFICE SPACE
10
15.
COMMUNITY UN1['><'1Y DESIGN FOR A STRONG SENSE OF PLACE
is
16.
ENVIRONMENTAL FEATURES AND 1HiAIB][`)C'AT PRESERVATION
19
17.
COMMUNITY CURBSIDE TRASH COLLECTION
22
19.
WATER AND SEWER IMPROVEMENTS EIM[IENTS IN THE ST EIPH ENSON AREA
23
719.
COMPREHENSIVE (PLAN CONFORMITY TY
23
20.
CREATION OF HOMEOWNERS M[IEOWNIEIRS ASSOCIATION(S)
23
21.
PROFFERED HOUSING TYPES
24
22.
STIR]EIETSCAIPIE DESIGN AND LANDSCAPING
25
23.
COMMUNITY UNIITY SIIGNAGIE PROGRAM
26
September 3, 2003
0 EKecuflve Summary
Of the Proffer Statement for the
Stephenson Village Residential Planned Community
The proffers for Stephenson Village define the conditions for the construction and
maintenance of a residential planned community based on Smart Growth principles. As
envisioned, Stephenson Village will feature a school, public ball fields, recreation
centers, trails and convenient shopping that will tie the neighborhoods of Stephenson
together and serve as a vital center. Stephenson Village itself will have a distinctive look,
a strong architectural theme, and a mixture of housing types to meet the needs of people
of all ages, including an age -restricted active adult community and affordable housing for
the elderly.
The plan emphasizes walkable neighborhoods —with boulevards, sidewalks, bike
paths and trails throughout. In addition to the 135.6 acres in the core battlefield area
(which is not included in the rezoning request), 794.6±-acre parcel will have
approximately 250 acres of open space.
Build -out of Stephenson Village is anticipated to take 20 to 25 years. The proffers
provide a balance of design and market flexibility and County control over uses and
densities.
Planned Community Design
Stephenson Village will use compact building design with extensive architectural
and landscaping standards to create distinctive streetscapes. The proffers specify six new
housing types and illustrate floor plans for each. The housing types will be mixed within
each neighborhood. To assure overall mixing while maintaining flexibility, the proffers
establish maximum percentages for single-family detached, multi -family (townhouse and
semi-detached) and age -restricted housing.
The design will provide opportunities for people to live, work and shop in the
same community. The school and public ball field sites will be located on the north side
of the property, along Old Charles Town Road. The center of Stephenson Village will
have affordable housing for the elderly and 250,000 square feet of commercial and office
space (60,000 square feet guaranteed), including space for a rent-free Frederick County
satellite office. Land will be set aside for a day care center in an appropriate location.
The south side of Stephenson Village will include a large age -restricted (55 and
over) "active adult" community. This will be a gated community with its own recreational
facilities and private streets and alleys. In addition, the Applicant will provide a minimum
of 144 units for the elderly after sufficient retail space has been occupied to qualify for
Federal affordable -housing programs.
September 3, 2003 i Stephenson Associates 030703
The proffers establish an overall density cap of 2,465 units exclusive of the
affordable housing for the elderly, an average of 3.1 units per acre. To avoid sudden
impacts on County schools and other services, the proffers establish a cumulative yearly
construction cap of 8% on all units that are not age -restricted. Since age -restricted
housing has positive tax impact on County budgets and no impact on schools, these unit
types will be exempt from the phasing plan.
Covering 100 %m of Capital Facilities Impacts
Economic analysis of Stephenson Village indicates that its proffer payments,
taxes and fees will more than cover the cost of County services.
The Applicant will cover 100% of the capital costs predicted by the County fiscal
impact model for each housing type. These proffer fees will be adjusted every two years
using the Consumer Price Index (CPI).
Additional proffer fees may be assessed by Frederick County if school population
from the project is higher than projected. If the cumulative total increase in students from
Stephenson Village exceeds 60 students a year, the County may assess an additional
proffer fee of $3,925 for each additional student.
Transportation Improvements
The Applicant will make transportation improvements to maintain acceptable
levels of service on existing roads. These improvements will be triggered by actual traffic
counts, with levels specified in the proffers, at permanently installed traffic counters at
the entrance on Old Charles Town Road and the southwestern entrance. This will allow
us to anticipate traffic increases rather than react to them. Design and construction will
begin when traffic reaches 80 percent of the trigger point.
A four -lane boulevard will serve the community as the major collector road. This
road, identified in the County Comprehensive Policy Plan, runs from Old Charles Town
Road in the north to Route 11 in the south. The sides and medians of this boulevard will
be heavily landscaped outside of conservation and tree -save areas. The boulevard will
have bicycle lanes on each side, and sidewalks or walking trails for the entire length in
Stephenson Village. The road will be built first in a two-lane half section, beginning at
Old Charles Town Road. The road will be extended to Route 11 and the second two-lane
section constructed when traffic counts reach specified limits. This major collector road
will be dedicated to VDOT.
The Applicant has obtained rights -of -way and easements for off -site
transportation improvements and will execute agreements with VDOT. Traffic
improvements will include: completing the two-lane half -section of the major collector
road, extending the major collector road to the Rutherford Farm intersection at Route 11,
is signalizing
Old Charles Town Road to three lanes between the entrance and Route 11,
signalizing (with turn lanes) the northern entrance, and signalizing (with turn lanes) of the
September 3, 2003 li Stephenson Associates 030703
0 Page 1
PROFFER STATEMENT
S`II""IEPHENSON jVR LILAGIE
R ESM EIS TEAL PLANNED (CO PV1IUNRTY
Rezoning # 06-03
September 3, 2003
Property Owner/Applicant: Stephenson Associates, L.C.
Property. 794.6± Acres, Tax Map Nos. 44-((A))-31A, 44-((A))-292, 44-((A))-293, and
A Portion of Tax Parcel 44-((A))-31
Stonewall Magisterial District
Frederick County, Virginia
Date: January 8, 2003
Revised: March 7, 2003
Revised: April 24, 2003
Revised: August 18, 2003
Revised: September 3, 2003
The undersigned, Stephenson Associates, L.C., (hereinafter referred to as Applicant), its
successors and/or assigns, hereby proffers that the use and development of the subject property shall
be in strict accordance with the following conditions and shall supersede all other proffers made prior
hereto. In the event the above -referenced amendments are not granted as applied for by the Applicant,
the below described proffers shall be withdrawn and null and void. The headings of the proffers set
forth below, the Table of Contents and the Executive Summary have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of any
provision of the proffers. The improvements proffered herein shall be provided at the time of
development of that portion of the site adjacent to the improvement, unless otherwise specified herein.
References made to the Master Development Plan, hereinafter referred to as the Generalized
Development Plan, as required by the Frederick County Zoning Ordinance, are to be interpreted to be
references to the specific Generalized Development Plan sheets prepared by Greenway Engineering
and Land Planning and Design Group, dated September 3, 2003 attached as Exhibit A.
The exact boundary and acreage of each land bay may be shifted to a reasonable degree at the
time of site plan submission for each land bay in order to accommodate engineering or design
considerations.
The Applicant is submitting a Generalized Development Plan (Exhibit A) as a part of the
rezoning application. The Generalized Development Plan is provided in lieu of a Master Development
Plan, and contains all information deemed appropriate by the Frederick County Planning Department.
The Generalized Development Plan does not eliminate the requirement for a Master Development
• Plan for the portion of the site to be developed, which will be provided following rezoning approval
but prior to any development of any portion of the 794.6±-acre site (Property).
Page 2
COMMUNITY DESIGN MODIFICATION DOCUMENT:
September 3, 2003
In order for the Applicant and Frederick County to implement the Residential Community, it will be
important for the Applicant and Frederick County Planning Staff to have the opportunity to anticipate,
incorporate and to develop new advanced housing types and configurations that may be suitable in a
Residential Planned Community. These housing types will include many of the neo-traditional
housing types which are proffered in this Proffer Statement which allow for the creation of a true
community and for the maximization and preservation of natural corridors and open space for the use
and enjoyment of the community at large.
A. Pursuant to Article 11, Amendments of the Frederick County Zoning Ordinance, the
approval of this Proffer statement constitutes an amendment to the zoning ordinance, which will
allow the expansion of the R4 District.
B. The Applicant has proffered a Community Design Modification Document that is
attached and incorporated by reference herein as Exhibit F, and which is accepted by Frederick
County.
In addition to the above, by approving this Proffer Statement, the Frederick County Board of
.Supervisors agrees without need of any further Board of Supervisors or Planning Department approval
to any modifications for any matter which has been previously agreed to and therefore approved by
Frederick County. Further still, any submitted revisions to the approved Generalized Development
Plan, the approved Master Development Plan and/or any of its requirements for any development
zoned R-4 which affect the perimeter of the development or which would increase the overall density
of the development shall require the Board of Supervisors' approval. If, in the reasonable discretion of
the Frederick County Planning Department, the Planning Department decides any requested
modification should be reviewed by the Frederick County Board of Supervisors, it may secure said
approval by placing this matter before the Frederick County Board of Supervisors at its next regularly
scheduled meeting. However, and not withstanding what is stated above, once a modification has
been approved administratively, the Applicant shall not be required to seek approval for any
subsequent similar modification.
2. PHASING PLAN TO MINIMIZE SUDDEN IMPACTS ON COUNTY SERVICES:
A. Additional Proffer Payment
To minimize sudden increases in the Frederick County Public School population and sudden impacts
on other county services, the Applicant shall implement the following phasing plan on all residential
housing that is not age -restricted..
To ensure that unanticipated increases in Frederick County Public School population do not burden the
county with extra costs, Frederick County may assess the Applicant to effectively double school -
related proffers for each student that exceeds a cumulative yearly total increase of 60 students per year.
• Page 3
September 3, 2003
The total number of new Frederick County Public School students generated by Stephenson Village
will be determined from the September 30 report produced by Frederick County Public Schools. The
Applicant proffers to reimburse Frederick County Public Schools for its cost of creating the September
30 report data related to Stephenson Village. This additional proffer payment will be provided to
Frederick County by the Applicant within 30 days of receipt of the September 30 report produced by
Frederick County Public Schools.
If the reported number of Frederick County Public School students generated by Stephenson Village
exceeds the cumulative total of 60 students per year (9/30/03=60, 9/30/04=120, etc.), the Applicant
shall pay an additional proffer payment of $3,925 as assessed by Frederick County for each Frederick
County Public School child that exceeds the cumulative total. The additional proffer payment will be
adjusted every two years by the Consumer Price Index.
B. Limitation on Permits
(1) Calculation
The active adult housing units and the affordable housing for the elderly have been
removed from the restrictions imposed by the phasing plan and are not part of the
following phasing plan formula nor will they be included in the yearly building permit
tracking system. The overall density cap for Stephenson Village is 2,465 units,
exclusive of the affordable housing for the elderly. Once the planned number of active
adult housing units and the affordable housing for the elderly have been removed, the
adjusted total number of units subject to phasing restriction is 1,665. The phasing
allowed quantities shall be limited to 8% per year on a cumulative yearly basis
beginning with the date of approval of this rezoning based on the following formula:
(2,465 — 800 to 1,300 range of age restricted units) x 8% + unused permits from
prior year(s) = maximum non -age restricted permits for current year
Any units not used in a given year shall be carried forward.
3. USES DENSITY AND MIX OF HOUSING TYPES:
A. (1) The Applicant shall develop a mix of housing unit types to include those single-family
detached, townhouse and multifamily housing unit types described in the Land Bay
Breakdown Table in §3A(2) and further described in §21 of this proffer statement. Each of
the housing unit types in the R4 District, Section 165-67 of the Frederick County Zoning
Ordinance, is either a single-family dwelling, townhouse or multifamily unit type. For
purposes of this Proffer, all of the above housing types shall be referred to as Mixed
Residential. The following list could be used as they currently exist within the R-4 portion
• of the zoning ordinance.
•
Page 4 September 3, 2003
(2) The following list of Land Bays within the Land Bay Breakdown Table sets forth
the development parameters on the Property and is consistent with the proffered
Generalized Development Plan identified as Exhibit A:
LAND BAY BREAKDOWN
LAND
LAND USE
ACREAGE
% OF TOTAL
BAY
HOUSING UNIT
TYPES
MIN.
MAX.
I
ELEMENTARY SCHOOL
20 Ac.
NA
NA
II
COMMUNITY PARK
24 Ac.
NA
NA
(6 baseball fields & 6 soccer fields)
III
MIXED RESIDENTIAL
475 Ac.
CONVENIENCE COMMERCIAL/DAYCARE
7 Ac.*
NA
NA
SFD
30
53
(Housing Unit Type 1,2,4,5, RP District SFD & Active
Adult)
TOWNHOUSE
10
30
(Housing Unit Type 6 & RP District Townhouse)
MULTIFAMILY
7
30
(Condominiums, Elderly Housing, Housing Unit Type
3 & RP District Duplex,.Multiplex, Atrium & Active
Adult)
IV
ACTIVE ADULT
126 Ac.
30
53
SFD (Housing Unit Type 1,2 &5)
Multifamily (Condominiums, Elderly Housing,
Housing Unit Type, 3)
V
COMMERCIAL CENTER
26 Ac.*
NA
NA
(Commercial Retail, Office & Public Service Satellite
Facility)
The actual acreage identified for each Land Bay is based on the bubble diagram calculated on the
proffered Generalized Development Plan and may fluctuate within 5% of the total acreage based on
final survey work.
0 Page 5
September 3, 2003
Land Bay Breakdown Notes
(1) The above table represents the ranges for the referenced housing types as
proposed. The final mix will not exceed the 2,465-unit cap, exclusive of the
affordable housing for the elderly (Section 11) and will be comprised of house
type combinations representing a mixture identified in the table. The minimum
and maximum percentages established apply to the general categories of single
family, townhouses, multifamily and active adult units and are not intended to
pertain to any one housing type in those categories. The housing unit type
maximum percentage for the general categories of single family, townhouse,
multifamily and active adult will not exceed the percentages identified in the
table and will not exceed the total unit cap of 2,465, exclusive of the affordable
housing for the elderly (Section 11) based on any combination.
*(2) The total commercial area will be a minimum of 4 % of the gross site area or
33 acres and will be located within Land Bays III and V.
(3) The Hiatt Run Corridor and the Wetlands Intermittent Ravine Channel are
approximately 125 acres. The remaining 113.5 acres of required open space will
be provided within Land Bays I, II, III and IV.
(4) The Applicant reserves the right to convert more of Land Bay III to active adult or
affordable housing for the elderly. In no case shall the percentage of active adult
or affordable housing for the elderly exceed 53% of the total unit cap of 2,465,
exclusive of the affordable housing for the elderly (Section 11).
B. For purposes of calculating density pursuant to the Frederick County Zoning
Ordinance, all dedications and conveyances of land for public use and/or for the use of the
development or any Homeowners Association shall be credited in said calculations.
C. There shall be a unit cap of 2,465, exclusive of the affordable housing for the elderly
(Section 11) on the subject property.
D. In order to preclude unwanted industrial and heavy commercial uses, all land uses
within the B-3 District and the M-1 District shall be prohibited, unless otherwise permitted in the RP
District, the B-1 District or the B-2 District. In no case shall truck stops be permitted within
Stephenson Village.
4. APPLICANT TO PAY 100% OF CAPITAL FACILITY IMPACTS:
The Frederick County Capital Facilities Fiscal Impact Model was applied to the Stephenson
Village rezoning on January 9, 2003. The results of this model run demonstrate a fiscal impact to
capital facilities in the amount of $5,327 per residential unit.
Page 6
September 3, 2003
The Applicant will pay 100% of these impacts through monetary contributions and land
donations to Frederick County, unless otherwise specified by the proffer. The parties agree that the
value used for the land donations of $30,000 per acre is appropriate and acceptable.
These monetary contributions provide for the capital facilities impacts created by Stephenson
Village and shall be paid at the time of building permit issuance for each unit. The monetary
contribution will be adjusted every two years by the Consumer Price Index — All Urban
Consumers (Current Series) See example at the end of this section.
The Applicant will pay for active adult units a 50% premium on proffer fees for fire and
rescue over and above the Frederick County Capital Facilities Fiscal Impact Model to cover any
increased service demand; similarly, the applicant will pay for affordable apartment units for the
elderly a 100% premium. However, these age -restricted units will not include monetary proffers for
various capital facilities, such as schools, that they do not impact.
The per unit monetary proffer for single family, townhouse and multifamily provides for:
$3,925.00 for Frederick County Public Schools ($4,135 per model less
$210 for land donation)
$635.00 for Frederick County Parks and Recreation ($889 per model less
0 $254 for land donation)
$400.00 for Frederick County Fire and Rescue
$145.00 for Public Library
$152.00 for Administration Building
The per unit monetary proffer for active adult units provides for:
$635.00 for Frederick County Parks and Recreation ($889 per model less
$254 for land donation)
$400.00 for Frederick County Fire and Rescue
200.00 50% Premium
$600.00 Total for Frederick County Fire and Rescue
$145.00 for Public Library
$152.00 for Administration Building
The per unit monetary proffer for the affordable housing for the elderly provides for:
$400.00 for Frederick County Fire and Rescue
400.00 100% premium
$800.00 Total for Frederick County Fire and Rescue
Should the index as currently published by the U. S. Bureau of Labor Statistics cease to be
10 published then the most nearly comparable index shall be used.
Page 7 September 3, 2003
The following is an example of how the adjustment for inflation will be made.
Consumer Price Index — all Urban Consumers (Current Series) 1982-84=100
2003 Index (upon approval) estimated 183.00
2005 Index (two years) estimated 225.00
2005 Index
2003 Index X Proffer Amount = Revised Proffer Amount
225
183 X $5,327 = $6,550
5. MATCHING FUNDS FOR TRANSPORTATION ENHANCEMENTS AND/OR HERITAGE
TOURISM:
In consideration of the approval of rezoning application # 06-03 the Applicant shall contribute
$75,000 in matching funds to Frederick County to be utilized for transportation enhancements and/or
for the promotion of heritage tourism. The money will be made available to Frederick County within
30 days of receipt of a written request for said funds by the Frederick County Board of Supervisors or
their authorized agent.
6. MONETARY CONTRIBUTION TO CLEAR BROOK VOLUNTEER FIRE AND
RESCUE, INC:
To further mitigate the impact on fire and rescue services, the Applicant will pay to Clear
Brook Volunteer Fire and Rescue Inc. the sum of $200,000.00 for its general fund. This is over and
above the monetary contributions to Frederick County Fire and Rescue identified in §4 of this proffer
statement. This amount will be payable as follows:
$50,000.00 to be paid not later than nine months after zoning approval.
$50,000.00 to be paid within thirty (30) days of the issuance of the 500th building permit in
Stephenson Village but not later than December 31, 2008.
$50,000.00 to be paid within thirty (30) days of the issuance of the 1,000th building permit in
Stephenson Village but not later than December 31, 2013.
$50,000.00 to be paid within thirty (30) days of the issuance of the 1,500th building permit in
Stephenson Village but not later than December 31, 2018.
•
Page 8 September 3, 2003
7. MULTI -MODAL TRANSPORTATION IMPROVEMENTS:
A. The following are improvements the Applicant will snake to roads within the Property:
(1) Major Collector Road
(a) Pursuant to Section 7F (2), 7F (4) and 7F(5) of this proffer statement,
the Applicant shall dedicate an 80 foot right of way and construct the Major Collector Road from Old
Charles Town Road through Stephenson Village, and the properties currently owned by McCann and
Omps to U.S. Route 11 (Martinsburg Pike) in accordance with existing agreements executed between
all parties to insure confolinance with the Frederick County Comprehensive Plan. The width and
configuration of all travel lanes, medians and other elements of the major collector road shall be
provided by the Applicant as determined by VDOT.
(b) The Applicant shall provide landscaped areas along, within, and/or adjacent to
each side of the Major Collector Road in accordance with § 22-A of this
proffer.
(c) When the Major Collector Road is finally completed as a four lane divided
boulevard, the median will be naturally vegetated with a combination of both
woodland conservation areas and grassed areas supplemented with landscape
plantings. If approved by the Virginia Department of Transportation (VDOT),
all plantings, other than those in woodland conservation areas, will be installed
by the Applicant and will have a maintenance agreement between VDOT and
the Applicant which will transfer to the Homeowners Association of
Stephenson Village (HOA) to cover all mowing, weeding, pruning, plant
replacements, and irrigation maintenance responsibilities. Irrigation systems
within the right-of-way will be designed as a separate system to allow the
portion of the irrigation system falling within the right-of-way to be terininated
if necessary without affecting the overall system.
(d) The Applicant shall provide bicycle lanes within the Major Collector Road
right of way over the property to be rezoned that are four feet in width and are
contiguous with the outside travel lanes of the Major Collector Road and are
properly marked and signed.
(e) The Applicant shall prohibit individual residential and commercial entrances
from intersecting Milburn Road (Route 662) and further proffers that the Major
Collector Road will be the only road crossing of Milburn Road.
11
Page 9
(2) Interparcel Connections
September 3, 2003
The Applicant agrees to provide interparcel connections between land bays
within the Property at the time the respective land bays are developed and to the extent reasonably
possible.
(3) Private Streets Alleys and Common Drives
(a) The Applicant shall provide for a gated community entrance for the
active adult portion of the overall community and shall serve the active adult community with a
complete system of private streets. The cross sectional dimension of pavement thickness and
compacted base thickness will meet or exceed the public street pavement section standards utilized by
VDOT.
(b) Where private alleys are utilized, the Applicant will provide one-way
alleys within a sixteen -foot (16') wide easement having twelve feet (12') of pavement with a two foot
(2') shoulder on both sides of the pavement throughout the entire community. All private alleys,
which intersect other private alleys at 90 degree angles or have turns at 90 degree angles shall provide
for a minimum turning radius of 25 feet. Private alleys, intersection, public or private streets, shall
provide curb cuts extending two feet beyond the paved edge of the standard alley width.
(c) Where private alleys are utilized to serve housing types that front on
private streets the Applicant shall provide for a minimum travel aisle width of 24 feet for the private
street. The 24 foot travel aisle shall be in addition to on street parking designed for the private street.
(d) When Housing Unit Type 4 (courtyard cluster) is developed, the
common drive shall meet the following standards:
(i) A minimum width of 20 feet
(ii) A minimum depth of pavement section shall be a four inch
compacted stone base and six inches of concrete or equivalent
material.
(iii) A "No Parking" sign shall be posted at the entrance to the
courtyard.
(iv) A fire hydrant shall be provided at the entrance to each corner
drive to the courtyard clusters. When common drives are
adjacent to or across the street from other courtyard cluster
common drives, only one hydrant shall be required.
(v) Visitor parking areas will be provided outside of the courtyard
cluster common drive area.
• Page 10 September 3, 2003
E. The applicant has acquired easements and/or rights of way over the properties
currently owned by McCann and Omps for the purpose of dedicating and constructing the Major
Collector Road and for improvements along the south side of Old Charles Town Road from Route 11
north to the CSX railroad. The Applicant will acquire any additional rights -of -way and/or easements
for all off -site transportation improvements proffered hereinafter. In the event the Applicant is not
able to acquire any of the said rights -of -way and/or easements, Frederick County agrees to attempt to
acquire such rights -of -way and/or easements by appropriate eminent domain proceedings at the
request of Applicant and Applicant shall be responsible for all payments made to property owners for
rights -of -way and/or easements so acquired. In the event that neither the Applicant nor Frederick
County successfully obtains the required rights -of -way or easements for the offsite transportation
improvements as required by the traffic study, the Applicant shall be permitted to continue with the
development as proposed without any further requirement of right-of-way or easement acquisition or
improvement.
C. The Applicant will install full size entrance improvements with right and left turn
lanes, in accordance with Virginia Department of Transportation design guidelines, at the
intersection of Old Charles Town Road and the Major Collector Road serving as the entrance to the
Stephenson Village Community during the first phase of development.
D. The Applicant will execute a signalization agreement with the Virginia Department of
Transportation for the intersection of U.S. Route 11 and Old Charles Town Road. Additionally, the
Applicant will construct full size entrance improvements with both a right turn lane and left turn lane
on Old Charles Town Road, and a right turn lane on U.S. Route 11 at said intersection. These
improvements will be installed in accordance with the Virginia Department of Transportation design
guidelines when warranted by VDOT.
E. The Applicant will execute a signalization agreement with the Virginia Department of
Transportation for the intersection of Old Charles Town Road and the Major Collector Road serving
as the entrance to the Stephenson Village Community. The Applicant will provide for the
signalization at the intersection of Old Charles Town Road and the Major Collector Road based on
the terms of this agreement when warranted by the Virginia Department of Transportation.
F. The Applicant will design and construct a four -lane boulevard Major Collector Road
for the Stephenson Village Community in substantial conformance with the proffered Generalized
Development Plan. The Major Collector Road will be constructed in two phases. The first phase
will be a two-lane half section that is constructed from Old Charles Town Road to the limits of the
development as depicted on the approved Master Development Plan. This phase of the Major
Collector Road will be constructed and bonded in segments in accordance with the approved
Subdivision Design Plan for Stephenson Village. The second phase of the Major Collector Road
will provide for the ultimate four -lane section with appropriate right and left turn lanes based on the
following program:
(1) The design of the transportation improvements identified in Sections 7(F)2-
7(F)5 of this proffer statement will begin when 80% of the actual traffic count volume is
Page 11 September 3, 2003
realized as identified in each Section. The completion of the improvements specified in each
Section will occur within 18 months of initial design.
(2) Once actual traffic counts of 7,996 vehicle trips per day have been
documented on the Major Collector Road, the Applicant will bond and
commence construction of the additional lanes to the existing Major
Collector Road to its ultimate four -lane section from Old Charles Town Road
to the limits of the Major Collector Road within the development.
(3) Once the actual traffic count reaches 10,570 vehicle trips per day on the
Major Collector Road, the Applicant will bond and commence construction
of a three -lane section of Old Charles Town Road, from the Entrance to
Stephenson Village to U.S. Route 11 using the existing bridge.
(4) Once the actual traffic count reaches 17,699 vehicle trips per day on the Major
Collector Road, the Applicant will bond and commence construction of a two lane
half section of the Major Collector Road from the limits of the four -lane section to
U.S. Route 11 at the Rutherford Farm Industrial Park intersection to include right and
left turn lanes on the east side of U.S. Route 11 as determined by VDOT. The
Applicant agrees to enter into a signalization agreement with VDOT at the U.S.
Route 11/Rutherford Farm Industrial Park intersection if traffic signalization is not
otherwise provided at that time. Traffic counters will be installed at the southwestern
entrance to Stephenson Village on the property as part of this improvement.
(5) Once the actual traffic count at the southwestern entrance to Stephenson
Village near the Rutherford's Farm Industrial Park intersection reaches 7,996 vehicle
trips per day on the Major Collector Road, the Applicant will bond and commence
construction of the remaining additional lanes to the existing Major Collector Road
from the limits of the four -lane section to provide for the ultimate four -lane section
ending at the east side of U.S. Route 11.
G. The Applicant will provide $50,000 that shall be utilized as matching funds by VDOT
and/or the County of Frederick for future improvements to the Interstate 81/U.S. Route 11
interchange at Exit 317. This dollar amount is intended to assist VDOT and the County of Frederick
with this regional improvement. The $50,000 will be made available to VDOT or to the County of
Frederick, within 30 days of written request for said funds by the appropriate party.
S. SCHOOL AND BALLFIELD SITES COMMUNITY FACILITIES AND PUBLIC USE
AREAS:
A. School Site:
The Applicant shall dedicate 20 acres of land to the Frederick County School
Board for use as a public school site which shall count towards the overall
Page 12 September 3, 2003
open space requirement for the development. Said site will occur within the
general location identified as Land Bay I on the Generalized Development
Plan (Exhibit A), adjacent to Old Charles Town Road, which will allow
direct access to the site for citizens living outside of Stephenson Village. The
Applicant will allow access for Stephenson Village residents to the site from
a local neighborhood street, and will provide access to water and sewer at a
point reasonably acceptable to the School Board of Frederick County,
Virginia, along the property boundary, at the time the adjacent land bays are
developed. The Applicant shall convey said school site not later than six
months after it is requested by Frederick County or its designee in writing, at
no cost.
