Loading...
HomeMy WebLinkAbout04-13 The Overlook - Red Bud 45.42RP 10.04 RA to 7.10 B2, 34.18Rp, & 14.18 RA - Backfile4 at REZONING TRACKING SHEET Check List: / Application Form Proffer- Statement Impact Analysis ✓ Adjoiner List ✓ File opened Fee & Sign Deposit Deed ✓ Plat/Survey Taxes Paid Statement Reference manual updated/number assigned D-base updated Copy of adjoiner list given to staff member- for verification Color location maps oi- dered from Mapping Application Action Summary updated Planning Commission Meeting ACTION: Board of Supervisors Meeting ACTION: C% Signed copy of Resolution received from Count), Administrator and placed in Proffers Notebook together v,'ith proffers Approval (or denial) letter mailed to applicant/copy to file and cc's Reference manual updated D-base updated Application Action Summary updated File given to Mapping to update zoning map Zoning map amended Sys ID 9 NOTES RECEIPT DATE ���' No. 855655 RECEIVED FROM Ty). 0-I"A °yh. ADDRESS ! l A— rj—Ll— FOR V �yG1fP ,7 r�� �Oni elQ ACCOUNT HOW PAID AMT. OF ACCOUNT CASH t d CHECK PAID J `'2ML BALANCE MONEY DUE ORDER BY t;x' czr.�C Yt o a �� 02001 ® 81.818 I m � � Z m m r-rul I �o vt �o J m \ y i ` 5 GENERALIZED DEVELOPMENT PLAN THE OVERLOOK RFn ATM UA(:T4TFRTAT TITCTRT('T FRFTIFRTrw (V)ITNTV VTR(_TMA GREENWAY ENGINEERING, mc. 151 Windy Hill Lane Winchester, Vrginia 22602 Engineers, Surveyors Environmental Services Telephone: (540) 662-4185 Founded in 1971 54 FAX. (0) 722-9528 www 7rPPnwfmPm7 Cnm COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 October 1 l , 2013 Mr. Evan Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 RE: REZONING #04-13 THE OVERLOOK PINS: 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A-174A, 55-A- 17413, 55-A-174D, AND A PORTION OF 55-A-165 Dear Evan: This letter serves to confirm action taken by the Frederick County Board of Supervisors at their meeting on October 9, 2013. The above -referenced application was approved to rezone 55.46 as follows: 14.183f acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098i acres from RP (Residential Performance) District to B2 (General Business) District; 10.040f acres from RA (Rural Areas) District to RP (Residential Performance) District; and 24.145± acres remaining as RP (Residential Performance) District with proffers. The properties are located on the south side of Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection. The proffer statement, originally dated November 11, 2012, with final revision date of May 27, 2013, that was approved as a part of this rezoning application is unique to the above referenced properties and is binding regardless of ownership. Enclosed is a copy of the adopted proffer statement for your records. Pursuant to §165.102.06E, the County Attorney will present the written proffer to the Frederick County Clerk of Circuit Court for recordation. Please do not hesitate to contact this office if you have any questions regarding the approval of this rezoning application. Sincerely, Michael T. Ruddy, AICP Deputy Director MTR/pd Attachment cc: Christopher Collins, Supervisor Red Bud District Charles Dunlap and Christopher Mohn, Red Bud District Planning Commissioners Jane Anderson, Real Estate Ellen Murphy, Commissioner of Revenue Rod Williams, County Attorney w/Proffer and Resolution Timothy and Mary Stafford, 1494 Valley Mill Road, Winchester, VA 22602 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 0 REZONING APPLICATION #04-13 The Overlook Staff Report for the Board of Supervisors Prepared: September 30, 2013 Staff Contact: Michael T. Ruddy, AICP, Deputy Planning Director Reviewed Action Planning Commission: 09/18/13 Recommended Approval Board of Supervisors: 10/09/13 Pending PROPOSAL: To rezone 55.46 acres as follows: 14.183± acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098± acres fi-om RP (Residential Performance) District to B2 (General Business) District; 10.040f acres from RA (Rural Areas) District to RP (Residential Performance) District; and 24.145± acres remaining as RP (Residential Performance) District. LOCATION: The property is located on the south side of Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection. UPDATE EXECUTIVE SUMMARY & PLANNING COMMISSION RECOMMENDATION FOR THE 10/09/13 BOARD OF SUPERVISORS MEETING: The Planning Collllllissiorl unanimously recommended approval of the Overlook rezoning application With the proffers submitted by the Applicant. The application was recognized as being generally consistent with future land use designations of the 2030 Compreliensivc Plan. More specifically, the commercial land use adjacent to Valley Mill Road in proximity to Route 7 and the residential land uses also along Valley Mill Road and to the interior of the project are consistent with the Senseny/Eastern Frederick Urban Areas Plan which provides guidance on the future development of the property. The impacts associated with this rezoning request have generally been addressed; in particular, the transportation improvements proposed which are substantial and further the County's long range transportation efforts. A couple of elements of the rezoning application were identified by Staff that the Planning Commission recognized during their consideration of this request. The most recent Development Impact Model output ldelltlfylllg the llllpacts to collllminity facilities Is not recognized and the number of entrances to the project from Valley Mill Road, as pointed out by Mr. Bishop, should be evaluated. With regards to the DIM values; the Applicant recognized that they were working on finalizing the proffer statement at the time the Board of Supervisors adopted the 2013 DIM expectations, and they did not feel they needed to change the values from the 2012 values to the 2013 values. Based on the potential number of units modeled in the Impact Analysis (270), the monetary difference between the 2012 and 2013 values is in the approximate range of a $191,160 to $366,120 deficit impact on community facilities, depending oil llnit type and overall density. Confirmation of these items, and any issues raised by the Board, should be addressed prior to the decision of the Board of Supervisors. Rezoning 1104-13 The Overlook September 30, 2013 Page 2 Following the required public hearing, a recommendation regarding this rezoning application to the Board ofSr/Uervisors would be appropriate. The (rt)plicarrt shor/ld be prepared to lydegrlately address all concerns raised bh the Board of Supervisor's 0 • Rezoning 1104-13 The Overlook September 30, 2013 Page 3 This report is prepared by the Frederick Conmty Planning Staf f to provide in formation to the Planning Commission and the Board of'Supervisors to assist them In making a decision on this application. It muy also be useful to others Interested in this zoning matter. Unresolved issues concerning this application are noted by Staff Where relevant throughout this Staff report. Reviewed Action Planning Commission: 09/18/13 Recommcncled Approval Board of Supervisors: 10/09/13 Pending PROPOSAL: To rezone 55.46 acres as follows: 14.183i acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098± acres from RP (Residential Performance) District to 132 (General Business) District; 10.040± acres from RA (Rural Areas) District to RP (Residential Performance) District; 24.145± acres remaining as RP (Residential Performance) District. LOCATION: The property is on the south side of Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A-174A, 55-A-17413, 55-A-174D, and 55-A-165 a portion. PROPERTY ZONING: RA (Rural Areas) District and RP (Residential Performance) District. PRESENT USE: Residential, agricultural, and vacant. ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Residential South: RA (Rural Areas) Use: Residential and Agricultural East: RA (Rural Areas) Use: Residential West: MH 1 (Mobile Home Community) Use: Mobile Home Community Rezoning 1104-13 The Overlook September 30, 2013 Page 4 REVIEW EVALUATIONS: VI1'ginia Dept. of Transportation: Please see (rltached comments dated Jul), 1, 2013, front Matthew Smith, II'DOT. Fire and Rescue: Plan approved. Public Works Department: No comments at this time. Department of Inspections: No Comments. Frederick County Sanitation Authority: Please see allached letter dated November 27, 2012, from Uive E. 141'eindel, PE. Service Authority: Please see attached leller date November 28, 2012, from Jesse 1/V Moffett, Executive Director. Frederick -Winchester Health Department: No Comment. Parks & Recreation: The applicant is addressing tlIC C0111111Lllllty (C011nty) Development Impact Model for Parks and Recreation as addressed in the Impact Analysis statement dated 1 1/1 1/12. Winchester Regional Airport: Pleasesee allached leper dated Januarl, 16, 2013, from S. R. Manuel, Executive Director. Frederick County Attorney: Please Sec' allached commew doled June 21, 2013, from Rod Hl'illiams, County Attorney. Frederick County Public School: Please see attached letter Baled February 19, 2013, from K. IYcryne Lee, Jr., LEED GA. Historic Resources Advisory Board: No comments. Planning & Zoning: 1) Site History In 2007, the Board of Supervisors approvccl a reducst to rezone 30.26 acres from RA (Rural Areas) District to RP (Residential Performance) District, and 15.18 acres fi-om MI-I1 (Mobile HonlC Community) District to RP (Residential Performance) District, totaling 45.44 acres, with proffers, for up to 240 single family attached townhouses. This rezoning application, Rezoning#12-06, was approved on July 25, 2007. In essence, this rezoning application (Rezoning#04-13) is a reprogramming Of Rezoning#12-06. Rezoning 04-13 The Overlook September 30, 2013 Page 5 The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) identified the parcels for which the rezoning is being requested as being zoned a combination of A-] Agricultural and MI -I Mobile Home zoning classifications. The COunty's A-1 and A-2 agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping Of the Subject properties and all other A-1 and A-2 zoned land to the RA (Rural Areas) District. The Mobile Home designation encompassed the original boundaries of the Blue Ridge Mobile Home Park. Tile most recent Site Plan for the development of the remaining areas of the Blue Ridge Mobile Home Park was approved by the County on July 30, 1987. In 2005, a Boundary Line Adjustment plat was approved by the County that reorganized the parcels that made up rezoning request Rezoning#12-06. Parcels 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55- A-174A maintained the RA zoning classification. Parcels 55-A-168 and 55-A-174D maintained the MH1 zoning classification. Parcel 55-A-174A contains both the MH1 and RA zoning classification. The approval of this rezoning request Would place all of the properties entirely into the RP zoning classification. As stated previously, Rezoning# 12-06 was approved on July 25, 2007 by the Board Of Supervisors. 2) Comprehensive Policy PlaIl The 2030 Comprehensive Plan is the guide for the future growth of Frederick County. The 2030 Comprehensive Plan and the Scnseny/Eastern Frederick Urban Areas Plan provide guidance on the Future development of the property. Appendix I includes the Senseny/Eastern Frederick Urban Areas Plan as an approved Area Plan. The property is located in the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). The 2030 Comprehensive Plan identifies the general area including and surrounding this property with a residential land use designation. In general, the proposed residential designation for this property is consistent with this residential land use designation of the Comprehensive Plan. In addition, a small area Of commercial land use is identified on this property at the intersection of the related Valley Mill Road and Route 7, south of the environmental features that rllll parallel to Route 7. This area Of Commercial land use is COI1SIStCnt With the commercial designation identified in the Plan. The anticipated residential density is consistent with the residential densities of the RP (Residential Performance) section of the Zoning Ordinance, which was recently updated in implementation Of the Comprehensive Plan. In addition, the introduction of a small area Of commercial land use provides for a MiX Of uses in conjunction With each other, also an element of the 2030 Comprehensive Plan. Rezoning 1104-13 The Overlook September 30, 2013 Page 6 3) Site Suitability/Envirojiment The Overlook site has been identified as a site typical of -'tile Martinsburg Shale Region with steeply eroded side slopes and reasonably level plain areas. This IS an accurate identification that presents challenges when planning the development program for this property. Ash Hollow Run parallels Route 7 along the entire frontage ofthe property. Abram's Creek forms a portion of the eastern boundary of the property. A pond is located central to the property. These features and their associated slopes, natural drainage ways, and floodplains warrant particular attention and provide an Opportunity for enhanced protection of the riparian corridor. Tile site IS predominantly heavily wooded. The application proposes development of a greater intensity in the reasonably level wooded areas and offers areas that will be set aside for environmental and open space purposes. The reversion of a portion Of the land to the rural areas ensures the conservation of open areas and preservation Of Valley Mill farm, a significant historical and agricultural resource in this area. The Comprehensive Plan identifies the preservation of the stream valleys as environmental open space as an important goal that contributes to the protection of flood plains and water quality and provides a continuous system of green open space. The application minimizes the impact to the identified environmental features. 4) Potential Impacts A. Transportation The Frederick County Eastern Road Plan provides the guidance regarding future arterial and collector road connections in the eastern portion of the County by identifying needed connections and locations. Plans for new development should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads should be improved as necessary by adjacent development to implement the intentions of the plan Route 7 is an arterial road whose character Should be fully recognized in any rezoning application. Route 7 is cllaractcrized with high volumes of traffic traveling at rates of speed in excess of 55 miles per hour. Access management is a key consideration. Valley Mill Road is identified as an improved major collector road in the COunty's Eastern Road Plan. In addition, Valley Mill Road is shown as being relocated On a new alignment to a new location approximately 800 feet west on Route 7. New development in the Urban Development Area should only be approved when roads and other infrastructure with sufficient capacity have been provided. The Comprehensive Plan identifies that a level of'service "C" ShOLIld be maintained on roads adjacent to and within new developments and that traffic analysis Should be provided by the applicants to ensure that i Rezoning 1/04-13 The Overlook September 30, 2013 Page 7 heeded road improvements are Identified 111 Order to maintain Or illlprOVC uI)O11 the level of service. In some cases, new development may need to contribute to the provision, construction, or improvement Of roads that are not adjacent to the development. In such cases, developments should contribute their fair share costs Of road illlprovements needed to accommodate the traffic generated by a particular development. Traffic Impact Analysis The Traffic Impact Analysis (TIA) prepared for this project, dated November 9, 2012, and revised June 5, 2013 projected that the development of 270 residential dwelling units and 35,300 square feet of commercial land use would generate 1,348 vehicle trips per clay. The TIA concludes that the traffic impacts associated with The Overlook application are acceptable and manageable, assuming suggested improvements are in place. Suggested improvements include the signalization of the intersection Of Route 659, Valley Mill Road with Route 7. The TIA identifies that this intersection will function at an acceptable level of service with the suggested improvements. The Applicant has provided for the signalization Of the entrance to the commercial land bay if warranted and approved by VDOT. As noted previously, the Comprehensive Plan identifies that a level of service "C" should be maintained and that traffic analysis should be provided by the applicants to ensure that needed road improvements are identified in order to maintain or improve upon the level of service. TraIlspol'tatioIl PropraIll The Generalized Development Plan for The Overlook delineates the general public road system that will serve the residential and commercial development. Primary access to the site is from a relocated and realigned Route 659, Valley Mill Road. A new intersection of Valley Mill Road and Route 7 is proposed to be established approximately 800 feet west of its current intersection. The existing portion of Valley Mill Road, including the existing one lane bridge crossing of Abrams Creek, is proposed to abandoned. The existing mcclian crossover within Route 7 at Valley Mill Road is proposed to be closed. The applications proffer includes the construction of a traffic signal at the intersection of Valley Mill Road and Route 7 and all associated improvements within Route 7. The 2030 Comprehensive Plan promotes an effort to enhance and relocate Valley Mill Road so that it serves as a major collector road. The Senseny/Eastern Frederick Urban Areas Plan indicates the relocation and realignment of Valley Mill Road to provide the potential for a future alignment with the future Route 37 ramps on the north side of Route 7. This application implements the transportation goals of the 2030 Comprehensive Plan. Private inter parcel access accommodations have been included in the proffers to provide access between the commercial land bay and the adjacent Blue Ridge Mobile Home Park property. No other internal streets have been identified in the GDP. Other Opportunities may exist for inter parcel connectivity with the future development of the property. 0 0 Rezoning 1104-13 The Overlook September 30, 2013 Page 8 B. SeNver and Water The Overlook rezoning proposal is estimated to require approximately 66,135 gallons per day of water usage and approximately 66,135 gallons per day of wastewater. The Frederick County Sanitation Authority will serve the property and the wastewater flow from the site will go to the Opequon Wastewater Treatment Plant. C. Community Facilities The comment provided by the Frederick County Public Schools anticipates that the proposed 270 detached single family units will yield 127 students; 38 high school students, 31 middle School StUdentS and 58 elementary school students. The CUmUlativc impact of this project, and others of similar nature, will necessitate the future construction of new School facilities to accommodate increased Student enrollments. The impact of this rezoning on current and future school needs should be considered during the approval process. The Frederick County Development Impact Model is a tool that is used to identify the capital costs associated with various types of development proposals presented to the County. The projected costs to Fire and Rescue, Public Schools, Parks and Recreation, Library, Sheriff's Office and for the Administration Building are calculated and made available to rezoning applicants for their consideration. Most recently, the DIM update was approved by the Board of Supervisors on June 12, 2013. The 2013 update of the Development Impact Model has not been followed by the Applicant in this submission. The Applicant has followed the 2012 Development Impact Model outputs and yet to update the application based on its time of submission. Based oil the 2013 update, the impacts associated with residential projects are fixed at $19,600 for single family detached residential units, $13,062 for single family attached residential dwelling units, and $11,339 for multifamily units. 5) Proffer Statement — Dated November 11, 2012 (Revised May 27, 2013) A. Generalized Development Plan The Applicant has provided a Generalized Development Plan for the purpose of identifying the general configuration of the relocated Valley Mill Road providing access to the project, residential and commercial land use areas, the bicycle and pedestrian facility, and open space and reservation areas within The Overlook development. Tile GDP may be utilized to a greater extent to more clearly address the sensitive environmental features on the property and the buffering of the adjacent residential uses. B. Land Use In addition to the residential land uses, the Applicant has committed to a maximum of 50,000 square feet of gross commercial floor area. The Applicant has also provided for rural area land uses east of relocated Valley Mill Road in support of the existing Valley Mill Farm, preserving the character of this farm and historical resource. Rezoning 04-13 The Overlook September 30, 2013 Page 9 C. Transportation a. The Applicant has proffered a substantial transportation improvement package. All right of way necessary for the relocation of the ultimate section Of Valley Mill Road through the property, and right of way necessary to allow the intersection of relocated Valley Mill Road and Route 7 to be Constructed is proffered to be dedicated to the County. b. The construction of the ultimate section of relocated Valley Mill Road between Route 7 and the full access entrance to the commercial land bays, and a two lane section of relocated Valley Mill Road fi'om this full access commercial entrance to the existing Valley Mill Road is proffered to occur in COIIjL1nCt1011 with the first phase of development On the property. At the same time, the Applicant shall design and C011Stl'L1Ct the removal of the existing section of Valley Mill Road in a manner that is acceptable to V DOT. C. Proffered imprOVC111Cnts within ROutc 7 to allow for the signalization of the intersection of relocated Valley Mill Road and Route 7 include all median crossings and associated turn lanes and the removal of the existing median crossover, iIl addition to the signalization of this intersection. d. The Applicant has by proffer established the ability to C011Stl'Llct a total Of four entrances to the project from Valley Mill Road; three entrances for the residential portion of the development, and one cntrai1Ce for the commercial part of the developmcnt. Please see Mr. Bishop's comment regarding the number of entrances propose(1. e. If necessary, warranted, and permitted by VDOT, the Applicant has proffered for the signalization of the entrance to the commercial land bay fi'om relocated Valley Mill Road. Please see Afr. Alatthe)v Smith, 11DOT's comment regarding the signalization of this entrance. f. Bicycle and pedestrian accommodations have been proffered generally along Valley Mill Road, into the commercial land bay, and to the adjacent property to the west. This is depicted On the Generalized Development Plan for this project. D. Access Niallagenlen The Applicant has provided for inter parcel access between the commercial land bay and the adjacent Blue Ridge Mobile Home Park to the east by proffering to provide an easement to allow a private access drive to be constructed by Others. Rezoning #04-13 The Overlook September 30, 2013 Page 10 E. Community Facilities The Applicant has proffered a monetary contribution totaling $18,507 for each single family dwelling unit, $12,354 for each single family attached dwelling unit, and $9,983 for each apartment dwelling unit and potential above retail residential unit to offset the capital costs associated with this request. The Development Impact Model (DIM) is updated annually, with the most recent update being approved by the Board of Supervisors on June 12, 2013. Please note that the monetary contributions proffered by the Applicant to offset the community facility impacts do not reflect the current DIM. An adjustment to the monetary contributions to reflect the current DIM at the time of application would be appropriate. The Applicant has proposed a reduction in the proffered monetary contributions should age restricted residential units be developed on the property. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 09/18/13 PLANNING COMMISSION MEETING: The Overlook rezoning application is generally consistent with future land use designations of the 2030 Comprehensive Plan. More specifically, the commercial land use adjacent to Valley Mill Road in proximity to Route 7 and the residential land uses also along Valley Mill Road and to the interior of the project are consistent with the Senseny/Eastern Frederick Urban Areas Plan which provides guidance on the fixture development of the property. The impacts associated with this rezoning request have generally been addressed; in particular, the transportation improvements proposed which al'C Substantial and 1111'ther the Colanty's long range transportation efforts. A couple of elements of the rezoning application have been identified that should be recognized by the Planning Commission during your consideration of this request. The most recent Development Impact Model output identifying the impacts to community facilities is not recognized and the number of entrances to the project from Valley Mill Road, as pointed out by Mr. Bishop, should be evaluated. Confirmation of these items, and any issues raised by the Planning Commission, should be addressed pIior to the decision of the Planning Commission. Following the required public hearing, a recommendation regarding thi.v rezoning) applicatim! to the Board of Supen,yol'y would be appropriate. The applicant should be prepared to adequately addre8S all concerns rai.ved by the Planning Commission. Rezoning 1104-13 The Overlook September 30, 2013 Page I 1 PLANNING COMMISSION SUMMARY & ACTION OF THE 09/18/13 MEETING: The applicant's representative, Mr. Evan Wyatt, provided a brief history of the project, from its origins with the Carriage Park rezoning to the present. He reviewed the various features of the GDP for The Overlook, as well as the noteworthy proffers, particularly those affecting transportation. Regarding the concern for the number of entrances along Valley Mill Road, Mr. Wyatt said the distances between their entrances were actually twice the distances allowed by VDOT; he added the entrances will have turn lanes, so through traffic along Valley Mill Road is not impeded by turning vehicles. Regarding the issue of 2012 values for the fiscal impact model, Mr. Wyatt said the applicant's rezoning package was ready for submittal in March; however, the County Attorney preferred to see a revenue sharing application referred to in the proffer package as a separate document. Recognition of commercial credit was also removed from the application. A Commission member said he was contacted by a resident along Eddy Lane who was concerned about the possibility of his property becoming landlocked. Mr. Wyatt explained ]low the existing median would be removed and replaced with a new median with a traffic signal; he said the improvements will not land -lock time resident. Commission members commented that this rezoning package was a vast improvement over the previous submittal made back in 2007. Favorable comments were made concerning the transportation improvements proffered for The Overlook project. There were no citizen commnients made, either in favor or opposition, during the public comments portion of the public hearing. The Planning CoimmlmIiSSlolm voted unanimmously to recommend approval of the rezoning with the proffers as submitted. (Note: Commissioners Wilmot and Madagan were absent from the meeting.) UPDATE EXECUTIVE SUMMARY & PLANNING COMMISSION RECOMMENDATION FOR THE 10/09/13 BOARD OF SUPERVISORS MEETING: The Planning Commission unanimously recommended approval of the Overlook rezoning application with the proffers submitted by the Applicant. The application was recognized as being generally consistent with future land use designations of the 2030 Comprehensive Plan. More specifically, time commercial land use adjacent to Valley Mill Road in proximity to Route 7 and time residential land uses also along Valley Mill Road and to the interior of the project are consistent with the Senseny/Eastern Frederick Urban Areas Plan which provides guidance on time future development of time property. Rezoning #104-13 The Overlook September 30, 2013 Page 12 The impacts associated with this rezoning request have generally been addressed; in particular, the transportation improvements proposed which are substantial and further the County's long range transportation efforts. A couple of elements of the rezoning application were identified by Staff that the Planning Commission recognized during their consideration of this regUest. The most recent Development Impact Model output identifying the impacts to community facilities is not recognized and the number of entrances to the project from Valley Mill Road, as pointed out by Mr. Bishop, should be evaluated. With regards to the DIM values; the Applicant recognized that they were working on finalizing the proffer statement at the time the Board of Supervisors adopted the 2013 DIM expectations, and they did not feel they needed to change the values from the 2012 values to the 2013 values. Based on the potential number of units modeled in the Impact Analysis (270), the monetary difference between the 2012 and 2013 values is in the approximate range of a $191,160 to $366,120 deficit impact on community facilities, depending on unit type and overall density. Confirmation of these items, and any issues raised by the Board, should be addressed prior to the decision of the Board of Supervisors. Following the required public hearing, a recommendation regwrding this rezoning- application to the Board of Supervrvory would be appropriate. The applicant should be prepared to adequately ad(h-ca:v all concerns raised by the Board of Supervisors. 0 Greemvay Engineering November 11, 2012 The Overlook Rezoning Revised May 27, 2013 THE OVERLOOK - PROFFER STATEMENT REZONING: RZ# Residential Performance (RP) and Rural Areas (RA) to Business General (132) and Residential Performance (RP) PROPERTY: 55.46+/- acres; Tax Parcels 55-A-161, 55-A-165 (portion), 55-A-165A, 55-A-166, 55-A-167, 5.5-A- 167A, 55-A-168, 55-A-174A, 55-A-17413, 55-A-174D RECORD OWNER: Timothy and Mary Stafford & Valley Mill Farm, LC APPLICANT: Timothy and Mary Stafford & Valley Mill Farm, LC (here -in after "ONi'Iler") PROJECT NAME: The Overlook ORIGINAL DATE OF PROFFERS: November 11, 2012 REVISION DATE: May 27, 2013 Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned Owner hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # for the rezoning of 45.42±-acres of Residential Performance (RP) District with proffers and 10.04±-acres of Rural Areas (RA) District without proffers to 7.10±-acres of Business General (132) District with proffers, 34.18±-acres of Residential Performance (RP) District with proffers, and 14.18±-acres of Rural Areas (RA) District with proffers, development of the subject properties ("Property") shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon the Owner and any legal successors, heirs, or assigns. The Property, identified as The Overlook, and more particularly described as the lands owned by Timothy and Mary Stafford, being all of Tax Map Parcels 55-A-161, 55-A- mile 415301 S/EAW • 0 Greenway Engineering November 11, 2012 The Overlook Rezoning Revised May 27, 2013 165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 5.5-A-174A, 5.5-A-174B, .55-A- 174D, further as shown on plats entitled Ioundary Survey Certain Properties of Blue Ridge Associates and Jerry L. & Winifred D. Updykc, of the Remaining Lands of June H. Russell, by Ebert and Associates dated February 13, 1998, and Valley Mill Farm, LC, being a 10.04± acre portion of Tax Map Parcel 55-A-165, further as shown on plat entitled Plat Showing a Boundary Survey of the Land of Valley Mill Farm, L.C., by Greenway Engineering dated February 14, 2001. THE OVERLOOK - PROFFER STATEMENT A. Generalized Development Plan 1) The Owner hereby proffers to develop the Property in substantial conformance with the Generalized Development Plan (GDP) prepared by Greenway Engineering, dated May 27, 2013, which Is attached and approved as part of this rezoning application. The GDP is intended to delineate the general location of the relocated Valley Mill Road dedication area, the general location of the existing Valley Mill Road abandonment area, the general location of full access entrances along the relocated Valley Mill Road, the general location of the residential and commercial land bays, the general location of the off -right-of-way pedestrian and bicycle facility, the general location of the VDOT right-of-way dedication area along Berryville Pike (U.S. Route 7), and the general location of the property that is intended to be consolidated into the Valley Mill Farm, L.C. property (Stafford Property). The final location of the relocated Valley Mill Road, the Valley Mill Road abandonment area, the full access entrances, the residential and commercial land bays, the VDOT right-of-way dedication area along Berryville Pike, and the consolidated property area can be adjusted to accommodate final engineering design requirements without the need to revise the GDP provided that the final engineering design is consistent with the overall layout depicted on the GDP. B. Transportation 1) The Owner hereby proffers to dedicate a right-of-way area for the relocated Valley Mill Road through the limits of the Property sufficient for the construction of two eastbound travel lanes; two westbound travel lanes; a center left turn lane; right turn lanes at all full access entrances; left, right, and through stacking lanes for westbound traffic at the intersection of Berryville Pike; and two receiving lanes for eastbound traffic at the intersection of Berryville Pike. The dedicated right-of-way shall include temporary construction easements and permanent slope and drainage easements adjacent to the dedicated right-of-way. The Owner shall prepare the right-of-way dedication plat that conveys this property to the County, which shall be recorded prior to any development within the Property. File 45301 S/EAN 2 Greenway Engineering November 11, 2012 The Overlook Rezoning Revised May 27, 2013 2) The Owner hereby proffers to limit access to the Property along Valley Mill Road to a maximum of three full access entrances to the residential land bays and one full access entrance to the commercial land bay. All full access entrances shall be served with a right turn lane and a left turn lane on the relocated Valley Mill Road if warranted by VDOT. The location of these entrances shall be consistent with the location of the entrances depicted on the proffered GDP. 3) The Owner hereby proffers to cause for the development of the ultimate section Of the relocated Valley Mill Road between Berryville Pike and the full access entrance to the commercial land bay and for two lanes of the relocated Valley Mill Road between the commercial land bay and the existing section of Valley Mill Road. The improvements described in this proffer section shall be Constructed ill COI1jl1I7CtlOII with the first phase o1' development on the Property, which shall be available for public use at the lime of issuance of the first Occupancy permit within this phase. The construction Of the improvements described in this proffer section shall include design measures to properly remove the existing section of Valley Mill Road from service that is acceptable to VDOT. 4) The Owner hereby proffers to cause for the development of improvements within the Berryville Pike (U.S. Route 7) right-of-way to include traffic signalization and a new median crossing at the intersection of the relocated Valley Mill Road, a left turn and taper lane along the westbound travel lane, a right turn and taper lane and a left turn and taper- lane along the eastbound travel lame, and the closure of the median Crossing at the intersection of the existing Valley Mill Road. These improvements shall meet VDOT design requirements and shall be constructed in Conjunction with the first phase of development on the Property, which shall be available for public use at the time of issuance of the first occupancy permit within this phase. 5) The Owner hereby proffers to cause for the development of traffic signalization improvements at the entrance to the commercial laird bay located along Valley Mill Road if warranted by VDOT. The Owner will ensure that VDOT is provided with the appropriate traffic signalization warrant analysis and access maIlagemeIlt exception request information at the time of the site plan review process for each development within the commercial land bay. If warranted, the traffic signal design and construction costs will be the responsibility of the Owner of the commercial land bay. 6) The Owner hereby proffers to cause for the development of a hard -surfaced bicycle and pedestrian facility that is 10 feet in width and is located outside of the public right-of-way. The bicycle and pedestrian facility is generally depicted on the proffered GDP to parallel the relocated Valley Mill Road through the residential land bays and to traverse the commercial land bay to connect to the adjoining property. The bicycle and pedestrian facility is intended to be Constructed within the active portion of' the required road efficiency buffer throughout the limits of the residential land bays during the development of those portions of the project, and through the commercial land bay as described in File 115301 S/EAW 3 Greenway 1Sngineering November 11, 2012 The Overlook Rezoning Revised May 27, 2013 Section C4 of the proffer statement. The Owner shall establish appropriate documents for the maintenance of the bicycle and pedestrian facility and for allowance of public use of the bicycle and pedestrian facility. The general location of the bicycle and pedestrian facility depicted on the proffered GDP can be revised during the site design process without the need to modify the proffer statement, provided that the revised location meets the intent of' this proffer and is determined to be acceptable by the County. C. Commercial Land Bay 1) The Owner hereby proffers to limit development within the commercial land bay to a maximum ol' 50,000 square beet of gross floor area of commercial use. The maximum square footage of development within the commercial land bay may be increased to accommodate above -retail residential land use provided that the Owner- can meet all applicable Zoning Ordinance requirements at the time of development. 2) The Owner hereby proffers to utillZC ClUality building materials for the front and sides of all commercial structures. Building materials for structures shall be limited to brick, stone, false -stone, cemerituos siding, simulated stucco, wood, and glass; and standing seam metal or dimensional shingle rooflines. 3) The Owner hereby proffers to provide inter -parcel connections between all properties and structures developed within the commercial land bay area. 4) The Owner hereby proffers to develop a pedestrian and bicycle path that will traverse the commercial land bay to allow non -vehicular access between the commercial land bay and the Blue Ridge Mobile Home Park. The bicycle path shall be constructed in conjunction with the development of the first commercial Site Plan in this land bay. The pedestrian walkway shall be 10 feet in width and constructed of concrete or asphalt. 5) The Owner hereby proffers to provide an ingress/egress casement between the developed portion of the commercial land bay and the Blue Ridge Mobile Home Park that is of sufficient width to allow for the development of a private access drive to be constructed by others. The deed depicting the location of the ingress/egress easement shall be provided on the site plan for development within the western portion of the commercial land bay to allow for vehicular access to the commercial entrance at the relocated Valley Mill Road. D. Monetary Proffers 1) The Applicant hereby proffers to contribute the following monetary contributions per each type of residential unit developed on the Property: $18,507 per Single -Family Dwelling Unit File 115301 S/EAW 4 L Greenway Engineering November 11, 2012 The Overlook Rezoning Revised May 27, 2013 $12,354 per Townhouse Dwelling Unit $9,983 per Apartment Dwelling Unit and Above -Retail Residential Unit The monetary contributions are intended to mitigate impacts to County services and shall be made payable to the County prior to the issuance of the final Occupancy Permit for each dwelling unit. 2) The Applicant hereby proffers to contribute the following monetary contributions per each type of age -restricted residential unit developed on the Property: $2,834 per Single -Family Dwelling Unit $2,153 per Townhouse Dwelling Unit $2,160 per Apartment Dwelling Unit and Above -Retail Residential Unit The monetary contributions are intended to mitigate impacts to County services and shall be made payable to the County prior to the issuance of the final Occupancy Permit for each age -restricted dwelling unit. The location of age - restricted residential land use shall be provided on the approved Master Development Plan for the Property. E. Rural Areas Land 1) The Owner hereby proffers to convey all or portions of tax map parcels 55-A-161, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, and 55-A-174B along the Berryville Pike frontage of the Property to VDOT for future improvements to Berryville Pike (U.S. Route 7). The location of these areas of conveyance shall be generally consistent with the information depicted on the proffered GDP. The Owner- shall prepare the right-of-way dedication plats and deeds for conveyance of these properties, which shall be recorded prior to any development within the Property. 2) The Owner hereby proffers to consolidate the portions of tax map parcels 55-A- 165A and 55-A-174B, which are not required for right-of-way dedication for the relocated Valley Mill Road (Proffer B(1)) or the Berryville Pike frontage (Proffer E(1)), into the Valley Mill Farm, L.C. property (Stafford Property). The Owner shall prepare the consolidation plat for these properties, which shall be recorded prior to any development within the Property. APPLICANT NOTARIZED SIGNATURE ON FOLLOWING PAGE File #5301S/EAW 5 • • Greenway Engineering November 11, 2012 The Overlook Rezoning Revised May 27, 2013 Sigiiature The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board 01' Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: \, 1 ! ley Mill Farm, LC ComIII oil weal th of Virginia, Ci Count f To Wit: The foregoing instrument was acknowledged before me this 1:34, clay of 20 l) by 14 (,1r1 M C H OAC, S �an�u, � �"�t✓c�Cac,., Notary Public My Commission Expires ' C'�� Z-q 10 (lp -ft z(i C, 10 6 Idle #5301 S/EAW 6 • • Greemvay Engineering Signature November 11, 2012 Revised May 27, 2013 The Overlook Rezoning The conditions proffered above shall be binding upon the heirs, executors, administratoI's, assigns and successors In the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: By: iu� �y V. Staff6i M,ql,y M. Stafford Commonwealth of Virginia, City( o�0of {-redcy-I(Ji To Wit: Date 8�5f3 Date The foregoing instrument was acknowledged before me this 5+h day of Nu , 6-` 20�,?) by V , S-,-C, &Ck H0,VQ H cl isle S Notary Public My Commission Expires b 2q, 201 G, 6o # 2-(o 6 File 10301 S/EAW 117 11.1 ,. T I •t Cn REZ0413 REZ0413 ,I REZ0413 /- b REZ0413 '� G REZ04 1.3 '<< p REZ0413 7 REZ0413 REZ0413 A \ t4 REZ0413 -`.. -! uB S •.i. , . - VgLLEY •� MILL Rp RACE 4TESJ (vision FIELDSTONE Subdivision 0 0� ?arces Building Footprints B1 (Business, Neighborhood District) B2 (Business, General Distrist) B3 (Business, Industrial Transition District) EM (Extractive Manufacturing District) HE (Higher Education District) M1 (Industrial. Light District) NI2 (Industrial, General District) MH1 (Mobile Home Community District) 4W MS (Medical Support District) OM (Office - Manufacturing Park) R4 (Residential Planned Community District) R5 (Residential Recreational Community District) RA (Rural Area District) RP (Residential Performance District) i J REZ # 04 - 13 Note: The Overlook Frederick County Dept of Planning Developments PINS: 107 N Kent St 55 - A - 161. 55 - A - 165. 55 - A - 165A. Suite 202 55 - A - 166, 55 - A - 167. 