B. Soccer and Baseball Field Site:
(1) The Applicant shall dedicate 24 acres of land to Frederick County or such
other entity as Frederick County designates and as more specifically set forth below which, when
combined with school ball fields, will be used for 6 soccer fields and 6 baseball fields as shown on
the layout for School/Park Site (Exhibit C, graphic for illustrative purposes only), which shall count
towards the overall open space requirement for the development. Said site will occur within the
general location identified as Land Bay II on the Generalized Development Plan (Exhibit A),
adjacent to Old Charles Town Road, which will allow direct access to the site for citizens living
outside of Stephenson Village. The Applicant will allow access for Stephenson Village residents to
the site from a local neighborhood street and will allow access to water and sewer at a point
reasonably acceptable along the property boundary, at the time the adjacent land bays are developed.
The Applicant shall convey said soccer and baseball field site, not later than six months after it is
requested by.Frederick County or its designee in writing, at no cost.
(2) Frederick County at its sole discretion may convey or lease its ownership
interest in the soccer and baseball field sites to a corporation; trust or other entity which incorporates
the direction of both the public and private sectors to provide recreation opportunities for the public.
C. At the time the school and soccer and baseball fields sites are deeded to the County,
the Applicant shall provide, at the Applicant's expense, a boundary survey and shall stake the corners
of each site.
Before Frederick County assigns or conveys any ownership interest in the Property j
conveyed herein by the Applicant to any third party, including, but not limited to the School Board of
Frederick County, Virginia, the third party will execute an agreement in recordable form which is
satisfactory to the applicant which will provide and confirm that said third party agrees to be bound
by the provisions of this Proffer Statement, including, but not limited to, provisions governing the
use of the Property to be conveyed and also the application of all restrictive covenants governing the
use of the Property and the construction of improvements upon it. By executing this Proffer
Statement, Frederick County also agrees to be bound to and comply with the same.
Page 13 September 3, 2003
D. Notwithstanding the potential uses of the parcels referenced in subparagraphs A and B
above, the Frederick County Board of Supervisors shall have flexibility to detemine the specific use
located within each land bay dedicated for public use purposes, provided that said uses are one of
those listed in subparagraphs A and B. Any other similar types of public uses shall be permitted only
with the consent of the Applicant and provided that the use is of an architectural style and uses
construction materials that are consistent with the restrictive covenants recorded against the property
conveyed. Furthermore, the Frederick County Board of Supervisors agrees that if the public purposes
are not constructed or installed, completed and in use on the parcels which are identified in
subparagraphs A and B above within ten years of the conveyance from the Applicant, said properties
may be purchased by the Applicant for the land value specified in §4 of this proffer statement. The
Frederick County Board of Supervisors hereby instructs and empowers its County Administrator to
execute such other deeds or documents, which shall be required to effect the terns of this provision.
E. The Applicant reserves the right to retain temporary and permanent grading, slope,
utility, drainage, storm water management and access easements on all public use
parcels which are dedicated to the Frederick County Board of Supervisors or the
School Board of Frederick County, Virginia, provided said easements do not
preclude reasonable use and development of the property for the intended purpose.
9. RECREATIONAL AMENITIES AND LINEAR PARK:
A. Recreational Center
The Applicant shall construct one (1) recreation center within the Land Bay identified as Land Bay
III as shown on the Generalized Development Plan (Exhibit A), for the use of the residents of the
Property and as determined by the Home Owners Association. The Applicant shall have the sole and
absolute right to determine within said land bay, where the facility shall be located. The Applicant
shall designate the location of the above facility on the Master Development Plan. The recreational
center shall include a bathhouse and a 6-lane, 25-meter competition swimming pool. The facility
will be fully bonded prior to the issuance of the first building permit. Work on this facility shall
commence prior to the issuance of the 250" non -age restricted building permit and be completed
prior to issuance of the 800`h building permit for the non -age restricted housing products.
B. Active Adult Recreational Center
The Applicant shall construct one (1) recreation center within one of the Land Bays identified as
shown on the Generalized Development Plan, for the private use of the residents of the Active Adult
Community. This facility will be fully bonded prior to the issuance of the first building permit in the
Active Adult Community. Work on this facility shall commence prior to the issuance of the 150th
building permit and be completed prior to issuance of the 350th building permit in the Active Adult
Community.
0 Page 14 September 3, 2003
C. Pedestrian Trail Sidewalk System
The Applicant shall construct a pedestrian trail or sidewalk system, which connects each recreation
area to the surrounding neighborhood. The final location and the granting of any such easements
and/or trails shall be at the subdivision design plan stage. Such trails or sidewalk system shall be
constructed of stone dust or wood chips or such other materials selected by the Applicant provided
they are not part of the sidewalk system within the public right-of-way.
D. Linear Park Trail
A twenty -foot (20') wide trail easement shall be dedicated to Frederick County Parks and Recreation.
The location is to be determined by the Applicant and a trail system plan shall be submitted by the
Applicant for evaluation by the Frederick County Parks and Recreation Department. The trail shall
be provided within the Hiatt Run Corridor and run the length of said corridor on the subject property
for 3,800 +/- linear feet as shown on the proffered General Development Plan (Exhibit A). The
Applicant shall convey said easement after development of adjoining parcels, or reasonable access is
provided, and not later than six months after it is requested by Frederick County Parks and
Recreation in writing at no cost to Frederick County or Frederick County Parks and Recreation. Any
area so dedicated shall be included in the calculation of required open space, and shall entitle the
Applicant to recreational credit units for the value of the construction of the trail and dedicated land.
Is The Applicant reserves the right to retain temporary and permanent grading, utility, sewer force
main, slope, storm water management, construction and drainage easements within said dedicated
area, although only temporary easements shall be retained as needed for the construction by the
Applicant of the six-foot wide asphalt or concrete trail described herein. The asphalt or concrete trail
at the discretion of the Frederick County Parks and Recreation Department may be changed to other
surface materials in an effort to promote low impact development techniques.
Construction of said trail by the Applicant is contingent upon the proposed trail being allowed by all
applicable County and State ordinances, and limitations due to terrain and constructability
considerations. In the event that the public linear park trail is unable to be constructed due to County
or State ordinances, the Applicant shall develop the linear park trail as a private trail system for the
use of the residents of Stephenson Village. This private linear park trail shall count towards the open
space and recreational amenities requirements for Stephenson Village and will be constructed of
similar materials and standards identified in section 9C of this proffer statement.
10. ACTIVE ADULT AGE -RESTRICTED HOUSING
A. Applicant agrees that the following language shall be included in the deeds conveying
real property designated as age -restricted housing on that portion of the property.
At least eighty percent (80%) of the occupied residential units shall be occupied by at least
one person fifty-five (55) years of age or older and within such units the following conditions
shall apply:
Page 15 September 3, 2003
(1) All other residents must reside with a person who is fifty-five (55) years of
age or older, and be a spouse, a cohabitant, an occupant's child eighteen (18)
years of age or older, or provide primary physical or economic support to the
person who is fifty-five (55) years of age or older. Notwithstanding this
limitation, a person hired to provide live-in, long term or terminal health care
of a person who is fifty-five (55) years of age or older for compensation shall
also occupy a dwelling during any time such person is actually providing
such care.
(2) Guests under the age of fifty-five (55) are permitted for periods of time not to
exceed sixty (60) days total for each such guest in any calendar year.
(3) If title to any lot or unit shall become vested in any person under the age of
fifty-five (55) by reason of descent, distribution, foreclosure or operation of
law, the age restriction covenants shall not work a forfeiture or reversion of
title, but rather, such person thus taking title shall not be permitted to reside
in such lot or unit until he/she shall have attained the age of fifty-five (55) or
otherwise satisfies the requirements as set forth herein. Notwithstanding, a
surviving spouse shall be allowed to continue to occupy a dwelling unit
without regard to age.
B. A maximum of twenty percent (20%) of the occupied age -restricted residential units
shall be allowed to be occupied by at least one person fifty (50) years of age or older and within such
units the following conditions shall apply:
(1) All other residents must reside with a person who is fifty (50) years of age or
older, be a spouse, a cohabitant, an occupant's child eighteen (18) years of
age or older, or provide primary physical or economic support to the person
who is fifty (50) years of age or older. Notwithstanding this limitation, a
person hired to provide live-in, long term or terminal health care to a person
who is fifty (50) years of age or older for compensation shall also occupy a
dwelling during any time such person is actually providing such care.
(2) Guests under the age of fifty (50) are permitted for periods of time not to
exceed sixty (60) days total for each such guest in any calendar year.
(3) If title to any lot or unit shall become vested in any person under the age of
fifty (50) by reason of descent, distribution, foreclosure or operation of law,
the age restriction covenant shall not work a forfeiture or reversion of title,
but rather, such person thus taking title shall not be permitted to reside in
such lot or unit until he/she shall have attained the age of fifty (50) or
otherwise satisfied the requirements as set forth herein. Notwithstanding, a
surviving spouse shall be allowed to continue to occupy a dwelling unit
without regard to age.
Page 16 September 3, 2003
(4) The above -described use restrictions shall be amended from time to time in
,accordance with applicable local and state regulations governing age
restricted housing and the Federal Fair Housing Act so long as the substantive
intent as set forth herein is maintained. In no event shall the minimum age of
residents be less than the ages set forth hereinabove.
C. Applicant agrees that the language in this Section or such other language as may be necessary
to comply with the requirements to qualify as Housing for Older Persons under the Federal Fair
Housing Act and the Fair Housing Act of Virginia shall be included in the deeds conveying real
property designated as age -restricted on that portion of the property.
11. AFFORDABLE HOUSING FOR THE ELDERLY:
Subject to the provisions of this proffer statement, the Applicant will develop and build
apartment units to provide much needed affordable housing for the elderly. The Applicant will
comply with the necessary requirements to qualify these apartment units for the "Housing for Older
Persons" exception to familial status discrimination as allowed under the Federal Fair Housing Act
and the Fair Housing Act of Virginia. The construction of these apartment units will begin after at
least 50 percent of the retail space has been developed, provided that the approval of appropriate
is federal and state housing authorities is obtained, and the project qualifies for the Multi -Family Loan
Program and the Low Income Housing Tax Credit Program or equivalent. In the event that funding
for the affordable housing for the elderly is not obtained, the Applicant proffers to reapportion those
units to the active adult community housing units.
12. PRESERVATION OF HISTORICAL AND CULTURAL RESOURCES:
A. Byers house: The Byers house will be preserved as deemed appropriate by
the Applicant.
B. Cemeteries: Prior to commencement of any earth disturbing activity in any section
of the Property, the applicant shall mark and identify any cemeteries which may be located there. In
the event any onsite cemeteries are found, the applicant shall preserve those cemeteries in accordance
with all County and State regulations.
13. COMMERCIAL CENTER:
The Applicant has identified an area as shown on the Generalized Development Plan (Exhibit
A) for a commercial center that will be developed at a time to be determined by Applicant. Within
the commercial center development, the following shall be provided:
A. The Applicant shall provide for all turn lanes and traffic signalization on the Major
Collector Road serving the commercial center as warranted by VDOT. The
Page 17 September 3, 2003
Applicant shall conduct traffic impact analysis studies for each commercial site plan
submitted to Frederick County that will be reviewed and approved by VDOT to
determine when these improvements are warranted. A traffic signalization agreement
will be executed with VDOT by the Applicant to ensure that commercial uses
developed prior to the warrants for traffic signalization contribute their pro-rata share
for this improvement.
B. The Applicant shall record architectural and design restrictive covenants for the
commercial center and shall submit a copy to the Frederick County Planning Director
and the Frederick County Building Official with the first site plan within the
commercial center. Said covenants shall provide for the establishment of an
architectural review board for the purpose of review and approval of all architectural
elevations and signage for all commercial uses to assure a continuity of overall
architectural appearances within the entire commercial development.
C. The Applicant shall ensure that all commercial site plans submitted to Frederick
County for the commercial center are designed to implement best management
practices (BMP) to promote storm water quality measures. A statement will be
provided on each commercial site plan identifying the party or parties responsible for
maintaining these BMP facilities as a condition of site plan approval.
D. The areas within the commercial center that are not required to be graded or cleared
for the implementation of all approved site plans will remain undisturbed. One-way
travel aisles will be utilized where practical to reduce the impervious areas of parking
lots within the commercial center.
E. The Applicant shall provide for a maximum of 250,000 square feet of commercial
land use in Stephenson Village. The majority of the commercial land use will be
located within the commercial center identified on the Generalized Development
Plan (Exhibit). The development of smaller areas of commercial land use will be
allowed in other areas of Stephenson Village. These commercial land use areas will
be provided on the detailed Master Development Plan associated with the
development of Stephenson Village.
F. The Applicant has identified an area as shown on the Generalized Development Plan
(Exhibit A) for a commercial center. The development of 60,000 square feet of
commercial space will begin within the commercial center no later than the issuance
of the 1,200`h non -age restricted residential building permit with completion of this
commercial space within 18 months. The Applicant will be allowed to extend the
commencement of commercial construction for an additional two year period if any
one of the following circumstances has occurred: An elementary school has not been
constructed on the Property; or a building permit is obtained for the development of a
new grocery store within a three mile radius of commercial center within Stephenson
Village.
0 Page 18 September 3, 2003
14. RENT FREE COUNTY OFFICE SPACE:
The Applicant shall provide up to 2,500 square feet of shell space for a 10 year period rent
free exclusive of utility and common area maintenance (CAM) charges in the commercial center for
the location of a Public Service Satellite Facility for Frederick County. The shell space shall be
made available and commence upon the completion of the base building in which the space is
located. Frederick County must complete build out and occupy the space within two (2) years of the
completion of the base building. If Frederick County fails to build out and occupy the space within
the two (2) year period then the space will revert to the Applicant.
15. COMMUNITY DESIGN FOR A STRONG SENSE OF PLACE:
A. Design
The Applicant agrees to provide an overall continuity of design within the community
by means of selecting standards for the following elements, which will be uniformly specified and
applied over the entire project:
o Custom fixture street lighting program.
o Custom mailbox design
o Standardized common area fencing style and color
o Standardized private residential fencing styles and color
o Community color selections to create neighborhood theme
• Uniform site furnishing selection (benches and trash receptacles)
o Custom designed street signage and stop signage
o Landscaping at the entrance monuments, along the collector road buffers and
within the* medians selected to provide for a repetition of the neighborhood
flower color scheme and theme trees throughout the community
The Applicant agrees to utilize innovative design techniques and quality design for
the recreational center and bathhouse, common area landscaping, site design, and architectural
design.
B. Architecture
(1) The architectural styling of Housing Unit Types 1 through 4 shall be
constructed in accordance with the Housing Unit Types Exhibit(s) proffered
herein. Housing Unit Types 5 and 6 shall be compatible with Housing Unit
Types 1 through 4.
(2) Access to garages by the use of alleys shall be allowed on Housing Unit
Types 1 (Carriage House), 3 (Cottage House), 5 (Modified Single -Family
Small Lot, and 6 (Modified Townhouse).
Page 19 September 3, 2003
(3) Specific architectural elements that are allowed on Housing Unit Types, to
include Housing Unit Types 5 and 6 shall include, but are not limited to, the
use of peaked roofs, gables, chimneys, balconies or decks, porches and/or
garages.
C. Housing Unit Type 3 (Cottage House) and Unit Type 4 (Courtyard Cluster)
(1) Decks and Patios
All deck planks shall be Class I (A) fire rated composite lumber or
approved equal of a standardized color to be selected by the Applicant. A
maximum of two styles of deck railing shall be used on all decks and shall
be made of the same composite lumber and the same matching color
selection.
(2) Fire Protection System
Courtyard Cluster and Cottage houses will have a 13-D sprinkler system in
the home and the garages.
• D. Lighting
Any exterior lighting of individual homes or common use recreation areas shall be
directed downward and inward on the site to reduce glare on adjacent properties, the
public and/or private right-of-way, and upward stray illumination.
E. Architectural and Design Covenants
Stephenson Associates, L.C. shall develop architectural and design covenants for the
overall community. Said covenants will establish an architectural review board for
the purpose of review and approval of all architectural elevations, exterior
architectural features (fences, railings, walls and decks) for all uses within
Stephenson Village, as well as any publicly provided structures located on sites
dedicated for public use. These covenants are intended to assure a continuity of
overall architectural appearance, quality material selection, and a cohesive color
palate for all structures within the entire development.
16. ENVIRONMENTAL FEATURES AND HABITAT PRESERVATION:
A. Environmental Features and Easements:
(1) Significant wildlife habitats shall be identified and preserved by the
Applicant with technical assistance from the Virginia Department of Game
and Inland Fisheries (VDGIF). Wildlife or bird habitats shall be further
Page 20 September 3, 2003
enhanced by providing native plantings selected to encourage feeding areas
while reestablishing forest in and around environmentally sensitive areas.
(2) The Applicant shall limit the clearing and grading on each lot to the area
needed for structures, utilities, access and fire protection to maximize tree
save areas.
(3) Unbuildable wetlands, unbuildable floodplains, and unbuildable steep slopes
shall be designated and shall be subject to the following:
(a) Grading: Protection of steeply sloped areas will be provided
by the Applicant as follows: clearing and grading will not occur on
any slopes of twenty five percent (25%) or greater, except for trails,
road crossings, utilities, drainage and storm water management
facilities.
(b) Floodplain Areas: Development within floodplain areas shall be
limited to the public Linear Park Trail system to include the trail,
pedestrian bridges, benches and signage.
• (c) Buffers and Conservation Easements:
(i) Buffer and Conservation Easements: A one -hundred foot
(100� wide nondisturbance buffer shall be provided outside of any platted lot immediately adjacent
to Hiatt Run and the Wetlands Intermittent Ravine Channel.
(ii) Conservation Easements/Floodplain: A twenty -foot (20)
wide buffer shall be provided outside of any platted lot immediately adjacent to the 100-year
floodplain. The ten feet (10� adjacent to the floodplain shall be undisturbed. The ten feet (10)
adjacent to the lots maybe disturbed and, if disturbed, shall be re -vegetated by planting trees equal to
the number of trees in excess of six inches (6") caliper removed by the disturbance, OR at the rate of
50 (2" caliper) trees per acre of disturbance, at the option of the Applicant.
(iii) The above disturbed and undisturbed buffers as well as
conservation easements not located within a platted lot and/or parcel shall be part of the common.
areas owned by the Homeowners Association(s). Covenants to be created as part of the
Homeowners Association(s) documents shall provide for maintenance of said areas by the
Homeowners Association(s).
(4) Resource protection areas are identified for the Hiatt Run Corridor and the
Wetlands Intermittent Ravine Channel that are further identified on the
Generalized Development Plan. These resource protection areas contain
various environmental features and provide different resource management
plans for their treatment and protection by the Applicant.
• Page 21 September 3, 2003
B. Hiatt Run Corridor:
(1) The Hiatt Run Corridor shall be considered a resource protection area.
Clearing and grading by individual lot owners is prohibited within this zone.
(2) A one -hundred foot (100') foot non -disturbance buffer shall be provided
outside of any platted lot adjacent to the Hiatt Run Corridor and shall serve as
the clearing limit for all lots that border the Hiatt Run Corridor as measured
from the center line of the stream.
4
(3) A minimum buffer of twenty feet (20') shall border all wetland preservation
areas. Clearing and grading by individual owners is prohibited within this
buffer.
(4) Native plants and cluster trees will be preserved and/or reforested in
accordance with the Forest Management Plan along the south side of the
Hiatt Run Corridor.
(5) Wildlife or bird habitats will be further enhanced by providing native
Splantings selected to encourage feeding areas while reestablishing forest in
and around environmentally sensitive areas including steep slopes, woodlands
and flood plain areas along the north side of the Hiatt Run Corridor. The
planting plan along the north side of the Hiatt Run Corridor will be created
with technical assistance from VDGIF and the Lord Fairfax Soil and Water
Conservation District.
C. Wetlands Intermittent Ravine Channel:
The Wetlands Intermittent Ravine Channel shall be considered a resource protection area.
Restrictive covenants recorded against the property will provide that clearing and grading by
individual lot owners is prohibited within this zone. The Wetlands Intermittent Ravine Channel will
be further enhanced, by providing native plantings, to establish an upland buffer. The planting plan
for this upland buffer will be created with technical assistance from VDGIF and the Lord Fairfax
Soil and Water Conservation District.
D. Forest Management Plan:
(1) The Forest Stewardship and Management Plan will be created with technical
assistance from the Department of Forestry. Native plants and cluster trees
will be preserved and/or reforested in accordance with the Forest
Management Plan.
Page 22
September 3, 2003
(2) Existing ponds will be identified and, if beneficial and appropriate, shall be
used as storm water management facilities. In addition, the Applicant shall
establish additional ponds on the site wherever possible and in such locations
as the Applicant directs. The ponds shall be located and designed to promote
water infiltration on the site. A minimum area of twenty feet (20') wide
surrounding each such pond shall be developed as a park setting.
(3) The Forest Management Plan will be created with technical assistance from
the Department of Forestry.
E. Environmental Utility / Road Impacts:
Construction of utilities, roads, trails, bio-retention areas, or wetlands creation shall
be allowed within the environmental features listed in § 16A-§ 16D of this proffer statement. Any
construction of the above listed items will use low impact construction methods such as 90-degree
crossings, minimal soil, and tree disturbances. When linear utility impacts such as force mains or
transmission lines are required low impact construction techniques will be utilized.
F. Implementation of Enhancements and Amendments
• The Applicant shall provide the location of the resource protection areas as a component of the
Master Development Plan. Information pertaining to proposed enhancements and amendments to
the resource protection areas shall be included as narratives of the Master Development Plan to
ensure that these treatment measures will be implemented.
17. COMMUNITY CURBSIDE TRASH COLLECTION:
A. The Applicant shall see that the properties within Stephenson Village shall be
serviced by a commercial trash pickup and waste removal service. Said service shall provide
curbside trash removal unless otherwise provided by Frederick County, for all residential uses and
dumpster disposal for all high -density residential uses and commercial uses. Waste and trash
removal services shall not dispose of trash and waste at any Frederick County Citizen Convenience
Center. The Applicant shall be. relieved of its obligations to see to the performance of this Proffer by
assigning all of its obligations to a Homeowners Association for any portion or all of the
development.
B. Notwithstanding the above, Applicant shall locate dumpster sites as unobtrusively as
possible. The area immediately surrounding each dumpster site shall be planted with vegetation
similar to or identical to that planted in the median open vegetated areas, including, but not limited
to, deciduous trees and evergreen shrubbery in addition to the required fence and gate enclosure.
E
Page 23 September 3, 2003
18. WATER AND SEWER IMPROVEMENTS IN THE STEPHENSON AREA:
A. The Applicant shall dedicate land to be utilized for the location of a regional pump
station as determined by the Frederick County Sanitation Authority (FCSA) in an area that is
mutually agreed upon by both parties.
B. The Applicant shall construct a pump station in conformance with the Frederick
County Sanitation Authority Route 11 North Sewer and Water Service Area Plan as required to serve
the Property and shall dedicate the pump station to the Frederick County Sanitation Authority
(FCSA) for operation and maintenance. The pump station shall be constructed and operational prior
to the first occupancy permit in Stephenson Village.
C. The Applicant shall construct water and sewer lines in conformance with the
Frederick County Sanitation Authority Route 11 North Sewer and Water Service Area Plan as
required to serve all private land uses within Stephenson Village and shall dedicate the applicable
water and sewer lines to FCSA for operation and maintenance. Furthermore, the applicant shall
provide water and sewer lines of adequate size to the property line for all publicly dedicated
properties.
• 19. COMPREHENSIVE PLAN CONFORMITY:
By accepting and approving this rezoning application, the Frederick County Board of
Supervisors authorizes the location and provision of those public uses and facilities specifically
referenced on the Generalized Development Plan, in this Proffer Statement, and the extension and
construction of water and sewer lines and facilities and roads necessary to serve this Property
pursuant to the Virginia Code Section 15.2-2232 and the Frederick County Code. The general area of
location for these uses and facilities are as shown on the Generalized Development Plan with the
exact locations to be determined based on final engineering and as approved by Frederick County.
Acceptance of this Proffer Statement constitutes approval of the public uses and facilities and their
general locations and thereby accepts said uses and facilities from further Comprehensive Plan
conformity review.
20. CREATION OF HOMEOWNERS ASSOCIATION(S):
A. Creation of Association(s)
A homeowners association or more than one homeowners association ("HOA") shall
be created and shall be made responsible for the review and approval of all construction within the
development to insure that all design standards for the Stephenson Village Development are satisfied
and for the maintenance and repair of all common areas, together with such other responsibilities,
• duties and powers as are customary for such associations or as may shall be required for such HOA
herein.
• Page 24
September 3, 2003
B. Additional Responsibility
In addition to such other responsibilities and duties as shall be assigned; the HOA
shall have title to and/or responsibility for:
(1) All common open space including storm water facilities areas not
otherwise dedicated to public use or maintained by commercial entities.
(2) Common buffer areas located outside of residential lots.
(3) Residential curbside trash collection.
21. PROFFERED HOUSING TYPES:
The following plan(s), exhibit(s) and Housing Unit Types are proffered herein. Each may be
altered at the time of final engineering and equivalent Housing Unit Types may be substituted with
the approval of the Director of Planning or his/her designee. Any existing or future Housing Unit
Type, which is permitted under the R4 Residential Planned Community District, may also be
utilized.
•Housing Unit Types Exhibit(s) prepared by The Land Planning and Design Group, Inc. dated
December 2002, listed below and attached hereto as Exhibit B (graphic for illustrative purposes
only).
The minimum design standards for the following housing types are summarized and listed on
the attached chart prepared by Land Planning and Design Group, Inc., dated March 2003 and referred
to as Exhibit E — Minimum Design Standards.
"Housing Unit Type 1" (Carriage House):
Carriage House Illustrative
Carriage House Typical
Carriage House Landscape Typical
"Housing Unit Type 2" (Non -Alley Carriage House):
Non -Alley Carriage House Illustrative
Non -Alley Carriage House Typical
Non -Alley Carriage House Landscape Typical
"Housing Unit Type 3" (Cottage House):
• Cottage House Illustrative
Cottage House Typical
Cottage House Landscape Typical
• Page 25
September 3, 2003
"Housing Unit Type 4" (Courtyard Cluster):
Courtyard Cluster Illustrative
Courtyard Cluster Typical
Courtyard Cluster Landscape Typical
"Housing Unit Type 5" (Modified Single Family Detached Lot):
Modified Single Family Detached Lot Typical
"Housing Unit Type 6" (Modified "Townhouse" Attached Dwelling):
Modified "Townhouse" Attached Dwelling Typical
"Housing Unit Type 7" (Elderly Housing Dwelling):
Elderly Housing Dwelling Specifications
Elderly Housing Dwelling Illustrative
Elderly Housing Dwelling Specifications and Illustrative Design provided in
Community Design Modifications Document
Other housing types shall be added, if approved, by Frederick County.
22. STREETSCAPE DESIGN AND LANDSCAPING:
A. The Applicant shall provide landscaped areas on both sides of the Major Collector
Road as illustrated on the attached Exhibit D (Typical Major Collector Road Section) dated March
2003 and in accordance with the following:
(1) The landscaped area described above is designed to be a scenic urban linear
park, which shall contain woodland conservation areas. (For purposes of this
Proffer, a woodland conservation area shall be defined as an area designated
for the purpose of retaining land areas predominantly in their natural, scenic,
open or wooded condition.)The woodland conservation area shall have a
varying width of no less than fifteen feet. Woodland conservation areas shall
be provided where feasible based upon final engineering and design of the
development. The Applicant shall provide, within the landscaped area, a
mixture of deciduous and evergreen trees, to include native types of trees
• originally found in this area and replacing any trees removed during
development. Such trees shall be planted at the minimum rate of one tree
every 40 linear feet along the roadway frontage and shall be planted in
clusters rather than a linear pattern.
0 Page 26 September 3, 2003
(2) The minimum planting standard for street landscaping or landscaped
areas/woodland conservation areas shall be a mixture of deciduous trees,
ornamental trees, evergreen trees, and shrubbery. At the Applicants option,
trees and shrubs shall be planted in clusters and shall be planted at an
equivalent rate of ten plant units per 40 linear feet of collector street roadway
frontage. The plant unit credits are determined as follows: Shade Trees (2"
min. caliper) = 10 plant units, Ornamental trees (1.5" minimum caliper) = 5
plant units, Evergreen trees (6' min. height) = 5 plant units, Shrubs (18"
minimum height) = 2 plant units.
B. The Applicant shall have the option of utilizing landscaped central islands within cul-
de-sacs. When landscaped islands are utilized a twenty-eight foot (28') foot paved area shall be
provided to accommodate on -street parking and travel aisles.
C. Where conditions permit, vegetated open channels shall be used in street right-of-
ways for storm water runoff, instead of curb and guttering.
D. To the extent possible, stone fines or wood chip trails/paths shall be used instead of
asphalt trails/paths. Where practical, such trails/paths shall be located on only one side of each
interior road provided sidewalks are not required or practical within the adjacent road right-of-way.
23. COMMUNITY SIGNAGE PROGRAM:
A. The Applicant reserves the right to construct community entry features including a
monument style sign at the entrances to the development in accordance with the following
parameters: Such signage shall not exceed two signs per intersection, one occurring on either side of
the entrance. The sign panel area shall not exceed 65 square feet per sign, and shall be attached to a
wall not to exceed 8 feet in height, excluding piers, which shall be 9.25 feet in height. The wall
supporting the signage will not be included in the allowable square footage for the sign panel.
B. The Applicant reserves the right to construct neighborhood entry features including a
monument style sign at the entrance to each neighborhood in accordance with the following
parameters: Such signage shall not exceed two signs per intersection one occurring on either side of
the entrance. The sign panel area shall not exceed 40 square feet per sign, and shall be attached to a
wall not to exceed 7 feet in height, excluding piers, which shall be 8.25 feet in height. The wall
supporting the signage will not be included in the allowable square footage for the sign panel.
C. Commercial freestanding business signs shall be monument style with similar design
and materials as the community entry feature signs. These commercial freestanding business signs
• shall be no more than 20' in height measured from the base and shall be spaced a minimum of 100
feet apart.
0 Page 27
0
0
SIGNATURE PAGE
September 3, 2003
The conditions set forth herein are the proffers for Stephenson Village and supercede all
previous proffer statements submitted for this Development.
Respectfully submitted,
Stephenson Ass o iates, L.C. f�
By:
,
ame: J. Donald Shockey, Jr.
Title: Manager
Subscribed and sworn before me this 8th day of Sept. , 2003.
Susan D. Stahl
(Typed Name of Notary)
My Commission Expires: 4-30- 2004
Notary Pub is
• Page 28
SIGNATURE PAGE
0
September 3, 2003
ACCEPTED BY THE COUNTY OF
FREDERICK
Name:
Title:
Subscribed and sworn before me this day of , 2003.
Notary Public
(Typed Name of Notary)
My Commission Expires:
REVIEWED AND ACCEPTED BY THE
FREDERICK COUNTY ATTORNEY
Name:
Title:
Subscribed and sworn before me this day of )2003.
(Typed Name of Notary)
My Commission Expires:
0
Notary Public
RTE.,
33 38.
3.5 +/- ACRES
AREA NOT TO
BE REZONED
i00
00
No _
GDPLEGEND
IIIIIIIII MAJOR COLLECTOR ROAD
4 INTER PARCEL CONNECTIONS
r_I: - MMM
HIATT RUN
>:L
MAJOR COLLECTOR ROAD
NOTE: THIS GENERALIZED DEVELOPMENT PLAN IS CONCEPTUAL
AND FOR ILLUSTRATIVE PURPOSES ONLY. THE FINAL LOCATION
OR ORIENTATION OF THE INDIVIDUAL LANDBAYS AND/OR THEIR �U�J
ASSOCIATED COMPONENTS MAY BE SLIGHTLY ALTERED TO O
REFLECT MORE ACCURATE ENGINEERING.
Lic�fr
4
COMMUNITY
RECREATION
CENT
i OPEN SPACE
HIATT RUN
CORRIDOR
ACTIVE ADULT —
RECREATION
CENTER
IV
0
;/ WETLANDS '
INTERMEDIATE
RAVINE CHANNEL
LINEAR PARK
TRAIL �
Coo
WATT RUN
M
LAND BAST BREAKDOWN V
LAND
LAND USE
ACREAGE
% RANGE OF
BAY
HOUSING UNIT TYPES
MIN. MAX.
1
ELEM. SCHOOL
20 Ac. +/—
NA NA
11
COMMUNITY PARK
24 Ac. +/—
NA NA
(6 baseball fields & 6 soccer fields)
111
MIXED RESIDENTIAL:
475 Ac. +/—
ONVENIENCE COMMERCIAL/DAYCARE
7 Ac.+/—
NA NA
FD (Housing Unit Type 1,2,4,5, RP District SFD & Active Adult)
30 53
OWNHOUSE (Housing Unit Type 6 & RP District Townhouses)
10 30
ULTIFAMILY:
7 30
Condominiums, Elderly Housing, Housing Unit Type
—Cottage House & RP District Duplex, Multiplex,
trium, Garden Apartment & Active Adult
IV
ACTIVE ADULT:
126 Ac.+/—
30 53
FD (Housing Unit Type 1,2, & 5)
ultifamily (Condominiums, Elderly Housing, Housing
nit Type 3—Cottage House)
V
COMMERCIAL CENTER
(Retail, Office & Public Service Satellite Facility)
C. t —
NA NA
SEE NOTES ADDRESSING ABOVE CHART IN PROFFER 3. USES, DENSITY & M'.X OF HOUSING TYPES A. (2) (1-4)
o o n 0
� h N
3 W O
W_ I- N I� t(1
In 2 19 T
W Y O o
3: U_ m m
o ¢
o W W
m o
LL
Z Z
z Z
_
�zU)D
= go°U
-
�CtscDz
w
F
a
U
E-z
W
~
o
�>
>
Z��
w
�O
A
w
Zw�x
a�
d
LTA
qW
Q
w
F-�
W
O [_,
CJ
C!l
DATE: SEPT 3, 2003
SCALE: 1 "=1000'
DESIGNED BY:MDS/JNT
JOB NO. 2760C
SHEET 1 OF 1
( 41'�I'�i h(�i�: l i(1)t �i�:
�.� �i��.,r,1��
r�]
• NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
OPTIONAL PORCH SHOWN
STEPHENSON VILLAGE
CARRIAGE HOUSE ILLUSTRATIVE
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP. INC.
•
CJ
S'T R-EE T"
I
STANDARDS: Living Space (min.) Decks (min.)
CIM
Z
O
1400 square feet Side yard setback: 5'-0" interior lot line
Side yard setback: 10'-0" corner lot perimeter lot line
Rear yard setback: 15'-0"
*decks must be located in rear yards and shall not be
erected forward of the rear plane of a dwelling unit
STENIENSON VILLAGE
CARRIAGE HOUSE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
Front Facade
*porches, stoops,
and steps may
extend 6'-0" into
front yard
setback
•
0
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
OPTIONAL FENCE SHOWN
STr-E�CT
STEPHENSON VILLAGE
• CARRIAGE HOUSE LANDSCAPE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
•
(3 sheets)
•
A
•
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
OPTIONAL PORCH SHOWN
STEPHENSON VILLAGE
CARRIAGE HOUSE ILLUSTRATIVE
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
0
47 � 1''Plf�•
STREET
STANDARDS: Living Space (min.) Decks (min.)
41A.
Z
L
N
1400 square feet Side yard setback: 5'-0" interior lot lines
Side yard setback: 10'-0" corner lot perimeter lot line
Rear yard setback: 3'-0"
*decks must be located in rear yards and shall not be
erected forward of the rear plane of a dwelling unit
STEPHENSON VILLAGE
NON —ALLEY CARRIAGE HOUSE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
Front Facade
*porches, stoops,
and steps may
extend 6'-0" into
front yard
setbacks
•
I'At-1-pv riaEF.
wn
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
OPTIONAL PORCH SHOWN
OPTIONAL FENCE SHOWN
STEPHENSON VILLAGE
NON -ALLEY
CARRIAGE HOUSE LANDSCAPE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
ST p e E-'
III(DUSR ` G UNHT TYPE 3
( (1> lml,.4(,I I1(1>l �1:
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
OPTIONAL PORCH SHOWN
OPTIONAL FENCE SHOWN
STEPHENSON VILLAGE
COTTAGE HOUSE ILLUSTRATIVE
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
•
4• slit
F
N. top- C09NEZ
LOTS
STILT
4' Hig.
1
1
A""
5' MIN.
STANDARDS: Lot Width(min.) Living Space (min.) Decks (min.) Front Facade
34'-0" 1400 square feet Side yard: 5'-0" interior unit *porches, stoops,
Side yard: 10!-0" end/corner unit and steps may
Rear yard: 5'-0" extend 6'-0" into
*decks must be located in rear yards front yard setback
and shall not be erected forward of
the rear plane of a dwelling unit
STEPHENSON VILLAGE
COTTAGE HOUSE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP. INC.
17A
AL,LEY
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
STEPHENSON VILLAGE
isCOTTAGE HOUSE LANDSCAPE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
(3 sheets)
•
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
•
STEPHENSON VILLAGE
OfCOURTYARD CLUSTER ILLUSTRATIVE
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
•
Courtyard Clusters Typical This housing type consists of single-family dwellings combined to form a
multi -family cluster of units. The cluster creates a private parking court, therefore removing garages from the main travel ways. No
fewer than two and no more than seven units shall be combined in any courtyard cluster. Each unit has direct access to a private yard.
A fence or fence and wall combination shall be located between units to enclose the courtyard. Each unit shall have at least one 3'
gate providing access to the rear yard from the courtyard. The following table specifies the minimum standards for this Courtyard
Cluster house type.
Minimum Area Per Unit: 2,000 sq. ftJdwelling unit
Minimum Setbacks:
To garage from street or common driveway: 19 &
To dwelling from street: 18 ft.
Distance between units: 10 ft.
To dwelling from common driveway: 3 ft.
To dwelling from interior lot line: 3 ft.
To dwelling from perimeter property line: 10 ft.
To deck and/or patio from interior lot line: 5 ft.
To deck and/or patio from perimeter property line: 6 ft.
Maximum Building Height: 35 fL
139'
1a
)eny Line
ne
1r
STEPHENSON VILLAGE
• COURTYARD CLUSTER TYPICAL
Scale: NTS December 2002
THE LAND PLANNING a DESIGN GROUP, INC.
qF
ro
�l
v
-F I �
int
6
immolb-
I'mou"M ;
12
Cams.
i:iia. on .1irrsrr
•
ul
HOUMNG UI` ffT TYPE 5
MOMIK ED Ill` GLE-IFAI` MY SMALL LOT
(n sheet)
iModffledl snngRe-ff R&Ry �maRR Rot. Single-family small lot housing shall be a
single-family detached or attached residence on an individual lot. No more than two
units may be attached together.
(1) Dimensional requirements shall be as follows:
(a) Minimum lot size: 3,750 square feet
(b) Off-street parking spaces: 2
(c) Setback from state road: 20 feet
(d) Setback from private road: 20 feet
(e) Rear yard: 15 feet
(f) Side yard: Zero lot line option may be used with this housing type.
If chosen, the minimum side yard shall be 10 feet for that yard opposite
the zero lot line side. If not chosen, the minimum side yard shall be five
feet on both sides.
(g) When the attached option for the single-family small lot housing unit is
chosen, the minimum building spacing requirement shall be 10 feet.
(h) Supplementary setbacks:
[1] With the single-family small lot housing type, decks may extend
five feet into rear yard setback areas.
[2] Where single-family small lot housing abuts open space, decks
may extend up to 12 feet into rear yard setback areas.
[3] Front porches, stoops and steps may extend 12 feet into front yard
setback areas.
(2) Maximum building heights shall not exceed 35 feet in height.
(3) Detached accessory buildings may be permitted, not to exceed 20 feet in height,
will adhere to the same side yard setbacks as the house, and will have the same
rear yard setback as a deck.
0
•
•
l i (I) l l (► l oil
n(1>ll)lisil-;il 1
i �l
Mofflffned townhouse. The "townhouse" is a single-family attached dwelling
with one dwelling unit from ground to roof, having individual outside access. Rows of
attached dwellings shall not exceed 10 units and shall average no more than eight
dwellings per structure.
(1) Dimensional requirements shall be as follows:
minhnum Average Off -Street MiMmu m
Lot Area Lot Area ParRdng Lot WM th
(square feet) (square feet) Spaces (feet)
1200 1300 2.00 16
1400 1500 2.25 18
1600 1700 2.50 20 or larger
(2) Minimum yards shall be as follows:
(a) Front setbacks:
[1] 20 feet from road right-of-way for front loaded garage townhouses
[2] 20 feet from parking area, private street, or driveway for front
loaded townhouses
[3] 10 feet for rear loaded or rear loaded detached garage townhouses
[4] 10 feet for non garage townhouses with offstreet parking
f • (b) Side: 10 feet from lot line (end unit)
(c) Rear: 20 feet from lot Pule
(3) Minimum on -site building spacuig:
(a) Side: 25' between adjacent end units
(b) Rear: 50' from rear building plane to adjacent rear building, plane
(4) Maximum building height shall be as follows:
(a) Principle building: 35 feet
(b) Accessory buildings: 20 feet
(5) Minimum yard setbacks for garages
(a) Side: 10 feet from lot line (end unit) for detached garage option
(b) Side: 0 feet from interior lot line for detached garage option
(c) Rear: 5 feet from lot line for detached garage option
(6) Supplementary setbacks:
(a) With the modified townhouse housuig type, decks may extend 15 feet into
rear yard setback areas.
(b) Where modified townhouse abuts open space, decks may extend up to 15
feet into rear yard setback areas.
(c) Front porches, stoops and steps may extend 6 feet into a 10 foot front yard
isetback and 12 feet into a 20 foot front yard setback.
•
.1. 1" 1(� A l .. A, ► (1> 1'2 ((1> 1. I.1 . (� 1 (1) i'Z 1'Z (1) .All) � 1 : ( 1 1(1)
0
IU
•
•
cs
Z 02
� co
CQ :p
Z d m mm
Z cQ
RTE.761 OLD CHARLES
�O
cQ
--- -
ACCESS ROAD
-�� ACCESS ROAD l ��
a.
0 0
_ U
t1 a�n
cc
cs H
I i j JR. SOCCER FIELDS
PAVED PARKING TYPICAL oqo0
o
4
' 'go CC
&BIAI F ELDS SOCCER FIELDS %�RF/F
o ° L GON X
Fw_- N a) 0) U
a)m � O w
i
1 I
SCHOOL %�
U O O cr
LL
tL U
O
5
�J
Qb rr ��� r � � i � '
Z
a
w
_-----__..--
In
Z Z
PAVILLION
�.� �...� -_J
`
Z
z D z
Ld z W 0 5
OVERFLOW PARKING TYPICAL
10 U o
I=-0-dS0z �
SERVICEIEMERGENCY ACCESS ROAD
MAJOR COL rOR R OAD
W
019
w H
x E-z
00
'�— Z
9
016~U
o O��o
x
w W
W
E-+ Q
yU ra1 O G�Tl
DATE: MARCH 2O03
SCALE: 1 "=125'
NOTE :
THIS LAYOUT FOR THE SCHOOL/PARK SITE IS
CONCEPTUAL AND FOR IIIUSTRATIVB PURPOSES ONLY.
THE FINAL LOCATION OR ORIENTATION OF THE
DESIGNED BY: MPR
70B NO. 2780C
INDIVIDUAL LANDBAYS AND/OR THEIR ASSOCIATED
COMPONENTS MAY BE SLIGHTLY ALTERED TO REFLECT
MORE ACCURATE ENGINEERING.
SHEET 1 OF 1
0 0 0
Lvsc.•rE. ��r�Te SST t,.wt..—_ _ L L. 4p%L^m AAA
NOTE: For illustrative purposes only
STEPHENSON VILLAGE
"EXHIBIT W
TYPICAL MAJOR COLLECTOR ROAD SECTION
Scale: NTS March 2003
THE LAND PLANNING & DESIGN GROUP, INC.
•
HOUSING
HOUSING NAME
MINIMUM
AVERAGE
MIN. LOT
MIN.
MIN. FRONT YARD
MIN. REAR
IN. SETBACK
MIN. SETBACK
MIN. SIDE YARD SETBACK
MIN.
MIN. SETBACK FROM
DECK MIN. SETBACK
--EECK -MI
UNIT TYPE
LOT WIDTH
LOT AREA
AREA
SQUARE
SETBACK FROM
YARD
TO DWELLING
DISTANCE BETWEEN
ON INTERIOR LOT LINE
SETBACK TO
GARAGE TO INTERIOR
INTERIOR LOT LINE
N.
SETBACK
SQUARE
SQUARE
FOOTAGE
R/W OR PRIVATE
SETBACK
FROM
DWELLING UNITS
SIDE / COMBINED TOTAL
GARAGE
LOT LINE SIDE YARD
SIDE YARD (CORNER
REAR YARD/
FEET
FEET
LIVING
STREET TO
TO
COMMON
SIDE YARD SETBACK /
FROM
/CORNER LOT (OR
LOT (OR END UNIT
REAR YARD
SPACE
DWELLING
DWELLING
DRIVEWAY
CORNER LOT (OR END
STREET/
END UNIT
TOWNHOUSE) SIDE
ABUTTING
UNIT TOWNHOUSE) SIDE
ALLEY
TOWNHOUSE) SIDE
YARD
OPEN SPACE
YARD
YARD
1
CARRIAGE
40'
NA
4,000
1,400
15,
25'
NA
10,
5710'110'
NA/20'
3'110'
T/10'
2
NON -ALLEY
CARRIAGE
47'
NA
4,700
1,400
15'
25'
NA
10,
5'115'/10'
20'INA
3'110'
S'I10'
15'1NA
373'
3
COTTAGE
34'
NA
3,264
1,400
15'
20'
NA
10' ON NON
01151/10'
ATTACHED SIDE
NA/20'
0'/NA
T/10'
S'INA
3'INA/NA (10' FROM
NA/NA
NA/NA
4
COURTYARD
NA
3,300
NA
2,000
10'
NA
3'
10'
DWELLING TO
19' FROM
NAINA
(6' FROMPERIMETER
PROPERTY
COMMON
37NA
(T FROM INTERIOR
PERIMETER
LINE)
DRIVEWAY)
LOT LINE)
PROPERTY
51!10'/10'
LINE
5
MODIFIED
38
NA
3,750
NA
20'
15'
10' (0' FOR THE
(0' FOR ZERO LOTLINE
5'/10' (0' FOR ZERO
5710' (0' FOR ZERO
SINGLE FAMILY
NA
ATTACHED OPTION)
SIDE WITH A COMBINED
20'115'
LOT LINE OR
LOT LINE OR
10'13'
TOTAL OF 10')
ATTACHED SIDE)
ATTACHED SIDE)
20' (10' FOR NON
0' (25' FROM NON
6
MODIFIED
16'
1,300
1,200
NA
GARAGE OR REAR
ATTACHED SIDE
TOWNHOUSE
LOADED GARAGE
20
NA
WALL OF END UNIT
0110,110,
20'/5'
01110,
O'110'
5'/5'
UNITS)
TO ANY OTHER
HOME
20' (10' FOR NON
0' 25' FROM NONATTACHED
6
MODIFIED
16'
1,500
1,400
NA
GARAGE OR REAR
SIDE
TOWNHOUSE
LOADED GARAGE
20'
NA
WALL OF END UNIT
01101/10,
20'15'
01/10,
01/10,
5'/5'
UNITS)
TO ANY OTHER
HOME
20' (10' FOR NON
0' (25' FROM NON
6
MODIFIED
20' OR>
1,700
1,600
NA
GARAGE OR REAR
20
ATTACHED SIDE
TOWNHOUSE
LOADED GARAGE
NA
WALL OF END UNIT
01/01/10,
20'15'
01/10,
0'/10'
575'
UNITS)
TO ANY OTHER
HOME
PORCHES,
ACCESSORY
BUILDING
STREET
STOOPS, AND
BUILDING
HEIGHT
PARKING
STEPS MAY
MAX. HEIGHT
SPACES
EXTENDINTO
FRONTYARD
SETBACK
6'
20'
1 35' 1
2
6'
20'
35'
2
6'
NA
35'
2
6'
NA
35'
2
12'
20' HT.
35'
2
12' FOR A 20'
SETBACK, 5'
FOR A 10'
20' HT,
35'
2
SETBACK
12' FOR A 20'
SETBACK, 5'
FOR A 10'
20' HT.
35'
2.25
SETBACK
12' FOR A 20'
SETBACK, 5'
FOR A 10'
20' HT.
35'
2.5
SETBACK
STEPHENSON VILLAGE
"EXHIBIT E"
MINIMUM DESIGN STANIIARDS
Scale: NTS March 2003
THE LAND PLANNING & DESIGN GROUP, INC.
•
STEPIHIENSON VN L]LAGIE
R EMENUAL PLANNED COIV1ZI�I1 UI RTY
Community Design Modifications Document
Prepared By: Greenway Engineering & The Land Planning and Design Group, Inc.
April 2003
Revised August 18, 2003
Revised September 3, 2003
( • (Exhibit F)
0
0 MODIFICATION #1 § R65-I1 Mixtuire of housnng types ureglunredl
Ordinance Requirement:
No more than 40% of the area of portions of the planned community designated for
residential uses shall be used for any of the following housing types: duplexes,
multiplexes, atrium houses, weak -link townhouses, townhouses or garden apartments or
any combination of those housing types.
Alternative Design Standard:
No more than 60% of the area of portions of the planned community for residential uses
shall be used for the housing types identified in the townhouse, multifamily and active
adult.
MIXED RESIDENTIAL MATRIX
Housing Unit Type
Minimum %
Maximufn %
Single Family Dwellings
30
53
(Hosing Unit Type 1,2,4,5, RP District SFD and Active
Adult)
Townhouse Dwellings
10
30
(Housing Unit Type 6 & RP District Townhouse)
Multifamily Dwellings
7
30
(Condominiums, Elderly Housing, Housing Unit Type 3
&:. RP District Duplex, Multiplex, Atrium, Garden
Apartments and Active Adult)
Active Adult Dwellings
30
53
Single Family Dwelling (Housing Unit Type 1,2 &z 5)
Multifamily (Condominiums, Elderly Housing, Housing
Unit Type 3)
Justification for Modification:
The proffered Generalized Development Plan identifies that residential land uses will be
located within Land Bays 1111 and IV. The Generalized Development Plan does not
account for the approximate 125 acres within the Hiatt Run Corridor and the Wetlands
Intermediate Ravine Channel that is contiguous to Land Bays III and IV. Therefore, the
Generalized Development Plan accounts for approximately 594 acres to be utilized for
residential land use within Stephenson Village.
The required calculation of 40% of the approximate 594-acre area of portions of the
planned community designated for residential use in this case amounts to approximately
237.6 acres that can be utilized for duplexes, multiplexes, atrium houses, weak -link
townhouses, townhouses or garden apartments.
The residential program that has been developed for Stephenson Village is designed to
provide for housing opportunities for all age groups in the community. Stephenson
`Tillage will also provide for an active adult community that may develop beyond the
designated 126-acre land bay identified on the Generalized Development plan. The
success of the active adult community and housing for young professionals may expand
beyond the program limits identified in the program; therefore, a modification of the 40%
of residential land area is appropriate. Stephenson Village requests a modification to
allow a maximum of 60%, or approximately 356.4 acres of the residential land area to
provide for the development of housing types identified in the mixed residential matrix
table. Stephenson Village further commits to the provision of a mixture of housing types
by establishing minimum and maximum percentages for the variety of housing types
identified in the mixed residential matrix table. This cominitment exceeds the current
ordinance requirement by ensuring that a residential mix will be provided in lieu of one
housing type (i.e. garden apartments) occupying 40% of the residential land area.
CJ
I0
• MODI FI[cCAUON #2
Ordinance Requirement:
§ 1165-69 Peru-fl ted1 uses
§ 1165-72B(2) AIlternaUve fflmrnensuonall n°equuiremrnennt pRann
All uses are allowed in the R4 Residential Planned Community District that are allowed
in the RP Residential Performance District. An alternative dimensional plan may be
included with the master development plan for the development, which shall describe a
system of dimensional requirements for all residential uses planned for the development.
Alternative Design Standard:
Residential housing types other than those permitted in the RP Residential Performance
District may be allowed in the R4 Residential Planned Community District. The Board
of Supervisors may allow new housing types only if information describing the minimum
lot area, minimum lot width, minimum yard setbacks, maximum building heights for
primary and accessory structures, and minimum off street parking spaces is determined to
be acceptable.
Justification for Modification:
Stephenson Village desires to provide for a mixture of housing types that allow for a
community including a range of economic and demographic levels from young
professionals, family households, empty nesters and elderly affordable dwellings. In
order to create this type of community, it is necessary to provide for housing types that
are currently allowed by ordinance and to introduce housing types that are successful in
the current housing market. With the exception of the single-family small lot, the
remaining housing types allowed by current ordinance were established over ten years
ago. The introduction of new housing types, or modifications to the design standards for
existing housing types is necessary to accomplish this goal. The R4 District allow for a
residential planned community to develop only one type of multifamily housing unit to
achieve the goal of a housing mix. Stephenson Village is committed to provide for a
variety of housing types as evident by the minimum percentages specified in the mixed
residential matrix table; therefore, it is justified to allow for new housing types, as well as
alternative dimensional requirements for existing housing types in the RP District as
described in this Community Design Modification Document to achieve this purpose.
U.�
0
ICI OUMNG uNffy TYPES
MP HIIENS®N VM LAG E
CARRIAGE HOUSE ILLUSTRATIVE
E
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
•
•
97' 1'1�tJ•
STr-&ET
114.
'2
STANDARDS: Living Space (min.) Decks (min.) Front Facade
1400 square feet Side yard setback: 5'-0" interior lot lines *porches, stoops,
Side yard setback: 10'-0" comer lot perimeter lot line and steps may
Rear vans setback: 3'-0" extend 6'-0" into
*decks must be located in rear yards and shall not be front yard
erected forward of the rear plane of a dwelling unit setbacks
STEPHENSON VILLAGE
• NON —ALLEY CARRIAGE HOUSE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
•
S-fr-flET
STANDARDS: Living Space (min.) Decks (min.)
1400 square feet Side yard setback: 5'-0" interior lot line
Side yard setback: 10'-0" corner lot perimeter lot line
Rear yard setback: 15'-0"
*decks must be located in rear yards and shall not be
erected forward of the rear plane of a dwelling unit
• STEPHENSON VILLAGE
CARRIAGE HOUSE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
Front Facade
*porches, stoops,
and steps may
extend 6'-0" into
front yard
setback
U
101 M N. ror- CmgNEZ-
--k- "TS
AUX(
IN.
STANDARDS: Lot Width(min.) Living Space (min.) Decks (min.) Front Facade
34'-0" 1400 square feet Side yard: 5'-0" interior unit *porches, stoops,
Side yard: 10'-0" end/corner unit and steps may
Rear yard: 5'-0" extend 6'-0" into
*decks must be located in rear yards front yard setback
and shall not be erected forward of
the rear plane of a dwelling unit
S'TEPHENSON VILLAGE
COTTAGE HOUSE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
16 Courtyard Clusters Typical This housing type consists of single-family dwellings combined to form a
multi -family cluster of units. The cluster creates a private parking court, therefore removing garages from the main travel ways. No
fewer than two and no more than seven units shall be combined in any courtyard cluster. Each unit has direct access to a private yard.