55 - A - 167A, Winchester, VA 22601 55 - A - 168, 55 - A - 174A. 55 - A - 174B- 540 - 665 - 5651 55 - A - 174D Map Created: August 27, 2013 RP and RA to B2. RP, RA Staff: mruddy 0 420 840 1,680 Feet • 1 • AMENDMENT Action: PLANNING COMMISSION: September 18, 2013 - Recommended Approval BOARD OF SUPERVISORS: October 9, 2013 APPROVED 1 DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING 404-13 THE OVERLOOK WHEREAS, Rezoning 904-13, The Overlook, submitted by Greenway Engineering, Inc., to rezone 55.46 acres as follows: 14.183± acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098f acres from RP (Residential Performance) District to B2 (General Business) District; 10.040f acres from RA (Rural Areas) District to RP (Residential Performance) District and 24.145± acres to remain RP (Residential Performance) district with proffers dated November 11, 2012, last revised on May 27, 2013, was considered. The property is located On the south side Of Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection. "fhe property is further identified by Property Identification Numbers 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A-174A, 55-A-174B, 55-A-174D and 55-A-165 a portion, in the Red Bud Magisterial District. WHEREAS, the Planning Commission held a public hearing on this rezoning on September 18, 2013; and WHEREAS, the Board of'Supervisors held a public hearing on this rezoning on October 9, 2013; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and in coillormance 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 rezone 55.46 acres as follows: 14.183i acres from RI' (Residential Performance) District to RA (Rural Areas) District; 7.098i acres from RP (Residential Performance) District to B2 (General Business) District; 10.040f acres from RA (Rural Areas) District to IZP (Residential Performance) District and 24.145± acres to remain RP (Residential Performancc) district with proffers dated November 11, 2012, last revised on May 27, 2013. The conditions voluntarily p1'0ffe1'Cd in writing by the applicant and the property owner are attached. PDRes #24-13 -2- This ordinance shall be in effect on the date of adoption. Passed this 9th clay of October, 2013 by the following recorded vote: Richard C. Shickle, Chairman Gary A. Lofton Robert A. Hess Robert W. Wells Gene E. Fisher Charles S. DeI-Iaven, Jr. Christopher E. Collins A COPY ATTEST John R. Riley, .Jr. Frederick County Administrator PDRes 924-13 • • COUNTY of FREDERICK Department of Planning and. Development MEMORANDUM 540/665-5651 FAX: 540/665-6395 TO: Michael T. Ruddy; Deputy Director CC: Overlook Rezoning Pile 04-13 FROM: John A. Bishop AICP, Deputy Director - Transportation RE: Overlook Rezoning Transportation Review DATE: September 3, 2013 I have reviewed the application for the Overlook Rezoning 1104-13 and offer the following review comments. Comprehensive Plan The new alignment and proffered right-of-way is consistent with the Senseny/Eastern Frederick Area Plan adopted by the Board of Supervisors on June 13, 2012. Traffic Impact Analysis Including the 4 proposed access points to the development, the TIA studies 10 intersections surrounding the development area. The analysis considered two phases of project development (2015 and 2020) and also considered a `design year' of 2026 which analyzed a conceptual tinieframe of when the ramps between Route 7 and Route 37 open. With proffered improvements between the current clay and build out in 2020 the only movement that falls below a C is the evening left turn from Valley Mill Road onto Channing Drive which is a D. This is then alleviated by a signal at this intersection that would be necessitated by the implementation of the Route 37 ramp at Route 7. Looking ahead to the `Design Year' build out that considers a completed Route 37 interchange at Route 7 there are two movements that are below level of service C due to introduction of trips from this development. The evening eastbound Route 7 movement falls to level of service D at the intersection of future Haggerty Boulevard and Route 7 and the northbound movement of realigned Valley Mill Road at Route 7 falls to a D for the evening and Saturday timeframes. Given the highly speculative nature of predicting the implementation of Route 37 and a number of developments such as Haggerty Boulevard, I would urge caution before getting very concerned by this Design Year portion of this analysis. 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Included in the traffic analysis were a number of proffered Improvements which allow the analysis to result in a generally acceptable traffic situation. Proffer Statement Key proffers that have been put forth for transportation; A. Right of way for Valley Mill Road realignment in its ultimate form to accommodate 4 through lanes (two in each direction) left and right turn lanes at each entrance. B. Entrance limitation of 3 residential and 1 commercial. C. Construction of the ultimate section of Valley Mill at the intersection of relocated Valley Mill and Route 7, and two lanes plus turn lanes at entrances for the remainder of relocated Valley Mill in conjunction with the first phase of development. D. Improvements to Route 7 to include signalization and new median crossing at the location of relocated Valley Mill. Construction of left turn and taper for westbound Route 7 and right turn and taper as well as left turn and taper to for eastbound Route 7. In addition, they have proffered the closure of the median crossing at existing Valley Mill Road. E. Implementation of signalization at the entrance to the commercial land bay. F. Implementation of a 10' wide paved multiuse path along relocated Valley Mill Road. My only concern with the proffers is that there is no need for 3 residential entrances along what will be a roadway of increasing traffic and importance in this portion of the County. Summaij,. In summary, I find the following: A. The most significant traffic impacts of this development proposal are offset by the proffered transportation improvements. B. Bicycle and pedestrian accommodations are provided consistent with the comprehensive plan goals. C. The proposed road layout is consistent with the comprehensive plan. D. There are too many residential entrances and the applicant should consider removing the southernmost residential entrance (the one nearest existing Valley Mill Rd). • I 151 1V'in�it' I fill blue Winchester, Virginia 22602 I Founded in 1971 August 8, 2013 Frederick County Planning Department Attn: N/like Ruddy, Deputy Director 107 North Kent Street Winchester, VA 22601 RE: The Overlook Rezoning — Comment Response Letter Dear Mike: The purpose of this letter is to provide you with information in response to the review comments received for The Overlook Rezoning Application. Please note the following: VDOT Comments l ) Section B5 of the Proffer Statement provides for the property owner to submit an access management exception request with the traffic signalization warrant analysis for VDOT consideration of the proffered traffic signalization at the full access entrance t0 the commercial land bay. VDOT is correct in their statement that they cannot gLiarantee approval of the access management request at this point in the process. However, it should be ilOICCI that the TIA demonstrates this proposed signal location FLIilCli011s appropriately with the proposed signal location at Berryville Pike with acceptable levels of service at project bLlildOLll. Therefore, the property owner will work with VDOT when the commercial land bay has an identified user to allow VDOT to analyze this matter. Planning Comments 1) The revisions to the Proffer Statement and Impact Analysis Statement have adequately addressed all previous Conurlents. COUnty Attorney Comments I) The property Owner understands that the deed for ingress/egress will be a separate dOCument that is Cleated and will I-CfCI'el1CC this CIOCUment as a narrative On the Site Plan as specified in Proffer C5. Engineers Surveyors 11Idnncis Fnvironmental Scicnlists 'telephone 540-662-4185 FAX 540-722-9528 Project 53015 ww��.greenwayeng.com 0 0 FCSA Comments 1) Water and sanitary sewer service is available and capacity is available for the anticipated land Usage OF the project. FWSA Comments 1) Easements and metering Stations will be Identified oil the COI1Stl'LICtiO11 plans associated with the f'LUure development of the property. County Fire Marshal 1) Plan approved. County Public Works 1) No comments at this time. County Parks and Recreation 1) The applicant Is addressing ComillUllity parks and recreation i111paCtS tllI.OLIgh the proffered development impact monetary contributions. County Public Schools 1) Right turn and left turn lanes are included in the proffered design for the new Valley Mill Road intersection and For the new median crossing on Berryville Pike. 2) The existing median crossing On Berryville Pike serving the existing Valley Mill Road intersection will be eliminated as part of the proffered design. The existing Valley Mill Road is not proposed to be realigned at the Berryville Pike intersection. Winchester Regional Airport I) The project will not impact operations at the regional airport. Project 5301 S • • The information is this comment response letter demonstrates that all review agency comments have been addressed to the extent possible at this point in the process. Please include this letter in the information submitted to the Planning Commission and the Board of- Supervisors. Sincerely, biC �- Evan Wyatt, AICP Crreenway Engineering Cc: Tim and Mary Stafford Project 5301 S 3 Donna Meliso ' ^'From: Evan Wyatt Sent: Friday, June 21, 2013 3:54 PM To: Donna Meliso Subject: FW: The Overlook Rezoning Please print out for me - thanks, Evan -----Original Message ----- From: Rod Williams[mailto:rwillia0co.fredericl<.va.us] Sent: Sunday, June 16, 2013 3:41 PM To: Evan Wyatt Cc: Mike Ruddy; jbishop(@co.frederick.va.us Subject: The Overlook Rezoning Evan, I am in receipt of the revised proposed proffer statement, dated May 27, 2013, for the above proposed rezoning. Subject to the comment in the following paragraph, the proffer statement is in legally sufficient form. In Proffer C5, the proffer states that the deed for the ingress/egress easement to/from the mobile home park "shall be provided on the site plan". The deed, of course, will need to be a document separate from the site plan. I understand that staff and the Planning Commission will review the substance of the proffer statement. Rod Roderick B. Williams County Attorney Frederick County, Virginia Sent from my iPad i . 0 Page I of 2 Evan Wyatt From: Smith, Matthew, P.E. (VDOT) [Matthew.Smith@vdot.virginia.gov] Sent: Monday, July 01, 2013 2:57 PM To: Evan Wyatt Cc: Funkhouser, Rhonda (VDOT); Ge, Ruixin (VDOT); Mike Ruddy; Bishop, John. (VDOT) Subject: RE: The Overlook Rezoning Evan, We have reviewed the revised Traffic Impact Analysis and Rezoning Applications for the Overlook Project as received by this office on June 11, 2013 for Impacts to the local transportation system. Our Comments for your consideration are as follows: `Transportation Proffer Comments Proffer BS — Proffered Signal on Valley Mill does not meet Current separation requircmcnts per the State's Access Management Regulations based on location shown on the Generalized Development Plan. Proffering to submit an access management exception I-CC]Uest at the time of site plan review does not guarantee it's approval. TIA Comments Signal timings in fnturC SCCnarlos are not optimized. Please correct. Should YOU have any questions, please do not hesitate to contact me. C_ i Matthew B. Smith, P.E. Area Land Use Engineer VDOT - Land Development Clarke, Frederick, Shenandoah & Warren Counties 14031 Old Valley Pike Edinburg, VA 22824 Phone # (540) 984-5615 Fax # (540) 984-5607 From: Evan Wyatt [mailto:ewyatt@greenwayeng.com] Sent: Friday, June 21, 2013 3:03 PM To: Smith, Matthew, P.E. (VDOT) Cc: Mike Ruddy; Bishop, John. (VDOT) Subject: FW: The Overlook Rezoning Hi Matt, I hope this message finds you doing well. Please note that the County Attorney and Planning have reviewed and approved the proposed revisions to the Proffer Statement and Impact Statement. I feel pretty confident that the revisions addressed the matters we discussed during our joint meeting with Planning; therefore, I would ask that you advise me accordingly sometime next week if possible. If everything looks good, I plan to formally submit the first week in July to get on the August 7th Planning Commission meeting. Please give me a call if you have any questions or if you need anything regarding this matter. Thanks, Evan C7 From: Mike Ruddy[mailto:mruddy@co.frederick.va.us] Sent: Thursday, June 20, 2013 4:06 PM To: Evan Wyatt 8/2/2013 0 • Page I of I Evan Wyatt C'From: Mike Ruddy [mruddy@co.frederick.va.us] Sent: Thursday, June 20, 2013 4:06 PM To: Evan Wyatt Subject: The Overlook Rezoning Hi Evan. The information you provided regarding The Overlook rezoning application appears to have addressed those comments offered by the reviewing agencies identified. We look forward to working with you when the application is officially submitted to this Department. Mile. Michael T. Ruddy, AICP Deputy Planning Director Frederick County Planning & Development 107 N. Kent Street Winchester, VA 22601 (540) 665-5651 (540) 665-6395 fax. mruddy@co.fredericl<.va.us 6/21 /2013 �11 1�1,11 C�U T I �101 ft FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 TO: Evan Wyatt Greenway Engineering FROM: Michael T. Ruddy, AICP Deputy Director RE: Initial Rezoning Comments: The Overlook Rezoning Application DATE: December 21, 2012 The following comments are offered regarding the Overlook Rezoning Application. This is a request to rezone 56.48 acres from RA (Rural Areas) and RP (Residential Performance) to RP (Residential Performance), B2 (Business General), and RA (Rural Areas) Nvith Proffers. The review is generally based upon the proffer statement dated November 11, 2012, and the Impact Analysis Statement also dated November 11, 2012. Prior to formal submission to the County, please ensure that these comments and all review agency comments are adequately addressed. At a minimum, a letter describing how each of the agencies and their comments have been addressed should be included as part of the submission. General Please ensure that the acreage calculations are correct for the rezoning. The information in various parts of the application is slightly different. It would appear as though the rezoning plat is the most accurate. Acreage RA RP B2 Total Before 10.04 45.44 0 55.48 After 14.18 34.18 7.09 55.45 Rezoning Plat 14.183 24.145110.040 7.098 55.466 107 North Kent Street, Suite 202 - Winchester, Virginia 22601-5000 • The Overlook Rezoning Application Comments December 21, 2012 Page 2 2. Consider using the fixture road, relocated Valley Mill Road, as the dividing line between the urban character of the rezoning and the rural character of the remaining farm; all B2 and RP to the west of the road, and all RA to the east of the road to be incorporated into the farm. 3. The submission fee for this application would be based upon the acreage total, once confirmed. Assunning the rezoning plat is correct, the fee would be $15,547.00 (55.47 acres) plus the appropriate amount for public hearing signs. 4. Two public hearing signs would be necessary; one for the Route 7 frontage and one for the Valley Mill Road frontage. Land Use 1. The 2030 Comprehensive Plan and the Senseny/Eastern Frederick Urban Areas Plan provide guidance on the future development of the property. Appendix I includes the Senseny/Eastern Frederick Urban Areas Plan as an approved Area Plan. 2. The property is located within the UDA and SWSA. 3. The 2030 Comprehensive Policy Plan identifies the genel'al area surrounding this property with a residential and commercial land use designation. hl general, the proposed residential and commercial rezoning designation for this property is consistent with this residential and commercial land use designation of the Comprehensive Plan. Impact Analysis Statement Please address the following items from the Impact Analysis Statement prepared for this Application. 1. The Impact Analysis models the development of 270 residential connections and 35,800 square feet of commercial build out. It is recognized that a specific amount of development has not been proffered and, therefore, the numbers may vary with the actual development, depending on a variety of factors including permitted densities in the RP district. 2. Consider the preservation and/or enllancenlent of the identified pond that exists in the central portion of the property as a feature of the residential portion of the development. 3. The preservation of the ]nature woodlands adjacent to the adjoining properties in those areas where some form of buffer would be required is the preferred approach. A proffer to this end would ensure that this approach is guaranteed. Transportation Tile following transportation comments have been provided in conjunction with Mr. John Bishop, County Transportation Planner, and should be considered as the County Staff's position on the transportation component of the rezoning. 0 • The Overlook Rezoning Application Comments December 21, 2012 Page 3 1. The road aligiunent is in a generally agreed upon location, pending on final VDOT verification. In addition, access at Route 7 appears to be in the desired location, again pending VDOT approval. The importance of this location is to provide the best possible alignment with the future Route 37 western ramps. Care should be taken with the grade of the road as it approaches the Route 7 intersection. 2. Valley Mill Road is identified as a Major Collector Road on the County's Eastern Road Plan, and SEFUAP. A four lane median divided section is expected. The right-of-way has been proffered to accommodate such a road. The Applicant has proffered to construct two lanes of the road. 3. It is suggested that the Applicant advance a full four lane section with the initial road construction for the section directly leading from Route 7 to the first entrance. It would be appropriate to transition back to a two lane section from this point south. 4. Coordination with Haggerty Boulevard improvements and spacing with Route 37 eastern ramps is critical in this location. All improvements within Route 7 should be coordinated from a design and engineering perspective and correctly sequenced from a construction perspective. It would be best to address this at the earliest opportunity and incorporate into the rezoning. 5. Please clarify the proposed approach to addressing the spacing for existing Burnt Factory Road. Make sure that the intersection is designed to consider the impacts and modifications to the intersection of Route 7 and Burnt Factory Road. The same consideration should be given to the Eddy's Lane/Valley Mill access and crossover. 6. It would appear to be imperative that the intersection with Route 7 and all associated improvements is completed in one effort to minimize the impact on Route 7. This is also the rational for the initial full section of Valley Mill Road as it approaches this intersection. 7. Evaluate if the four entrances along Valley Mill could be reduced to three by sharing the northern most entrance with the residential area entrance at a point central to the two proposed entrances. Minimizing entrances onto this major collector road would be desirable. 8. The Impact Analysis states that the TIA demonstrates that this intersection may need to be signalized in the future. Moving the proposed entrance farther away from Route 7 may make this easier to accomplish this. Consideration should be given to a roundabout intersection at this location in the future. Again, this intersection may be the appropriate point to transition from a 2 lane section of Valley Mill Road to a four lane section as it approaches Route 7. 9. With regards to bicycle and pedestrian accommodations, it is suggested that a 10' multi -use trail is provided along the Valley Mill major collector road, located on the inside adjacent to the residential and commercial development, to connect With future developments. It would appear to be unnecessary to provide a sidewalk or trail on the east/farm/rural side. 0 • The Overlook Rezoning Application Comments December 21, 2012 Page 4 10. Evaluate the possibility of initiating the development of a 10' multiuse trail along the properties frontage of Route 7, adjacent to the road. This could be done in conjunction with the improvements needed on Route 7, or internal to the project. A similar approach was taken at the other end of Valley Mill Road at its intersection with Route 7, in front of the Walgreens development. 11. The TIA evaluates a phased approach to the development. However, the proffer statement does not propose any phasing consistent with the TIA. Assume the full impacts based on the TIA as no proffer is proposed. It is recognized that the RP zoning district may allow additional density above that which was modeled which has the potential to further increase the transportation impacts. 12. Please provide interparcel connectivity opportunities to adjacent Blue Ridge Mobile Home Park and undeveloped parcel. This is in addition to that suggested within the commercial land bay. Proffer Statement 1. Language included in the Proffer Statement contains commitments on behalf of the Board of Supervisors with regards to future actions and applications of Revenue Sharing and Road Abandonment. While the County is generally agreeable to these concepts, the Proffer Statement may not be the appropriate location for such an agreement. 2. The Applicant proffers to cause for the development of improvements of two lanes of the relocated Valley Mill four lane major collector road with appropriate turn and taper lanes. In those portions of the road that aren't built to the ultimate four lane section, it would be prudent to ensure that time ultimate four lane section is designed at this time, and that the grading, infrastructure other improvements necessary to support the four lane section are installed or developed at this time. 3. It may also be wise to determine which two lanes of the four lane section would be constructed with the first phase of development on the property. 