A fence or fence and wall combination shall be located between units to enclose the courtyard. Each unit shall have at least one 3'
gate providing access to the rear yard from the courtyard. The following table specifies the minimum standards for this Courtyard
Cluster house type.
Minimum Area Per Unit:
2,000 sq. ftJdwelling unit
Minimum Setbacks:
To garage from street or common driveway:
19 &
To dwelling from street:
181
Distance between units:
10 fL
To dwelling from common driveway:
3 fL
To dwelling from interior lot line:
31
To dwelling from perimeter property line:
10 ft.
To deck and/or patio from interior lot line:
5 ft.
To deck and/or patio from perimeter property line:
6 ft.
Maximum Building Height:
35 fL
Is Ila
13&
perry Line
ere
10
• STEPHENSON VILLAGE
COURTYARD CLUSTER TYPICAL i
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
•
•
40
Modified sin �e-fhm fl sm ARR Rot Single-family mall lothousing shall be a
single-family chtached or attached residence on an individual lot. No more than two
units may be attached together.
(1) Dimensional requirements shall be as follows:
(a) Minimumlot size: 3,750 square feet
(b) Off-street parking spaces: 2
(c) Setback from state road: 20 feet
(d) Setback from private road: 20 feet
(e) Dear yard: 15 feet
(f) Side yard: Zero lot line option may be used with this housing type.
If chosen, the minimum sde yard shall be 10 feet for that yard opposite
the zero lot line side. If not chosen, the minimurn side yard shall be five
feet on both sides.
(g) When the attached option for the single-family anall lot housing unit is
chosen, the minimum building spacing requirement shall be 10 feet.
(h) Supplementary setbacks:
[1] With the single-family mall lot housing type, decks may extend
five feet into rear yard setback areas.
[2] Where single-family small lothousing abuts open space, decks
may extend up to 12 feet into rear yard setback areas.
[3] Front porches, stoops and steps may extend 12 feet into front yard
setback areas.
(2) Maximum buildin gheights shall not exceed 35 feet in height.
(3) Detached accessory buildings maybe permitted, not to exceed 20 feet in height,
will adhere to the same side yard setbacks as the house, and will have the same
rear yard setback as a deck.
• Modified townhouse. The "townhouse" is a single-family atached dwelling
with one dwelling unit from ground to roof, having individual outside access. Rows of
attached dwellings shall not exceed 10 units acid shall average no more than eight
dwelling; per structure.
(1) Dimensional requirements shall be as follows:
Minimum Average Off-street Minimum
Lot Area Lot Area Parking Lot Width
(square feet) (square feet) Spaces (feet)
1200 1300 2.00 16
1400 1500 2.25 is
1600 1700 2.50 20 or larger
(2) Minimumyards shall be as follows:
(a) Front setbacks:
[1] 20 feet from road right-of-way for front loaded ZD
garage townhouses
[2] 20 feet from parking area, private street, or driveway for front
loaded townhouses
[3] 10 feet for rear loaded or rear loaded detached garage townhouses
[4] 10 feet for non garage townhouses with offstreet parking
(b) Side: 10 feet from lot line (end unit)
(c) Rear: 20 feet from lot line
(3) Minimumon-site building spacing:
(a) Side: 25' between adjacent end units
(b) Rear: 50' from rear building plane to adjacent rear building plane
(4) Maximum buiIdingheightshall be as follows:
(a) Principle building: 35 feet
(b) Accessory buildings: 20 feet
(5) Minimumyard setbacks for garages
(a) Side: 10 feet from lot line (end unit) for detached garage option
(b) Side: 0 feet from interior lot line for detached garage option
(c) Rear: 5 feet from lot'line for detached garage option
(6) Supplementary setbacks:
(a) With the modified townhouse housing type, decks may extend 15 feet into
rear yard setback areas.
(b) Where modified townhouse abuts open space, decks may extend up to 15
feet into rear yard setback areas.
(c) Front porches, stoops and steps may extend 6 feet into a 10 foot front yard
• setback and 12 feet into a 20 foot front yard setback.
Eldle�� Elderly housing are multifamily buildings where individual dwelling
units share a common outside access. They also share a common yard area, which is the
sum of the required lot areas of all dwelling units within the building. Elderly housing
shall contain six or more dwellings in a single structure. Required open space shall not
be included as minimum lot area.
(1) Maximum gross density shall be 45 units per acre.
(2) Development requirements shall be as follows:
Number of Bedrooms
Efficiency
2
3 plus
Off -Street Parking Spaces
1.50
2.00
2.25
2.50
(3) Maximum site impervious surface ratio (on lot) shall be sixty -hundredths
(0.60).
(4) Minimum lot size shall be one (1) acre.
(5) Minimum yards shall be as follows:
a. Front setback:
i. Twenty-five (25) feet from road right-of-way.
ii. Ten (10) feet from parking area or driveway.
b. Side setback:
i. Twenty-five (25) feet from perimeter boundary.
c. Rear setback:
i. Fifty (50) feet from perimeter boundary.
(6) Minimum on -site building spacing shall be twenty five (25) feet.
(7) Maximum number of dwellings units per building shall be (125)
(9) Maximum building height shall be as follows:
a. Principal building height: forty five (45) feet.
b. Accessory buildings: twenty (20) feet.
•
•
•
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
STEPHENSON VILLAGE
ELDERLY HOUSING ILLUSTRATIVE
Scale: NTS April 2002
• THE LAND PLANNING & DESIGN GROUP, INC.
•
M®IDOECAT1[ON #3 § 165-72D tConmmerenall and nndlunstiriall areas
§ 165-921`\\4(3) Nonu°esndlenflall Rand use phasnnng
ordinance Requirement:
A minimum of 10% of the gross area of the project shall be used for business and
industrial uses. The phasing plan for the development shall include a reasonable portion
of the nonresidential uses in all phases of the development.
Alternative Dcsigpi Standard:
Elimination of the requirement for both business and industrial land uses in Stephenson
Village; establish a minimum of 4% of the gross area of the project to be used for
commercial land use; allow for the majority of the commercial land uses to be located in
a defined commercial center instead of all phases of Stephenson Village.
Justification for Modification:
• A minimum lot size of 100 acres is required for a residential planned community
development. The provision of 10% of the gross area of the project for business and
industrial land use would equate to a minimum of 10 acres to meet the ordinance
requirement. A conservative FAR of 0.2 would equate to 60,000 square feet of industrial
development on 7 acres of land and 26,000 square feet of commercial on 3 acres of land.
This ratio would be reasonable if both industrial and commercial land use were proposed
for the residential planned community.
An industrial component is not planned for Stephenson Village, nor is an industrial
component desired by the immediate outlying community. The required 10% minimum
of the gross area of the project for business and industrial land use would account for
approximately 82.2 acres within Stephenson Village to meet the ordinance requirement.
This amount of acreage is not feasible for commercial land use alone; therefore, a
sufficient amount of commercial land use to meet the needs of the residential planned
community is important to determine. The market and economic analysis for Stephenson
Village suggests that the maximum amount of commercial land use that can be sustained
is 250,000 square feet. A developed FAR of 0.2 would require less than 29 acres (3.5%)
to meet the 250,000 square feet of commercial development n Stephenson Village.
Therefore, it is reasonable to expect a minimum of 4% of the gross area of the project to
be utilized for commercial land use when industrial land use is not part of the residential
planned community design. ]Furthermore, it is reasonable to plan for the majority of the
• commercial land use to occur within a defined commercial center within the community
in lieu of many smaller undefined commercial pods located within each phase of the
• residential planned community. Stephenson Village has been designed to provide for a
defined commercial center that will accommodate a variety of commercial land use`s and
serve the residents of this community, as well as the outlying community.
The request to eliminate industrial land use; to establish a minimum of 4% of the gross
area for commercial land use; and to establish a defined commercial center in lieu of
requiring commercial land use in all phases of the residential planned community is
reasonable. Stephenson Village would be required to provide for a minimum of 33 acres
for commercial land use. This acreage would allow for the provision of a variety of
commercial land uses that would provide convenient shopping, services and employment
opportunities for the residents within Stephenson Village and the outlying community.
The 33 acres would accommodate a maximum of 250,000 square feet of commercial land
use, which is reasonable for a community of this size.
•
0
0
F-.
F.40AX4
LIA
COMMERCIAL
BNDLASTRiAL USES WITHIN PLANNED
COMMUNITY
GROSS AREA
OF
COV,PdERC�AL
USES
3%
WEPHENSON VILLAGE
WAIVER #3a SUPPORT GRAPHIC
Scale: NTS April 2003
THE LAND PLANNING & DESIGN GRoup, INC.
GROSSAREA
OF
INDUSTR�AL
USES
7%
•
GROSS AREA,
OF BUSINESS
USES
%
•
0
STEPHENSON VILLAGE
WAIVER #3b SUPPORT GRAMUC
Scale: NTS April 2003
THE LAND PLAT NING & DESIGN GROUP, INC.
•
M®IIDIDE R CA1<'IION M § 165-72F RecreatnonnaD facnlntnes
Ordinance Requirement:
A recreational unit is designed to meet the recreational needs of 30 dwelling units. The
units may be broken into smaller units or added together to meet the needs of the planned
community.
Alternative Design Standard:
A recreational unit is designed to meet the recreational needs of 30 dwelling units. The
units may be broken into smaller units or added together to meet the needs of the planned
community. The value of one recreational unit shall be equivalent to the value of one
recreational tot lot unit described in § 165-64B(1) of the Zoning Ordinance.
Justification for Modification:
Stephenson Village will provide the equivalent of one recreational unit for every 30
dwelling units developed in the entire community. The recreational facilities will include
two recreational centers, a competition swimming pool, a linear park trail and pedestrian
. trail systems. The Applicant should be given credit for the value of these planned
recreational facilities based on a formula that is the value of one recreational tot lot x the
number of required recreational units to serve the entire community. The planned
recreational facilities for the overall community and for the active adult community
provides for year-round recreational opportunities for the Stephenson Village community
that traditional outdoor recreational units do not. Therefore, it is reasonable to utilize the
recreational unit value formula to meet the recreational needs of this community.
� 0
RECREATION VALUE EQUIVALANCY COMPARISON
A sinale recreational unit is designed to meet the recreational needs of 30 dwelling units,
which has a monetary value of approximately 17,000 dollars which may by adjusted to
reflect the current value of a tot lot. The items listed below illustrate a methodology used
to achieve the required overall recreational needs by assigningrecreational units to the
actual costs of the recreational facilities provided. The units may be broken into smaller
units or added together to meet the needs of the total development. Following is a list of
possible recreational facilitieq which may be proposed at Stephenson Village and their
associated monetary value. The actual cost of the items listed below may indeed differ±
from these estimates at time of construction, but should compare similarly.
Linear Park Trail (approx. 3,800 linear feet)
Community Pool (6 lane 25 Meter Lap Pool)
Clubhouse / Bath House
Half -court Basketball Court
Tennis Court (1
S"I EP HIIE�`�ISON VR LILA(GY,
WAIVER #4 SVJP]ID®RT GRAPHIC
Scale: NTS April 2003
THE LAND PLANNING & DESIGN GROUP, INC.
_ ± $ 266,300
• MODUR CA TON #5 § 165-721 Road access
Ordinance Requirement:
The planned community development shall be provided with a complete system of public
streets dedicated to the Virginia Department of Transportation.
Alternative Design Standard:
The planned community development shall be provided with a complete system of public
streets dedicated to the Virginia Department of Transportation, excluding the street
system serving the active adult community and private access drives serving no more
than five single family dwelling units or ten single family dwelling units if the private
access drive connects to two public streets. The minimum distance from a public street
shall not apply in the active adult community provided that the lots are served by a road
system that provides for multiple street intersections to enhance looping and provide for
safe and efficient emergency access. The cross sectional base and pavement standard for
private streets shall meet or exceed VDOT requirements, with the allowance of using a
decorative cap on the private street to promote enhanced design. The cross sectional
standard for private access drives serving limited single family dwellings shall include an
8" aggregate type I 21-R compacted base and a 2" SM-12.5A surface.
• Justification for Modification:
The active adult community in Stephenson Village is planned to be a gated community.
Market analysis of active adult communities has identified a gated community as being
very desirable for residents due to security and safety concerns. Creating a gated
community necessitates the planning of a complete system of private streets, which has
also been determined to be. very desirable for the residents of this type of community.
The Applicant has met with the Office of the Fire Marshal to review private street design
standards and private alley design standards for emergency access and has implemented
those standards in the proffer statement. Furthermore, the Applicant has included a cross
sectional base and pavement width standard that will meet or exceed VDOT standards.
The alternative design standard also requires the design of the private street system to
provide for multiple street intersections and looping to ensure that vehicular access is not
limited and that good circulation patterns are provided. Therefore, it is reasonable to
allow for a complete system of private streets within the active adult community that do
not need to be a minimum distance from a public street as traffic circulation, appropriate
construction standards and emergency service access have been considered.
Instances will occur in the design of Stephenson Village where it is desirable to preserve
stands of trees or other environmental features, maintain open views at the end of cul-de-
sacs, and front houses towards main road systems. To accomplish these goals during
design, it will be necessary to utilize private access drives to serve small numbers of
• single family dwellings. Current ordinance requirements do not provide for this design
flexibility; therefore, residential lots are designed to maximize public street frontage due
to construction costs and density yields. Stephenson Village will be planned to account
for the measures 'described in this paragraph, which will be beneficial in achieving these
design goals and will serve as a model for other developments to follow. The cross
sectional base and surface standards are consistent with V OT standards for a
subdivision street serving 450 vehicle trips per day.
•
•
•
00
mown •.
FoTu4 ALL T"&, ;AvE
4o' �r��,�£ss,/EC� ss FASer1ErIT
� r
SFD LOT
I
*TEPHENSON VILLAGE
WAIVER #5a SUPPORT GRAPHIC
Scale: April 2003
THE LAND PLANNING & DESIGN GROUP, INC.
TYFie-Au SFD FIRE, LoT-
•
............�L
?UAF�AVTo�4 ACTIVE At)ULT Cot{t-dHITY v �— fc"trIT 5
rP-I VATF, STR-F-I;T SYsTE H
VISTAHCE Mort FlIdT A To 17ol T �5 A5
HEASUG-EJV ALcH4 -rdE STET C�EHTF-V-"Ht
f aLIALS 3300 FEET.
STEPHENSON VILLAGE
• WAIVER #5b SUPPORT GRAPHIC
Scale: April 2003
THE LAND PLANNING & DESIGN GROUP, INC.
.7
0
l
1
IGo!-ioJZE'iE N
STEPHENSON VILLAGE
WAIVER #5c SUPPORT GRAPHIC
Scale: April 2003
Tuc 1 Arlin Pi Arummi n R, nPcirrml [,anl Iv Irlirr
STv—.,T
0
MGDff F ffCATI(ON #6 § 1165-72 `ViI Fhasnnng
Ordinance Requirement:
A schedule of phases shall be submitted with each proposed planned community. The
schedule shall specify the year in which each phase will be completely developed.
Alternative Design Standard:
A detailed master development plan will be required to be approved by Frederick County
for each development phase of Stephenson Village. If applicable, each development
phase will be designed as a phase plan to ensure that a logical sequence of development
occurs for the provision of roads, other infrastructure, and applicable open space and
recreational facilities. It will be appropriate for multiple development phases to be under
construction at any given time;'however, development phases that are designed as a phase
plan must be completed in sequence.
Justification for Modification:
Stephenson Village is planned to contain a mixture of housing types that will be
• developed by multiple builders. Some development phases within Stephenson Village
will contain only one type of housing, while other development phases will contain
multiple housing products. The market will dictate the type of housing and the rate at
which housing is completed within Stephenson Village; therefore, it is impossible to
provide a schedule that identifies the year when each phase will be complete. However,
it is reasonable to require a phase plan for larger development phases within Stephenson
Village to ensure that larger phases in the community are developed accordingly so that
road systems and other improvements are provided in a timely fashion. Frederick County
will require each development phase, large or small, to provide a surety guarantee for all
improvements identified on the final development plans. Therefore, the County has the
ability to ensure that all development phases that are permitted are developed
accordingly.
0
0
•
•
M011DNIFICATI<ON #7 § 165-72G(l) Buffers and screening
Ordinance Requirement:
Buffers and screening shall be provided accordingly as specified in § 165-37 of this
chapter. Road efficiency buffers shall be provided according to the requirements of that
section.
Alternative Design Standard:
The distances required for the road efficiency buffer along the major collector road
serving Stephenson Village may be reduced in accordance with the attached matrix,
provided that the described screening and landscaping measures are met or exceeded
throughout the community.
Justification for Modification:
The ordinance currently requires the first 40 feet of the road efficiency buffer to be
inactive and contain an opaque element that is six feet in height with three trees per 10
linear feet. It may be appropriate to reduce the inactive distance for the road efficiency
buffer to some degree, provided that enhanced screening measures are provided including
higher opaque elements such as decorative walls or a combination earth berm and wall
and a planting scheme that enhances the attractiveness of the major collector road
corridor. Stephenson Village desires to have the flexibility to utilize a variety of road
efficiency buffer standards including those currently provided by ordinance and those in
accordance with the attached matrix.
•
d"r--TE STpeET Cori.
!At4J?S.--API; ^FfCA I.—
VAF-Ics W 111 I et"-r Po-J-OTIAL IS' PiJet,lc- LIVLITY FAA-E, 1 AI
PoT6rITIAV IS 1'116UG L.ITIIiITY FA`r
g doTe: 1FIL L.AjAp' ,PE AjkA WILL, A-r A Hidirldij $E 251 IH I.IIVTd 1 PY-ovIDF I� rLI�1tIT 01IITS
FLAHT MATEFIAL Foy LAdvSUPE AEEA To ft DE TLWiI r1ED AT Flr{AL DtslEil+.
PQ-aVIDE A SIX f'LoT NIdIr "ti FIE10T 5`REed 11TIU-11I1q A4Y (00tAJ4A1Im4 °F eligE(L A
-rOls eX0161T is flwIMD foR 1"05TRATIVE R}R.posES 'HL'Y.
STEPHENSON VILLAGE
"EXHIBIT W
TYPICAL MAJOR COLLECTOR ROAD SECTION
Scale: NTS March 2003
THE LAND PLANNING & DESIGN GROUP, INC.
PLR 100UrW-FEff (pecivu-Ln ptAd-r *Te61AI. r{oT T. ExctZp Soy cF j-4Ad7 LIFI11c)
sdr-up, HE:DFIEI FEriCEI 444-LI H-I,4D oR- F-f'ri.
• M®IIDURCATllON #8 § 165-68 Rezonnng procedu ire
Ordinance Requirement:
In order to have land rezoned to the R4 District, a master development plan meeting all
requirements of this chapter, shall be submitted with rezoning application.
Alternative Design Standard:
The provision of a proffered Generalized Development Plan for Stephenson Village to
identify the concept of the overall acreage and its relationship to adjoining properties and
adjoining roadways. The Generalized Development Plan for Stephenson Village will
provide Land Bays to demonstrate the proposed general land use plan layout for the
entire acreage. The Generalized Development Plan for Stephenson Village will also
provide a matrix identifying the residential and non-residential land uses within each
Land Bay, the projected acreage of each Land Bay and the percentage of housing unit
types that are proposed to ensure that a mixture of housing types is provided.
Justification for Modification:
A residential planned community on 794.6± acres of land cannot be completely master
planned as a condition of rezoning approval. These communities are dynamic due to the
( market; therefore, the exact location of residential units, internal roads, neighborhood
commercial, recreational amenities, open space and significant environmental features
are difficult to identify at this stage in the process. The Applicant should be prepared to
identify basic information pertaining to the overall development of the residential
planned community to inform decision makers and interested citizens how the general
land use patterns and major road systems will be developed should a rezoning be
approved. The use of a Generalized Development Plan as a tool for this purpose is
reasonable, as it contains illustrative and general development information that can assist
in understanding the basic concepts of a residential planned community and guide the
more formalized Master Development Plan process following rezoning approval.
Therefore, it is requested that a Generalized Development Plan be permitted to function
in the place of a detailed Master Development Plan during the rezoning process.
MSCN
R TE. 83
s
0
=1
F44 -' II
COMMUNITY
RECREATION
°qa CENTER /�
III SAMUEL BYERS�� ����/��.,/%�/� ///.4✓//,r.�// G �/��71
LANDMARK #
IPA
341 124
WETLANDS
INTERMEDIATE
. RAVINE CHANNEL
3.5 +/- ACRES
AREA NOT TO
BE REZONED
' '
o ' '
,` c '�
` _ ON moo
0
JDPLEGEND
C
NIIIIII MAJOR COLLECTOR ROAD
INTER PARCEL CONNECTIONS
NOTE: THIS GENERALIZED DEVELOPMENT PLAN IS CONCEPTUAL
AND FOR ILLUSTRATIVE PURPOSES ONLY. THE FATAL LOCATION
OR ORIENTATION OF THE INDIVIDUAL LANDBAYS AND/OR THEIR
ASSOCIATED COMPONENTS MAY BE SLIGHTLY ALTERED TO O REFLECT MORE ACCURATE ENGINEERING.
HIATT RUN
MAJOR COLLECTOR ROAD____1
fvl
-IlLk
R11
u
/3
OPEN SPACE
//7r
-s
.,
HIATT RUN
CORRIDOR /J
ACTIVE ADUL
RECREATION
CENTER
IV
Ran
III
LINEAR PARK
TRAIL —
c,.
HIA TT RUN
W�
c
LAND BAY BREAKDOWN
LAND
LAND USE
ACREAGE
% RANGE OF
BAY
HOUSINGUNIT TYPES
MIN. MAX.
I
ELEM. SCHOOL
20 Ac. +/—
NA NA
11
COMMUNITY PARK
24 Ac. +/—
NA NA
(6 baseball fields & 6 soccer fields)
III
MIXED RESIDENTIAL:
475 Ac. t/—
CONVENIENCE COMMERCIAL/DAYCARE
7 Ac.+/—
NA NA
FD (Housing Unit Type 1,2,4,5, RP District SFD & Active Adult)
30 53
OWNHOUSE (Housing Unit Type 6 & RP District Townhouses)
10 30
ULIIFAMILY:
7 30
Condominiums, Elderly Housing, Housing Unit Type
—Cottage House & RP District Duplex, Multiplex,
trium, Garden Apartment & Active Adult)
IV
ACTIVE ADULT:
126 Ac.+/—
30 53
FD (Housing Unit Type 1,2, & 5)
ultifamily (Condominiums, Elderly Housing, Housing
nit Type 3—Cottage House)
V
COMMERCIAL CENTER
(Retail, Office & Public Service Satellite Facility)
NA NA
SEE NOTES ADDRESSING ABOVE CHART IN PROFFER 3. USES. DENSITY & MIX OF HOUSING TYPES A. (2) (1-4)
z
o� o Co
m Co
W N r
I
ro
ob
N
C�2
ob
m ao
W a:n
LLM
U
F
� m A
5 N 0
1
do
W 03
2 o n
� n tq la
W f_ N Ih Ih
N N f W W
W
g T
w
m o
w
LL
0zz
z—�
�zU)D
=go°U
as�z
2
z
C'7
E-
a
Q
Ix d
E-z
W
Aa
ax
7
W
O
~
U],:)
o
W
A
W
w
�T'
C 7
CEq
DATE: SEPT 3, 2003
SCALE: 1"=1000'
DESIGNED BY:MDS/JNT
JOB NO. 2760C
SHEET 1 OF- 1
MODIFICATION #9 § 165-133B Master development plan, contiguous land
§ 165-141A(8) Master development plan, contents
§ 165-141B(2);(4);(8) Master develop. plan, R4 contents
Ordinance Requirement:
The Master Development Plan shall include all contiguous land under single or common
ownership in the R4 District. The Master Development Plan shall provide for a schedule
of phases, with the appropriate location of phase boundaries and the order in which the
phases are to be developed. The Master Development Plan shall provide for the acreage
of common open space, each use, each housing type and streets for the total development;
the number of dwelling units of each type in each phase for the total development, and
the approximate boundaries and location of common open space for the total acreage of
the site.
Alternative Design Standard:
The provision of a detailed Master Development Plan for Stephenson Village that is
designed to reflect the acreage within the community that is planned for development by
specific phase and provides an aggregate tabulation of all required development
• percentages to ensure that the requirements of the R4 District and the proffered
Generalized Development Plan are met throughout the development of the Stephenson
Village community.
Justification for Modification:
A residential planned community on 794.6± acres of land cannot be completely master
planned at the onset due to the complexities associated with planning and design of the
community and the uncertainties of what land uses will ultimately be developed in later
years of the community's development. Each developed phase of a residential planned
community is a "building block process" that will have an impact on the type and rate of
development in ensuing phases of the community. Stephenson Village will be planned,
designed and engineered continuously over the life of the development; therefore, the
ability to meet the design requirements for the "total development" as specified by the
County Code cannot be accomplished. A series of Master Development Plans will be
prepared for Stephenson Village over the years that will provide aggregates to account
for the community's growth and to ensure that all totals are either met or not exceeded.
All required information, reviews and processes will be achieved for each Master
Development Plan submitted for Stephenson Village; however, information for the total
community will not be available until the project is much further along. The proffered
Generalized Development Plan will serve as a guide to ensure consistency in the land
• planning process, as well as that the desired housing unit mixes and percentages are
achieved for this community.
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
September 29, 2003
Mr. Evan A. Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
RE: REZONING #06-03, Stephenson Village
Dear Evan:
This letter serves to confirm action taken by the Frederick County Board of Supervisors at their
meeting of September 24, 2003. The above -referenced application was approved to rezone 794.6
acres from RA (Rural Areas) District to R4 (Residential Planned Community) District. The
approvedproffer statement, dated September 3, 2003, includes the Community Design Modifications
Document (Exhibit F) that outlines nine ordinance modification requests. Each modification request
was approved by the Board of Supervisors as presented in the proffer statement. A copy of the
approved proffer statement is attached for your records.
The properties subject to this rezoning action are identified by Property Identification Nuinbers 44-A-
31 [portion], 44-A-31A, 44-A-292, and 44-A-293, and are located within the Stonewall Magisterial
District. The boundaries of the rezoning are delineated on the Composite Plat dated August 18, 2003,
prepared by Greenway Engineering, which is included in the application file maintained in the
Department of Planning and Development.
Please do not hesitate to contact this office if you have any questions regarding the approval of this
rezoning application.
Nistop
er M. Mohn, AICP
Deputy Planning Director
Attachments
CMM/bad
cc: J. Donald Shockey, Jr.
Jerry Copp, VDOT Resident Engineer
John Light, Stonewall District Planning Commissioner
Jane Anderson, Real Estate
Marcus Lemasters, GIS
em: Lynda J. Tyler, Stonewall District Board of Supervisors Member
Charles S. DeHaven, Jr., Planning Commission Chairman
107 North Kent Street • Winchester, Virginia 22601-5000
0
AMENDMENT
Action:
PLANNING COMMISSION: August 20, 2003 - Recommended Approval
BOARD OF SUPERVISORS: September 24, 2003 - ❑ APPROVED ❑ DENIED
AN ORDINANCE AMENDING
THE ZONING DISTRICT MAP
REZONING #06-03 FOR STEPHENSON VILLAGE
WHEREAS, Rezoning #06-03 of Stephenson Village, was submitted by Greenway Engineering, to
rezone 794.6 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District.
This property is located east of Milburn Road (Route 662), south of Old Charles Town Road (Route
761), and southwest of Jordan Springs Road (Route 664), approximately 2,000 feet east of Martinsburg
Pike (Route 11 North). The properties included with this application are identified with Property
Identification Numbers 44-A-31 [portion], 44-A-31A, 44-A-292, and 44-A-293 in the Stonewall
0 Magisterial District.
WHEREAS, the Planning Commission held a public hearing on this rezoning on August 20, 2003;
and
WHEREAS, the Board of Supervisors held a public hearing on this rezoning on September 24,
2003 ; and
WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning, to
include nine ordinance modification requests, 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 794.6 acres from RA (Rural Areas) District to R4 (Residential Planned Community) District
with revised proffers, 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 #19-03
• This ordinance shall be in effect on the date of adoption.
0
•
Passed this 24`h day of September 2003 by the following recorded vote:
Richard C. Shickle, Chairman Ave Sidney A. Reyes Nay_
Gina A. Forrester Nay Margaret B. Douglas Aye
W. Harrington Smith, Jr. Absent Robert M. Sager Aye
Lynda J. Tyler -ye
A COPY ATTEST
John R. ' ey, Jr. /
Frederick County Administrator
PDRes. q9-03
0:\Resolutions\2003 Rezoning Resolutions\Stephenson Villagempd
•
PROFFER STATEMENT
STEPHENSON VILLAGE
RESIDENTIAL PLANNED COMMUNITY
Rezoning # 06-03
Property Owner/Applicant: Stephenson Associates, L.C.
Property: 794.6± Acres, Tax Map Nos. 44-((A))-31A, 44-((A))-292, 44-((A))-293, and
A Portion of Tax Parcel 44-((A))-31
Stonewall Magisterial District
Frederick County, Virginia
Date: January 8, 2003
Revised: March 7, 2003
Revised: April 24, 2003
Revised: August 18, 2003
Revised: September 3, 2003
September 3, 2003
TABLE OF CONTENTS
•
Pagei
EXECUTIVE SUMMARY
1.
COMMUNITY DESIGN MODIFICATION DOCUMENT
2
2.
PHASING PLAN TO MINIMIZE SUDDEN IMPACTS ON
COUNTY SERVICES
2
3.
USES, DENSITY AND MIX OF HOUSING TYPES
3
4.
APPLICANT TO PAY 100 % OF CAPITAL FACILITY IMPACTS
5
5.
MATCHING FUNDS FOR TRANSPORTATION ENHANCEMENTS AND/OR
HERITAGE TOURISM
7
6.
MONETARY CONTRIBUTION TO CLEAR BROOK VOLUNTEER FIRE
AND RESCUE, INC.
7
7.
MULTI -MODAL TRANSPORTATION IMPROVEMENTS
8
8.
SCHOOL AND BALLFIELD SITES, COMMUNITY FACILITIES AND PUBLIC
USE AREAS
11
9.
RECREATIONAL AMENITIES AND LINEAR PARK
13
10.
ACTIVE ADULT AGE -RESTRICTED HOUSING
14
11.
AFFORDABLE HOUSING FOR THE ELDERLY
16
12.
PRESERVATION OF HISTORICAL AND CULTURAL RESOURCES
16
13.
COMMERCIAL CENTER
16
14.
RENT FREE COUNTY OFFICE SPACE
18
15.
COMMUNITY DESIGN FOR A STRONG SENSE OF PLACE
18
16.
ENVIRONMENTAL FEATURES AND HABITAT PRESERVATION
19
17.
COMMUNITY CURBSIDE TRASH COLLECTION
22
18.
WATER AND SEWER IMPROVEMENTS IN THE STEPHENSON AREA
23
19.
COMPREHENSIVE PLAN CONFORMITY
23
20.
CREATION OF HOMEOWNERS ASSOCIATION(S)
23
21.
PROFFERED HOUSING TYPES
24
is
22.
STREETSCAPE DESIGN AND LANDSCAPING
25
23.
COMMUNITY SIGNAGE PROGRAM
26
September 3, 2003
Executive Summary
Of the Proffer Statement for the
Stephenson Village Residential Planned Community
The proffers for Stephenson Village define the conditions for the construction and
maintenance of a residential planned community based on Smart Growth principles. As
envisioned, Stephenson Village will feature a school, public ball fields, recreation
centers, trails and convenient shopping that will tie the neighborhoods of Stephenson
together and serve as a vital center. Stephenson Village itself will have a distinctive look,
a strong architectural theme, and a mixture of housing types to meet the needs of people
of all ages, including an age -restricted active adult community and affordable housing for
the elderly.
The plan emphasizes walkable neighborhoods —with boulevards, sidewalks, bike
paths and trails throughout. In addition to the 135.6 acres in the core battlefield area
(which is not included in the rezoning request), 794.6±-acre parcel will have
approximately 250 acres of open space.
Build -out of Stephenson Village is anticipated to take 20 to 25 years. The proffers
provide a balance of design and market flexibility and County control over uses and
densities.
Planned Community Design
Stephenson Village will use compact building design with extensive architectural
and landscaping standards to create distinctive streetscapes. The proffers specify six new
housing types and illustrate floor plans for each. The housing types will be mixed within
each neighborhood. To assure overall mixing while maintaining flexibility, the proffers
establish maximum percentages for single-family detached, multi -family (townhouse and
semi-detached) and age -restricted housing.
The design will provide opportunities for people to live, work and shop in the
same community. The school and public ball field sites will be located on the north side
of the property, along Old Charles Town Road. The center of Stephenson Village will
have affordable housing for the elderly and 250,000 square feet of commercial and office
space (60,000 square feet guaranteed), including space for a rent-free Frederick County
satellite office. Land will be set aside for a day care center in an appropriate location.
The south side of Stephenson Village will include a large age -restricted (55 and
over) "active adult" community. This will be a gated community with its own recreational
facilities and private streets and alleys. In addition, the Applicant will provide a minimum
of 144 units for the elderly after sufficient retail space has been occupied to qualify for
Federal affordable -housing programs.
September 3, 2003 1 Stephenson Associates 030703
The proffers establish an overall density cap of 2,465 units exclusive of the
• affordable housing for the elderly, an average of 3.1 units per acre. To avoid sudden
impacts on County schools and other services, the proffers establish a cumulative yearly
construction cap of 8% on all units that are not age -restricted. Since age -restricted
housing has positive tax impact on County budgets and no impact on schools, these unit
types will be exempt from the phasing plan.
Covering 100 % of Capital Facilities Impacts
Economic analysis of Stephenson Village indicates that its proffer payments,
taxes and fees will more than cover the cost of County services.
The Applicant will cover 100% of the capital costs predicted by the County fiscal
impact model for each housing type. These proffer fees will be adjusted every two years
using the Consumer Price Index (CPI).
Additional proffer fees may be assessed by Frederick County if school population
from the project is higher than projected. If the cumulative total increase in students from
Stephenson Village exceeds 60 students a year, the County may assess an additional
proffer fee of $3,925 for each additional student.
Transportation Improvements
• The Applicant will make transportation improvements to maintain acceptable
levels of service on existing roads. These improvements will be triggered by actual traffic
counts, with levels specified in the proffers, at permanently installed traffic counters at
the entrance on Old Charles Town Road and the southwestern entrance. This will allow
us to anticipate traffic increases rather than react to them. Design and construction will
begin when traffic reaches 80 percent of the trigger point.
A four -lane boulevard will serve the community as the major collector road. This
road, identified in the County Comprehensive Policy Plan, runs from Old Charles Town
Road in the north to Route 11 in the south. The sides and medians of this boulevard will
be heavily landscaped outside of conservation and tree -save areas. The boulevard will
have bicycle lanes on each side, and sidewalks or walking trails for the entire length in
Stephenson Village. The road will be built first in a two-lane half section, beginning at
Old Charles Town Road. The road will be extended to Route 11 and the second two-lane
section constructed when traffic counts reach specified limits. This major collector road
will be dedicated to VDOT.
The Applicant has obtained rights -of -way and easements for off -site
transportation improvements and will execute agreements with VDOT. Traffic
improvements will include: completing the two-lane half -section of the major collector
road, extending the major collector road to the Rutherford Farm intersection at Route 11,
widening Old Charles Town Road to three lanes between the entrance and Route 11,
0 signalizing (with turn lanes) the northern entrance, and signalizing (with turn lanes) of the
September 3, 2003 11 Stephenson Associates 030703
• PROFFER STATEMENT Page 1 September 3, 2003
STEPHENSON VILLAGE
RESIDENTIAL PLANNED COMMUNITY
Rezoning # 06-03
Property Owner/Applicant: Stephenson Associates, L.C.
Property: 794.6± Acres, Tax Map Nos. 44-((A))-31A, 44-((A))-292, 44-((A))-293, and
A Portion of Tax Parcel 44-((A))-31
Stonewall Magisterial District
Frederick County, Virginia
Date: January 8, 2003
Revised: March 7, 2003
Revised: April 24, 2003
Revised: August 18, 2003
Revised: September 3, 2003
The undersigned, Stephenson Associates, L.C., (hereinafter referred to as Applicant), its
•successors and/or assigns, hereby proffers that the use and development of the subject property shall
be in strict accordance with the following conditions and shall supersede all other proffers made prior
hereto. In the event the above -referenced amendments are not granted as applied for by the Applicant,
the below described proffers shall be withdrawn and null and void. The headings of the proffers set
forth below, the Table of Contents and the Executive Summary have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of any
provision of the proffers. The improvements proffered herein shall be provided at the time of
development of that portion of the site adjacent to the improvement, unless otherwise specified herein.
References made to the Master Development Plan, hereinafter referred to as the Generalized
Development Plan, as required by the Frederick County Zoning Ordinance, are to be interpreted to be
references to the specific Generalized Development Plan sheets prepared by Greenway Engineering
and Land Planning and Design Group, dated September 3, 2003 attached as Exhibit A.
The exact boundary and acreage of each land bay may be shifted to a reasonable degree at the
time of site plan submission for each land bay in order to accommodate engineering or design
considerations.
The Applicant is submitting a Generalized Development Plan (Exhibit A) as a part of the
rezoning application. The Generalized Development Plan is provided in lieu of a Master Development
Plan, and contains all information deemed appropriate by the Frederick County Planning Department.
The Generalized Development Plan does not eliminate the requirement for a Master Development
Plan for the portion of the site to be developed, which will be provided following rezoning approval
but prior to any development of any portion of the 794.6±-acre site (Property).
Page 2 September 3, 2003
•
1. COMMUNITY DESIGN MODIFICATION DOCUMENT:
In order for the Applicant and Frederick County to implement the Residential Community, it will be
important for the Applicant and Frederick County Planning Staff to have the opportunity to anticipate,
incorporate and to develop new advanced housing types and configurations that may be suitable in a
Residential Planned Community. These housing types will include many of the neo-traditional
housing types which are proffered in this Proffer Statement which allow for the creation of a true
community and for the maximization and preservation of natural corridors and open space for the use
and enjoyment of the community at large.
A. Pursuant to Article II, Amendments of the Frederick County Zoning Ordinance, the
approval of this Proffer statement constitutes an amendment to the zoning ordinance, which will
allow the expansion of the R4 District.
B. The Applicant has proffered a Community Design Modification Document that is
attached and incorporated by reference herein as Exhibit F, and which is accepted by Frederick
County.
In addition to the above, by approving this Proffer Statement, the Frederick County Board of
Supervisors agrees without need of any further Board of Supervisors or Planning Department approval
• to any modifications for any matter which has been previously agreed to and therefore approved by
Frederick County. Further still, any submitted revisions to the approved Generalized Development
Plan, the approved Master Development Plan and/or any of its requirements for any development
zoned R-4 which affect the perimeter of the development or which would increase the overall density
of the development shall require the Board of Supervisors' approval. If, in the reasonable discretion of
the Frederick County Planning Department, the Planning Department decides any requested
modification should be reviewed by the Frederick County Board of Supervisors, it may secure said
approval by placing this matter before the Frederick County Board of Supervisors at its next regularly
scheduled meeting. However, and not withstanding what is stated above, once a modification has
been approved administratively, the Applicant shall not be required to seek approval for any
subsequent similar modification.
2. PHASING PLAN TO MINIMIZE SUDDEN IMPACTS ON COUNTY SERVICES:
A. Additional Proffer Payment
To minimize sudden increases in the Frederick County Public School population and sudden impacts
on other county services, the Applicant shall implement the following phasing plan on all residential
housing that is not age -restricted..
To ensure that unanticipated increases in Frederick County Public School population do not burden the
county with extra costs, Frederick County may assess the Applicant to effectively double school -
related proffers for each student that exceeds a cumulative yearly total increase of 60 students per year.
•
Page 3
September 3, 2003
The total number of new Frederick County Public School students generated by Stephenson Village
will be determined from the September 30 report produced by Frederick County Public Schools. The
Applicant proffers to reimburse Frederick County Public Schools for its cost of creating the September
30 report data related to Stephenson Village. This additional proffer payment will be provided to
Frederick County by the Applicant within 30 days of receipt of the September 30 report produced by
Frederick County Public Schools.
If the reported number of Frederick County Public School students generated by Stephenson Village
exceeds the cumulative total of 60 students per year (9/30/03=60, 9/30/04=120, etc.), the Applicant
shall pay an additional proffer payment of $3,925 as assessed by Frederick County for each Frederick
County Public School child that exceeds the cumulative total. The additional proffer payment will be
adjusted every two years by the Consumer Price Index.
B. Limitation on Permits
(1) Calculation
The active adult housing units and the affordable housing for the elderly have been
removed from the restrictions imposed by the phasing plan and are not part of the
following phasing plan formula nor will they be included in the yearly building permit
tracking system. The overall density cap for Stephenson Village is 2,465 units,
exclusive of the affordable housing for the elderly. Once the planned number of active
adult housing units and the affordable housing for the elderly have been removed, the
adjusted total number of units subject to phasing restriction is 1,665. The phasing
allowed quantities shall be limited to 8% per year on a cumulative yearly basis
beginning with the date of approval of this rezoning based on the following formula:
(2,465 — 800 to 1,300 range of age restricted units) x 8% + unused permits from
prior year(s) = maximum non -age restricted permits for current year
Any units not used in a given year shall be carried forward.
3. USES, DENSITY AND MIX OF HOUSING TYPES:
A. (1) The Applicant shall develop a mix of housing unit types to include those single-family
detached, townhouse and multifamily housing unit types described in the Land Bay
Breakdown Table in §3A(2) and further described in §21of this proffer statement. Each of
the housing unit types in the R4 District, Section 165-67 of the Frederick County Zoning
Ordinance, is either a single-family dwelling, townhouse or multifamily unit type. For
purposes of this Proffer, all of the above housing types shall be referred to as Mixed
Residential. The following list could be used as they currently exist within the R-4 portion
of the zoning ordinance.
•
Page 4
September 3, 2003
(2) The following list of Land Bays within the Land Bay Breakdown Table sets forth
the development parameters on the Property and is consistent with the proffered
Generalized Development Plan identified as Exhibit A:
LAND BAY BREAKDOWN
LAND
LAND USE
ACREAGE
% OF TOTAL
BAY
HOUSING UNIT
TYPES
MIN.
MAX.
I
ELEMENTARY SCHOOL
20 Ac.
NA
NA
II
COMMUNITY PARK
24 Ac.
NA
NA
(6 baseball fields & 6 soccer fields)
III
MIXED RESIDENTIAL
475 Ac.
CONVENIENCE COMMERCIAL/DAYCARE
7 Ac.*
NA
NA
SFD
30
53
(Housing Unit Type 1,2,4,5, RP District SFD & Active
Adult)
TOWNHOUSE
10
30
(Housing Unit Type 6 & RP District Townhouse)
MULTIFAMILY
7
30
(Condominiums, Elderly Housing, Housing Unit Type
3 & RP District Duplex,. Multiplex, Atrium & Active
Adult)
IV
ACTIVE ADULT
126 Ac.
30
53
SFD (Housing Unit Type 1,2 &5)
Multifamily (Condominiums, Elderly Housing,
Housing Unit Type 3)
V
COMMERCIAL CENTER
26 Ac.*
NA
NA
(Commercial Retail, Office & Public Service Satellite
Facility)
The actual acreage identified for each Land Bay is based on the bubble diagram calculated on the
proffered Generalized Development Plan and may fluctuate within 5% of the total acreage based on
final survey work.
r�
Page 5 September 3, 2003
Land Bay Breakdown Notes
(1) The above table represents the ranges for the referenced housing types as
proposed. The final mix will not exceed the 2,465-unit cap, exclusive of the
affordable housing for the elderly (Section 11) and will be comprised of house
type combinations representing a mixture identified in the table. The minimum
and maximum percentages established apply to the general categories of single
family, townhouses, multifamily and active adult units and are not intended to
pertain to any one housing type in those categories. The housing unit type
maximum percentage for the general categories of single family, townhouse,
multifamily and active adult will not exceed the percentages identified in the
table and will not exceed the total unit cap of 2,465, exclusive of the affordable
housing for the elderly (Section 11) based on any combination.
*(2) The total commercial area will be a minimum of 4 % of the gross site area or
33 acres and will be located within Land Bays III and V.
(3) The Hiatt Run Corridor and the Wetlands Intermittent Ravine Channel are
approximately 125 acres. The remaining 113.5 acres of required open space will
be provided within Land Bays I, II, III and IV.
• (4) The Applicant reserves the right to convert more of Land Bay III to active adult or
affordable housing for the elderly. In no case shall the percentage of active adult
or affordable housing for the elderly exceed 53 % of the total unit cap of 2,465,
exclusive of the affordable housing for the elderly (Section 11).
B. For purposes of calculating density pursuant to the Frederick County Zoning
Ordinance, all dedications and conveyances of land for public use and/or for the use of the
development or any Homeowners Association shall be credited in said calculations.
C. There shall be a unit cap of 2,465, exclusive of the affordable housing for the elderly
(Section 11) on the subject property.
D. In order to preclude unwanted industrial and heavy commercial uses, all land uses
within the B-3 District and the M-1 District shall be prohibited, unless otherwise permitted in the RP
District, the B-1 District or the B-2 District. In no case shall truck stops be permitted within
Stephenson Village.
4. APPLICANT TO PAY 100% OF CAPITAL FACILITY IMPACTS:
The Frederick County Capital Facilities Fiscal Impact Model was applied to the Stephenson
Village rezoning on January 9, 2003. The results of this model run demonstrate a fiscal impact to
capital facilities in the amount of $5,327 per residential unit.
• Page 6 September 3, 2003
The Applicant will pay 100% of these impacts through monetary contributions and land
donations to Frederick County, unless otherwise specified by the proffer. The parties agree that the
value used for the land donations of $30,000 per acre is appropriate and acceptable.
These monetary contributions provide for the capital facilities impacts created by Stephenson
Village and shall be paid at the time of building permit issuance for each unit. The monetary
contribution will be adjusted every two years by the Consumer Price Index — All Urban
Consumers (Current Series) See example at the end of this section.
The Applicant will pay for active adult units a 50% premium on proffer fees for fire and
rescue over and above the Frederick County Capital Facilities Fiscal Impact Model to cover any
increased service demand; similarly, the applicant will pay for affordable apartment units for the
elderly a 100% premium. However, these age -restricted units will not include monetary proffers for
various capital facilities, such as schools, that they do not impact.
The per unit monetary proffer for single family, townhouse and multifamily provides for:
$3,925.00 for Frederick County Public Schools ($4,135 per model less
$210 for land donation)
$635.00 for Frederick County Parks and Recreation ($889 per model less
$254 for land donation)
$400.00 for Frederick County Fire and Rescue
$145.00 for Public Library
$152.00 for Administration Building
The per unit monetary proffer for active adult units provides for:
$635.00 for Frederick County Parks and Recreation ($889 per model less
$254 for land donation)
$400.00 for Frederick County Fire and Rescue
200.00 50% Premium
$600.00 Total for Frederick County Fire and Rescue
$145.00 for Public Library
$152.00 for Administration Building
The per unit monetary proffer for the affordable housing for the elderly provides for:
$400.00 for Frederick County Fire and Rescue
400.00 100% premium
$800.00 Total for Frederick County Fire and Rescue
Should the index as currently published by the U. S. Bureau of Labor Statistics cease to be
published then the most nearly comparable index shall be used.
Page 7 September 3, 2003
The following is an example of how the adjustment for inflation will be made.
Consumer Price Index — all Urban Consumers (Current Series) 1982-84=100
2003 Index (upon approval) estimated 183.00
2005 Index (two years) estimated 225.00
2005 Index
2003 Index X Proffer Amount = Revised Proffer Amount
225
183 X $5,327 = $6,550
5. MATCHING FUNDS FOR TRANSPORTATION ENHANCEMENTS AND/OR HERITAGE
TOURISM:
In consideration of the approval of rezoning application # 06-03 the Applicant shall contribute
$75,000 in matching funds to Frederick County to be utilized for transportation enhancements and/or
for the promotion of heritage tourism. The money will be made available to Frederick County within
30 days of receipt of a written request for said funds by the Frederick County Board of Supervisors or
their authorized agent.
6. MONETARY CONTRIBUTION TO CLEAR BROOK VOLUNTEER FIRE AND
RESCUE, INC:
To further mitigate the impact on fire and rescue services, the Applicant will pay to Clear
Brook Volunteer Fire and Rescue Inc. the sum of $200,000.00 for its general fund. This is over and
above the monetary contributions to Frederick County Fire and Rescue identified in §4 of this proffer
statement. This amount will be payable as follows:
$50,000.00 to be paid not later than nine months after zoning approval.
$50,000.00 to be paid within thirty (30) days of the issuance of the 500th building permit in
Stephenson Village but not later than December 31, 2008.
$50,000.00 to be paid within thirty (30) days of the issuance of the 1,000th building permit in
Stephenson Village but not later than December 31, 2013.
$50,000.00 to be paid within thirty (30) days of the issuance of the 1,500`h building permit in
Stephenson Village but not later than December 31, 2018.
�J
Page 8 September 3, 2003
• 7. MULTI -MODAL TRANSPORTATION IMPROVEMENTS:
A. The following are improvements the Applicant will make to roads within the Property:
•
(1) Major Collector Ro
(a) Pursuant to Section 7F (2), 7F (4) and 7F(5) of this proffer statement,
the Applicant shall dedicate an 80 foot right of way and construct the Major Collector Road from Old
Charles Town Road through Stephenson Village, and the properties currently owned by McCann and
Omps to U.S. Route 11 (Martinsburg Pike) in accordance with existing agreements executed between
all parties to insure conformance with the Frederick County Comprehensive Plan. The width and
configuration of all travel lanes, medians and other elements of the major collector road shall be
provided by the Applicant as determined by VDOT.
(b) The Applicant shall provide landscaped areas along, within, and/or adjacent to
each side of the Major Collector Road in accordance with § 22-A of this
proffer.
(c) When the Major Collector Road is finally completed as a four lane divided
boulevard, the median will be naturally vegetated with a combination of both
woodland conservation areas and grassed areas supplemented with landscape
plantings. If approved by the Virginia Department of Transportation (VDOT),
all plantings, other than those in woodland conservation areas, will be installed
by the Applicant and will have a maintenance agreement between VDOT and
the Applicant which will transfer to the Homeowners Association of
Stephenson Village (HOA) to cover all mowing, weeding, pruning, plant
replacements, and irrigation maintenance responsibilities. Irrigation systems
within the right-of-way will be designed as a separate system to allow the
portion of the irrigation system falling within the right-of-way to be terminated
if necessary without affecting the overall system.
(d) The Applicant shall provide bicycle lanes within the Major Collector Road
right of way over the property to be rezoned that are four feet in width and are
contiguous with the outside travel lanes of the Major Collector Road and are
properly marked and signed.
(e) The Applicant shall prohibit individual residential and commercial entrances
from intersecting Milburn Road (Route 662) and further proffers that the Major
Collector Road will be the only road crossing of Milburn Road.
. Page 9 September 3, 2003
(2) Interparcel Connections
The Applicant agrees to provide interparcel connections between land bays
within the Property at the time the respective land bays are developed and to the extent reasonably
possible.
(3) Private Streets Alleys and Common Drives
(a) The Applicant shall provide for a gated community entrance for the
active adult portion of the overall community and shall serve the active adult community with a
complete system of private streets. The cross sectional dimension of pavement thickness and
compacted base thickness will meet or exceed the public street pavement section standards utilized by
VDOT.
(b) Where private alleys are utilized, the Applicant will provide one-way
alleys within a sixteen -foot (16') wide easement having twelve feet (12') of pavement with a two foot
(2') shoulder on both sides of the pavement throughout the entire community. All private alleys,
which intersect other private alleys at 90 degree angles or have turns at 90 degree angles shall provide
for a minimum turning radius of 25 feet. Private alleys, intersection, public or private streets, shall
provide curb cuts extending two feet beyond the paved edge of the standard alley width.
I* (c) Where private alleys are utilized to serve housing types that front on
private streets the Applicant shall provide for a minimum travel aisle width of 24 feet for the private
street. The 24 foot travel aisle shall be in addition to on street parking designed for the private street.
(d) When Housing Unit Type 4 (courtyard cluster) is developed, the
common drive shall meet the following standards:
(i) A minimum width of 20 feet
(ii) A minimum depth of pavement section shall be a four inch
compacted stone base and six inches of concrete or equivalent
material.
(iii) A "No Parking" sign shall be posted at the entrance to the
courtyard.
(iv) A fire hydrant shall be provided at the entrance to each corner
drive to the courtyard clusters. When common drives are
adjacent to or across the street from other courtyard cluster
common drives, only one hydrant shall be required.
• (v) Visitor parking areas will be provided outside of the courtyard
cluster common drive area.
0 Page 10
September 3, 2003
B. The applicant has acquired easements and/or rights of way over the properties
currently owned by McCann and Omps for the purpose of dedicating and constructing the Major
Collector Road and for improvements along the south side of Old Charles Town Road from Route 11
north to the CSX railroad. The Applicant will acquire any additional rights -of -way and/or easements
for all off -site transportation improvements proffered hereinafter. In the event the Applicant is not
able to acquire any of the said rights -of -way and/or easements, Frederick County agrees to attempt to
acquire such rights -of -way and/or easements by appropriate eminent domain proceedings at the
request of Applicant and Applicant shall be responsible for all payments made to property owners for
rights -of -way and/or easements so acquired. In the event that neither the Applicant nor Frederick
County successfully obtains the required rights -of -way or easements for the offsite transportation
improvements as required by the traffic study, the Applicant shall be permitted to continue with the
development as proposed without any further requirement of right-of-way or easement acquisition or
improvement.
C. The Applicant will install full size entrance improvements with right and left turn
lanes, in accordance with Virginia Department of Transportation design guidelines, at the
intersection of Old Charles Town Road and the Major Collector Road serving as the entrance to the
Stephenson Village Community during the first phase of development.
• D. The Applicant will execute a signalization agreement with the Virginia Department of
Transportation for the intersection of U.S. Route 11 and Old Charles Town Road. Additionally, the
Applicant will construct full size entrance improvements with both a right turn lane and left turn lane
on Old Charles Town Road, and a right turn lane on U.S. Route 11 at said intersection. These
improvements will be installed in accordance with the Virginia Department of Transportation design
guidelines when warranted by VDOT.
E. The Applicant will execute a signalization agreement with the Virginia Department of
Transportation for the intersection of Old Charles Town Road and the Major Collector Road serving
as the entrance to the Stephenson Village Community. The Applicant will provide for the
signalization at the intersection of Old Charles Town Road and the Major Collector Road based on
the terms of this agreement when warranted by the Virginia Department of Transportation.
F. The Applicant will design and construct a four -lane boulevard Major Collector Road
for the Stephenson Village Community in substantial conformance with the proffered Generalized
Development Plan. The Major Collector Road will be constructed in two phases. The first phase
will be a two-lane half section that is constructed from Old Charles Town Road to the limits of the
development as depicted on the approved Master Development Plan. This phase of the Major
Collector Road will be constructed and bonded in segments in accordance with the approved
Subdivision Design Plan for Stephenson Village. The second phase of the Major Collector Road
will provide for the ultimate four -lane section with appropriate right and left turn lanes based on the
following program:
(1) The design of the transportation improvements identified in Sections 7(F)2-
7(F)5 of this proffer statement will begin when 80% of the actual traffic count volume is
. Page 11 September 3, 2003
realized as identified in each Section. The completion of the improvements specified in each
Section will occur within 18 months of initial design.