4. The proffered interparcel connections between all properties and structures in the commercial land bay should be extended to ensure interparcel connectivity with the adjacent residential land bay area. S. The heading of Section D. of the proffer statement may be titled incorrectly. Given the content of this section, I believe you meant for it to be headed as the residential land bay. 6. Please clarify the appropriate proffered monetary contribution that you were intending to apply to the potential above retail residential uses. As these would be Nvithin the commercial land bay, not the residential land bay, it would be helpful. 7. to either restate this proffered monetary contribution in that section, or add a clarifying statement in the section dealing with this proffer. 8. Time Applicant has proffered a reduced monetary proffer in the case that the residential units are age restricted. However, age -restricted units have not been proffered. Without such a commitment it would be difficult from tine County's perspective to ensure that the age restriction would remain on the residential units. The Overlook Rezoning Application Comments December 21, 2012 Page 5 9. The County publishes annually the values identified in the Development Impact Model for residential impacts, per residential unit and by residential type, to assist Applicant's in the preparation of their rezoning request. The County does not run the Development Impact Model for individual rezoning requests or a variety of development alternatives. This proffer (D.3) should be removed. 10. Alternately, the Applicant could proffer a reduced amount if they can demonstrate that the commercial development would result in an applicable offset in tax revenue that may be applied to the capital impacts associated with the residential development, and also if they could guarantee that the commercial would occur prior to any residential development. Rezoning 412-06 of Carriage Park This rezoning was approved by the Board of Supervisors on August 22, 2007. In general, the Carriage Park rezoning enabled the RP District on 45.44 acres, for up to 240 single family attached townhouses. Subject to a GDP, the rezoning also contained proffers. Among other things, the proffers provided: • Guidance and support to the future homeowners and property owners association, including the establishment of a start up fund to assist in the initial efforts of the I-IOA. • A public street connection from the proposed relocated Valley Mill Road to the boundary of the Blue Ridge Mobile Home Park. • A $3,000 contribution per dwelling unit for transportation improvements in the general vicinity of the development. • A riparian/natural vegetative buffer extended along Ash Hollow Run which included the preservation of vegetation and limitation on construction activities. • Landscape planting along the eastern side of the road adjacent to the Valley Mill Farm property to minimize viewshed impacts. • A $25,000 contribution to the County for purposes associated with security fencing at historic Star Fort. Staff suggests that the applicant evaluate further the potential to include some recognition of the items in the new proffer statement. In conclusion, please ensure that the above comments, and those offered by the reviewing agency are addressed. I look forward to receiving this application and moving it through the public process. MTR/bad FREDEMCK COUNTY C) S.ANffTATffON AUTI[IORITY Post Office Box 1877 Winchester Virginia 22604-8377 November 27, 2012 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Ref.: Rezoning Comments The Overlook P11. — (540)1?68-1061 Fax — (540)861i-1429 w ww.fcsa-water.com Tax Map # 55-A161, 165A, 166, 167A, 168, 174A, 174B, 174D & 165 Dear Mr. Wyatt: Ui%e E. weindel, P.P.. Engineer -Director Per your request, a review of the proposed rezoning has been performed. The Frederick County Sanitation Authority offers comments limited to the anticipated impact/effect upon the Authority's public water and sanitary sewer system and the demands tliereon. The parcel is in the water and sanitary sewer area served by the Authority. Based on the anticipated usage, water capacity is presently available. Sanitary sewer treatment capacity at the waste water treatment plant is presently available. Conveyance capacity and layout will be contingent on the applicant performing a technical analysis of the existing sanitary sewer system within the area to be served and the existing collection main. Both water and sanitary sewer facilities are located within a reasonable distance from this site. Please be aware that the Authority does not review or comment upon proffers and/or conditions proposed or submitted by the applicant in support of or in conjunction with this application for rezoning, nor does the Authority assume or undertake any responsibility to review or comment upon any amended proffers and/or conditions which the Applicant may hereafter provide to Frederick County. Thank you; OF ve E. Weindel, PE Engineer -Director f wn rP.a s WORTHrr ' -�'-� {- i_.N1r, AY ! ' EERII,JC n Frederick -Winchester Service Authority 1 Post Office Box 43 Winchester; Virginia 22604 Office: 107 North Kent Street County Office Complex Winchester, Virginia 22601 1-540-722-3579 November 28, 2012 Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 Attention: Evan Wyatt Dear Evan: SUBJECT: THE OVERLOOK — REZONING APPLICATION —COMMENTS Show easement of existing OWRF trunk main. C2. Clarify location of discharge to OWRF trunk main. Is an additional meter l station anticipated? The Frederick -Winchester Service Authority would strongly oppose an additional meter station. 3. If Blue Ridge Meter Station is the point of connection, metering station will need to be enlarged and upgraded to handle additional flow. Sincerely, Jesse W. Moffett Executive Director JWM:ncg ....am..._ ..,......... ...................,.. ,......:...__ Attachment (1) •�_.� R1�... ��� �„ ��'��. ii` 1 2 Eel a(I\j'EERl►`JG 'MalMtalM/Kg amd Proftol1mg tAs VaBa s of 1Ao Coximimity MfougA BNvlrommoodad StawardgAlp' 197 r ax I I'OPl Vs 'aEGlO/�q� 9� WINCHESTER REGIONAL AIRPORT _z " °0 491 AIRPORT ROAD �u�nnc THE WINCHESTER, VIRGINIA 22602 Too of VPGNIA (540) 662-5786 January 16, 2013 Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester, Virginia 22602 Re: Rezoning Comments The Overlook - Timothy & Mary Stafford Red Bud Magisterial District Dear Mr. Wyatt: The Winchester Regional Airport Authority offers the following comment regarding the proposed rezoning plan for the referenced property: Neither the location nor the elevation of this site requires a 7460-1 to be filed with the Federal Aviation Administration however it does lie within the air space of the C-Winchester . Regional Airport. Due to its proximity to the airport, property owners may experience aircraft fly -over noise from aircraft entering into or departing the flight pattern from the North. Special considerations will not be requested by the Winchester Regional Airport. Thank you for allowing us the opportunity to review this rezoning request. Sincerely, S. R. Manuel Executive Director Frederick Count Public Schools O Y ... to ensure all students an excellent education K. Wayne Lee, Jr. LEED GA . Coordinator of Planning and Development e leew@frederick.kl2.va.us Febl-uary 19, 2013 Mr. Evan Wyatt Grccnway Enghiecl-ing 151 Windy Hill Lanc Winchester, VA 22602 Re: The Overlook Rezoning Dcar Evan: Freclerick County Public Schools has reviewed The Overlook rezoning submitted to its in November 2012. We offer the following conuncnts: 1. The cumtilative impact of this development and other devclolnncnts in Frederick County will eventually 1'cquire CO11St1'UCtt011 Of licw schools and suppol't facilities to accolnliioclatc nlcl'cased student enrollment. To estiniatc the impact of this rezoning, it is necessary to assume the mix of housing types. Assuming the highest -impact alternative, we estiniatc that 270 single-family detached units would house 127 students: 38 high school students, 31 rliiddle school students, and 58 elementary school students. In order to properly serve these additional sttulents, Frccicrick County Public Schools would spend an additional $1,325,000 per year in operating costs (or $4,907 per wilt per ycal') and $4,41 1,000 in one-time capital expenditures (or $16,337 per unit). - You will find, enclosed with this letter, a more detailed assessment of the anticipated impact of The Overlook on FCPS, I11cludllig attendance zolie Ilifol'lliatlon. 2. For the relocation of Valley Mill Road, will the intersection with Route 7 require ramps in the lliediali? 3. We anticipate that this is beyond the scope of yow- project, but it would be a significant safety iniprovenicnt for its were the existing Valley Mill Road to be realigned to intersect Route 7 at a 90' angle. We will still use this road to provide transportation to students who live on Eddys Laic. Please feel free to contact me at lccw0)fi'cdcrick.kI2.va.us or 540-662-3888 x88249 if you have any questions or convnents. Sincerely, n K. Wayne Lee, Jr., LEED GA Coordinator of Planning and Development enclosure cc: Dr. David Sovine, Superintendent of Scliools Mr. Albert Orndorff, Assistant Superintendent for Administration Mr. John Grubbs, Transportation Director 1415 Amherst Street P.O. Box 3508 Winchester, Virginia 22604.2546 vNNdrederick.k 12.va.us 540.662.3889 Ext. 88249 540.662.4237 fax 0 0 REZONING APPLICATION NORM FREDERICK COUNTY, VIRGINIA To be completed by Planning SJtff:• Fee Amount Paid $ 15 'j l . Zoning Amendment Nut zbeiT) - 3 Date Received c l 11 I PC Hearing Date(. �� t�) (. BOS Hearing Date � tJ I The following h7lbrnration shall be provided by the applicant. - All parcel identification numbers, deed book and page numbers may be obtained ft•orn the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Timothy & Mary Stafford Address: 1494 Valley Mill Road Winchester, VA 22602 2. Property Owner (if' different than above): Name: N/A Address: 3. Contact person if other than above: Name: Evan Wyatt Telephone: (301) 785-8001 Telephone: Telephone: (540) 662-4185 4. Property Information: a. Property Identification Nurnber(s): 55-A-161, 165A, 166, 167, 167A, 168, 174A, 174B, 174D & 165 (portion) b. Total acreage to be rezoned: 55.46 +/- c. Total acreage of the parccl(s) to be rezoned (if the entirety of the parccl(s) is not being rezoned): N/A d. Current zoning designation(s) and acreage(s) in each designation: 45.42 +/- Acres RP 10.04 +/- Acres RA e. Proposed zoning designation(s) and acrcage(s) in each designation: 34.18 +/- Acres RP & 14.18 +/- Acres RA f. Magisterial District(s): Red Bud 12 7.10 +/- Acres B2 0 5. Checklist: Check the following itc.nis that have been IIICIUdCd with this application. Location mat) _ ✓ Agency Comments Plat ✓ Fees ✓ Deed to property _i ✓ ;_ Impact Analysis Statement _� ✓ Verification of taxes paid _ ✓ �_ Proffer Statement Plat depicting exact meets and bounds for the proposed zoning district I ✓ �_ Digital copies (pdf's) of all submitted documents, maps and exhibits ✓ j_ G. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners Or parties In interest ofthe land to be rezoned: Timothy V. Stafford & Mary M. Stafford Valley Mill Farm, LC - Timothy V. Stafford & Mary M. Stafford 7. Adjoining Property: PARCEL ID NUMBER USE ZONING Please refer to attached Adjoining Property Owner Map & Table 8. Location: The property is located at (give exact location based on nearest road and distance fi-onl nearest intersection, Using road names and I.OLlte nLIrribers): The 55.46 +/- acre subject properties are located on the south side of Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection. The subject properties adjoin Berryville Pike, Valley Mill Road, the Blue Ridge Mobile Home Park, and the Valley Mill Farm property. 13 0 9. The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: RefertoTlA Townhonle: R.fe,1.TIA MUlti-Family: RemrmnA Non -Residential Lots: Mobile Home: Hotel Rooms: Square Footage of Proposed Uses Office: Service Station: Retail: Refer toTlA Manulacluring: Restaurant: W,11'ChOltSe: Commercial: Other: 10. Signature: I (we), the Undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven clays prior to the Planning Commission public hearing and the Board of Supervisors public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its aCC011lpallylllg ]llatel'lalS al-e trUc and accurate to the best of my (our) knowledge. nC Applicant(s): Date: Date: Owner(S) 14 Date: SAL ( � Date: �� 3 J Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.va.us Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Facsimile 540-665-6395 Phone 540-665-5651 Know All Men By These Presents: That I (We) (Name) Timothy V. & Mary M. Staf-ford (Phone) (301) 785-8001 (Address) 1494 Valley Mill Road Winchester, VA 22602 the owner(s) of all those U•acts or parcels of land ("Properly") conveyed to me (us), by deed recoi•cled in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by Instrument No. 11001 1470on Page , and is described as Parcels: 161, 165A, 166, 167, 167A, 168, 174A, 17413 & 1741) Lot: Block: A Section: 55 Subdivision: do hereby make, constitute and appoint: (Name) Greenway Engineering. Inc. (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as my true and lawful attorney -in -fact for and in my (our) name, place and stead with full power and authority I (we) would have if acting personally to file planning application for my (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permit ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Variance or Appeal ❑ Comprehensive Policy Plan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments previously approved proffered conditions except as follows: This authorization shall expire one year from the clay it is signed, or until it is otherwise rescinded modified. in witness thereof, (we) h, e hhuct�(OLd and seal this 15t-h clay of� 200 01 '7 �� (f late of Virginia, Cit} Count�f �P,�IG�L , To -wit: I, D)yAor� ti';aa Notary Public in and for the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing instrument and who I (are) known to me, personally appearecl before me and has a knowledged the same bef o re me ill the jurisdiction aforesaid this 51-k clay of' 200 ZO16 j�4 ll1 cT My Commission Expires: Cl-c1n L 2-01 Notary Public RegisU•ation 11: ' Revised 3/17/08 Vic- � • Special Limited Power of Attorney County of Frederick, Virginia Frederick Planning Web Site: www.co.frederick.Va.LIS Department of Planning & Development, County of Frederick, Virginia, 107 North Kent Street, Suite 202 Winchester, Virginia 22601 Facsimile 540-665-6395 Phone 540-665-5651 Know All Men By These Presents: That 1 (We) (Name) Valley Mill Farm. L.C. (Phone) (301) 785-8001 (Address) 1494 Valley Mill Road Winchester. VA 22602 the owner(s) of all those tracts or parcels of land ("Property") conveyed to nlC (us), by deed recorded in the Clerk's Office of the Circuit Court of the County of Frederick, Virginia, by instrument No. 0 1000 1362 on Page , and is described as Parcel: 165 Lot: Block: A Section: 55 Subdivision: do hereby make, COIiStltUle and appoint: (Name) Greenway Engineering, tile. (Phone) (540) 662-4185 (Address) 151 Windy Hill Lane, Winchester, VA 22602 To act as Illy true and lawful attorney -in -fact for and in Illy (Our) name, place and stead with full power and authority I (WC) would have if acting Personally to file planning application for Illy (our) above described Property, including: ® Rezoning (Including proffers) ❑ Conditional Use Permit ❑ Master Development Plan (Preliminary and Final) ❑ Subdivision ❑ Site Plan ❑ Variance or Appeal ❑ Comprehensive Policy Ilan Amendment My attorney -in -fact shall have the authority to offer proffered conditions and to make amendments to previously approved proffered conditions except as follows: Q y This authorization shall expire one year from the clay it is signed, OI' u11til It Is OtI1CfwISC I'CSC1IidCd OI'Ln{Y1't��''. modified. ��,d rEy• • ..... • In witness thereof, I (we) have hereto set Illy (Our) hand and seal this day of tz1, 200' ..... Signature(s) (�C��'� jj � w, /��'1-0/11-13— —r, T State of Virginia, Cit. / ounty — )f ✓e , C✓ Cl c- , ,To -wit: I, bbY1V1C,.L • HC(6(I Notary Public in and fbr the jurisdiction aforesaid, certify that the person(s) who signed to the foregoing inStRIment and who I (are) known to Ills, personally appeared before n1e and has cknowledged the same before n1e in the jurisdiction aforesaid this �5i k day of �lt -J200 2-01.� 6�. �� � My Commission Ex �pires: f e 16 Zc7 ?_G1(o Notary Public Reglstra(ion if: '-- 1 0 Q_ Revised 3/17/08 m GENERALIZED DEVELOPMENT PLAN o o THE OVERLOOK . • W RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA GREENWAY ENGINEERING, in 151 Windy Hill Lane Winchester, ritginia 22602 Engineers, Surveyors Telephone: (540) 662-4185 & Environmental Services Founded in 1971 FAX' (540) 722-9528 www.greenwayeng.com THE OVERLOOK REZONING ? ADJOINING PROPERTIES MAP W N N � LU o l'rgERRy 55 A 147 659 Z VIL > o = $ LE� d PIKE 7 Y W T! Z U LL w C W 55 A 168 O 2, 55 A 168A \ ` Z t • 55 A 159 W v ° 55 A 167 ; 55 A 174 W z ^� m � m 55 A 174E 55 A 160 55 A 174C 55 A 167A r> w 55 'A 161 55 A 174D 55 A 166 d Q 55 A 165A 55 A 174E U) Y LLJ OZ � J 55 A 174A SS q '� BF�R y��< W O 55 4 1B 55 3 E <�p F OLLJ � (fir) 9 \ = Z / 56 A 19 ~ Z 55 3 _ C Q 55 A 165B Portion of \ 55 3 B 55 A 165 55 4 4B Q i Remainder of 55 4 1.4 55 A- 165 (Not to be Rezoned) w 0 Y-MfLL RI) r 659 VALLE m U a Q Z Q — 0 820 55 4 1 55 A 165C �a � Q C) wo Lr y5 Y � J > � boo Le end 0(DCr ss a z Parcel:, & Portions of Parcels To Be Rezoned w ZO 0 F- � > N a O ss a aA Adjoining Properties 0 w w CD U w Q / Parcel Boundary= Z v o Z 0 uj a li D W � 00 Co 0 0 55 A 181 0 0 W r 55 4 3 Q w x o L 55 A 210 Feet IL N o - 400 0 400 800 Q Q o MdV D,dd SOWCU Frederick County. Va GIs Department. May 2012 Data The Overlook Rezoning 0 0 • • Adjoining Properties Listing Tax Map Number Owner Mailing Address City and State ZIP Acres (GIS) Zoning Deed Book Page linstr. Year instr. No. Land Improvement Total Assessment 55 3 B CARTER LUWANNA S 137 EDDYS LN WINCHESTER VA 22602 0.955284 RA 0 2002 231 $33,500 $300 $33,800 55 3 C CARTER LUWANNA S 137 EDDYS LN WINCHESTER VA 22602 0.679978 RA 0 2002 231 $33,500 $0 $33,500 55 3 D CARTER LUWANNA S 137 EDDYS LN WINCHESTER VA 22602 0.921584 RA 0 2002 231 $33,500 $57,200 $90,700 55 3 E CARTER ROGER W 125 EDDYS LN WINCHESTER VA 22602 0.988659 RA 1 303 345 0 0 $33,500 $72,400 $105,900 55 4 1 FREDERICK-WINCHESTER PO BOX 43 WINCHESTER VA 22604 7.227564 RA 600 691 0 0 $50,100 $0 $50,100 55 4 1A DIMMEL RICHARD S - DIMMEL MARY E 6004JOHN MOSBY HWY BOYCE VA 22620 2.171851 RA 0 2006 12622 $13,500 $0 $13,500 55 4 1B SOWERS JOSEPH D & AMY H 111 EDDYS LN WINCHESTER VA 22602 0.605778 RA 821 1608 0 0 $33,500 $149,500 $183,000 55 4 2 INVESTORS AT LLC PO BOX 550 STEPHENS CITY VA 22655 12.141511 RA 0 2005 6592 $120,200 $26,000 $146,200 55 4 3 MCKEE MICHAEL EDWARD 283 EDDYS LN WINCHESTER VA 22602 11.523649 RA 0 2003 24787 $134,600 $0 $134,600 55 4 4A ROBERTS KATRINA LEWIS 1004 CLARK ST STARKE FL 32091 3.351559 RA 0 2008 4366 $102,500 $500 $103,000 55 4 4B PERRY MARY CAROLYN MCHALE - C/O MARY STAFFORD 8739 C ST CHESAPEAKE BEACH MD 20732 1.043857 RA 427 451 0 0 $57,800 $79,600 $137,400 55 A 147 BALLING WILLI A & MARIA H 111 BURNT FACTORY RD STEPHENSON VA 22656 9.653285 RA 298 592 0 0 $113,700 $72,400 $186,100 55 A 159 BAGGERLY THOMAS R SR 112 BURNT FACTORY RD STEPHENSON VA 22656 7.697038 RA 939 450 0 0 $81,900 $69,900 $151,800 55 A 160 BECK WILLIAM W & RUBY LEE 2851 BERRYVILLE PIKE WINCHESTER VA 22603 3.520618 RA 333 201 0 0 $76,500 $135,300 $211,800 55 A 162 BAYLIS INVESTMENTS LLC 2332 MIDDLE RD WINCHESTER VA 22601 1.711017 RA 806 136 0 0 $82,500 $80,000 $162,500 55 A 164 CARTER GLADDIE R 1560 VALLEY MILL RD WINCHESTER VA 22602 1.903728 RA 445 833 0 0 $57,100 $127,800 $184,900 55 A 165 VALLEY MILL FARM LC 8739 C ST CHESAPEAKE BEACH MD 20732 85.878153 RA 0 0 1362 $370,300 $435,300 $805,600 55 A 165E MCHALE MATTHEW CHARLES 1291 VALLEY MILL RD WINCHESTER VA 22602 38.440746 RA 567 285 0 0 $287,800 $182,800 $470,600 55 A 165C MCHALE MATTHEW C & KATHERINE M 1291 VALLEY MILL RD WINCHESTER VA 22602 10.816067 RA 959 1851 0 0 $124,600 $0 $124,600 55 A 168A WILLIAMS BRIAN SCOTT 2718 BERRYVILLE PIKE WINCHESTER VA 22603 0.673517 RA 0 2004 21278 $33,500 $58,500 $92,000 55 A 174 BRADFIELD JOHN G TRUSTEE 8225 CAMBOURNE CT GAITHERSBURG MD 20877 115.702639 RA 0 2010 12579 $403,000 $0 $403,000 55 A 174C BLUE RIDGE ASSOCIATES 2432 BERRYVILLE PIKE WINCHESTER VA 22603 64.868701 MH1 0 2003 22941 $1,816,300 $819,500 $2,635,800 55 A 174E BLUE RIDGE ASSOCIATES 2430 BERRYVILLE PIKE LOT 3 WINCHESTER VA 22603 5.963611 RA 690 655 0 0 $78,600 $5,500 $84,100 55 A 181 ARCADIA DEVELOPMENT CO PO BOX 5368 SAN JOSE CA 95150 22.33597 RP 0 2002 4815 $541,700 $0 $541,700 55 A 210 THE CANYON - C/O DAVE HOLLIDAY CONSTR INC 420 W JUBAL EARLY DR STE 103 WINCHESTER VA 22601 70.346146 RP 0 2006 6113 $912,000 $63,900 $975,900 56 A 19 FREDERICK-WINCHESTER - PMB 353 4017 WASHINGTON RD MCMURRAY PA 15317 24.064559 RA 511 145 01 0 $125,800 $0 $125,800 Source: Frederick County GIS, May 2012 11/9/2012 TH BOUNDARY /NF0RMAU HEREON HAS BEEN PREPA AVAILABLE RECORDS AND PURPORTED TO BE A Bob SURVEY OF THE TRACTS ( PORTION OF THE BOUNDA) NO TITLE REPORT FURNISI EASEMENTS MAY EXIST Wh NOT SHOWN. SEE SHEET 2 FOR LINE G CURVE DATA. A I� 65� VP ►y� C1 Z_ w �o W CNN N O o W L4? W o 3 � oG�lzk- W o > Lu 0 r"i,4 55-A-167 aa o o� V//O W W L �P co�� 2 \,cam � L L 11 T.M. 5 -A 174E \o C3 1 �° L15 ° —off L24 ROAp C4 o p' 659 x z 'o J° O� U O L) o /� � Q '-L17 w \ LEGEND W o - - - - - - PROPOSED ZONING LINE z z O � L 18 AREA TO BE REZONED N Q G0 El FROM RP TO RA 14.183 ACRES± W AREA TO BE REZONED El FROM RP TO B2 7.098 ACRES± P� w ElAREA OF EXISTING RP ZONING TO REMAIN 24.145 ACRES± DAM AUG. 23, 2012 3CAIL I' - 250' AREA TO BE REZONED FROM RA TO RP DRAWN BY: RAE 10.040 ACRES± JOB NO. 5301E SHEsr I OF 2 NOiE THE BOUNDARY INFORMATION SHOWN HEREON HAS BEEN PREPARED FROM AVAILABLE RECORDS AND IS NOT PURPORTED TO BE A BOUNDARY SURVEY OF THE TRACTS OR ANY PORTION OF THE BOUNDARY LINES. NO TITLE REPORT FURNISHED. EASEMENTS MAY EXIST WHICH ARE NOT SHOWN. SEE SHEET 2 FOR LINE DATA AND CURVE DATA. n N 0 'R z 0 A♦ 0 ly )7VAl T.M. 55-A-167A `98 , o .. `-``�.