(2) Once actual traffic counts of 7,996 vehicle trips per day have been
documented on the Major Collector Road, the Applicant will bond and
commence construction of the additional lanes to the existing Major
Collector Road to its ultimate four -lane section from Old Charles Town Road
to the limits of the Major Collector Road within the development.
(3) Once the actual traffic count reaches 10,570 vehicle trips per day on the
Major Collector Road, the Applicant will bond and commence construction
of a three -lane section of Old Charles Town Road, from the Entrance to
Stephenson Village to U.S. Route 11 using the existing bridge.
(4) Once the actual traffic count reaches 17,699 vehicle trips per day on the Major
Collector Road, the Applicant will bond and commence construction of a two lane
half section of the Major Collector Road from the limits of the four -lane section to
U.S. Route 11 at the Rutherford Farm Industrial Park intersection to include right and
left turn lanes on the east side of U.S. Route 11 as determined by VDOT. The
Applicant agrees to enter into a signalization agreement with VDOT at the U.S.
Route 11/Rutherford Farm Industrial Park intersection if traffic signalization is not
otherwise provided at that time. Traffic counters will be installed at the southwestern
entrance to Stephenson Village on the property as part of this improvement.
(5) Once the actual traffic count at the southwestern entrance to Stephenson
Village near the Rutherford's Farm Industrial Park intersection reaches 7,996 vehicle
trips per day on the Major Collector Road, the Applicant will bond and commence
construction of the remaining additional lanes to the existing Major Collector Road
from the limits of the four -lane section to provide for the ultimate four -lane section
ending at the east side of U.S. Route 11.
G. The Applicant will provide $50,000 that shall be utilized as matching funds by VDOT
and/or the County of Frederick for future improvements to the Interstate 81/U.S. Route 11
interchange at Exit 317. This dollar amount is intended to assist VDOT and the County of Frederick
with this regional improvement. The $50,000 will be made available to VDOT or to the County of
Frederick, within 30 days of written request for said funds by the appropriate party.
8. SCHOOL AND BALLFIELD SITES, COMMUNITY FACILITIES AND PUBLIC USE
AREAS:
A. School Site:
0 The Applicant shall dedicate 20 acres of land to the Frederick County School
Board for use as a public school site which shall count towards the overall
Page 12
September 3, 2003
open space requirement for the development. Said site will occur within the
general location identified as Land Bay I on the Generalized Development
Plan (Exhibit A), adjacent to Old Charles Town Road, which will allow
direct access to the site for citizens living outside of Stephenson Village. The
Applicant will allow access for Stephenson Village residents to the site from
a local neighborhood street, and will provide access to water and sewer at a
point reasonably acceptable to the School Board of Frederick County,
Virginia, along the property boundary, at the time the adjacent land bays are
developed. The Applicant shall convey said school site not later than six
months after it is requested by Frederick County or its designee in writing, at
no cost.
B. Soccer and Baseball Field Site:
(1) The Applicant shall dedicate 24 acres of land to Frederick County or such
other entity as Frederick County designates and as more specifically set forth below which, when
combined with school ball fields, will be used for 6 soccer fields and 6 baseball fields as shown on
the layout for School/Park Site (Exhibit C, graphic for illustrative purposes only), which shall count
towards the overall open space requirement for the development. Said site will occur within the
general location identified as Land Bay H on the Generalized Development Plan (Exhibit A),
adjacent to Old Charles Town Road, which will allow direct access to the site for citizens living
outside of Stephenson Village. The Applicant will allow access for Stephenson Village residents to
the site from a local neighborhood street and will allow access to water and sewer at a point
reasonably acceptable along the property boundary, at the time the adjacent land bays are developed.
The Applicant shall convey said soccer and baseball field site, not later than six months after it is
requested by.Frederick County or its designee in writing, at no cost.
(2) Frederick County at its sole discretion may convey or lease its ownership
interest in the soccer and baseball field sites to a corporation, trust or other entity which incorporates
the direction of both the public and private sectors to provide recreation opportunities for the public.
C. At the time the school and soccer and baseball fields sites are deeded to the County,
the Applicant shall provide, at the Applicant's expense, a boundary survey and shall stake the corners
of each site.
Before Frederick County assigns or conveys any ownership interest in the Property /
conveyed herein by the Applicant to any third party, including, but not limited to the School Board of
Frederick County, Virginia, the third party will execute an agreement in recordable form which is
satisfactory to the applicant which will provide and confirm that said third party agrees to be bound
by the provisions of this Proffer Statement, including, but not limited to, provisions governing the
use of the Property to be conveyed and also the application of all restrictive covenants governing the
use of the Property and the construction of improvements upon it. By executing this Proffer
Statement, Frederick County also agrees to be bound to and comply with the same.
•
0
Page 13
September 3, 2003
D. Notwithstanding the potential uses of the parcels referenced in subparagraphs A and B
above, the Frederick County Board of Supervisors shall have flexibility to determine the specific use
located within each land bay dedicated for public use purposes, provided that said uses are one of
those listed in subparagraphs A and B. Any other similar types of public uses shall be permitted only
with the consent of the Applicant and provided that the use is of an architectural style and uses
construction materials that are consistent with the restrictive covenants recorded against the property
conveyed. Furthermore, the Frederick County Board of Supervisors agrees that if the public purposes
are not constructed or installed, completed and in use on the parcels which are identified in
subparagraphs A and B above within ten years of the conveyance from the Applicant, said properties
may be purchased by the Applicant for the land value specified in §4 of this proffer statement. The
Frederick County Board of Supervisors hereby instructs and empowers its County Administrator to
execute such other deeds or documents, which shall be required to effect the terms of this provision.
E. The Applicant reserves the right to retain temporary and permanent grading, slope,
utility, drainage, storm water management and access easements on all public use
parcels which are dedicated to the Frederick County Board of Supervisors or the
School Board of Frederick County, Virginia, provided said easements do not
preclude reasonable use and development of the property for the intended purpose.
9. RECREATIONAL AMENITIES AND LINEAR PARK:
A. Recreational Cen
The Applicant shall construct one (1) recreation center within the Land Bay identified as Land Bay
III as shown on the Generalized Development Plan (Exhibit A), for the use of the residents of the
Property and as determined by the Home Owners Association. The Applicant shall have the sole and
absolute right to determine within said land bay, where the facility shall be located. The Applicant
shall designate the location of the above facility on the Master Development Plan. The recreational
center shall include a bathhouse and a 6-lane, 25-meter competition swimming pool. The facility
will be fully bonded prior to the issuance of the first building permit. Work on this facility shall
commence prior to the issuance of the 250th non -age restricted building permit and be completed
prior to issuance of the 800`" building permit for the non -age restricted housing products.
B. Active Adult Recreational Center
The Applicant shall construct one (1) recreation center within one of the Land Bays identified as
shown on the Generalized Development Plan, for the private use of the residents of the Active Adult
Community. This facility will be fully bonded prior to the issuance of the first building permit in the
Active Adult Community. Work on this facility shall commence prior to the issuance of the 150th
building permit and be completed prior to issuance of the 3501h building permit in the Active Adult
Community.
Page 14 September 3, 2003
0
C. Pedestrian Trail Sidewalk S s
The Applicant shall construct a pedestrian trail or sidewalk system, which connects each recreation
area to the surrounding neighborhood. The final location and the granting of any such easements
and/or trails shall be at the subdivision design plan stage. Such trails or sidewalk system shall be
constructed of stone dust or wood chips or such other materials selected by the Applicant provided
they are not part of the sidewalk system within the public right-of-way.
D. Linear Park Trail
A twenty -foot (20') wide trail easement shall be dedicated to Frederick County Parks and Recreation.
The location is to be determined by the Applicant and a trail system plan shall be submitted by the
Applicant for evaluation by the Frederick County Parks and Recreation Department. The trail shall
be provided within the Hiatt Run Corridor and run the length of said corridor on the subject property
for 3,800 +/- linear feet as shown on the proffered General Development Plan (Exhibit A). The
Applicant shall convey said easement after development of adjoining parcels, or reasonable access is
provided, and not later than six months after it is requested by Frederick County Parks and
Recreation in writing at no cost to Frederick County or Frederick County Parks and Recreation. Any
area so dedicated shall be included in the calculation of required open space, and shall entitle the
Applicant to recreational credit units for the value of the construction of the trail and dedicated land.
The Applicant reserves the right to retain temporary and permanent grading, utility, sewer force
main, slope, storm water management, construction and drainage easements within said dedicated
area, although only temporary easements shall be retained as needed for the construction by the
Applicant of the six-foot wide asphalt or concrete trail described herein. The asphalt or concrete trail
at the discretion of the Frederick County Parks and Recreation Department may be changed to other
surface materials in an effort to promote low impact development techniques.
Construction of said trail by the Applicant is contingent upon the proposed trail being allowed by all
applicable County and State ordinances, and limitations due to terrain and constructability
considerations. In the event that the public linear park trail is unable to be constructed due to County
or State ordinances, the Applicant shall develop the linear park trail as a private trail system for the
use of the residents of Stephenson Village. This private linear park trail shall count towards the open
space and recreational amenities requirements for Stephenson Village and will be constructed of
similar materials and standards identified in section 9C of this proffer statement.
10. ACTIVE ADULT AGE -RESTRICTED HOUSING
A. Applicant agrees that the following language shall be included in the deeds conveying
real property designated as age -restricted housing on that portion of the property.
At least eighty percent (80%) of the occupied residential units shall be occupied by at least
one person fifty-five (55) years of age or older and within such units the following conditions
shall apply:
Page 15 September 3, 2003
(1) All other residents must reside with a person who is fifty-five (55) years of
age or older, and be a spouse, a cohabitant, an occupant's child eighteen (18)
years of age or older, or provide primary physical or economic support to the
person who is fifty-five (55) years of age or older. Notwithstanding this
limitation, a person hired to provide live-in, long term or terminal health care
of a person who is fifty-five (55) years of age or older for compensation shall
also occupy a dwelling during any time such person is actually providing
such care.
(2) Guests under the age of fifty-five (55) are permitted for periods of time not to
exceed sixty (60) days total for each such guest in any calendar year.
(3) If title to any lot or unit shall become vested in any person under the age of
fifty-five (55) by reason of descent, distribution, foreclosure or operation of
law, the age restriction covenants shall not work a forfeiture or reversion of
title, but rather, such person thus taking title shall not be permitted to reside
in such lot or unit until he/she shall have attained the age of fifty-five (55) or
otherwise satisfies the requirements as set forth herein. Notwithstanding, a
surviving spouse shall be allowed to continue to occupy a dwelling unit
without regard to age.
B. A maximum of twenty percent (20%) of the occupied age -restricted residential units
shall be allowed to be occupied by at least one person fifty (50) years of age or older and within such
units the following conditions shall apply:
(1) All other residents must reside with a person who is fifty (50) years of age or
older, be a spouse, a cohabitant, an occupant's child eighteen (18) years of
age or older, or provide primary physical or economic support to the person
who is fifty (50) years of age or older. Notwithstanding this limitation, a
person hired to provide live-in, long term or terminal health care to a person
who is fifty (50) years of age or older for compensation shall also occupy a
dwelling during any time such person is actually providing such care.
(2) Guests under the age of fifty (50) are permitted for periods of time not to
exceed sixty (60) days total for each such guest in any calendar year.
(3) If title to any lot or unit shall become vested in any person under the age of
fifty (50) by reason of descent, distribution, foreclosure or operation of law,
the age restriction covenant shall not work a forfeiture or reversion of title,
but rather, such person thus taking title shall not be permitted to reside in
such lot or unit until he/she shall have attained the age of fifty (50) or
otherwise satisfied the requirements as set forth herein. Notwithstanding, a
• surviving spouse shall be allowed to continue to occupy a dwelling unit
without regard to age.
Page 16 September 3, 2003
•
(4) The above -described use restrictions shall be amended from time to time in
.accordance with applicable local and state regulations governing age
restricted housing and the Federal Fair Housing Act so long as the substantive
intent as set forth herein is maintained. In no event shall the minimum age of
residents be less than the ages set forth hereinabove.
C. Applicant agrees that the language in this Section or such other language as may be necessary
to comply with the requirements to qualify as Housing for Older Persons under the Federal Fair
Housing Act and the Fair Housing Act of Virginia shall be included in the deeds conveying real
property designated as age -restricted on that portion of the property.
11. AFFORDABLE HOUSING FOR THE ELDERLY:
Subject to the provisions of this proffer statement, the Applicant will develop and build
apartment units to provide much needed affordable housing for the elderly. The Applicant will
comply with the necessary requirements to qualify these apartment units for the "Housing for Older
Persons" exception to familial status discrimination as allowed under the Federal Fair Housing Act
and the Fair Housing Act of Virginia. The construction of these apartment units will begin after at
least 50 percent of the retail space has been developed, provided that the approval of appropriate
federal and state housing authorities is obtained, and the project qualifies for the Multi -Family Loan
Program and the Low Income Housing Tax Credit Program or equivalent. In the event that funding
for the affordable housing for the elderly is not obtained, the Applicant proffers to reapportion those
units to the active adult community housing units.
12. PRESERVATION OF HISTORICAL AND CULTURAL RESOURCES:
A. Byers house: The Byers house will be preserved as deemed appropriate by
the Applicant.
B. Cemeteries: Prior to commencement of any earth disturbing activity in any section
of the Property, the applicant shall mark and identify any cemeteries which may be located there. In
the event any onsite cemeteries are found, the applicant shall preserve those cemeteries in accordance
with all County and State regulations.
13. COMMERCIAL CENTER:
The Applicant has identified an area as shown on the Generalized Development Plan (Exhibit
A) for a commercial center that will be developed at a time to be determined by Applicant. Within
the commercial center development, the following shall be provided:
• A. The Applicant shall provide for all turn lanes and traffic signalization on the Major
Collector Road serving the commercial center as warranted by VDOT. The
• Page 17 September 3, 2003
Applicant shall conduct traffic impact analysis studies for each commercial site plan
submitted to Frederick County that will be reviewed and approved by VDOT to
determine when these improvements are warranted. A traffic signalization agreement
will be executed with VDOT by the Applicant to ensure that commercial uses
developed prior to the warrants for traffic signalization contribute their pro-rata share
for this improvement.
B. The Applicant shall record architectural and design restrictive covenants for the
commercial center and shall submit a copy to the Frederick County Planning Director
and the Frederick County Building Official with the first site plan within the
commercial center. Said covenants shall provide for the establishment of an
architectural review board for the purpose of review and approval of all architectural
elevations and signage for all commercial uses to assure a continuity of overall
architectural appearances within the entire commercial development.
C. The Applicant shall ensure that all commercial site plans submitted to Frederick
County for the commercial center are designed to implement best management
practices (BMP) to promote storm water quality measures. A statement will be
provided on each commercial site plan identifying the party or parties responsible for
maintaining these BMP facilities as a condition of site plan approval.
D. The areas within the commercial center that are not required to be graded or cleared
for the implementation of all approved site plans will remain undisturbed. One-way
travel aisles will be utilized where practical to reduce the impervious areas of parking
lots within the commercial center.
E. The Applicant shall provide for a maximum of 250,000 square feet of commercial
land use in Stephenson Village. The majority of the commercial land use will be
located within the commercial center identified on the Generalized Development
Plan (Exhibit). The development of smaller areas of commercial land use will be
allowed in other areas of Stephenson Village. These commercial land use areas will
be provided on the detailed Master Development Plan associated with the
development of Stephenson Village.
F. The Applicant has identified an area as shown on the Generalized Development Plan
(Exhibit A) for a commercial center. The development of 60,000 square feet of
commercial space will begin within the commercial center no later than the issuance
of the 1,2001h non -age restricted residential building permit with completion of this
commercial space within 18 months. The Applicant will be allowed to extend the
commencement of commercial construction for an additional two year period if any
one of the following circumstances has occurred: An elementary school has not been
constructed on the Property; or a building permit is obtained for the development of a
• new grocery store within a three mile radius of commercial center within Stephenson
Village.
• Page 18
14. RENT FREE COUNTY OFFICE SPACE:
September 3, 2003
The Applicant shall provide up to 2,500 square feet of shell space for a 10 year period rent
free exclusive of utility and common area maintenance (CAM) charges in the commercial center for
the location of a Public Service Satellite Facility for Frederick County. The shell space shall be
made available and commence upon the completion of the base building in which the space is
located. Frederick County must complete build out and occupy the space within two (2) years of the
completion of the base building. If Frederick County fails to build out and occupy the space within
the two (2) year period then the space will revert to the Applicant.
15. COMMUNITY DESIGN FOR A STRONG SENSE OF PLACE:
A. Design
The Applicant agrees to provide an overall continuity of design within the community
by means of selecting standards for the following elements, which will be uniformly specified and
applied over the entire project:
• Custom fixture street lighting program.
• Custom mailbox design
• Standardized common area fencing style and color
• Standardized private residential fencing styles and color
• Community color selections to create neighborhood theme
• Uniform site furnishing selection (benches and trash receptacles)
• Custom designed street signage and stop signage
• Landscaping at the entrance monuments, along the collector road buffers and
within the'medians selected to provide for a repetition of the neighborhood
flower color scheme and theme trees throughout the community
The Applicant agrees to utilize innovative design techniques and quality design for
the recreational center and bathhouse, common area landscaping, site design, and architectural
design.
B. Architecture
(1) The architectural styling of Housing Unit Types 1 through 4 shall be
constructed in accordance with the Housing Unit Types Exhibit(s) proffered
herein. Housing Unit Types 5 and 6 shall be compatible with Housing Unit
Types 1 through 4.
• (2) Access to garages by the use of alleys shall be allowed on Housing Unit
Types 1 (Carriage House), 3 (Cottage House), 5 (Modified Single -Family
Small Lot, and 6 (Modified Townhouse).
Page 19 September 3, 2003
(3) Specific architectural elements that are allowed on Housing Unit Types, to
include Housing Unit Types 5 and 6 shall include, but are not limited to, the
use of peaked roofs, gables, chimneys, balconies or decks, porches and/or
garages.
C. Housing Unit Type 3 (Cottage House) and Unit Type 4 (Courtyard Cluster)
(1) Decks and Patios
All deck planks shall be Class I (A) fire rated composite lumber or
approved equal of a standardized color to be selected by the Applicant. A
maximum of two styles of deck railing shall be used on all decks and shall
be made of the same composite lumber and the same matching color
selection.
(2) Fire Protection Syste
Courtyard Cluster and Cottage houses will have a 13-D sprinkler system in
the home and the garages.
D. Lighting
Any exterior lighting of individual homes or common use recreation areas shall be
directed downward and inward on the site to reduce glare on adjacent properties, the
public and/or private right-of-way, and upward stray illumination.
E. Architectural and Design Covenants
Stephenson Associates, L.C. shall develop architectural and design covenants for the
overall community. Said covenants will establish an architectural review board for
the purpose of review and approval of all architectural elevations, exterior
architectural features (fences, railings, walls and decks) for all uses within
Stephenson Village, as well as any publicly provided structures located on sites
dedicated for public use. These covenants are intended to assure a continuity of
overall architectural appearance, quality material selection, and a cohesive color
palate for all structures within the entire development.
16. ENVIRONMENTAL FEATURES AND HABITAT PRESERVATION:
A. Environmental Features and Easements:
(1) Significant wildlife habitats shall be identified and preserved by the
Applicant with technical assistance from the Virginia Department of Game
and Inland Fisheries (VDGIF). Wildlife or bird habitats shall be further
Page 20 September 3, 2003
enhanced by providing native plantings selected to encourage feeding areas
while reestablishing forest in and around environmentally sensitive areas.
(2) The Applicant shall limit the clearing and grading on each lot to the area
needed for structures, utilities, access and fire protection to maximize tree
save areas.
(3) Unbuildable wetlands, unbuildable floodplains, and unbuildable steep slopes
shall be designated and shall be subject to the following:
(a) Grading: Protection of steeply sloped areas will be provided
by the Applicant as follows: clearing and grading will not occur on
any slopes of twenty five percent (25%) or greater, except for trails,
road crossings, utilities, drainage and storm water management
facilities.
(b) Floodplain Areas: Development within floodplain areas shall be
limited to the public Linear Park Trail system to include the trail,
pedestrian bridges, benches and signage.
(c) Buffers and Conservation Easements:
(i) Buffer and Conservation Easements: A one -hundred foot
(100� wide nondisturbance buffer shall be provided outside of any platted lot immediately adjacent
to Hiatt Run and the Wetlands Intermittent Ravine Channel.
(ii) Conservation Easements/Floodplain: A twenty -foot (20)
wide buffer shall be provided outside of any platted lot immediately adjacent to the 100-year
floodplain. The ten feet (10) adjacent to the floodplain shall be undisturbed. The ten feet (10)
adjacent to the lots may be disturbed and, if disturbed, shall be re -vegetated by planting trees equal to
the number of trees in excess of six inches (6") caliper removed by the disturbance, OR at the rate of
50 (2" caliper) trees per acre of disturbance, at the option of the Applicant.
(iii) The above disturbed and undisturbed buffers as well as
conservation easements not located within a platted lot and/or parcel shall be part of the common
areas owned by the Homeowners Association(s). Covenants to be created as part of the
Homeowners Association(s) documents shall provide for maintenance of said areas by the
Homeowners Association(s).
(4) Resource protection areas are identified for the Hiatt Run Corridor and the
Wetlands Intermittent Ravine Channel that are further identified on the
Generalized Development Plan. These resource protection areas contain
various environmental features and provide different resource management
plans for their treatment and protection by the Applicant.
. Page 21
September 3, 2003
B. Hiatt Run Corridor:
(1) The Hiatt Run Corridor shall be considered a resource protection area.
Clearing and grading by individual lot owners is prohibited within this zone.
(2) A one -hundred foot (100') foot non -disturbance buffer shall be provided
outside of any platted lot adjacent to the Hiatt Run Corridor and shall serve as
the clearing limit for all lots that border the Hiatt Run Corridor as measured
from the center line of the stream.
(3) A minimum buffer of twenty feet (20') shall border all wetland preservation
areas. Clearing and grading by individual owners is prohibited within this
buffer.
(4) Native plants and cluster trees will be preserved and/or reforested in
accordance with the Forest Management Plan along the south side of the
Hiatt Run Corridor.
(5) Wildlife or bird habitats will be further enhanced by providing native
• plantings selected to encourage feeding areas while reestablishing forest in
and around environmentally sensitive areas including steep slopes, woodlands
and flood plain areas along the north side of the Hiatt Run Corridor. The
planting plan along the north side of the Hiatt Run Corridor will be created
with technical assistance from VDGIF and the Lord Fairfax Soil and Water
Conservation District.
C. Wetlands Intermittent Ravine Channel:
The Wetlands Intermittent Ravine Channel shall be considered a resource protection area.
Restrictive covenants recorded against the property will provide that clearing and grading by
individual lot owners is prohibited within this zone. The Wetlands Intermittent Ravine Channel will
be further enhanced, by providing native plantings, to establish an upland buffer. The planting plan
for this upland buffer will be created with technical assistance from VDGIF and the Lord Fairfax
Soil and Water Conservation District.
D. Forest Management Plan:
(1) The Forest Stewardship and Management Plan will be created with technical
assistance from the Department of Forestry. Native plants and cluster trees
will be preserved and/or reforested in accordance with the Forest
is Management Plan.
Page 22 September 3, 2003
• (2) Existing ponds will be identified and, if beneficial and appropriate, shall be
used as storm water management facilities. In addition, the Applicant shall
establish additional ponds on the site wherever possible and in such locations
as the Applicant directs. The ponds shall be located and designed to promote
water infiltration on the site. A minimum area of twenty feet (20') wide
surrounding each such pond shall be developed as a park setting.
(3) The Forest Management Plan will be created with technical assistance from
the Department of Forestry.
E. Environmental Utility / Road Impacts:
Construction of utilities, roads, trails, bio-retention areas, or wetlands creation shall
be allowed within the environmental features listed in § 16A-§ 16D of this proffer statement. Any
construction of the above listed items will use low impact construction methods such as 90-degree
crossings, minimal soil, and tree disturbances. When linear utility impacts such as force mains or
transmission lines are required low impact construction techniques will be utilized.
F. Implementation of Enhancements and Amendments
The Applicant shall provide the location of the resource protection areas as a component of the
Master Development Plan. Information pertaining to proposed enhancements and amendments to
the resource protection areas shall be included as narratives of the Master Development Plan to
ensure that these treatment measures will be implemented.
17. COMMUNITY CURBSIDE TRASH COLLECTION:
A. The Applicant shall see that the properties within Stephenson Village shall be
serviced by a commercial trash pickup and waste removal service. Said service shall provide
curbside trash removal unless otherwise provided by Frederick County, for all residential uses and
dumpster disposal for all high -density residential uses and commercial uses. Waste and trash
removal services shall not dispose of trash and waste at any Frederick County Citizen Convenience
Center. The Applicant shall be relieved of its obligations to see to the performance of this Proffer by
assigning all of its obligations to a Homeowners Association for any portion or all of the
development.
B. Notwithstanding the above, Applicant shall locate dumpster sites as unobtrusively as
possible. The area immediately surrounding each dumpster site shall be planted with vegetation
similar to or identical to that planted in the median open vegetated areas, including, but not limited
to, deciduous trees and evergreen shrubbery in addition to the required fence and gate enclosure.
0
Page 23 September 3, 2003
18. WATER AND SEWER IMPROVEMENTS IN THE STEPHENSON AREA:
A. The Applicant shall dedicate land to be utilized for the location of a regional pump
station as determined by the Frederick County Sanitation Authority (FCSA) in an area that is
mutually agreed upon by both parties.
B. The Applicant shall construct a pump station in conformance with the Frederick
County Sanitation Authority Route 11 North Sewer and Water Service Area Plan as required to serve
the Property and shall dedicate the pump station to the Frederick County Sanitation Authority
(FCSA) for operation and maintenance. The pump station shall be constructed and operational prior
to the first occupancy permit in Stephenson Village.
C. The Applicant shall construct water and sewer lines in conformance with the
Frederick County Sanitation Authority Route 11 North Sewer and Water Service Area Plan as
required to serve all private land uses within Stephenson Village and shall dedicate the applicable
water and sewer lines to FCSA for operation and maintenance. Furthermore, the applicant shall
provide water and sewer lines of adequate size to the property line for all publicly dedicated
properties.
0 19. COMPREHENSIVE PLAN CONFORMITY:
By accepting and approving this rezoning application, the Frederick County Board of
Supervisors authorizes the location and provision of those public uses and facilities specifically
referenced on the Generalized Development Plan, in this Proffer Statement, and the extension and
construction of water and sewer lines and facilities and roads necessary to serve this Property
pursuant to the Virginia Code Section 15.2-2232 and the Frederick County Code. The general area of
location for these uses and facilities are as shown on the Generalized Development Plan with the
exact locations to be determined based on final engineering and as approved by Frederick County.
Acceptance of this Proffer Statement constitutes approval of the public uses and facilities and their
general locations and thereby accepts said uses and facilities from further Comprehensive Plan
conformity review.
20. CREATION OF HOMEOWNERS ASSOCIATION(S):
A. Creation of Association(s)
A homeowners association or more than one homeowners association ("HOA") shall
be created and shall be made responsible for the review and approval of all construction within the
development to insure that all design standards for the Stephenson Village Development are satisfied
and for the maintenance and repair of all common areas, together with such other responsibilities,
• duties and powers as are customary for such associations or as may shall be required for such HOA
herein.
• Page 24
September 3, 2003
B. Additional Responsibility
In addition to such other responsibilities and duties as shall be assigned; the HOA
shall have title to and/or responsibility for:
(1) All common open space including storm water facilities areas not
otherwise dedicated to public use or maintained by commercial entities.
(2) Common buffer areas located outside of residential lots.
(3) Residential curbside trash collection.