�° C 17 q 8 C 16 TAB 55-A-f74D �` o ��,� �1 ;,'' G�� ° 0 Tlu u-5 -166 00— L 31 ./� g P � �h 0' TV 55-A-1744 ,- O `S 216, .:.:.:.:.:.:....0 ...................... ................................................ 0 ............................................, z, .........TAL 5.5-A-165 ................................. , v ...................................... 00 ' ' '' '''''''''''''''i ••••••••••••••• • . �j'................................ ............................... c............................., ............................... ........................., .................;. �• 0x1t ci0 A ply 5� vP ° L OX0 011 L24 ° S 83'55 27 W L23 �o 'I �65 � 0 ° 55 v ca OER Of ° o� c p�N ci z Q- h O �o CNN O N �N Q1 .� t �? W o �'� c, o 3 3 � W cc TALI 55-A-161 r 0 w �� T.M. 55-A-1748 \o�C3 715 00 ,C4 RO,gp 9 d O o v JQ E- O U x � Q 17 LEGEND w ' I�I W - - - - - - PROPOSED ZONING LINE z z AREA TO BE REZONED oN O ca FROM RP TO RA 14. 183 ACRES± w a W I TO BE REZONED FROM RP TO B2 ElAREA 7.098 ACRES± Pa AREA OF EXISTING RP ZONING TO REMAIN DATE AUG. 23, 2012 24.145 ACRES± 9CAIL 1' - 250' .. .. AREA TO BE REZONED DRAWN BY: PAZ FROM RA TO RP JOB NO. 6301E .'• '•' 10.040 ACRES± SHICT 1 OF 2 1 t• 7 A• rr THE OVERLOOK REZONING AERIAL OVERVIEW . • d ;1 1� r w t f�VAI LFY Mil _CRI) 'M p :A i 'L , 55 A 168, �• t. .r. r f VLF t I► * "�sy ' _ - 55 A 161 55 A 174D. ' 55 166 55 A 174E 55 A 165A ,:-t • , Jj'r i• L _ '� '�7. 55 A 170 r V S a � Portion of_ -� 55 A 165 - 4 Al tope Z r oC o d N W" fV ry n W N ° V z C Z o C O E O _>0 J L U LL lL 0 C W m • c c E 00 � o > Q o C W � � m • 3 W W z� is I _(� �a 3 m W 0 Y W O � ' J Z Z LLJ > O > O 0 w Q Two 1 — wQ ,«..AV .V > co jr r f -'• 0 W J> v� > Q Legen0� W W z W ZO > � 5 o Parcels & Porticns of Parcels To Be Rezoned p " � ^'M LU Q Q Y w Parcel Boundanr = ° I— Qo�aLL =) W 00 p ' W n r Feet U_ o N 300 0 300 600 w Q p Data Source Frederick County, Va GIS Department, November 2011 Data; Aerial Photo from 2006, Greenway Engineering AML /J THE OVERLOOK REZONING LOCATION AND ZONING MAP i LOCATION MAP - MH1 (Mobile Home Community District) RA (Rural Area District) RP (Residential, Perfcrmance District) Feet 300 n 300 600 U . Z N N cc� W!V C W• Z_ t` pp ZLU C LL W W C W m • m E o o c Q W c 3 o m • Z� >A� W z m W cc C'i • � N to CC W CQ G Y 0 O Z Z -jZ O N w� p O W Z Q w ll� Z O Q U O J w O i a1 � p Ui Q Z_ Cn w Y Z J Q > W OJ (� Z O w >: z W Z p p o > 5 N Z O r O w 0 0 0 w _ p 2 U 6 F— p a ti Q U :D m w p O o O p Lu �' n J w Q' N - LL M C N OD ww LLJ oU) Map Data Soun,u FruuuncK uounly. va vi5 Uupardnunl, Novunroar 2011 Data, Gruunway Fngrrwunng �eFR • • N THE OVERLOOK REZONING V���FP/k� pC o N i, m m UDA & SWSA MAP 7 55 A 168 7 \ O W U N N l0 n U Z> o E � UT aCy o$ J Z L LL w C 2 W . E 55 A 167 Ca Q J v C w 659 x 3 a Z VVV V/V�A�/ W A 1 55 67A I a w • 55 A 161 55 A 174D • 55 A 166 55 A 174B INS `�•�** SWS 55 A 165A �_ E, !H q x W SW SA _\- YO O0 J Z Q (]� Z W i O 55 A 174A O W 06 W Q i Portion of 55 A 165 0 r m Legend o U Q Z Parcels & Portions of Parcels To Be Rezoned Z c_n c� w • Parcel Boundary Y a. o 659 820J ; ■ SWSA Boundary p (D Q > o Y MILL Z Q T f VALLE �,��� UDA B �undary w z o 0 • - Water Line w 06 w Q W Q Q: Y O M a• �a Sewer Line o a w a o yoj Co C) _! W X CD Feet fV Co 300 0 300 600 Q Q o Map Data Suurn.e F redenek County, Va GIS Department, November 2011 Data, FCSA. Greenway Engineering 6p0 ~BERRYVILLE PI 5� o0 575• • 51 / KE THE OVERLOOK REZONING y1h ENVIRONMENTAL FEATURES MAP 3 71 \ 55 A 168 � W � r O % Z > E m BOO o J 75 Q t w ��600 \ '� 2 i W;t m E• E _ I 55 659 eel S a N o W f 2! d cc 55 A 167A � LL 55 A 174D a- 55 A 166 001, 55 A 174E 525 5? �/ w 55 A 165A ' S Y ♦ _ _ -_ - s2s. O 0 O Q h� 550 J �Z_ lLL 1J ofZ LIJ O \\\ 600 O W Z 625 55--A 174A w w \ ~ Z LO \, Z W Portion of 55 A 165 I _VALLEY -MI► RD 0 Legend Parcels & Portions of Parcels To Be Rezoned Parcel Boundary Lake or Pond Wetland (NWI) 100 Year Flood Plain - Stream 5 Foot Intermediate Contours 25 Foot Index Contours Feet 300 0 300 600 w 3 0 r m D_ o Q U Q z :5 0� -Z w O o O H J > V) 0 C� Q Q > o Z L w Z z � o > 0 Q O O w 0 U w w w Q Y 0 Z o a LL O ::D w o ci m N r7 o w > w O� o t LL Z 5 w � c N � co w w o co Map Data Source Frederick County, Va GIs Department, November 2011 Data, US Dept of the Interior (Wetlands), Greenway Engineering THE OVERLOOK REZONING SOILS MAP 41E 41E VALLEY:M1,L:RD 9B 7 55 A 174D 41D 55 A 174A 41E Portion.of 55 A 165 41C Feet 300 0 300 600 55 A ..168 \ % l7l 55 A 167 55 A 167A 55 A 161 55.WAV� 166 55 A 174B 151A 165A 41C i 1C 41D Z N _ N o C (V N W t/! W � N x a z E m �' A g � J U Zw � W m E • � m o �w 3 ` am Z t rn • 3 W z� C w \eERRyV�I• . E Y p�KE O 41E O OJ Z_ d Q IZ Z � Uico i 0 J O w O w 0� cn Legend Parcels & Portions of Parcels To Be Rezoned Parcel Boundary Soils 29 1C, BERKS CHANNERY SILT LOAM, 7 TO 15 PERCENT SLOPES 9B, CLEARBROOK CHANNERY SILT LOANI, 2 TO 7 PERCENT SLOPES 29, MASSANETTA LOAM 41C, WEIKERT-BERKS CHANNERY SILT LDAMS, 7 TO 15 PERCENT SLOPES 41D, WEIKERT-BERKS CHANNERY SILT LOAMS, 15 TO 25 PERCENT SLOPES 41E, WEIKERT-BERKS CHANNERY SILT LOAMS, 25 TO 65 PERCENT SLOPES w 0 r m � o U Q z Z_ O o o � Y O a-Q OJ Z Q u Z U UWJ ? w o > ON U) O O w w LLJ In Q Y _ U 0 p a u_ w C) co p N o p w w X CD L N U lL LL (7 C N Co w w c M,rp Data Suurue Frederick County, Va GIS Department, November 2011 Data,Greenway Eny1ne43n1jy ........... ......... Z J THE OVERLOOK REZONING CC HISTORIC FEATURES MAP Lu N N rn W O Z E8 0 ``eERRYV►LLE, o j ss9 (3 J E E'�K J Z s w W E 660 Q m E • C c a N C tL 0 % Z n a � U o 1299 Q W 55 A 168 W J cc [12190 55 A 167 ` w • 1289 55 A 167A 55 A 161 55 A 174D a_ 1270 55 A 166 Q 55 A 165A 55 A 174E Y C0 W rn O O IY 4 J Z D W Z 1274 z 55 A 174A > O W C� O W LL. —JULEE DR W IY U O 2 7— 34-108 Valley Mill Farm � Portion of = r 77 55 A 165 N D a O n Z m m o jp VALLEYjA41LLu L•RD 6s9 p m U OAG' Legend a� Z 0 O Q " Parcels & Portions of Parcels To Be Rezoned p (D_ 82J Y W J i Parcel Boundary O g } o \ � Z �wz"' National Registry Landmarks j ZO w :O m Civil War Battlefields O w" CD U Lu co w Q U Q Y m Third WinchestEr = 2 U ° C) O p � a LL n p w o D %; Cf) CO p = p w f=eet w � L ll 1491 — w- N , 500 0 500 1000 w w Map Data 5uurce. Frederick County, Va GIS Department. November 2011 Data, Greenway Engineering w C� REZONING APPLICATION 904-13 The Overlook Staff Report foi• the Planning Commission Prepared: September 3, 2013 Staff Contact: Michael T. Ruddy, AICP, Dcputy Planning Director Reviewed Action Planning Commission: 09/18/13 Pending Board of Supervisors: 10/09/13 Pending PROPOSAL: To rezone 55.46 acres as follows: 14.1831 acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098f acres from RP (Residential Performance) District to B2 (General Business) District; 10.040± acres fI'orn RA (Rural Areas) District to RP (Residential Performance) District; and 24.145± acres remaining as RP (Residential Performance) District. LOCATION: The property is located on the south side of Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 09/18/13 PLANNING COMMISSION MEETING: The Overlook rezoning application is generally consistent with future land use designations of the 2030 Comprehensive Plan. More specifically, the commercial land use adjacent to Valley Mill Road in proximity to Route 7 and the residential land uses also along Valley Mill Road and to the interior of the project are consistent with the Senseny/Eastern Frederick Urban Areas Plan which provides guidance on the future develolnnent of the property. The impacts associated with this rezoning regLICSt 11aVe generally been addressed; In pal'tlCLllar, the transportation improvemeIlts proposed which are substantial and f il'ther the County's long range transportation efforts. A couple of elements of the rezoning application have been identified that should be recognized by the Planning Commission during your consideration of this request. The most recent Development Impact Model output identifying the ilnpactS to conlnlunity facilities is not recognized and the number of entrances to the project from Valley Mill Road, as pointed out by Mr. Bishop, should be evaluated. Confirmation of these items, and ally 1SSUes raised by the P1a1111ing C01111niSSion, Should be addressed prior to the decision of the Planning Commission. Folloiyin the r'eltnrred public hearing, a recorr men(lation regaiYhrrQ this fezoning- application to the Board of Super-Visor-s Would be appr'opHate The applicant should be pr'eplrr'ed to adequately address all concerns raised by the Planning, Commission. u 0 Rezoning #04-13 The Overlook September 3, 2013 Page 2 This n•eport is prepared by the Frederick County Planning Staff to Provide information to the Planning Commission and the Board of Supen'vnson's to assist them in making a llechshon on this application. It may also be useful to othen's interested in this zoning matter. Unresolved Issues concerning this application ai-e noted by staff when•e relevant throughout this staff repon7. Reviewed Action Planning Commission: 09/18/13 Pending Board of Supervisors: 10/09/13 Pending PROPOSAL: To rezone 55.46 acres as follows: 14.1831 acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098± acres Isom RP (Residential Performance) District to 132 (General Business) District; 10.040± acres from RA (Rural Areas) District to RP (Residential Performance) District; 24.145± acres remaining as RP (Residential Performance) District. LOCATION: The property is on the south side ol'Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection. MAGISTERIAL DISTRICT: Red Bud PROPERTY ID NUMBERS: 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A-174A, 55-A-174B, 55-A-174D, and 55-A-165 a portion. PROPERTY ZONING: RA (Rural Areas) District and RP (Residential Performance) District. PRESENT USE: Residential, agricultural, and vacant. ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Residential South: RA (Rural Areas) Use: Residential and lAgrlCLlltLlral Bast: RA (Rural Areas) Use: Residential West: MI-11 (Mobile I-Iome Community) Use: Mobile I-Iome Conununity Rezoning 1104-13 The Overlook September 3, 2013 Page 3 REVIEW EVALUATIONS: Virginia Dept. of Transportation: Please see attached comments dated July 1, 2013, from Maltheiv Smith, f/'DOT. Fire and Rescue: Plan approved. Public Works Department: No comments at this time. Department of Inspections: No Comments. FI•cdericic County Sanitation Authol•ity: Please see attached letter dated November 27, 2012, from U1ve E. Hleindel, PE. Service Authority: Please see attcched letter date November 28, 2012, from Jesse ff! [Moffett, Dxeculive Director. Frederick -Winchester Health Department: No Comment. Parks & Recreation: flee applicant is acich-'sing the C0111111t1nity (COLlnty) Development Impact Model for Parks and Recreation as adch•essecl in the Impact Analysis statement dated 1 1/1 1/12. Winchester Ite#;ional Airport: Please see attached letter dated.Amlimy 16, 2013, from S. R. Manuel, Executive Director. Frederick County Attorney: Please see attached comment dated Jane 21, 2013, from Rod Yf"illicnns, County Attorney. Frederick County Public School: Please see altacheclletter dated F'ebrucriy 19, 2013, from K Kiyne Lee, Jr., LEED GA. Historic Resources Advisory Board: No comments. Planning & Zoning: 1) Site Hist01•V In 2007, the BOarcl Of Supervisors approvecl a request t0 rezone 30.26 acres from RA (Rural Areas) District to RP (Residential Performance) District, and 15.18 acres from MI-I1 (Mobile Home Community) District to RP (Resicential Performance) District, totaling 45.44 acres, with proffers, for up to 240 single family attached townhouses. This rezoning application, Rezoning812-06, was approvecl On July 25, 2007. h1 essence, this rezoning application (Rezoning#04-13) is a reprogramming of Rezoningll12-06. 0 0 Rezoning 1/04-13 The Overlook September 3, 2013 Page 4 The original Frederick County Zoning Map (U.S.G.S. Stephenson Quadrangle) identified the parcels for which the rezoning is being requested as being zoned a combination of A-1 AgriCLIltural and MI -I Mobile Home zoning classifications. The COLInty's A-1 and A-2 agricultural zoning districts were combined to florin the RA (Rural Areas) District upon adoption Of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject properties and all other A-1 and A-2 zoned land to the RA (Rural Areas) District. The Mobile Home designation encompassed the original boundaries of the Blue Ridge Mobile Home Park. The most recent Site Plan for the development of the remaining areas of the Blue Ridge Mobile Home Park was approved by the County on July 30, 1987. In 2005, a Boundary Line Adjustment plat was approved by the County that reorganized the parcels that made up rezoning request Rezoning#12-06. Parcels 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55- A-174A maintained the RA zoning classification. Parcels 55-A-168 and 55-A-174D maintained the MI-11 zoning classification. Parcel 55-A-174A contains both the MI-I1 and RA zoning classification. The approval of this rezoning request would place all of the properties entirely into the RP zoning classification. As stated previously, Rezoning# 12-06 was approved On July 25, 2007 by the Board of Supervisors. 2) COmpi-eliensive Policy Plan The 2030 Comprehensive Plan is the guide for the future growth of Frederick County. The 2030 Comprehensive Plan and the Senseny/Eastern Frederick Urban Areas Plan provide guidance on the ILItUre development of the property. Appendix I includes the Scnseny/Eastern Frederick Urban Areas Plan as an approved Area Plan. The property is located in the UDA (Urban Development Area) and the SWSA (Sewer and Water Service Area). The 2030 Comprehensive Plan identifies the general area including and surrounding this property Nvith a residential land use designation. In general, the proposed residential designation for this property is consistent with this residential land use designation of the Comprehensive Plan. In addition, a Small area of Commercial land use is identified On this property at the intersection of the related Valley Mill Road and Route 7, south of the environmental features that run parallel to Route 7. This area Of Commercial land Use is Consistent with the Commercial designation identified in the Plan. The anticipated residential density is consistent with the residential densities of the RP (Residential Performance) section of the Zoning Ordinance, which was recently updated in implementation of the Comprehensive Plan. In addition, the introduction of a small area of Commercial land LISe provides for a In1X Of LISCS In C0I1JLIIICtion with each Other, also an element of the 2030 Comprehensive Plan. Rezoning 904-13 The Overlook September 3, 2013 Page 5 3) Site Suitability/Envii•onnlent The Overlook site has been identified as a site typical of the Martinsburg Shale Region with steeply eroded side slopes and reasonably level plain areas. This is an accurate identification that presents challenges when planning the development program for this property. Ash Hollow Run parallels Route 7 along the entire frontage of the property. Abram's Creek forms a portion of the eastern boundary of the property. A pond is located central to the property. These features and their associated slopes, natural drainage ways, and f1OOdplains warrant particular attention and provide an opportunity for enhanced protection of the riparian corridor. The site is predominantly heavily wooded. The application proposes development of a greater intensity in the reasonably level wooded areas and offers areas that will be set aside for environmental and open space purposes. The reversion of a portion of the land to the 1'Llral areas ensures the conservation Of open areas and preservation of Valley Mill farm, a significant historical and agricultural resource In this area. The Comprehensive Plan identifies the preservation of the stream valleys as environmental open space as an important goal that contributes to the protection Of flood plains and water quality and provides a C011t111LlOUS system Of green open space. The application minimizes the impact t0 the identified cnvlronmental features. 4) Potential Impacts A. Transportation The Frederick County Eastern Road Plan provides the guidance regarding future arterial and collector road connections in the eastern portion of' the County by identifying needed connections and locations. Plans for new development Should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts Of the development. Existing roads Should be improved as necessary by adjacent cevelopment to implement the intentions of the plan Route 7 1S all arterial road whose character should be fully recognized in any rezoning application. Route 7 is characterized with high volumes of traffic traveling at rates of speed in excess of 55 miles per hour. Access management is a kcy consideration. Valley Mill Road is identified as an improved major collector road in the COunty's Eastern Road Plan. In addition, Valley Mill Road is shown as being relocated on a new alignment to a new location approximately 800 feet west on Route 7. New development in the Urban Development Area should only be approved when roads and other infrastructure with Sufficient capacity have been provided. The Comprehensive Plan identifies that a level of service "C" should be maintained on roads adjacent to and within new • Rezoning 1104-13 The Overlook September 3, 2013 Page 6 developments and that traffic analysis should be provided by the applicants to ensure that needed road improvements are identified in order to maintain or improve upon the level of service. In some cases, new development may need to contribute to the provision, construction, or improvement of roads that are not adjacent to the development. In such cases, developments Should contribute their fair share costs of road improvements needed to accommodate the traffic generated by a particular development. Traffic Impact Analysis The Traffic Impact Analysis (TIA) prepared for this project, dated November 9, 2012, and revised June 5, 2013 projected that the development of 270 residential dwelling units and 35,300 square feet of commercial land use would generate 1,348 vehicle trips per clay. The TIA concludes that the traffic impacts associated with The Overlook application are acceptable and manageable, assuming suggested improvements are in place. Suggested improvements include the signalization of the intersection of'Route 659, Valley Mill Road with Route 7. The TIA identifies that this intersection will function at an acceptable level of service with the suggested improvements. The Applicant has provided for the signalization of the entrance to the commercial land bay if warranted and approved by VDOT. As noted previously, the Comprehensive Plan identifies that a level of service "C" should be maintained and that traffic analysis should be provided by the applicants to ensure that needed road improvements are identified in order to maintain or improve upon the level of service. Transportation Pi•oRram The Generalized Development Plan for Tlic Overlook delineates the general public road system that will serve the residential and commercial development. Primary access to the site is from a relocated and realigned Route 659, Valley Mill Road. A new intersection of Valley Mill Road and Route 7 is proposed to be established approximately 800 feet west of its current intersection. The existing portion of Valley Mill Road, including the existing one lane bridge crossing of Abrams Creek, is proposed to abandoned. "file existing median crossover within Route 7 at Valley Mill Road is proposed to be closed. The applications proffer includes the construction of a traffic signal at the intersection of Valley Mill Road and Route 7 and all associated improvements within Route 7. The 2030 Comprehensive Plan promotes an effort to enhance and relocate Valley Mill Road so that it serves as a major collector road. The Senseny/Eastern Frederick Urban Areas Plan indicates the relocation and realignment of Valley Mill Road to provide the potential for a future alignment with the future Route 37 ramps on the north side of Route 7. This application implements the transportation goals of the 2030 Comprehensive Plan. Private inter parcel access accommodations have been included in the proffers to provide access between the commercial land bay and the adjacent Blue Ridge Mobile Home Park property. No other internal streets have been identified in the GDP. Other opportunities may exist for inter parcel connectivity with the future development of the property. Rezoning 1104-13 The Overlook September 3, 2013 Page 7 B. Sewer and Water The Overlook rezoning proposal is estimated to require approximately 66,135 gallons per day of water usage and approximately 66,135 gallons per day of wastewater. The Frederick County Sanitation Authority will serve the property and the wastewater flow from the site will go to the Opequon Wastewater Treatment Plant. C. Community Facilities The comment provided by the Frederick County Public Schools anticipates that the proposed 270 detached single family units will yield 127 students; 38 high school students, 31 middle school students and 58 eleincritary school Students. The cumulative impact of this project, and others of similar Mature, Will necessitate the future ConStrUCt10n of new school facilities t0 accommodate increased Student enrollments. The 1mpaCt of thiS I-Cz0111ng oil Current and future school needs should be considered during the approval process. The Frederick County Development Impact Model is a tool that is used to identify the capital costs associated with various types of development proposals presented to the County. The projected costs to Fire and Rescue, Public Schools, Parks and Recreation, Library, Sheriff's Office and for the Administration Building are calculated and made available to rezoning applicants for their consideration. Most recently, the DIM update was approved by the Board of Supervisors on June 12, 2013. The 2013 update of the Development Impact Model has not been followed by the Applicant in this submission. The Applicant has followed the 2012 Development Impact Model outputs and yet to update the application based on its time of submission. Based on the 2013 update, the impacts associated with residential projects are fixed at $19,600 for single family detached residential units, $13,062 for single family attached residential dwelling units, and $11,339 for multifamily units. 