21. PROFFERED HOUSING TYPES:
The following plan(s), exhibit(s) and Housing Unit Types are proffered herein. Each may be
altered at the time of final engineering and equivalent Housing Unit Types may be substituted with
the approval of the Director of Planning or his/her designee. Any existing or future Housing Unit
Type, which is permitted under the R4 Residential Planned Community District, may also be
utilized.
• Housing Unit Types Exhibit(s) prepared by The Land Planning and Design Group, Inc. dated
December 2002, listed below and attached hereto as Exhibit B (graphic for illustrative purposes
only).
The minimum design standards for the following housing types are summarized and listed on
the attached chart prepared by Land Planning and Design Group, Inc., dated March 2003 and referred
to as Exhibit E — Minimum Design Standards.
"Housing Unit Type 1" (Carriage House):
Carriage House Illustrative
Carriage House Typical
Carriage House Landscape Typical
"Housing Unit Type 2" (Non -Alley Carriage House):
Non -Alley Carriage House Illustrative
Non -Alley Carriage House Typical
Non -Alley Carriage House Landscape Typical
"Housing Unit Type 3" (Cottage House):
Cottage House Illustrative
Cottage House Typical
Cottage House Landscape Typical
Page 25 September 3, 2003
•
"Housing Unit Type 4" (Courtyard Cluster):
Courtyard Cluster Illustrative
Courtyard Cluster Typical
Courtyard Cluster Landscape Typical
"Housing Unit Type 5" (Modified Single Family Detached Lot):
Modified Single Family Detached Lot Typical
"Housing Unit Type 6" (Modified "Townhouse" Attached Dwelling):
Modified "Townhouse" Attached Dwelling Typical
"Housing Unit Type 7" (Elderly Housing Dwelling):
Elderly Housing Dwelling Specifications
Elderly Housing Dwelling Illustrative
Elderly Housing Dwelling Specifications and Illustrative Design provided in
Community Design Modifications Document
Other housing types shall be added, if approved, by Frederick County.
22. STREETSCAPE DESIGN AND LANDSCAPING:
A. The Applicant shall provide landscaped areas on both sides of the Major Collector
Road as illustrated on the attached Exhibit D (Typical Major Collector Road Section) dated March
2003 and in accordance with the following:
(1) The landscaped area described above is designed to be a scenic urban linear
park, which shall contain woodland conservation areas. (For purposes of this
Proffer, a woodland conservation area shall be defined as an area designated
for the purpose of retaining land areas predominantly in their natural, scenic,
open or wooded condition.)The woodland conservation area shall have a
varying width of no less than fifteen feet. Woodland conservation areas shall
be provided where feasible based upon final engineering and design of the
development. The Applicant shall provide, within the landscaped area, a
mixture of deciduous and evergreen trees, to include native types of trees
originally found in this area and replacing any trees removed during
development. Such trees shall be planted at the minimum rate of one tree
every 40 linear feet along the roadway frontage and shall be planted in
clusters rather than a linear pattern.
0 Page 26 September 3, 2003
(2) The minimum planting standard for street landscaping or landscaped
areas/woodland conservation areas shall be a mixture of deciduous trees,
ornamental trees, evergreen trees, and shrubbery. At the Applicants option,
trees and shrubs shall be planted in clusters and shall be planted at an
equivalent rate of ten plant units per 40 linear feet of collector street roadway
frontage. The plant unit credits are determined as follows: Shade Trees (2"
min. caliper) = 10 plant units, Ornamental trees (1.5" minimum caliper) = 5
plant units, Evergreen trees (6' min. height) = 5 plant units, Shrubs (18"
minimum height) = 2 plant units.
B. The Applicant shall have the option of utilizing landscaped central islands within cul-
de-sacs. When landscaped islands are utilized a twenty-eight foot (28') foot paved area shall be
provided to accommodate on -street parking and travel aisles.
C. Where conditions permit, vegetated open channels shall be used in street right-of-
ways for storm water runoff, instead of curb and guttering.
D. To the extent possible, stone fines or wood chip trails/paths shall be used instead of
• asphalt trails/paths. Where practical, such trails/paths shall be located on only one side of each
interior road provided sidewalks are not required or practical within the adjacent road right-of-way.
23. COMMUNITY SIGNAGE PROGRAM:
A. The Applicant reserves the right to construct community entry features including a
monument style sign at the entrances to the development in accordance with the following
parameters: Such signage shall not exceed two signs per intersection, one occurring on either side of
the entrance. The sign panel area shall not exceed 65 square feet per sign, and shall be attached to a
wall not to exceed 8 feet in height, excluding piers, which shall be 9.25 feet in height. The wall
supporting the signage will not be included in the allowable square footage for the sign panel.
B. The Applicant reserves the right to construct neighborhood entry features including a
monument style sign at the entrance to each neighborhood in accordance with the following
parameters: Such signage shall not exceed two signs per intersection one occurring on either side of
the entrance. The sign panel area shall not exceed 40 square feet per sign, and shall be attached to a
wall not to exceed 7 feet in height, excluding piers, which shall be 8.25 feet in height. The wall
supporting the signage will not be included in the allowable square footage for the sign panel.
C. Commercial freestanding business signs shall be monument style with similar design
and materials as the community entry feature signs. These commercial freestanding business signs
shall be no more than 20' in height measured from the base and shall be spaced a minimum of 100
feet apart.
Page 27
SIGNATURE PAGE
September 3, 2003
The conditions set forth herein are the proffers for Stephenson Village and supercede all
previous proffer statements submitted for this Development.
Respectfully submitted,
Stephenson Asso iat , L.C.
By:
/ame': Donald Shockey, Jr.
Title:J. Manager
Subscribed and sworn before me this 8th day of Sept. , 2003.
Susan D. Stahl
(Typed Name of Notary)
My Commission Expires: 4-30--2004
Notary Pub is
0
Page 28
• SIGNATURE PAGE
•
0
September 3, 2003
ACCEPTED BY THE COUNTY OF
FREDER.ICK
LE
Name:
Title:
Subscribed and sworn before me this day of , 2003.
Notary Public
(Typed Name of Notary)
My Commission Expires:
REVIEWED AND ACCEPTED BY THE
FREDERICK COUNTY ATTORNEY
10
Name:
Title:
Subscribed and sworn before me this day of .)2003.
Notary Public
(Typed Name of Notary)
My Commission Expires:
J/
an wo as I
R TE• 838
!i
j/ 3.5 +/- ACRES
AREA NOT TO
BE REZONED
' 00
40 '
CHES
HIATT RUN
MAJOR COLLECTOR ROAD
GDP LEGEND C
ar• MAJOR COLLECTOR ROAD
INTER PARCEL CONNECTIONS
NOTE. THIS GENERALIZED DEVELOPMENT PLAN IS CONCEPTUALorqu s Court
AND FOR ILLUSTRATIVE PURPOSES ONLY. THE FINAL LOCATION
OR ORIENTATION OF THE INDIVIDUAL LANDBAYS AND/OR THEIR �v/J
ASSOCIATED COMPONENTS MAY BE SLIGHTLY ALTERED TO
REFLECT MORE ACCURATE ENGINEERING.
lJ
///Ili\�i����*
COMMUNITY
RECREATION
CENTER
7�A
777
r
000,
ERS
#
,4
WETLANDS
INTERMEDIATE
RAVINE CHANNEL
tIL"awalhit, III
OPEN SPACE
HIATT RUN
CORRIDOR
ACTIVE ADULT
RECREATION
CENTER
IV
Pi
LINEAR PARK
TRAIL
O
11
LAND BAY BREAKDOWN
LAND
LAND USE
ACREAGE
% RANGE OF
BAY
HOUSING UNIT TYPES
MIN. MAX.
I
ELEM. SCHOOL
20 Ac. +/-
NA NA
It
COMMUNITY PARK
24 Ac. t/-
NA NA
(6 baseball fields & 6 soccer fields)
111
MIXED RESIDENTIAL:
4
ONVENIENCE COMMERCIAL/DAYCARE
75 A /
.+/
NA NA
FD (Housing Unit Type 1,2,4,5, RP District SFD & Active Adult)
30 53
TOWNHOUSE (Housing Unit Type 6 & RP District Townhouses)
10 30
ULTIFAMILY:
7 30
Condominiums, Elderly Housing, Housing Unit Type
—Cottage House & RP District Duplex, Multiplex,
trium, Garden Apartment & Active Adult)
IV
ACTIVE ADULT:
126 Ac.+/—
30 53
FD (Housing Unit Type 1,2, & 5)
ultifamily (Condominiums, Elderly Housing, Housing
nit Type 3—Cottage House)
COMMERCIAL CENTER
26 Ac. + —
NA NA
(Retail, Office & Public Service Satellite Facility)
SEE NOTES ADDRESSING ABOVE CHART IN PROFFER 3. USES, DENSITY & MIX OF HOUSING TYPES A.(2) (1-4)
c�
j N
O
W C m
W C d
Z ° O Iv m
b ++ 0
W
U 0.
W u�
cis �a F�
4)
tw
W�
000� °i
f� tt-QQ- llNQQ
W_ F- N li1 IA
U E W W
w u °M °M
X
O W
M O LL
In W
cr
IL
z
a
E-z
W
Qa
�
�>
o
4
—X
7
W
O
~
Co
�O
rzi
U
Qi
A
d
W
Q
O f=.
CA
DATE: SEPT 3, 2003
SCALE: 1 "=1000'
DESIGNED BY:MDS/JNT
JOB NO. 2760C
SHEET 1 OF 1
•
vi
•
HOUSING UNIT TYPE 1
CARRIAGE HOUSE
(3 sheets)
•
•
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
OPTIONAL PORCH SHOWN
STEPHENSON VILLAGE
CARRIAGE HOUSE ILLUSTRATIVE
• Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
C�
S-TR-EET
STANDARDS: Living Space (min.) Decks (min.)
1400 square feet Side yard setback: 5'-0" interior lot line
Side yard setback: 10'-0" corner lot perimeter lot line
Rear yard setback: 15'-0"
*decks must be located in rear yards and shall not be
erected forward of the rear plane of a dwelling unit
STEPHENSON VILLAGE
• CARRIAGE HOUSE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
Front Facade
*porches, stoops,
and steps may
extend 6'-0" into
front yard
setback
0
sTF-EET
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
OPTIONAL FENCE SHOWN
STEPHENSON VILLAGE
• CARRIAGE HOUSE LANDSCAPE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
•
HOUSING UNIT TYPE 2
NON -ALLEY CARRIAGE HOUSE
(3 sheets)
u
•
0
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
OPTIONAL PORCH SHOWN
STEPHENSON VILLAGE
• NON -ALLEY CARRIAGE HOUSE ILLUSTRATIVE
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
17 "
z
iE
•
STr-EET
STANDARDS: Living Space (min.) Decks (min.)
414.
1400 square feet Side yard setback: 5'4' interior lot lines
Side yard setback: 10'-0" corner lot perimeter lot line
Rear yard setback: 3'4'
*decks must be located in rear yards and shall not be
erected forward of the rear plane of a dwelling unit
STEPHENSON VILLAGE
NON —ALLEY CARRIAGE HOUSE TYPICAL
• Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
Front Facade
*porches, stoops,
and steps may
extend 6'-0" into
front yard
setbacks
•
•
/- A..]-CV'-rtu.F.
STr. E ET
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
OPTIONAL PORCH SHOWN
OPTIONAL FENCE SHOWN
STEPHENSON VILLAGE
NON -ALLEY
• CARRIAGE HOUSE LANDSCAPE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
•
HOUSING UNIT TYPE 3
COTTAGE HOUSE
0 (3 sheets)
KI
• • •
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
OPTIONAL PORCH SHOWN
OPTIONAL FENCE SHOWN
STEPHENSON VILLAGE
COTTAGE HOUSE ILLUSTRATIVE
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
0
STFf-zT
to, MIN. rcf- CoMr— 4� titt�• 5' MI�1.
(,orS
I �
FT I I
I I I I
I
I
1
1
AUZY
STANDARDS: Lot Width(min.) Living Space (min.) Decks (min.) Front Facade
34'-0" 1400 square feet Side yard: 5'-0" interior unit *porches, stoops,
Side yard: 10'-0" end/corner unit and steps may
Rear yard: 5'4' extend 6'-0" into
*decks must be located in rear yards front yard setback
and shall not be erected forward of
the rear plane of a dwelling unit
• STEPHENSON VILLAGE
COTTAGE HOUSE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
0
r
ALLE `r
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
STEPHENSON VILLAGE
•COTTAGE HOUSE LANDSCAPE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
0
•
HOUSING UNIT TYPE 4
COURTYARD CLUSTER
(3 sheets)
L_J
•
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
STEPHENSON VILLAGE
•COURTYARD CLUSTER ILLUSTRATIVE
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
• Courtyard Clusters Typical This housing type consists of single-family dwellings combined to form a
multi -family cluster of units. The cluster creates a private parking court, therefore removing garages from the main travel ways. No
fewer than two and no more than seven units shall be combined in any courtyard cluster. Each unit has direct access to a private yard.
A fence or fence and wall combination shall be located between units to enclose the courtyard. Each unit shall have at least one 3'
gate providing access to the rear yard from the courtyard. The following table specifies the minimum standards for this Courtyard
Cluster house type.
Minimum Area Per Unit: 2,000 sq. ftldwelling unit
Minimum Setbacks:
To garage from street or common driveway: 19 ft.
To dwelling from street: 18 ft
Distance between units: 10 ft.
To dwelling from common driveway: 3 ft.
To dwelling from interior lot line: 3 ft.
To dwelling from perimeter property line: 10 ft.
To deck and/or patio from interior lot line: 5 ft.
To deck and/or patio from perimeter property line: 6 ft.
Maximum Building Height: 35 ft_
0
138'
IKA
ieety Line
ne
Hr
STEPHENSON VILLAGE
. COURTYARD CLUSTER TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
!7
r�r.= N
wr/rirrsaaaa
�iwwworrurr■
IIIm Apno
�.
INuSw■
urr■w
Irr/rr
rrwrr■rr
ur
urrrr
irrrr■
IIwrrr■
Irmo■
�wrrrr
gnu■
Mrrrr
Q^w�•
r -A.
ss�:'>♦�III
�r'
�rrr�
0
HOUSING UNIT TYPE 5
MODIFIED SINGLE-FAMILY SMALL LOT
0 (1 sheet)
. Modified single-family small lot. Single-family small lot housing shall be a
single-family detached or attached residence on an individual lot. No more than two
units may be attached together.
(1) Dimensional requirements shall be as follows:
(a) Minimum lot size: 3,750 square feet
(b) Off-street parking spaces: 2
(c) Setback from state road: 20 feet
(d) Setback from private road: 20 feet
(e) Rear yard: 15 feet
(f) Side yard: Zero lot line option may be used with this housing type.
If chosen, the minimum side yard shall be 10 feet for that yard opposite
the zero lot line side. If not chosen, the minimum side yard shall be five
feet on both sides.
(g) When the attached option for the single-family small lot housing unit is
chosen, the minimum building spacing requirement shall be 10 feet.
(h) Supplementary setbacks:
[1] With the single-family small lot housing type, decks may extend
five feet into rear yard setback areas.
[2] Where single-family small lot housing abuts open space, decks
may extend up to 12 feet into rear yard setback areas.
[3] Front porches, stoops and steps may extend 12 feet into front yard
setback areas.
(2) Maximum building heights shall not exceed 35 feet in height.
(3) Detached accessory buildings may be permitted, not to exceed 20 feet in height,
will adhere to the same side yard setbacks as the house, and will have the same
rear yard setback as a deck.
n
�J
HOUSING UNIT TYPE 6
MODIFIED TOWNHOUSE
(1 sheet)
•
Modified townhouse. The "townhouse" is a single-family attached dwelling
with one dwelling unit from ground to roof, having individual outside access. Rows of
attached dwellings shall not exceed 10 units and shall average no more than eight
dwellings per structure.
(1) Dimensional requirements shall be as follows:
Minimum
Average Off -Street Minimum
Lot Area
Lot Area Parking Lot Width
(square feet)
(square feet) Spaces (feet)
1200
1300 2.00 16
1400
1500 2.25 18
1600
1700 2.50 20 or larger
(2) Minimum yards shall be as follows:
(a) Front
setbacks:
[1]
20 feet from road right-of-way for front loaded garage townhouses
[2]
20 feet from parking area, private street, or driveway for front
loaded townhouses
[3]
10 feet for rear loaded or rear loaded detached garage townhouses
[4]
10 feet for non garage townhouses with offstreet parking
(b) Side:
10 feet from lot line (end unit)
(c) Rear:
20 feet from lot line
(3) Minimum on -site building spacing:
(a) Side: 25' between adjacent end units
(b) Rear: 50' from rear building plane to adjacent rear building plane
(4) Maximum building height shall be as follows:
(a) Principle building: 35 feet
(b) Accessory buildings: 20 feet
(5) Minimum yard setbacks for garages
(a) Side: 10 feet from lot line (end unit) for detached garage option
(b) Side: 0 feet from interior lot line for detached garage option
(c) Rear: 5 feet from lot line for detached garage option
(6) Supplementary setbacks:
(a) With the modified townhouse housing type, decks may extend 15 feet into
rear yard setback areas.
(b) Where modified townhouse abuts open space, decks may extend up to 15
feet into rear yard setback areas.
(c) Front porches, stoops and steps may extend 6 feet into a 10 foot front yard
setback and 12 feet into a 20 foot front yard setback.
•
EXHIBIT D
TYPICAL MAJOR COLLECTOR ROAD SECTION
(1 sheet)
•
is
z cli
Ec O 'n
W 0 m
W � d
•
RTE.761 OLD CHARLES
f �r-
.0-
-1
04.
W p
La0 "
ACCESS ROAD
� ACCESS ROAD
j JR. SOCCER FIELDS
c=.7 F w
PAVED PARKING TYPICAL
�' o0
W m
J °c,c
q.B F ELDS SOCCER FIELDS , Fl�Fj�C
`s
, N d,
N�ww w
0
i
L�
W U 0, U
O X
F Q Q
W
cn
to
I W U
SCHOOL
�
5
•
♦ �, ------ /
---- -- .�
PAVILLION
OVERFLOW PARKING TYPICAL
C)
Z Z Z z
z
W Z co O Z
5
Qp Uo
f— CL CZ5 z q
SERVICEIEMERGENCY ACCESS ROAD
MAJOR COLLECTOR ROAD
w W
E.,
U)
Z
41,4011y
CIO
E-
¢ Q a
CIA
X'S,0
a w EZ
w
� o
x
w
h Q
o z x
w
`
.
DATE: MARCH 2O03
SCALE: 1"=125'
NOTE
THIS LAYOUT FOR THE SCHOOL/PARK SITE 19
CONCEPTUAL AND FOR ILLUSTRATIVE PURPOSES ONLY.
THE FINAL LOCATION OR ORIENTATION OF THE
DESIGNED BY: MPR
JOB NO. 2760C
INDIVIDUAL LANDBAYS AND/OR THEIR ASSOCIATED
COMPONENTS MAY BE SLIGHTLY ALTERED TO REFLECT
MORE ACCURATE ENGQIBLRING.
SHEET 1 OF 1
0 0 0
L�.wlcu.•�e, A"^ � Lmr{rae yrker LAW. �- � IoIyuAm AREA �_
NOTE: For illustrative purposes only
STEPHENSON VILLAGE
"EXHIBIT W
TYPICAL MAJOR COLLECTOR ROAD SECTION
Scale: NTS March 2003
THE LAND PLANNING & DESIGN GROUP, INC.
HOUSING
HOUSING NAME
MINIMUM
AVERAGE
MIN. LOT
MIN.
MIN. FRONT YARD
MIN. REAR
MIN. SETBACK
MIN. SETBACK
MIN. SIDE YARD SETBACK
MIN.
MIN. SETBACK FROM
DECK MIN. SETBACK
DECK MIN.
FRONT
DETACHED
MAXIMUM
OFF
UNIT TYPE
LOT WIDTH
LOT AREA
AREA
SQUARE
SETBACK FROM
YARD
TO DWELLING
DISTANCE BETWEEN
ON INTERIOR LOT LINE
SETBACK TO
GARAGE TO INTERIOR
INTERIOR LOT LINE
SETBACK
PORCHES,
ACCESSORY
BUILDING
STREET
SQUARE
SQUARE
FOOTAGE
R/W OR PRIVATE
SETBACK
FROM
DWELLING UNITS
SIDE I COMBINED TOTAL
GARAGE
LOT LINE SIDE YARD
SIDE YARD /CORNER
REAR YARD/
STOOPS, AND
BUILDING
HEIGHT
PARKING
FEET
FEET
LIVING
STREET TO
TO
COMMON
SIDE YARD SETBACK /
FROM
/CORNER LOT (OR
LOT (OR END UNIT
REAR YARD
STEPS MAY
MAX. HEIGHT
SPACES
SPACE
DWELLING
DWELLING
DRIVEWAY
CORNER LOT (OR END
STREET/
END UNIT
TOWNHOUSE) SIDE
ABUTTING
EXTEND INTO
UNIT TOWNHOUSE) SIDE
ALLEY
TOWNHOUSE) SIDE
YARD
OPEN SPACE
FRONT YARD
YARD
YARD
SETBACK
1
CARRIAGE
40'
NA
4,000
1,400
15'
25'
NA
10,
5710710'
NA120'
3'110'
51/10,
157NA
6'
20'
35'
2
NON -ALLEY
2
CARRIAGE
47'
NA
4,700
1,400
15'
25'
NA
10,
5'/15'110'
20'/NA
3'/10'
5710'
TIT
6'
20'
35'
2
3
COTTAGE
34'
NA
3,264
1,400
15'
20'
NA
10' ON NON
01/51/10'
NA120'
O'INA
5710'
5'/NA
6'
NA
35'
2
ATTACHED SIDE
3'/NA/NA (10' FROM
NA/NA
NA/NA
4
COURTYARD
NA
3,300
NA
2,000
10'
NA
3'
10'
DWELLING TO
(19' FROM
37NA
NAINA
(5' FROM INTERIOR
(6' FROMPERIMETER
PERIMETER
6'
NA
35'
2
PROPERTY
LINE)
COMMON
DRIVEWAY)
LOT LINE)
PROPERTY
LINE
5'/10'110'
MODIFIED
10' (0' FOR THE
(0' FOR ZERO LOTLINE
5710' (0' FOR ZERO
5'/10' (0' FOR ZERO
5
SINGLE FAMILY
38'
NA
3,750
NA
20'
15'
NA
ATTACHED OPTION)
SIDE WITH A COMBINED
20715'
LOT LINE OR
LOT LINE OR
10'13'
12'
20' HT.
35'
2
TOTAL OF 10')
ATTACHED SIDE)
ATTACHED SIDE)
20' (10' FOR NON
0' (25' FROM NON
12' FORA 20'
6
MODIFIED
16'
1,300
1,200
NA
GARAGE OR REAR
20'
NA
ATTACHED SIDE
WALL OF END UNIT
0110,110,
20'/5'
01/10,
01110,
TIT
SETBACK5'
,
20' HT.
35'
2
TOWNHOUSE
LOADED GARAGE
FORA
UNITS)
TO ANY OTHER
SETBACK
HOME
20' (10' FOR NON
0' (25' FROM NON
12' FORA 20'
6
MODIFIED
18'
1,500
1,400
NA
GARAGE OR REAR
20'
NA
ATTACHED SIDE
WALL OF END UNIT
01101/10'
20'I5'
01/10'
01/10'
S'IS'
SETBACK, 5'
20' HT.
35'
2.25
TOWNHOUSE
LOADED GARAGE
FOR A 10'
UNITS)
TO ANY OTHER
SETBACK
HOME)
20' (10' FOR NON
0' (25' FROM NON
12' FORA 20'
6
MODIFIED
20' OR>
1,700
1,600
NA
GARAGE OR REAR
20'
NA
ATTACHED SIDE
WALL OF END UNIT
01/0'/10'
20'15'
01/10'
01/10'
5'15'
SETBACK, 5'
20' HT.
35'
2.5
TOWNHOUSE
LOADED GARAGE
FOR A 10'
UNITS)
TO ANY OTHER
SETBACK
HOME)
STEPHENSON
"EXHIBIT E"
0
STEPHENSON VILLAGE
RESIDENTIAL PLANNED COMMUNITY
Community Design Modifications Document
Prepared By: Greenway Engineering & The Land Planning and Design Group, Inc.
April 2003
Revised August 18, 2003
Revised September 3, 2003
I • (Exhibit F)
'6
• MODIFICATION #1 § 165-71 Mixture of housing types required
•
Ordinance Requirement:
No more than 40% of the area of portions of the planned community designated for
residential uses shall be used for any of the following housing types: duplexes,
multiplexes, atrium houses, weak -link townhouses, townhouses or garden apartments or
any combination of those housing types.
Alternative Design Standard:
No more than 60% of the area of portions of the planned community for residential uses
shall be used for the housing types identified in the townhouse, multifamily and active
adult.
MIXED RESIDENTIAL MATRIX
Housing Unit Type
Minimum %
Maximum %
Single Family Dwellings
30
53
(Hosing Unit Type 1,2,4,5, RP District SFD and Active
Adult)
Townhouse Dwellings
10
30
(Housing Unit Type 6 & RP District Townhouse)
Multifamily Dwellings
7
30
(Condominiums, Elderly Housing, Housing Unit Type 3
& RP District Duplex, Multiplex, Atrium, Garden
Apartments and Active Adult)
Active Adult Dwellings
30
53
Single Family Dwelling (Housing Unit Type 1,2 & 5)
Multifamily (Condominiums, Elderly Housing, Housing
Unit Type 3)
Justification for Modification:
The proffered Generalized Development Plan identifies that residential land uses will be
located within Land Bays III and IV. The Generalized Development Plan does not
account for the approximate 125 acres within the Hiatt Run Corridor and the Wetlands
Intermediate Ravine Channel that is contiguous to Land Bays III and IV. Therefore, the
Generalized Development Plan accounts for approximately 594 acres to be utilized for
residential land use within Stephenson Village.
The required calculation of 40% of the approximate 594-acre area of portions of the
planned community designated for residential use in this case amounts to approximately
237.6 acres that can be utilized for duplexes, multiplexes, atrium houses, weak -link
townhouses, townhouses or garden apartments.
The residential program that has been developed for Stephenson Village is designed to
provide for housing opportunities for all age groups in the community. Stephenson
Village will also provide for an active adult community that may develop beyond the
designated 126-acre land bay identified on the Generalized Development Plan. The
success of the active adult community and housing for young professionals may expand
beyond the program limits identified in the program; therefore, a modification of the 40%
of residential land area is appropriate. Stephenson Village requests a modification to
allow a maximum of 60%, or approximately 356.4 acres of the residential land area to
provide for the development of housing types identified in the mixed residential matrix
table. Stephenson Village further commits to the provision of a mixture of housing types
by establishing minimum and maximum percentages for the variety of housing types
identified in the mixed residential matrix table. This commitment exceeds the current
ordinance requirement by ensuring that a residential mix will be provided in lieu of one
housing type (i.e. garden apartments) occupying 40% of the residential land area.
•
U_j
MODIFICATION #2 § 165-69 Permitted uses
• § 165-72B(2) Alternative dimensional requirement plan
Ordinance Requirement:
All uses are allowed in the R4 Residential Planned Community District that are allowed
in the RP Residential Performance District. An alternative dimensional plan may be
included with the master development plan for the development, which shall describe a
system of dimensional requirements for all residential uses planned for the development.
Alternative Design Standard:
Residential housing types other than those permitted in the RP Residential Performance
District may be allowed in the R4 Residential Planned Community District. The Board
of Supervisors may allow new housing types only if information describing the minimum
lot area, minimum lot width, minimum yard setbacks, maximum building heights for
primary and accessory structures, and minimum off street parking spaces is determined to
be acceptable.