5) Proffer Statement — Dated November 11, 2012 (Revised May 27, 2013) A. Generalized Development Plan The Applicant has provided a Generalized Development Plan for the purpose of identifying the general configuration of the relocated Valley Mill Road providing access to the project, residential and commercial land use areas, the bicycle and pedestrian facility, and open space and reservation areas within The Overlook development. The GDP may be utilized to a greater extent to more clearly address the sensitive environmental features on the property and the bufiCring of the adjacent residential uses. B. Land Use In addition to the residential land uses, the Applicant has committed to a maximum of 50,000 square feet of gross Commercial floor area. The Applicant has also provided for rural area land uses east of relocated Valley Mill Road in support of the existing Valley Rezoning B04-13 The Overlook September 3, 2013 Page 8 Mill Farm, preserving the character of this farm and historical resource. C. Tianspoi-tation a. The Applicant has proffered a Substantial transportation Improvement package. All right of way necessary for the relocation OF the Ultimate section of Valley Mill Road through the property, and right Of way necessary to allow the intersection of relocated Valley Mill Road and Route 7 to be constructed is proffered to be dedicated to the County. b. The construction ofthe ultimate section of relocated Valley Mill Road between Route 7 and the full access entrance to the commercial land bays, and a two lane section of relocated Valley Mill Road from this Full access commercial entrance to the existing Valley Mill Road is proffered to occur in conjunction with the first phase of development on the property. At the same time, the Applicant shall design and construct the removal of the existing section of Valley Mill Road in a manner that is acceptable to VDOT. c. Proffered improvements within Route 7 to allow for the signalization of the intersection of relocated Valley Mill Road and ROLIte 7 Include all median crossings and associated turn lanes and the removal of the existing median crossover, in addition to the signalization of this intersection. d. The Applicant has by proffer established the ability to construct a total of four entrances to the project from Valley Mill Road; three entrances for the residential portion of the development, and one entrance for the Commercial part of the development. Please see jVlr. Bishops comment regarding the numher of entrances proposed. e. If necessary, warranted, and permitted by VDOT, the Applicant has proffered for the signalization of the entrance to the commercial land bay from relocated Valley Mill Road. Please see jVIr. Matthew Smith, VDOT's comment regarding the signalization of this entrance. f. Bicycle and pedestrian accommodations have been proffered generally along Valley Mill Road, into the commercial land bay, and to the adjacent property to the west. This is depicted on the Generalized Development Ilan for this project. D. Access Mana#;ement The Applicant has provided for inter parcel access between the commercial land bay and the adjacent Blue Ridge Mobile Home Park to the east by proffering to provide an easement to allow a private access drive to be constructed by others. Rezoning 1104-13 The Overlook September 3, 2013 Page 9 E. Community Facilities The Applicant has proffered a monetary contribution totaling $18,507 for each single family dwelling unit, $12,354 for each single family attached dwelling unit, and $9,983 for each apartment dwelling unit and potential above retail residential unit to offset the capital costs associated with this request. The Development Impact Model (DIM) is updated annually, with the most recent update being approved by the Board of Supervisors on .Lune 12, 2013. Please note that the nlonetal'y contributions proffered by the Applicant to offset the community facility impacts do not reflect the current DIM. An adjustment to the monetary contributions to reflect the current DIM at the time ol'application would be appropriate. The Applicant has proposed a reduction in the proffered monetary contributions Should age restricted residential units be developed on the property. EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 09/18/13 PLANNING COMMISSION MEETING: The Overlook rezoning application is generally consistent with future land use designations of the 2030 Comprehensive Plan. More specifically, the commercial land use adjacent to Valley Mill Road in proximity to Route 7 and the residential land uses also along Valley Mill Road and to the interior ofthe project are consistent with the Senseny/Eastern Frederick Urban Areas Plan which provides guidance on the future development of the property. The impacts associated with this rezoning request have generally been addressed; in particular, the transportation improvements proposed which are substantial and further the County's long range transportation efforts. A couple of elements of the rezoning application have been identified that should be recognized by the Planning Commission during your consideration of this request. The most recent Development Impact Model output identifying the Ii1lpaCtS to Co11111111nity f lCilitlCS is not recognized and the number of entrances to the project from Valley Mill Road, as pointed out by Mr. Bishop, should be evaluated. Confirmation of these items, and any issues raised by the Planning Commission, should be addressed prior to the decision of the Planning Commission. Followiuu the required public hear•in,,7, a r•ecommenrlatiorr this r•ezonirrQ application to the 13oar•d of Supervisors would be appropriate The applicant should be pr•epar•ed to rrrlequatell address all concerns raised by the Planning Commission. CD oti�,a o AMENDMENT Crt y,101A, 1739 Action: PLANNING COMMISSION: September 18, 2013 - Recommended Approval BOARD OF SUPERVISORS: October 9, 2013 APPROVED ❑ DENIED AN ORDINANCE AMENDING THE ZONING DISTRICT MAP REZONING #04-13 THE OVERLOOK WHEREAS, Rezoning 904-13, The Overlook, submitted by Greenway Engineering, Inc., to rezone 55.46 acres as follows: 14.183± acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098i acres from RP (Residential Performance) District to B2 (General Business) District; 10.040f acres from RA (Rural Areas) District to RP (Residential Performance) District and 24.145± acres to remain RP (Residential Performance) district with proffers dated November 11, 2012, last revised on May 27, 2013, was considered. The property is located on the south side of Berryville Pike (U.S. Route 7) ncar and adjoining the Valley Mill Road intersection. The property is further identified by Property Identification Numbers 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A-174A, 55-A-174B, 55-A-174D and 55-A-165 a portion, in the Red Bud Magisterial District. WHEREAS, the Planning Commission held a public hearing on this rezoning on September 18, 2013; and WHEREAS, the Board of Supervisors held a public hearing on this rezoning on October 9, 2013; and WHEREAS, the Frederick County Board of Supervisors finds the approval of this rezoning to be in the best interest of the public health, safety, welfare, and ill 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 rezone 55.46 acres as follows: 14.183± acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098± acres from RP (Residential Performance) District to B2 (General Business) District; 10.040± acres from RA (Rural Areas) District to RP (Residential Performance) District and 24.145i acres to remain RP (Residential Performance) district with proffers dated November 11, 2012, last revised on May 27, 2013. The conditions voluntarily proffered in writing by the applicant and the property owner are attached. PDRes 824-13 0 -2- This ordinance shall be in effect on the date of adoption. Passed this 9th day of October, 2013 by the following recorded vote: n LJ Richard C. Shickle, Chairman Aye Gary A. Lofton Aye Robert A. Hess Aye Robert W. Wells Aye Gene E. Fisher Aye Charles S. Del-Iaven, Jr. Aye Christopher E. Collins Aye A COPY ATTEST Ri1eytIr. ck County Administrator v1RGIN1A: FR-MERICK COUNTY-SM. This instrument of writing was produced to me on Ck and with certificate acicnMvledoement thereto annexed was admitted to recor(j. 'l,ax imposed by Sec. 58.1-802 of ly , and 58.1-801 have been paid, if assessable. , ece�t , Clerk CO CO G-) PDRes #24-13 • L-1 Date October 9, 2013 MOTION: Supervisor Christopher E. Collins SECOND: Supervisor Charles S. DcHaven, Jr. Regular Meeting Res. No. 018-13 RE: RESOLUTION OF INTENT TO SUBMIT REVENUE SHARING PROGRAM APPLICATION ACTION: Approved WHEREAS, Timothy and Mary Stafford, and Valley Mill Farm, LC (collectively the "Owners") currently own 55.46 acres, more or less, located in Frederick County, Virginia, and described as tax parcels 55-A-161, 55-A-165 (portion), 55-A-165A, 55-A-166, 55-A-167, 55-A- 167A, 55-A-168, 55-A-174A, 55-A-174B, 55-A-174D (the "Property"); WHEREAS, the Owners have submitted, contemporaneously herewith, a Proffer Statement and Rezoning Application for the Property; WHEREAS, the Proffer Statement and Rezoning Application request the Property be rezoned from Residential Performance (RP) and Rural Areas(RA), to Business General (B2) and Residential Performance(RP); WHEREAS, the Generalized Development Plan ("GDP") prepared by Greenway Engineering, dated May 27, 2013, and approved as a part of the Rezoning Application, provides for the relocation of Valley Mill Road through the Property; WHEREAS, the Owners, by way of the Proffer Statement, have proffered to dedicate a right-of-way area for the relocation of Valley Mill Road which is sufficient to provide for the construction of two eastbound travel lanes, two westbound travel lanes, a center left turn lane, right turn lanes at all full access entrances, left, right, through stacking lanes for westbound traffic at the intersection of Berryville Pike, and two receiving lanes for eastbound traffic at the intersection of Berryville Pike (the "New Valley Mill Road Improvements"); and WHEREAS, the Owners have prepared information for Virginia Department of Transportation ("VDOT") review and comment concerning the abandonment of an approximately 0.9 acre portion of Valley Mill Road, as depicted on the GDP as the Valley Mill Road Abandonment Area, that will no longer be needed if said road is relocated as proffered. NOW THEREFORE, be it resolved that the Frederick County Board of Supervisors hereby adopts this Resolution on the following terms and conditions, as follows: (PDRes 126-13) 1. Revenue Sharing Application. The Board intends to submit a Revenue Sharing Application pursuant to Va. Code Ann. § 33.1-23.05, and consistent with the Virginia Department of Transportation (VDOT) Revenue Sharing Program Guidelines, for one-half of the funds necessary to design the New Valley Mill Road Improvements, provided the Owners satisfy the conditions precedent set forth herein. 2. Conditions Precedent to Board's Obligations Hereunder. Prior to the Board submitting a Revenue Sharing Application, the Owners must have i) contributed one-half (1/2) of the costs of designing the New Valley Mill Road Improvements within twelve (12) months of approval of the final, un-appealed, approval of the Rezoning Application for the Property; and ii) agreed to dedicate for public use the right-of-way through the Property necessary to construct the New Valley Mill Road Improvements within three (3) months of the approval of the design of the New Valley Mill Road improvements by VDOT and the County, unless said dates are extended by the County. 3. Channing Drive Proffer. The Board intends to contribute to the total sum, to the extent permissible, of the local match for the New Valley Mill Road Improvements funds proffered and collected for bridge construction as a part of the Channing Drive Rezoning, REZ#15-99. 4. Locally Administered Projects. The Board intends that the Revenue Sharing Application shall opt for the Locally Managed Projects option under the Revenue Sharing Program. 5. Implementation of Revenue Sharing. The Board understands VDOT expects all requests for Revenue Sharing funding to be for viable projects with work anticipated in the near future, and thus the Board intends that a Revenue Sharing Application would be submitted as soon as practical after the conditions precedent set forth above have been met, and prior to submitting such Application the Board would adopt the necessary resolution required for the Revenue Sharing Application. 6. Additional Funding Sources. The Board also resolves it intends to provide reasonable, non -monetary support to the Owners in applying for other Federal and State funding programs, if any, which could assist with funding the relocation and construction of Valley Mill Road, or other aspects of the project. 7. Right of Way Abandonment. The Board resolves that it intends to support the abandonment of the approximately 0.9 acre portion of Valley Mill Road, as depicted on the GDP as the Valley Mill Road Abandonment Area, that will no longer be needed if said road is relocated as proffered, and the Board further resolves it intends to support transfer of the abandoned area to Valley Mill Farm, LC, all in accordance with Chapter 1 of Title 33.1 of the Code of Virginia (1950), or such other statutes as may be applicable. Any such abandonment proceedings as may be required by the Code would be instituted as soon as practical following VDOT acceptance of the relocated portion of Valley Mill Road into the State secondary system of highways. 1 0 0 Passed this 9th day of October, 2013 by the following recorded vote: Richard C. Shickle, Chairman Aye Gary A. Lofton Aye Robert A. Hess Aye Robert W. Wells Aye Gene E. Fisher Aye Charles S. DeHaven, Jr. Aye Christopher E. Collins Aye A COPY ATTEST Jo ile r. F c/d ck County Administrator Greenway Gngincering November 11, 2012 The Overlook Rezoning Revised May 27, 2013 O C-D 130012103 THE OVERLOOK - PROFFER STATEMENT Ul REZONING: RZ# Residential Performance (RP) and Rural Areas (RA) to Business General (132) and Residential Performance (RP) PROPERTY: 55.46+/- acres; Tax Parcels 55-A-161, 55-A-165 (portion), 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A-174A, 55-A-17413, 55-A- l 74D RECORD OWNER: Timothy and Mary Stafford & Valley Mill Farm, LC APPLICANT: Timothy and Mary Stafford & Valley Mill Farm, LC (here -in after "Owner") PROJECT NAME: The Overlook ORIGINAL DATE OF PROFFERS: REVISION DATE: Preliminary Matters November 11, 2012 May 27, 2013 Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned Owner hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, sliall approve Rezoning Application # 4y - IS for the rezoning of 45.42±-acres of Residential Performance (RP) District with proffers and 10.04±-acres of Rural Areas (RA) District without proffers to 7.10±-acres of Business General (132) District with proffers, 34.18±-acres of Residential Performance (RP) District with proffers, and 14.18±-acres of Rural Areas (RA) District with proffers, development of the subject properties ("Property") shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon the Owner and any legal successors, heirs, or assigns. The Property, identified as The Overlook, and more particularly described as the lands owned by Timothy and Mary Stafford, being all of Tax Map Parcels 55-A-161, 55-A- File 115301 S/BAN 0 0 o Greenway Engineering November 11, 2012 The overlook Rezoning Q Revised May 27, 2013 O Gl 165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A-174A, 55-A-174B, 55-A- 174D, further as shown on plats entitled Boundary Survey Certain Properties of Blue Ridge Associates and Jerry L. & Winifred D. Updyke, of the Remaining Lands of June H. Russell, by Ebert and Associates dated February 13, 1998, and Valley Mill Farm, LC, being a 10.04± acre portion of Tax Map Parcel 55-A-165, further as shown on plat entitled Plat Showing a Boundary Survey of the Land of Valley Mill Farm, L.C., by Greenway Engineering dated February 14, 2001. THE OVERLOOK - PROFFER STATEMENT A. Generalized Developmeiit Plan 1) The Owner hereby proffers to develop the Property ill Substantial coil forlllance with the Generalized Development Plan (GDP) prepared by Greenway Engineering, dated May 27, 2013, which is attached and approved as part of this rezoning application. The GDP is intended to delineate the general location of the relocated Valley Mill Road dedication area, the general location of the existing Valley Mill Road abandonment area, the general location of full access entrances along the relocated Valley Mill Road, the general location of the residential and commercial land bays, the general location of the off -right-of-way pedestrian and bicycle facility, the general location of the VDOT right-of-way dedication area along Berryville Pike (U.S. Route 7), and the general location of the property that is intended to be consolidated into the Valley Mill Farm, L.C. property (Stafford Property). The final location of the relocated Valley Mill Road, the Valley Mill Road abandonment area, the full access entrances, the residential and commercial land bays, the VDOT right-of-way dedication area along Berryville Pike, and the consolidated property area can be adjusted to accommodate final engineering design requirements without the need to revise the GDP provided that the final engineering design is consistent with the overall layout depicted on the GDP. B. Transportation 1) The Owner hereby proffers to dedicate a right-of-way area for the relocated Valley Mill Road through the limits of the Property sufficient for the construction of two eastbound travel lanes; two westbound travel lanes; a center left turn lane; right turn lanes at all frill access entrances; left, right, and through stacking lanes for westbound traffic at the intersection of Berryville Pikc; and two receiving lanes for eastbound traffic at the intersection of Berryville Pike. The dedicated right-of-way shall include temporary construction casements and permanent Slope and drainage easements adjacent to the dedicated right-of-way. The Owner shall prepare the right-of-way dedication plat that conveys this property to the County, which shall be recorded prior to any development within the Property. File #5301S/EAW 2 0 Greenway Engineering November 11, 2012 Revised May 27, 2013 The Overlook Rezoning 2) The Owner hereby proffers to limit access to the Property along Valley Mill Road to a maximum of three full access entrances to the residential land bays and one full access entrance to the commercial land bay. All full access entrances shall be served with a right turn lane and a left turn lane on the relocated Valley Mill Road if warranted by VDOT. The location of these entrances shall be consistent with the location of the entrances depicted on the proffered GDP. 3) The Owner hereby proffers to cause for the development of the ultimate section of the relocated Valley Mill Road between Berryville Pike and the full access entrance to the commercial land bay and for two lanes of the relocated Valley Mill Road between the commercial land bay and the existing section of Valley Mill Road. The improvements described in this proffer section shall be constructed in conjunction with the first phase of development on the Property, which shall be available for public use at the time of issuance of the first occupancy permit within this phase. The construction of the improvements described in this proffer section shall include design measures to properly remove the existing section of Valley Mill Road from service that is acceptable to VDOT. 4) The Owner hereby proffers to cause for the development of improvements within the Berryville Pike (U.S. Route 7) right-of-way to include traffic signalization and a new median crossing at the intersection of the relocated Valley Mill Road, a left turn and taper lane along the westbound travel lane, a right turn and taper lane and a left turn and taper lane along the eastbound travel lane, and the closure of the median crossing at the intersection of the existing Valley Mill Road. These improvements shall meet VDOT design requirements and shall be coIstructed ill conjunction with the first phase of development on the Property, which shall be available for public use at the time of issuance of the first occupancy permit within this phase. 5) The Owner hereby proffers to cause for the development of traffic signalization improvements at the entrance to the commercial land bay located along Valley Mill Road if warranted by VDOT. The Owner will ensure that VDOT is provided with the appropriate traffic signalization warrant analysis and access management exception request information at the time of the site plan review process for each development within the commercial land bay. If warranted, the traffic signal design and construction costs will be the responsibility of the Owner of the commercial land bay. 6) The Owner hereby proffers to cause for the development of a hard -surfaced bicycle and pedestrian facility that is 10 feet in width and is located outside of the public right-of-way. The bicycle and pedestrian facility is generally depicted on the proffered GDP to parallel the relocated Valley Mill Road through the residential land bays and to traverse the commercial land bay to connect to the adjoining property. The bicycle and pedestrian facility is intended to be constructed within the active portion of the required road efficiency buffer throughout the limits of the residential land bays during the development of those portioIls of the project, and through the commercial land bay as described in 0 CD File H530Is/EAW 3 Greenway Engineering C. LJ November 11, 2012 Revised May 27, 2013 The Overlook Rezoning Section C4 of the proffer statement. The Owner shall establish appropriate documents for the maiIltenance of the bicycle and pedestrian facility and for allowance of public use of the bicycle and pedestrian facility. The general location of the bicycle and pedestrian facility depicted on the proffered GDP can be revised during the site design process without the need to modify the proffer statement, provided that the revised location meets the intent of this proffer and is determined to be acceptable by the County. Commercial Land Bay 1) The Owner hereby proffers to limit development within the commercial land bay to a maxinlUrn Of 50,000 square feet Of gross floor area of commercial use. The maxinlUrn square footage of development within the commercial land bay may be increased t0 accommodate above -retail residential land use provided that the Owner can meet all applicable Zoning Ordinance requirements at the time of development. 