Justification for Modification:
Stephenson Village desires to provide for a mixture of housing types that allow for a
community including a range of economic and demographic levels from young
professionals, family households, empty nesters and elderly affordable dwellings. In
order to create this type of community, it is necessary to provide for housing types that
are currently allowed by ordinance and to introduce housing types that are successful in
the current housing market. With the exception of the single-family small lot, the
remaining housing types allowed by current ordinance were established over ten years
ago. The introduction of new housing types, or modifications to the design standards for
existing housing types is necessary to accomplish this goal. The R4 District allow for a
residential planned community to develop only one type of multifamily housing unit to
achieve the goal of a housing mix. Stephenson Village is committed to provide for a
variety of housing types as evident by the minimum percentages specified in the mixed
residential matrix table; therefore, it is justified to allow for new housing types, as well as
alternative dimensional requirements for existing housing types in the RP District as
described in this Community Design Modification Document to achieve this purpose.
EXHIBIT B
HOUSING UNIT TYPES
STEPHENSON VILLAGE
CARRIAGE HOUSE ILLUSTRATIVE
Scale: NTS December 2002
. THE LAND PLANNING & DESIGN GROUP, INC.
•
419.
STr-EET
STANDARDS: Living Space (min.) Decks (min.)
1400 square feet Side yard setback: 5'-0" interior lot lines
Side yard setback: 10'-0" corner lot perimeter lot line
Rear yard setback: T-0"
*decks must be located in rear yards and shall not be
erected forward of the rear plane of a dwelling unit
STEPHENSON VILLAGE
NON —ALLEY CARRIAGE HOUSE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
Front Facade
*porches, stoops,
and steps may
extend 6-0" into
front yard
setbacks
E
E
S -T F-EE TT
1
STANDARDS: Living Space (min.) Decks (min.)
1400 square feet Side yard setback: 5'-0" interior lot line
Side yard setback: 10'-0" corner lot perimeter lot line
Rear yard setback: 15'-0"
*decks must be located in rear yards and shall not be
erected forward of the rear plane of a dwelling unit
STEPHENSON VILLAGE
• CARRIAGE HOUSE TYPICAL
Scale: Ni'S December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
Front Facade
*porches, stoops,
and steps may
extend 6'-0" into
front yard
setback
•
0
STD -SET
.41 sl f-
10' M I N. rod Cop, NEr-
t,oTS S
FT I I
t I I
1
I
1
Au-ZY
MINV
STANDARDS: Lot Width(min.) Living Space (min.) Decks (min.) Front Facade
34'-0" 1400 square feet Side yard: 5'-0" interior unit *porches, stoops,
Side yard: 10'-0" end/comer unit and steps may
Rear yard: 5'-0" extend 6'-0" into
*decks must be located in rear yards front yard setback
and shall not be erected fonvard of
the rear plane of a dwelling unit
STEPHENSON VILLAGE
COTTAGE HOUSE TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
is
Courtyard Clusters Typical This housing type consists of single-family dwellings combined to form a
multi -family cluster of units. The cluster creates a private parking court, therefore removing garages from the main travel ways. No
fewer than two and no more than seven units shall be combined in any courtyard cluster. Each unit has direct access to a private yard.
A fence or fence and wall combination shall be located between units to enclose the courtyard. Each unit shall have at least one 3'
gate providing access to the rear yard from the courtyard. The following table specifies the minimum standards for this Courtyard
Cluster house type.
Minimum Area Per Unit: 2,000 sq. ftJdwelling unit
Minimum Setbacks:
To garage from street or common driveway: 19 R
To dwelling from street: 18 ft.
Distance between units: 10 ft.
To dwelling from common driveway: 3 ft.
To dwelling from interior lot line: 3 ft.
To dwelling from perimeter property line: l0 ft.
To deck and/or patio from interior lot line: 5 ft.
To deck and/or patio from perimeter property line: 6 ft.
Maximum Building Height: 35 ft.
138'
la
xvy tine
ne
IP
• STEPHENSON VILLAGE
COURTYARD CLUSTER TYPICAL
Scale: NTS December 2002
THE LAND PLANNING & DESIGN GROUP, INC.
0Modified single-family small lot. Single-family mall lothousing shall be a
single-family &tached or attached residence on an individual lot. No more than two
units may be attached together.
(1) Dimensional requirements shall be as follows:
(a) Minimumlot size: 3,750 square feet
(b) Off-street parking spaces: 2
(c) Setback from state road: 20 feet
(d) Setback from private road: 20 feet
(e) Rear yard: 15 feet
(f) Side yard: Zero lot line option may beused with this housing type.
If chosen, the minimum dde yard shall be 10 feet for that yard opposite
the zero lot line side. If not chosen, the minimum side yard shall be fiw
feet on both sides.
(g) When the attached option for the single-family shall lot housing unit is
chosen, the minimum building spacing requirement shall be 10 feet.
(h) Supplementary setbacks:
[1] With the single-family shall lothousing type, decks may extend
five feet into rear yard setback areas.
[2] Where single-family mall lot housing abuts open space, decks
may extend up to 12 feet into rear yard setback areas.
[3] Front porches, stoops and steps may extend 12 feet into front yard
setback areas.
(2) Maximum building heights shall not exceed 35 feet in height.
(3) Detached accessory buildings maybe permitted, not to exceed 20 feet in height,
will adhere to the same side yard setbacks as the house, and will have the same
rear yard setback as a deck.
0
• Modified townhouse. The "townhouse" is a single-family attached dwelling
with one dwelling unit fi-om ground to roof, having individual outside access. Rows of
attached dwellings shall not exceed 10 units and shall average no more than eight
dwellings per structure.
(1) Dimensional requirements shall be as follows:
Minimum
Average Off -Street Minimum
Lot Area
Lot Area Parking Lot Width
(square feet)
(square feet) Spaces (feet)
1200
1300 2.00 16
1400
1500 2.25 18
1600
1700 2.50 20 or larger
(2) Minimumyards shall be as follows:
(a) Front setbacks:
[1]
20 feet from road right-of-way for front loaded garage townhouses
[2]
20 feet from parking area, private street, or driveway for front
loaded townhouses
[3]
10 feet for rear loaded or rear loaded detached garage townhouses
[4]
10 feet for non garage townhouses with offstreet parking
(b) Side:
10 feet from lot line (end unit)
(c) Rear:
20 feet from lot line
(3) Minimumon-site building spacing:
(a) Side: 25' between adjacent end units
(b) Rear: 50' from rear building plane to adjacent rear building plane
(4) Maximum building height shall be as follows:
(a) Principle building: 35 feet
(b) Accessory buildings: 20 feet
(5) Minimumyard setbacks for garages
(a) Side: 10 feet from lot line (end unit) for detached garage option
(b) Side: 0 feet from interior lot line for detached garage option
(c) Rear: 5 feet from lot line for detached garage option
(6) Supplementary setbacks:
(a) With the modified townhouse housing type, decks may extend 15 feet into
rear yard setback areas.
(b) Where modified townhouse abuts open space, decks may extend up to 15
feet into rear yard setback areas.
(c) Front porches, stoops and steps may extend 6 feet into a 10 foot front yard
• setback and 12 feet into a 20 foot front yard setback.
• Elderly housing. Elderly housing are multifamily buildings where individual dwelling
units share a conunon outside access. They also share a conunon yard area, which is the
sum of the required lot areas of all dwelling units within the building. Elderly housing
shall contain six or more dwellings in a single structure. Required open space shall not
be included as minimum lot area.
•
(1) Maximum gross density shall be 45 units per acre.
(2) Development requirements shall be as follows:
Number of Bedrooms
Efficiency
2
3 plus
Off -Street Parking Spaces
1.50
2.00
2.25
2.50
(3) Maximum site impervious surface ratio (on lot) shall be sixty -hundredths
(0.60).
(4) Minimum lot size shall be one (1) acre.
(5) Minimum yards shall be as follows:
a. Front setback:
i. Twenty-five (25) feet from road right-of-way.
ii. Ten (10) feet from parking area or driveway.
b. Side setback:
i. Twenty-five (25) feet from perimeter boundary.
c. Rear setback:
i. Fifty (50) feet from perimeter boundary.
(6) Minimum on -site building spacing shall be twenty five (25) feet.
(7) Maximum number of dwellings units per building shall be (125)
(8) Maximum building height shall be as follows:
a. Principal building height: forty five (45) feet.
b. Accessory buildings: twenty (20) feet.
n
U
•
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY
STEPHENSON VILLAGE
ELDERLY HOUSING ILLUSTRATIVE
Scale: NTS April 2002
• THE LAND PLANNING & DESIGN GROUP, INC.
MODIFICATION #3 § 165-72D Commercial and industrial areas
§ 165-72M(3) Nonresidential land use phasing
Ordinance Requirement:
A minimum of 10% of the gross area of the project shall be used for business and
industrial uses. The phasing plan for the development shall include a reasonable portion
of the nonresidential uses in all phases of the development.
Alternative Design. Standard:
Elimination of the requirement for both business and industrial land uses in Stephenson
Village; establish a minimum of 4% of the gross area of the project to be used for
commercial land use; allow for the majority of the commercial land uses to be located in
a defined commercial center instead of all phases of Stephenson Village.
Justification for Modification:
A minimum lot size of 100 acres is required for a residential planned community
development. The provision of 10% of the gross area of the project for business and
industrial land use would equate to a minimum of 10 acres to meet the ordinance
requirement. A conservative FAR of 0.2 would equate to 60,000 square feet of industrial
development on 7 acres of land and 26,000 square feet of commercial on 3 acres of land.
This ratio would be reasonable if both industrial and commercial land use were proposed
for the residential planned community.
An industrial component is not planned for Stephenson Village, nor is an industrial
component desired by the immediate outlying community. The required 10% minimum
of the gross area of the project for business and industrial land use would account for
approximately 82.2 acres within Stephenson Village to meet the ordinance requirement.
This amount of acreage is not feasible for commercial land use alone; therefore, a
sufficient amount of commercial land use to meet the needs of the residential planned
community is important to determine. The market and economic analysis for Stephenson
Village suggests that the maximum amount of commercial land use that can be sustained
is 250,000 square feet. A developed FAR of 0.2 would require less than 29 acres (3.5%)
to meet the 250,000 square feet of commercial development n Stephenson Village.
Therefore, it is reasonable to expect a minimum of 4% of the gross area of the project to
be utilized for commercial land use when industrial land use is not part of the residential
planned community design. Furthermore, it is reasonable to plan for the majority of the
commercial land use to occur within a defined commercial center within the community
9 in lieu of many smaller undefined commercial pods located within each phase of the
residential planned community. Stephenson Village has been designed to provide for a
defined commercial center that will accommodate a variety of commercial land use`s and
serve the residents of this community, as well as the outlying community.
The request to eliminate industrial land use; to establish a minimum of 4% of the gross
area for commercial land use; and to establish a defined commercial center in lieu of
requiring commercial land use in all phases of the residential planned community is
reasonable. Stephenson Village would be required to provide for a minimum of 33 acres
for commercial land use. This acreage would allow for the provision of a variety of
commercial land uses that would provide convenient shopping, services and employment
opportunities for the residents within Stephenson Village and the outlying community.
The 33 acres would accommodate a maximum of 250,000 square feet of commercial land
use, which is reasonable for a community of this size.
•
0
MINIMUM REQUIRED GROSS AREA OF
COMMERCIAL
& INDUSTRIAL USES WITHIN PLANNED
COMMUNITY
GROSS AREA
OF
COMMERCIAL
USES
3%
QIEPHENSON VILLAGE
�IMIYYIIlI I 1 �I II ■IYIY��Y�IY��OYiYYYIYYW�p�YY�I I��
WAIVER #3a SUPPORT GRAPHIC
Scale: NTS April 2003
THE LAND PLANNING & DESIGN GROUP, INC.
GROSS AREA
OF
INDUSTRIAL
USES
7%
0
PROPOSED GROSS AREA OF BUSINESS
USES WITHIN PLANNED COMMUNITY
GROSS AREA
OF BUSINESS
USES
4%
•
OTEPHENSON VILLAGE
WAIVER #3b SUPPORT GRAPHIC
Scale: NTS April 2003
THE LAND PLANNING & DESIGN GROUP, INC.
0 MODIFICATION #4 § 165-72F Recreational facilities
Ordinance Requirement:
A recreational unit is designed to meet the recreational needs of 30 dwelling units. The
units may be broken into smaller units or added together to meet the needs of the planned
community.
Alternative Design Standard:
A recreational unit is designed to meet the recreational needs of 30 dwelling units. The
units may be broken into smaller units or added together to meet the needs of the planned
community. The value of one recreational unit shall be equivalent to the value of one
recreational tot lot unit described in § 165-64B(1) of the Zoning Ordinance.
Justification for Modification:
Stephenson Village will provide the equivalent of one recreational unit for every 30
dwelling units developed in the entire community. The recreational facilities will include
two recreational centers, a competition swimming pool, a linear park trail and pedestrian
trail systems. The Applicant should be given credit for the value of these planned
recreational facilities based on a formula that is the value of one recreational tot lot x the
number of required recreational units to serve the entire community. The planned
recreational facilities for the overall community and for the active adult community
provides for year-round recreational opportunities for the Stephenson Village community
that traditional outdoor recreational units do not. Therefore, it is reasonable to utilize the
recreational unit value formula to meet the recreational needs of this community.
•
0
E
RECREATION VALUE EQUIVALANCY COMPARISON
A single recreational unit is designed to meet the recreational needs of 30 dwelling units,
which has a monetary value of approximately 17,000 dollars which may by adjusted to
reflect the current value of a tot lot. The items listed below illustrate a methodology used
to achieve the required overall recreational needs by assigning recreational units to the
actual costs of the recreational facilities provided. The units may be broken into smaller
units or added together to meet the needs of the total development. Following is alist of
possible recreational facilities, which may be proposed at Stephenson Village and their
associated monetary value. The actual cost of the items listed below may indeed differ±
from these estimates at time of construction, but should compare similarly.
1 Tot Lot Unit
Linear Park Trail (approx. 3,800 linear feet)
Community Pool (6 lane 25 Meter Lap Pool)
Clubhouse / Bath House
Half -court Basketball Court
Tennis Court (1 Court)
STEPHENSON VILLAGE
WAIVER #4 SUPPORT GRAPHIC
Scale: NTS April 2003
THE LAND PLANNING & DESIGN GROUP, INC.
= ± $ 17,000 (1 Rec. Unit)
= ± $ 42,000 (2.45 Rec. Units)
= ± $ 266,300 (15.66 Rec. Units)
= ± $ 375,000 (22.06 Rec. Units)
= ± $ 19,500 (1.15 Rec. Units)
= ± $ 21,750 (1.28 Rec. Units)
0 MODIFICATION #5 § 165-72I Road access
Ordinance Requirement:
The planned community development shall be provided with a complete system of public
streets dedicated to the Virginia Department of Transportation.
Alternative Design Standard:
The planned community development shall be provided with a complete system of public
streets dedicated to the Virginia Department of Transportation, excluding the street
system serving the active adult community and private access drives serving no more
than five single family dwelling units or ten single family dwelling units if the private
access drive connects to two public streets. The minimum distance from a public street
shall not apply in the active adult community provided that the lots are served by a road
system that provides for multiple street intersections to enhance looping and provide for
safe and efficient emergency access. The cross sectional base and pavement standard for
private streets shall meet or exceed VDOT requirements, with the allowance of using a
decorative cap on the private street to promote enhanced design. The cross sectional
standard for private access drives serving limited single family dwellings shall include an
8" aggregate type I 21-B compacted base and a 2" SM-12.5A surface.
� I* Justification for Modification:
The active adult community in Stephenson Village is planned to be a gated community.
Market analysis of active adult communities has identified a gated community as being
very desirable for residents due to security and safety concerns. Creating a gated
community necessitates the planning of a complete system of private streets, which has
also been determined to be. very desirable for the residents of this type of community.
The Applicant has met with the Office of the Fire Marshal to review private street design
standards and private alley design standards for emergency access and has implemented
those standards in the proffer statement. Furthermore, the Applicant has included a cross
sectional base and pavement width standard that will meet or exceed VDOT standards.
The alternative design standard also requires the design of the private street system to
provide for multiple street intersections and looping to ensure that vehicular access is not
limited and that good circulation patterns are provided. 'Therefore, it is reasonable to
allow for a complete system of private streets within the active adult community that do
not need to be a minimum distance from a public street as traffic circulation, appropriate
construction standards and emergency service access have been considered.
Instances will occur in the design of Stephenson Village where it is desirable to preserve
stands of trees or other environmental features, maintain open views at the end of cul-de-
sacs, and front houses towards main road systems. To accomplish these goals during
design, it will be necessary to utilize private access drives to serve small numbers of
. single family dwellings. Current ordinance requirements do not provide for this design
flexibility; therefore, residential lots are designed to maximize public street frontage due
to construction costs and density yields. Stephenson Village will be planned to account
for the measures 'described in this paragraph, which will be beneficial in achieving these
design goals and will serve as a model for other developments to follow. The cross
sectional base and surface standards are consistent with VDOT standards for a
subdivision street serving 450 vehicle trips per day.
•
•
goo — r•
fu 13 L. I c, S-(jzEF-T-
'poTe44'r AL, TEE SAS&
ao' r�l�sr,/ ass �seriErl r
fT
spD l,oT
N U
�TEPHENSON VILLAGE
WAIVER #5a SUPPORT GRAPHIC
Scale
April 2003
. Tyrie-At_ sFP F- AE, Lo-f
THE LAND PLANNING & DESIGN GROUP. INC.
•
•
ry-I vATE STF+ET SYsTE N
VISTAHC-E. Mod F111HT A -"o �'o HT 15 A5
HtASd F-Ej7 ALoH(q -rHt STET &F-HTI;p--L4Ht
f QLIAL.S 3300 FEET,
STEPHENSON VILLAGE
WAIVER #5b SUPPORT GRAPHIC
Scale: April 2003
THE LAND PLANNING & DESIGN GROUP, INC.
•
•
•
- - - - - - ---------------------------
IGoHe-P ITE.
STEPHENSON VILLAGE
WAIVER #5c SUPPORT GRAPHIC
Scale: April 2003
THE LAND PLANNING & DESIGN GROUP, INC.
• MODIFICATION #6 § 165-72M Phasing
Ordinance Requirement:
A schedule of phases shall be submitted with each proposed planned community. The
schedule shall specify the year in which each phase will be completely developed.
Alternative Design Standard:
A detailed master development plan will be required to be approved by Frederick County
for each development phase of Stephenson Village. If applicable, each development
phase will be designed as a phase plan to ensure that a logical sequence of development
occurs for the provision of roads, other infrastructure, and applicable open space and
recreational facilities. It will be appropriate for multiple development phases to be under
construction at any given time;'however, development phases that are designed as a phase
plan must be completed in sequence.
Justification for Modification:
Stephenson Village is planned to contain a mixture of housing types that will be
developed by multiple builders. Some development phases within Stephenson Village
will contain only one type of housing, while other development phases will contain
multiple housing products. The market will dictate the type of housing and the rate at
which housing is completed within Stephenson Village; therefore, it is impossible to
provide a schedule that identifies the year when each phase will be complete. However,
it is reasonable to require a phase plan for larger development phases within Stephenson
Village to ensure that larger phases in the community are developed accordingly so that
road systems and other improvements are provided in a timely fashion. Frederick County
will require each development phase, large or small, to provide a surety guarantee for all
improvements identified on the final development plans. Therefore, the County has the
ability to ensure that all development phases that are permitted are developed
accordingly.
11
i MODIFICATION #7 § 165-72G(1) Buffers and screening
Ordinance Requirement:
Buffers and screening shall be provided accordingly as specified in § 165-37 of this
chapter. Road efficiency buffers shall be provided according to the requirements of that
section.
Alternative Design Standard:
The distances required for the road efficiency buffer along the major collector road
serving Stephenson Village may be reduced in accordance with the attached matrix,
provided that the described screening and landscaping measures are met or exceeded
throughout the community.
Justification for Modification:
The ordinance currently requires the first 40 feet of the road efficiency buffer to be
inactive and contain an opaque element that is six feet in height with three trees per 10
linear feet. It may be appropriate to reduce the inactive distance for the road efficiency
buffer to some degree, provided that enhanced screening measures are provided including
higher opaque elements such as decorative walls or a combination earth berm and wall
and a planting scheme that enhances the attractiveness of the major collector road
corridor. Stephenson Village desires to have the flexibility to utilize a variety of road
efficiency buffer standards including those currently provided by ordinance and those in
accordance with the attached matrix.
0
•
Llunri^Te -T"6-r f.-A lsuiti�APE A¢,.',
vAFIEs ts' n1 . >� v.�l5s u' h.,� I 'I
PerErlTlnt 15' rd&Uc LITiUTY EAS-e "r PoTEri-rIAL Is' qiwa LMI-ITY EAt e.&r
31r{ore: OF LAr♦D�x^Pe AV -FA NIu, Ar A rIIrIlrldrl M, 2S' 'N WIDT141 rwoV1DE 10a FLAI`4r d4ITs
FLAHT MATEFIAL Fob LAI{DStA PE Ai FA ro bE DETEWtrIED AT FINAL
PP-oVIM A SIX f6T t11dId"Il 14E1614T YFUd LITILAvdf, AdY CMbIrIATI-H OF ermev, A
-NIS CX14161T I$PFMDED fvR- ILLUSTRATIVE FU?-PoSES IHL'(.
STEPHENSON VILLAGE
"EXHIBIT W
TYPICAL MAJOR COLLECTOR ROAD SECTION
Scale: NTS March 2003
THE LAND PLANNING & DESIGN GROUP, INC.
YLk- 00 UdW- FMI (M-IO{for 5 PLA&f rk,E91.1. r}o, T� ExcMP Soy CF PIA07 ur111c)
srlFul3 HFDG,61 rtH F,1 FIAT-L , H-04r> -r-
• MODIFICATION #8 § 165-68 Rezoning procedure
Ordinance Requirement:
In order to have land rezoned to the R4 District, a master development plan meeting all
requirements of this chapter, shall be submitted with rezoning application.
Alternative Design Standard:
The provision of a proffered Generalized Development Plan for Stephenson Village to
identify the concept of the overall acreage and its relationship to adjoining properties and
adjoining roadways. The Generalized Development Plan for Stephenson Village will
provide Land Bays to demonstrate the proposed general land use plan layout for the
entire acreage. The Generalized Development Plan for Stephenson Village will also
provide a matrix identifying the residential and non-residential land uses within each
Land Bay, the projected acreage of each Land Bay and the percentage of housing unit
types that are proposed to ensure that a mixture of housing types is provided.
Justification for Modification:
A residential planned community on 794.6± acres of land cannot be completely master
planned as a condition of rezoning approval. These communities are dynamic due to the
market; therefore, the exact location of residential units, internal roads, neighborhood
commercial, recreational amenities, open space and significant environmental features
are difficult to identify at this stage in the process. The Applicant should be prepared to
identify basic information pertaining to the overall development of the residential
planned community to inform decision makers and interested citizens how the general
land use patterns and major road systems will be developed should a rezoning be
approved. The use of a Generalized Development Plan as a tool for this purpose is
reasonable, as it contains illustrative and general development information that can assist
in understanding the basic concepts of a residential planned community and guide the
more formalized Master Development Plan process following rezoning approval.
Therefore, it is requested that a Generalized Development Plan be permitted to function
in the place of a detailed Master Development Plan during the rezoning process.
; 0
MCC l�n� T
RTE. 838
3.5 +/- ACRES
AREA NOT TO
BE REZONED
MAJOR COLLECTOR ROAD
4 INTER PARCEL CONNECTIONS
NOTE: THIS GENERALIZED DEVELOPMENT PLAN IS CONCEPTUAL
AND FOR ILLUSTRATIVE PURPOSES ONLY. THE FINAL LOCATION
OR ORIENTATION OF THE INDIVIDUAL LANDBAYS AND/OR THEIR
ASSOCIATED COMPONENTS MAY BE SLIGHTLY ALTERED TO
REFLECT MORE ACCURATE ENGINEERING.
R
C"p
* �61TOWN
ES �
HIATT RUN
III
MAJOR COLLECTOR ROAD
LAND
34
F44 , II
COMMUNITY
RECREATION
CENTER /`
90
YERS 147 17
24 /
WETLANDS
INTERMEDIATE
RAVINE CHANNEL
t-ammoh,,L III
G� OPEN SPACE
HIATT RUN
CORRIDOR
ACTIVE ADLJLT J
RECREATION
CENTER
IV
.f
V.
LINEAR PARK
TRAIL ------7
. os9jn
WATT RUN
w-j
c
LAND BAY BREAKDOWN
LAND
BAY
LAND USE
ACREAGE
% RANGE OF
HOUSING UNIT TYPES
MIN. MAX.
ELEM. SCHOOL
20 Ac. +/-
NA NA
11
COMMUNITY PARK
(6 baseball fields & 6 soccer fields)
24 Ac. +/-
NA NA
III
MIXED RESIDENTIAL:
475 Ac. +/-
ONVENIENCE COMMERCIAL/DAYCARE
7 Ac.+/-
NA NA
FD (Housing Unit Type 1,2,4,5, RP District SFD & Active Adult)
30 53
TOWNHOUSE (Housing Unit Type 6 & RP District Townhouses)
10 30
ULTiFAMILY:
Condominiums, Elderly Housing, Housing Unit Type
-Cottage House & RP District Duplex, Multiplex,
trium, Garden Apartment & Active Adult)
7 30
IV
ACTIVE ADULT:
FD (Housing Unit Type 1,2, & 5)
ultifamily (Condominiums, Elderly Housing, Housing
nit Type 3-Cottage House)
126 Ac.+/-
30 53
COMMERCIAL CENTER
(Retail, Offlce & Public Service Satellite Facility)
NA NA
SEE NOTES ADDRESSING ABOVE CHART IN PROFFER 3. USES, DENSITY & MIX OF HOUSING TYPES A. (2) (] A)
Z ZZ
_U
-iZcn5
wQo0U
I J �
P0-rb(3z
z
z
z
5
zz
n
DATE: SEPT 3, 2003
SCALE: 1"=1000'
DESIGNED BY:IDS/JNT
JOB NO. 2760C
SHEET I OF 1
MODII+ICATION #9 § 165-133B Master development plan, contiguous land
§ 165-141A(8) Master development plan, contents
§ 165-141B(2);(4);(8) Master develop. plan, R4 contents
Ordinance Requirement:
The Master Development Plan shall include all contiguous land under single or common
ownership in the R4 District. The Master Development Plan shall provide for a schedule
of phases, with the appropriate location of phase boundaries and the order in which the
phases are to be developed. The Master Development Plan shall provide for the acreage
of common open space, each use, each housing type and streets for the total development;
the number of dwelling units of each type in each phase for the total development, and
the approximate boundaries and location of common open space for the total acreage of
the site.
Alternative Design Standard:
The provision of a detailed Master Development Plan for Stephenson Village that is
designed to reflect the acreage within the community that is planned for development by
specific phase and provides an aggregate tabulation of all required development
percentages to ensure that the requirements of the R4 District and the proffered
Generalized Development Plan are met throughout the development of the Stephenson
Village community.
Justification for Modification:
A residential planned community on 794.6± acres of land cannot be completely master
planned at the onset due to the complexities associated with planning and design of the
community and the uncertainties of what land uses will ultimately be developed in later
years of the community's development. Each developed phase of a residential planned
community is a "building block process" that will have an impact on the type and rate of
development in ensuing phases of the community. Stephenson Village will be planned,
designed and engineered continuously over the life of the development; therefore, the
ability to meet the design requirements for the "total development" as specified by the
County Code cannot be accomplished. A series of Master Development Plans will be
prepared for Stephenson Village over the years that will provide aggregates to account
for the community's growth and to ensure that all totals are either met or not exceeded.
All required information, reviews and processes will be achieved for each Master
Development Plan submitted for Stephenson Village; however, information for the total
community will not be available until the project is much further along. The proffered
Generalized Development Plan will serve as a guide to ensure consistency in the land
planning process, as well as that the desired housing unit mixes and percentages are
achieved for this community.