2) The Owner hereby proffers to utilize quality building materials for the front and sides of all commercial structures. Building materials for structures shall be limited to brick, stone, false -stone, cementuos siding, simulated stucco, wood, and glass; and standing sear metal or dimensional shingle rooflines. 3) The Owner hereby proffers to provide inter -parcel connections between all properties and structures developed within the commercial land bay area. 4) The Owner hereby proffers to develop a pedestrian and bicycle path that will traverse the commercial land bay to allow noel -vehicular access between the commercial land bay and the Blue Ridge Mobile IJonle Park. The bicycle path shall be constructed in conjunction with the development of the first commercial Site Plan in this land bay. The pedestrian walkway shall be 10 feet in width and constructed of concrete or asphalt. 5) The Owner hereby proffers to provide an ingress/egress casement between the developed portion of the commercial land bay and the Blue Ridge Mobile Home Park that is of sufficient width to allow for the development of a private access drive to be constructed by others. The deed depicting the location of the ingress/egress easement shall be provided on the site plan for development within the western portion Of the commercial land bay to allow for vehicular access to the commercial entrance at the relocated Valley Mill Road. Monetary Proffers 1) The Applicant hereby proffers to contribute the following monetary contributions per each type of residential unit developed on the Property: $18,507 per Single -Family Dwelling Unit O O O CID File N5301 s/EAW 4 0 • O Greenway Engineering November 11, 2012 The Overlook Rezoning O Revised May 27, 2013 O $12,354 per Townhouse Dwelling Unit UD $9,983 per Apartment Dwelling Unit and Above -Retail Residential Unit The monetary contributions are intended to mitigate impacts to County services and shall be made payable to the County prior to the issuance of the final Occupancy Permit for each dwelling unit. 2) The Applicant hereby proffers to contribute the following monetary contributions per each type of age -restricted residential unit developed on the Property: $2,834 per Single -Family Dwelling Unit. $2,153 per Townhouse Dwelling Unit $2,160 per Apartment Dwelling Unit and Above -Retail Residential Unit The monetary contributions are intended to mitigate impacts to County services and shall be made payable to the County prior to the issuance of the final Occupancy Permit for each age -restricted dwelling unit. The location of age - restricted residential land use shall be provided on the approved Master Development Plan for the Property. E. Rural Areas Land 1) The Owner hereby proffers to convey all or portions of tax map parcels 55-A-161, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, and 55-A-174B along the Berryville Pike frontage of the Property to VDOT for future improvements to Berryville Pike (U.S. Route 7). The location of these areas of conveyance shall be generally consistent with the information depicted on the proffered GDP. The Owner shall prepare the right-of-way dedication plats and deeds for conveyance of these properties, which shall be recorded prior to any development within the Property. 2) The Owner hereby proffers to consolidate the portions of tax map parcels 55-A- 165A and 55-A-174B, which are not required f'or right-of-way dedication for the relocated Valley Mill Road (Proffer B(l)) or the Berryville Pike frontage (Proffer E(1)), into the Valley Mill Farm, L.C. property (Stafford Property). The Owner shall prepare the consolidation plat for these properties, which shall be recorded prior to any development within the Property. APPLICANT NOTARIZED SIGNATURE ON FOLLOWING PAGE File 115301S/IAw 5 U Greenway Engineering November 11, 2012 The Overlook Rezoning Revised May 27, 2013 O O O Signature The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and SLICCCSSors in the interest of the applicant and owner. In the event the Frederick County Board Of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: �A�rr� U44�, l By: U�A,�l /�� �-,, x4t,", A y�- /,Q, alley Mill Farm, LCe" IJate Commonwealth of Virginia, Ci Count f To Wit: The foregoing instrument was acknowledged before me this `��h clay of AU ' >S"'" 20�) by �-rl a Notary Public My Commission Expires 2-0 Zvi File 115301 S/EAw 0 Greenway flngincering SigiiatUi'e November 11, 2012 Revised May 27, 2013 O The Overlook Rezoning The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the applicant and owner. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code, Respectfully Submitted: By: — 44 1YV. Staf By: Cry _ /Gy Maiy M. Stafford Commonwealth of Virginia, City( o�ui�oof hredr.✓l<l6�1 To Wit: Date 9/ f 3 Date The foregoing instrument was acknowledged before me this 5;-h day of NU(1k)6-� 20_ by V , S=t-a �4'6Yc�- (Lv-) , HaVu H dl ale S Notary Public My Commission Expires Fc b iq, 2o1 lv ``�;'0 # zol 0 (0 File 415301s/HAW 7 AM THE BOUNWRY MIFgRM WN -%Vw1V HEREON HAS BEEN PREPARED FROM AVAL4 LE RECAkOS AND LS HOT PURPORTED TO BE A BOUNDARY SURVEY OF NE TRACTS OR ANY PORTION Of THE BOUAKNRY LINES. NO TTRE REPORT FURNISHED. EASEMENTS MAY EXIST wN/CN ARE NOT SHOW ° SEE SHEET 2 FOR LINE WA AND CURVE LNTA h N 0 I W :2 0 \ 2 r �\e66.A.o• TAL 55-A-J741t) TAL 4WA-1741 9 TA( '.fr' -A-JIBE C7 ' N Z N � OO W aNN per, V Cl 0 W t `u �` h bIr3'} o � z �ryM > W � C'f 0 0 M 35-A-0 0 0 ( 00 !s C 16 cj fir TAI Wd -A-M L3 J ° t C121 �32 0, �t ° P 11I TA(-`rA47 9 c3 L33 b ° o L14 L15 ° �3A 0 0 S 83.55'27' w - 721.12' o C5 LL RO,gD C4 1 0 °' �SI 659 L23 �0 0 O ,• � , O Of 1z, L 17 LEGS a 0 -----• PROPOSED ZONING LINE AREA TO BE REZONED N O o FROM 83 ACRES± w Of t � ®AREA TO BE REZONED FROM RP TO 82 7.098 ACRESt Pa AREA OF EXIST7NG RP ZONING TO REMAIN 6559 24.145 ACRESt n r AM e4 SM VP� t� .c.0 r - ra AREA TO BE REZONED FROM RA TO RP min s* m 10.040 ACRESt s ra Mou nor t or t • 12 I m GENERALIZED DEVELOPMENT PLAN GREENWAY ENGINEERING, INC. �, '� � � K THE OVERLOOK windyHgiinll Lane Winchester, V nta 22602 Winchester, d n N Engineers, Surveyors Services Telephone: (540) 662-4185 & Environmental Founded in 1971 FAX (540) 722-9528 RED BUD MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA www.greenwayeng.com • • 0 0 THE HBOUNDARY INFORMARON SHOWN EON HAS BEEN PREPARED FROM I �v/_ /z, r ` \ C� AVAILABLE RECORDS AND IS NOT 10�o A`� PURPORTED TO BE A BOUNDARY �� \tl§SURVEY OF THE TRACTS OR ANY / •'•.�20 PORTION OF THE BOUNDARY LINES. NO TITLE REPORT FURNISHED. ,h co ^ ' •. • • • EASEMENTS MAY EXIST WHICH ARE '� h' o%� NOT SHOWN. ° I "� � ° SEE SHEET 2 FOR LINE DATA AND `S "6.4,5 CURVE DATA48" b `� F n _ //' T.M. 55—A-167A TAt 55-A-T74A 'O ...... .......... ,¢ �g 2� 'o ............................................., N ........... P�ARTAOdV OIF ................. �n '.'.•.•.•.•.•.•.•.'. ,Ao *............... S�rA-1! ..? .................... v ...................................... •• •- .•••••• •••• •''•••'''''''''' 04 • • . . 1-4 .'.'.'' ..'.'.'' ..'.'.'' ..'.'.'' ...'.'' ..'..'.''''' ......'.. ^j................................. •• ......•••.•..•... •...•..•••••.•.........�. ........................... ;. ,,• G�5 os �y 19 S C 17 `®---L28 ° TM 5�A-161 vv6z0 96 jjv° L31 °.i�,�'g P c 2 c, 'G,..X � - L 11 T.M. 5,5-A-1748 °/��0 �0 10 o °1C3 G L24 L 15 0 �, —_ 721. 1L o G ' L ROAD LC4 S 83'55 27 w L23 J--o N ° 1�!�659 5 J I 0 �� o OF � �. o 0 R��PINOER N °"*— L 17 LEGEND / o ------ PROPOSED ZONING �g5 55,P' F�0 0 R�MPIqO�R LINE / o L 18 AREA TO BE REZONED P ►►.1- 65� vA FROM RP TO RA 14. 183 ACRES± AREA TO BE REZONED FROM RP TO B2 L-1 7.098 ACRES± ElAREA OF EXISTING RP ZONING TO REMAIN 24.145 ACRES± AREA TO BE REZONED FROM RA TO RP 10.040 ACRES± • 0 • 0 • Control number uate receweo RZ12-0003 11/20/2012 Project Name The Overlook Address 151 Windy Hill Ln Type Application Rezoning Current Zoning RP Automatic Sprinkler System Yes Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments P!arl Appioved \, Plan Approval Recommended Yes .Qhri R' City Winchester Ins. a_ . I . M;and9mmert#� Date reviewed Date Revised 11 /27/2012 Applicant Greenway Englneerning State ZIP Applicant Phone VA 22602 540.662.4185 Tax ID Number Fire District Rescue District 18 18 Election District Recommendations Redbud Automatic Fire Alarm System Residential Sprinkler System Yes Yes Requirements Hydrant Location Fire Lane Required Not Identified Yes Roadway/Aisleway Width Special Hazards Adequate No Reviewed By Signature _ Z(5-0 Kenneth Scott Title��t— 0 Rezoning Comments Frederick County Department of Public Works Mail to: Frederick.County, Dept. of Public Works Aitn:'Director of Engineering 107 North Ketit Street Winchester Virginia 22601 (540) 665-5643 Hand deliver to: Frederick County Dept. of Public Works Attn: Director of Engineering Cotinty.Adniinistration Bldg, Suite 202 107, North Kent Street Winchester, Virginia Applicant: Please fill out the iilf6rmation as accurately -as p6ssible-in order to assist the Department -of •P,tubiic%,Works�i With; th6ir• 'review-. Attach,a,copy ,of:your 4oplicationi',form, jocation map,.,j r�offer , �i.' r{^,IG Fn;qr nlvlX'1]•,'..•a �e•1�..1�°`•.11� y. i?� Y$r. 1'7i71ia•_ iti � �.fll J• � J 1 ;•<statement; iinpactanalysis,agd any.lother perfinentinformution�rr°;,;';',1c�t�i_ i �crrn.y f ij y.a ct sis Applicant's Name' Greenway Endlneenng' Telephone: (640) 662-4185 Mailing Address: 151 windy Hill lane the 6lue'Ridge Mobile Home Park SCANNED �--� 1 Z ALLOCATED Location,of property, The subject properties are located on the south -side of,Berryvjtll-qfr, A I L C O Pike'and on -the west side of Valley MIII;Road, and are adj©cen j G the Blde'Rldd© Mobile Home Park. I Current zoning: RP Zoning requested: B2, RP & RA Acreage: 56.48+1- Dep4rtment of'Public Work''s Comments: Public Works Signatare & Date: Notice to Dept. of Public Works Ie- lease Return This Form to the Applicant 21 0 Rezoning Comments Frederick County Department of Parks & Recreation Mail to: Frederick County Department of Parks & Recreation 107 North Kent Street Winchester, Virginia 22601 (540) 665-5678 Hand deliver to: Frederick County Department of Parks & Recreation County Administration Bldg., 2nd Floor 107 North Kent Street Winchester, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Department of Parks & Recreation with their review. Attach a copy of your application form, location map, proffer statement, impact analysis, and any other pertinent information. Applicant's Name: Greenway Engineering Mailing Address: 151 Windy Hill Lane Telephone: (540) 662-4185 Winchester, VA 22602 Location of property: The subject properties are located on the south side of Berryville Pike and on the west side of Valley Mill Road, and are adjacent to the Blue Ridge Mobile Home Park. Current zoning: RP Zoning requested: B2, RP & RA Acreage: 56.48+/- Departa nt of Parks 4 RecVeation, Coil] III it . Awa'Z"e� Pks. & Rec. Signature &Dater Notice to Department of Parks & Recreation - Please Return This Form to the Applicant 23 0 IMPACT ANALYSIS STATEMENT THE OVERLOOK REZONING Aggregate Area of 55.46± acres Red Bud Magisterial District Frederick County, Virginia Tax Map Parcels: 55-A-1615 55-A-165A, 55-A-166, 55-A-167, 55-A-167A9 554-168, 55-A-174A, 55-A-174B, 55-A-174D, & 55-A-165 (portion) November 11, 2012 Revised June 6, 2013 Current Owners: Timothy & Mary Stafford Valley Mill Farm, LC Contact Person: Evan A. Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Cireenway Engineering The Overlook Rezoning General Information Location: SOLIth side of Berryville Pike (U.S. ROLIte 7 East); North and West side of Valley Mill Road (Route 659) Magisterial District: Red Bud Magisterial District Tax Map Parcel Numbel•S: 5.5-A-161, 55-A-165A, 55-A-166, 55-A-167, .55-A-167A, .55-A-168, 55-A-174A, 55-A-17413, 55-A-174D, and 55-A-165 (portion) Current Zoning: RP, Residential Performance District RA, Rural Areas District Current Use: Agricultural and Unimproved Proposed Zoning: B2, Business General District: 7.10± acres RP, Residential Performance District: 34.18± acres RA, Rural Areas District: 14.18± acres Proposed Use: Commercial Retail and Residential Total Area: 55.46± acres COMPREHENSIVE POLICY PLAN The Frederick County Board of Supervisors adopted the Senseny/Eastern Frederick Urban Area Plan (SEFUAP) On June 13, 2012. This Comprehensive Policy Plan amendment provides future land LISC recommendations and gLlldlllg 1)1'lllClplCS for land use development within a significant area of eastern Frederick County, of which the proposed rezoIling application is a component. The subject properties are located within the northeastern portion of the SEFUAP, which recommends new retail service land use adjacent to the future realignment of Valley Mill Road (Route 659) and Berryville Pike (U.S. Route 7), and residential land use adjacent to the retail service land use. The Applicant has submitted a rezoning application I-CCILICSt that provides land Cledications for the realignment of Valley Mill Road and for future improvements along Ierryville Pike, and commits to the development O1 1LItL11'C retail service and residential land L1SC consistent with the recommendations of the SEFUAP. The Applicant has proffered a Generalized Development Plan (GDI3), which identifies the location of these dedication areas and land use areas, which ensure that the realignment of Valley Mill Road and improvements on Berryville Pike are in place consistent with the first phase of I File #530I S Greenway Engineering 0 The Overlook Rezoning development. Therefore, the Applicant's rezoning application is ►►1 conformaIlce with the recommendations of the SEFUAP portion of the Comprehensive Policy Plan. SUITABILITY OF THE SITE Existing Conditions The subject properties consist primarily of woodlands in the northern and western portions of the project site, open fields in the southern portion of the project site, and floodplain area in the eastern portion of the site. The subject properties have areas of rolling and moderately sloped terrain, as Well as steel) terrain and lowlands within the 100-year floodplain. The open field area in the southern portion of the project Site is used for agricultural purposes, while the remaining land area is primarily Unimproved with the exception of a residential structure that is utilized for rental purposes. The existing site conditions limit development activities to the open field and woodland areas of the subject properties, which are proposed to occur on the western side of the relocated Valley N4111 Road alignment as depicted on the proffered Generalized Development Plan. Floodplains The subject properties are identified on FEMA NFIP Map 510063-0120-13. The FEMA NFIP Map indicates that floodplain areas exist on tax parcels 55-A-161, 55-A-165A, 55- A-166, 55-A-167, 55-A-167A, and 55-A-17413, totaling approximately 10.5 acres. These floodplain areas are associated with the Abrams Creek and Ash Hollow stream channels located along the Berryville Pike and Valley Mill Road frontages of the subject properties. The proffered Generalized Development Plan directs land bay development away from the floodplain areas; however, some impacts to this environmental featLll-C Will be realized through the construction of the realigned Valley MITI Road intersection With Berryville Pike that is identified in the adopted Senseny/Eastern Frederick Urban Area Plan (SEFUAP). The Generalized Development Plan provides for the floodplain acreage to be consolidated into the Valley Mill Farm, LC property that is not proposed for development, and provides for this area along the Berryville Pike frontage to be dedicated to VDOT for future road improvements. Wetlands The National Wetlands Inventory Map does not Identify wetland areas within the limits Of the Subject properties. A manmade pond exists in the central portion Of the Woodland area of the project, which drains to the southeast towards Abrams Creek. The manmade pond and drainage channel are located within the portion of the property that is proposed for residential development; therefore, the Applicant will conduct a detailed Wetlands rile 115301 S 3 • Greenway Engineering • The overlook Rezoning Delineation Study for the proposed development area to delineate any wetland areas prior to development activity on the property. Any wetland areas that are identified will be provided on the Master Development Plan to determine potential impacts and compliance with all Federal, State, and local ►egUil-C111C►AS. Steep Slopes The subject properties contain minor areas of Steep slope as defined, which are located primarily along the defined floodplain areas located along the Berryville Pike frontage portion of the site. It is anticipated that there will be minor impacts within the defined steep slope areas primarily due to the construction of the relocated Valley Mill Road. The projected impacted steel) slope areas will be provided on the Master Development Plan to ensure compliance with County ordinance requirements. All areas of disturbance associated with the relocated Valley Mill Road of the Ash Hollow stream channel will be certified through geotechnical analysis during the site development process and all reports will be furnished to VDOT and the COL►Ilty fo►' ve►'ificatio►1 of this work. Mature Woodlands The subject properties are predominately covered with mature woodlands located within the proposed commercial and residential landbays; as well as the relocated Valley Mill Road realignment area. The proposed commercial and residential development adjoins an existing mobile home park, which will require bLlfl'C►'S and screening to comply with the County Zoning Ordinance. The Applicant desires to maintain mature woodland areas where practical to meet buffer and Screening requirements, and residential landscaping requirements. Therefore, the Applicant will identify the location of mature tree preservation areas on the Master Development Plan that can be utilised to meet these requirements. Soil Tyl)cs The Soil Survey of Fredrick County, published by the USDA Soil Conservation Service and the Frederick County GIS Database was consulted to determine soil types contained in this tract. The portions of the 56.48± acre properties proposed for development contain the following soil types: 1C — Berks Channcry Silt Loam, 7-15% slopes 41 C — Weikert-Berks Channcry Silt Loams, 7-15% slope 41 D — Weikert-Berks Channcry Silt Loams, 15-25% slope 41 E — Weikert-Berks Channery Silt Loams, 25-65%n slope Table 5 of the Soil Survey does not identify any of the soil types located On the subject properties as prime farmland soils. Pile 415301 S 4 • The overlook Rezoning (irecnway linginecring • b Table 10 of' the Soil Survey identifies all soil types as moderate to severe for the development of- roads, residential strLICILIreS and commercial Stl-LICtLII-eS CIUe to slope aIld depth to rock. Soils testing and Compaction testing are standard practice for development projects and road Construction; therefore, gcotechnical reports verifying soils suitability will be Conducted throughout the development of the Subject site. SURROUNDING PROPERTIES The Zoning and land LISCS for adjoining parcels are as follows: North: Zoned RA, Rural Area District South: Zoned RA, Rural Area District East: Zoned RA, Rural Areas District West: Zoned MH-1 District Zoned RA, Rural Areas District Use: Residential & Unimproved Use: Residential & Agricultural Use: Residential & Unimproved Use: Residential Residential & Agricultural The majority of' the proposed development area adjoins the Bluc Ridge Mobile Home Park, and a portion of the proposed development adjoins the McI-Iale property, which is Used for residential pUrposcs. The Applicant desires to maintain matLll-C woodland areas where practical to meet buffer and Screening requirements, and residential landscaping requirements. The remainder of the surrounding properties that adjoin the proposed development are owned by the Applicant; therefore, development impacts to adjoining properties will be mitigated. TRANSPORTATION The 55.46± acre Subject site has approximately 1,900 linear 1'ect of frontage along Berryville Pike (U.S. Route 7) and approximately 1,200 linear feet of frontage along Valley Mill Road (Route 659). The Senseny/Eastern Frederick Urban Area Plan (SEFUAP) recommends regional transportation I111proVCI11e11tS, which include the relocation and realignment of Valley Mill Road that establishes a new intersection and median crossing on Berryville Pike approximately 800 feet west of the existing intersection. The SEFUAP identifies the relocation and realignment of Valley Mill Road to align with the future Rolltc 37 ramps that are planned for development on the north side of Berryville Pike. The SEFUAP recommendations will regUil-C the relocation and construction of approximately 'h-mile of Valley Mill Road, the relocation and File #5301 S 5 (keenway Engineering 0 The overlook Rezoning constrL1Cti011 OI a new median Crossing, new eastbOL111d and westbound [111'11 lanes, and new traffic signalization on Berryville Pike. Therefore, the Applicant has met with VDOT and County representatives to discuss various matters including new right-of-way dedication needs, public right -of -Way abandonment needs, and cost sharing options to ensure that the recommendations Of the SEFUAP can be implemented. Additionally, VDOT has provided the Applicant with a letter advising that the VDOT Commissioner has the authority to approve the transfer of the abandoned public right-ol'-way to the property Owner Once it is no longer needed for transportation purposes without the need For action by the Commonwealth Transportation Board. A Traffic Impact Analysis (TIA) has been prepared for The Overlook project by Volkert, Inc., dated November 9, 2012, and revised June 5, 2013, which is included as a component of the Impact Analysis Statement. The TIA assumes the total build -out of 270 residential dwelling units and 35,300 square feet of commercial retail land LISC that is developed over a two-phase Study period. Additionally, the TIA provides for a design year scenario subsequent to build -out of The Overlook project to provide information that considers the Construction of the future Route 37 ramps. The TIA accounts for the build - out Of six residential projects and one mixed-LISC residential and commercial project as background development in addition to the proposed development within The Overlook. The TIA studies turning movements and capacities at all major intersections that will be influenced by the relocated Valley Mill Road, including three intersections along the Berryville Pike (U.S. ROLIte 7) corridor, three intersections along the Valley Mill Road corridor, one intersection along the Senseny Road corridor, and the new intersections along Valley Mill Road that provide access to The Overlook project. The TIA provides j'or a Level of Service (LOS) analysis for AM and PM peak hour weekday and Saturday traffic volumes, as well as Average Daily Trip (ADT) vOILnneS for existing, background, and build -Out Conditions for the two-phase study; as well as for the design year scenario that considers the C011StrLICt1011 01 the ILItLIi'e ROLIte 37 ramps. The TIA provides recommended improvements t0 the regional transportation iletwork that will mitigate the impacts associated with the build -Out of The Overlook Project and facilitate acceptable LOS at all Studies intersections, which are the result of this project, as well as the traffic impacts associated with the seven projects identified in the background analysis. Phase I of the TIA accounts j'or the background projects agreed LIp011 CILi1'lllg the project scoping with VDOT and Frederick County, and includes the build -out of 270 residential 1.1111tS and 4,100 square feet ofcommercial retail within The Overlook. The TIA modeling demonstrates that the new Valley Mill Road intersection with Berryville Pike will be signalized as part of this Study phase, and accOL111tS for the signalization o1' the new Haggerty Connection intersection with Berryville Pike, which was proffered by the developer o1' that project. The regional transportation network improvements suggested during the Phase 1 development of The Overlook project create an acceptable LOS at all intersections analyzed in the TIA. These improvements include the relocation of Valley Mill Road, new traffic signalization at the intersection of Valley Mill Road and Berryville Pike, new right and left turn lanes for the eastbound lanes on Berryville Pike, and a new left turn lane for the westbound lanes on Berryville Pike. File H5301 S 6 The Overlook Rezoning (3reenway linginccring • b Phase 2 of' the TIA accounts for the assumptions utilized in Phase 1 and provides for the build -out of the remaining commercial retail square feet within The Overlook, as well as annualized traffic growth tIlFOUgIlOLlt the Study area. The Phase 2 TIA modeling demonstrates that the commercial land bay intersection with the relocated Valley Mill Road may Warrant traffic slgnallzation to maintain an acceptable level of service. The Phase 2 TIA modeling demonstrates that the Signalized intersections at Valley Mill Road/Berryville Pike and Greenwood Road/Berryville Pike experience minor decreases in level of service at project build -Out; IIOWCVCr, these intersections Still function at an acceptable level of service. Additionally, the TIA provides for a design year build -out phase that accounts for the assumpt1O1lS UtillZed in Phase 2, as well as allllUalizcd traffic growth tllFOLlghOUt tile Study area, and the introdLICGOIl Of the IICW Route 37 on and off ramps at Berryville Pike. The TIA concludes that regional improvements may be required along Berryville Pike to accommodate the introduction of the new Route 37 interchange at this location. The Applicant's proffer statement provides several items that are consistent with the results of' the TIA to mitigate transportation impacts associated with this project. The Applicant has offered to dedicate right-of-way and casements necessary for the collector road system recommended by the SCFUAP, as well as fOr ILltUFC improvements that may be required along Berryville Pike to accommodate the future Route 37 interchange. The location and right-ol-Way suf11cicut for' the COIIStFUC1l011 OF two eastbound travel la11es; two westbound travel lanes; a center left turn lane; right turn lanes at all full access entrances; left, fight, and thl'OLlgh Stacking lanes IOr WCStbOLlnd traffic at the intersection of Berryville Pike; and two receiving lanes 1'or eastbound traffic at the intersection of Berryville Pike has been determined based on meetings with VDOT and the COurlty'S Director of Transportation Planning. The Applicant has offered to complete the ultimate section of the relocated Valley Mill Road between Berryville Pike and the full access entrance to the commercial land bay and for two lanes of the relocated Valley Mill Road between the commercial land bay and the existing section of Valley Mill Road in conjunction with the first phase of development. This proffered condition will ensure that Valley Mill Road is relocated to a new intersection at Ierryville Pike. This new 111tC1'SCCtloil Will 11ICILICIC slgnalizatlon, a 11eW median Crossing, and appropriate left and right turn lanes. Additionally, the Applicant has Of eyed t0 limit entrance access into the commercial and residential land bays and provide slgnalizatlon to IIICILIde all access management exception request at the new commercial ClltrarlCC Should VDOT determine that warrants are met. The Applicant's prol'fer statement provides inl'ormation to demonstrate the public right-of-way area that will need to be abandoned following the completion of the Valley Mill Road realignment. The Applicant is requesting Support of a 1'Cve11L1C sharing program project and all abandonment request from the Board Of ID Supervisors through a separate agreement for The Overlook project. File 115301 S 7 (ireenway 1.ngineering 0 • The Overlook Rezoning SEWAGE CONVEYANCE AND TREATMENT The 55.46± acre Subject property is located within the Urban Development Area (UDA) and the Sewer and Watel- Service Area (SWSA). A pUbhC sewer system 1fICILIding all 8" sanitary sewer gravity line exists on a portion of the subject properly, which drains to all existing 30" Sanitary sewer transmission main also located Oil the subject property. Tile residential and commercial land uses within The Overlook development will be clesigned to direct effluent to the 30" sanitary sewer transmission maul, which directs effluent to the OpegLlon Water Reclamation Facility (OWRF). Based on comparable discharge patterns, the Frederick COL111ty Sanitation ALIt1101'Ity (FCSA) has determined that 235 gallons/clay per residential connection and 75 gallons/clay per 1,000 square feet Of commercial development is an appropriate CalCUlation for estimating the Sewer impact. for the residential and commercial land LISeS. Q = 235 gallons/clay/acre per residential connection Q = 23.5 GPD x 270 residential connections Q = 63,450 GPD projected at residential build -out Q = 75 gallons/clay/acre per 1,000 square feet commercial Q = 75 GPD x 35.8 (35,800 sq.ft./1,000 sq.ft.) Q = 2,685 GPD projected at commercial build-ollt TOTAL: Q = 66,135 GPD at project build -out Tile proposed build-0Ut of The Overlook residential and commercial project Is estimated to add 66,135 gallons per day to the public sewage conveyance system. The development project will direct effluent to the OWRF, which has a clesign capacity of 12.6 MGD. The Frederick -Winchester Service Authority (FWSA) has advised that Frederick County owns 5.475 MGD of the total design capacity and is currently using 2.434 MGD, or 44% of this allocated capacity. The Overlook project is estimated to utilize 0.021 % of the remaining design Capacity allocated to Frederick County at build -out; therefore, the OWRF has adequate capacity to provide treatment of the projected sewer demand of 66,135 GPD created by The Overlook project. WATER SUPPLY The 55.46± acre subject property is located within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA). The Frederick County Sanitation Authority (FCSA) owns and operates the public water infrastructure near The Overlook project, and Currently has 8-inch water lines that serve the Mill Race Estates and Blue Ridge Mobile Home Park Subdivisions to the west of the proposed development. Idle #5301 S The Overlook Rezoning Grccnway linginccring 0 b Based on comparable consumption estimates, the Frederick County Sanitation Authority (FCSA) has determined that that 235 gallons/day per residential connection and 75 gallons/day per 1,000 square feet of commercial development is all appropriate CalCLllation for estimating the water impact for the residential and commercial laird LISCS. The figures below represent the impact that the total build -out 01' the proposed land uses will have on the water- supply and treatment systems. Q = 235 gallons/day/acre per residential connection Q = 235 GPD x 270 residential connections Q = 63,450 GPD projected at residential build -out Q = 75 gallons/day/acre per 1,000 Square feet commercial Q = 75 GPD x 35.8 (35,800 sq.ft./1,000 sq.ft.) Q = 2,685 GPD projected at commercial build -out TOTAL: Q = 66,135 GPD at project build -out The Applicant has prepared a water model report for The Overlook project to evaluate the capacity of the existing water system heal' the proposed development, which is included as information with this application. The water model calls for the extension of the 8- inch Water lilies serving the Mill Race Estates and Blue Ridge Mobile Home Park subdivision that are looped to provide for redundancy within the water system. The I'eSLIltS of this analysis demonstrates a 1111nIn1L1111 Steady state system pressure of 87.6 psi, Which exceeds the 1111IliIIII.I 1 40 psi r'egllirement of the FCSA. The analysis demonstrates a 1111111111UI11 SySte111 fife flow 0f 1,528 gpm, with a IlllllilllLllll zone pressure of 40 psi, which exceeds the II11r11lll11111 1,000 gprll regLlll'elllerlt of the FCSA. The FCSA water transmission system provides water service to this area of the c0111111unity via the Stephens City quarry system from the James H. Diehl Water Filtration Plant and the Clearbrook quarry system from the North Water Filtration Plant. These systems Currently provide 6.0 MGD and can be increased to 10 MGD. Additionally, the FCSA purchases water from the City of Winchester to further Supplement the capacity of potable water required to serve properties within the UDA and the SWSA. Therefore, the FCSA has the capacity to provide potable water for The Overlook project based on the estimated 66,135 GPD needed at project build -out. DRAINGE The 55.46± acre subject property is naturally divided into two distinctive drainage areas, which direct drainage from the northern portion of the site towards Ash Hollow, and from the western, central, and southern portion of the site towards Abrams Creek. The proffered GDP for The Overlook demonstrates that the commercial landbay and the lower portion of the residential land bay will direct drainage towards Ash Hollow, while File #5301S 9 • • Greenway Fngineering The 0wrlook Rezoning the remaining residential landbay area will direct drainage towards Abrams Creek. Drainage associated with the development Of the relocated Valley Mill Road will be designed to meet VDOT requirements. The Applicant will work with the County Engineer during the Master Development Plan process to determine the most appropriate approach to accommodate St0rmwater management facilities within The Overlook that meet quality and quantity measures at the time of development. Additionally, the Applicant will incorporate narratives on the Master Development Plan that account FOl' needs associated with the 2014 County -Managed Stormwater Program, if applicable, for review and approval prior to land disturbance activities associated with The Overlook project. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be pronu jected from an average anal business consumption of landfill volume of 5.4 cubic yards per 1,000 square feet of structural floor area and an average annual residential consumption of 5.4 Cubic yards per household (Civil Engineering Reference Manual, 4`l' edition). The 1*011OWing figures show the increase in average annual volume based on the 35,800 square feet of commercial land use, and 270 residential units that are projected to develop within The Overlook project: AV = 5.4 Cu. Yd. per 1,000 square feet AV = 5.4 Cu. Yd. x 35.8 (35,800 scIS01,000 sq.ft.) AV = 193 Cu. Yd. at Commercial build-out/yr, or 135 tons/yr at build -Out AV = 5.4 Cu. Yd. per hOUSCIIOId AV = 5.4 Cu. Yd. x 270 residential units AV = 1,458 Cu. Yd. at residential build -Out, or 1,020 tolls/yr at build-OUt TOTAL AV = 1,155 tons/yr at build -Out The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 Cubic yards of air Space. The projected build -Out of The Overlook project will generate 1,155 tons of solid waste at build -out annually on average. This represents a 0.57% increase in the annual solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year. The commercial laud Use pO1'tIOIi Of the pl'OtCCt Will lltlll'Lc commercial waste haulers for trash pickup service; therefore, impacts at the citizen convenience centers Will be redUCCd and tipping fees will be generated that will create a C011t11111011S reVCIIUe S011l'Cc for the Regional Landfill by it portion Of the proposed protect. File #15301 S I0 Greenway Engineering The Overlook Rezoning HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey does not identify structures on the 55.46± acre Subject property that are deemed potentially significant. The Frederick County Rural Landmarks SLII'VCy identifies Valley Mill Farm (#34-108) as a National Register Landmark, which is located on property immediately adjacent to The Overlook. Additionally, the National Park Service Study 01' Civil War Sites in the Shenandoah Valley identifies the subject property frontage along Berryville Pike as a containing a portion of the 3`1 Winchester Core Battlefield area (Berryville Canyon). The Valley Mill Farm (#34-108) is owned by Timothy and Mary Stafford, who are the Applicant for The Overlook rezoning application. The Stafford's are working with VDOT and Frederick County to relocate Valley Mill Road to the west of Valley Mill Farm, which will allow for the conversion of the public right-of-way between the one - lane low water bridge crossing 01 Abrallls Creck and the 1rontage of Valley Mill Farill to a private access drive. The relocation of Valley Mill Road will allow for Valley Mill Farm to be protected from existing traffic impacts and from future development activities SLICK as the reC011St1'LICtIOn 01 the OnC-lane IOW Water bridge adjacent to the Valley Mill Farm residence and outbuildings. The Berryville Canyon portion of the 3rd Winchester Core Battlefield area is located along the Berryville Pike frontage of The Overlook, which is planned 1'01' the future Route 37 interchange area. The Applicant's proffer Statement dedicates the majority of the property that fronts on Berryville Pike to the west of the new relocated Valley Mill Road to VDOT for use in the regional improvements associated with the future Route 37 interchange area. The Applicant IS retaining the portion 01 the Berryville Canyon that adjoins the existing Valley Mill Road and is consolidating this land area into the Valley Mill Farm (#34-108), Which will protCCt this li'0111 llltlll'e development. IMPACT ON COMMUNITY FACILITIES Fire and Rescue The (level opment of commercial retail and residential land LiSC Will create all impact t0 fire and rescue services in this area of the C01111111.111ity. The Applicant has provided a Monetary COntl'1bLitiOn t0 Frederick County Consistent With the C011111111111ty service impact values determined by the County Development Impact IVlodel to mitigate this impact. Additionally, the COLInty Will I'CCCiVC I'CMILICS From the commercial development annually, Which Will Further onset Impacts t0 1LInd Colllilllllllty services. File 115301 S I I 0 (keenway Engineering The Overlook Rezoning Parks and Recreation The development of' residential land Use Will create all impact to parks and recreation services within the community. The Applicant has provided a monetary contribution to Frederick County Consistent With the community Scrvicc impact valucS determined by the COLInty Development Impact Model to mitigate this impact. Additionally, the County Will receive I-eVCnLICS h-0111 the COIllmercial (level opment anllUally, Which will 1111-ther off -set impacts to fund community services. Educational Facilities The development of residential land use will create an impact to public school services in this area of the Conlnlunity. The Applicant has provided a monetary contribution to Frederick County Consistent With the community service impact values determined by the County Development Impact Model to mitigate this impact. Additionally, the County will receive revenues front the commercial development annually, which will further offset impacts to fund community services. General Government Tile development OI residential land LISe Will Create all impact t0 general government services within tile CO111111Unity. The Applicant has provided a monetary COIltribUti011 to Frederick County consistent with the Conlnlunity service impact values determined by the COLInty Development Impact Model to mitigate this impact. Additionally, the County Will receive revenues from the commercial development annually, which will I-urther offset impacts to fund Community services. File #5301 S 12 • • THE OVERLOOK Traffic Impact Study Located in: Frederick County, Virginia r - '. R Prepared For: Tim Stafford 1494 Valley Mill Road Winchester, VA 22602 Prepared By: VOLKERT Volkert, Inc. 5400 Shawnee Road, Suite 301 Alexandria, VA 22312 Ph: 703.642.8100 Fax: 703.642.8106 November 9, 2012 Revised June 5, 2013 • 0 Table of Contents Description Page # Report Summary and Methodology ..................................... 4 Existing Conditions......................................................... 6 Phase 1 Development Description ....................................... 10 2015 Background Conditions .............................................. 10 Phase 1 Trip Generation .................................................. 13 Phase 1 Trip Distribution And Trip Assignments ..................... 13 2015 Phase 1 Build -Out Conditions .................................... 13 Phase 2 Development Description ....................................... 21 2020 Background Conditions ............................................. 21 Phase 2 Trip Generation .................................................. 24 Phase 2 Trip Distribution And Trip Assignments ..................... 24 2020 Phase 2 Build -Out Conditions .................................... 24 "Design Year" Development Description .............................. 31 2026 "Design Year" Background Conditions .......................... 31 "Design Year" Trip Distribution And Trip Assignments............ 31 2026 "Design Year" Build -Out Conditions .............................. 31 Conclusions.................................................................. 40-43 Access Management....................................................... 43 Pedestrian and Bicycle Accommodations ............................. 43 Background Developments Location Map ........................... Appendix Background Developments Trip Distribution ........................ Appendix VDOT Scoping Document ................................................ Appendix Existing Traffic Count Data .............................................. Appendix Generalized Development Plan ......................................... Appendix The Overlook — Revised Tru Tc /nrpact S111dy VOLKE RT line 5, 2013 Page 1 List of Figures Figure # Description Page # 1 Vicinity Map 5 2 Existing Traffic Volumes 7 3 Existing Lane Geometry and Levels of Service 8 4 2015 Background Traffic Volumes 11 5 2015 Background Lane Geometry and Levels of Service 12 6 Phase 1 Trip Distribution Percentages 14 6A Phase 1 Trip Distribution Percentages at Site -Driveways 15 7 Phase 1 The Overlook development Trip Assignments 16 8 2015 Phase 1 Build -out Traffic Volumes 17 9 2015 Phase 1 Build -out Lane Geometry and Levels of Service 18 10 2020 Background Traffic Volumes 22 11 2020 Background Lane Geometry and Levels of Service 23 12 Phase 2 Trip Distribution Percentages 25 13 Phase 2 The Overlook development Trip Assignments 26 14 2020 Phase 2 Build -out Traffic Volumes 27 15 2020 Phase 2 Build -out Lane Geometry and Levels of Service 28 16 2026 "Design Year" Background Traffic Volumes 32 17 2026 "Design Year" Background Lane Geometry and LOS 33 18 "Design Year" Trip Distribution Percentages 34 19 "Design Year" The Overlook development Trip Assignments 35 20 2026 "Design Year" Build -out Traffic Volumes 36 21 2026 "Design Year" Build -out Lane Geometry and LOS 37 A Background Developments Location Map Appendix Al-A7 Background Developments: Trip Distribution Percentages Appendix The Overlook — Remised Traffic hnpacl Sludy VOLKE RT June 5, 2013 Page 2 0 • List of Tables Table # Description Page # 1 Existing Levels of Service, Delay and Back of Queue Results 9 2 2015 Background Trip Generation Summary 10 3 Phase 1 Trip Generation Summary 13 4 2015 Background and Phase 1 Build -out LOS/Delay/Queue 19-20 5 2020 Background Trip Generation Summary 21 6 Phase 2 Trip Generation Summary 24 7 2020 Background and Phase 2 Build -out LOS/Delay/Queue 29-30 8 2026 "Design Year" Background and Phase 3 Build -out 38-39 LOS/Delay/Queue VOLK LRT the Overlook — llevi.ccd Trrr��c Intpac! Sludi, 1 June 5, 2013 Page 3 OVERVIEW Report Summary Volkert, Inc. has prepared this document to present the traffic impacts associated with the proposed The Overlook development to be located along the south side of Route 7 (Berryville Pike), west of Valley Mill Road (Route 659), in Frederick County, Virginia. The Study is based upon a projected development program of 270 single-family detached units, 21,800 square feet of Retail, a Convenience Mart/ Past Food (2,000 square feet) with a 16 pump Gas Station, a 4,100 square foot Drive-in Bank and a 7,400 square fool I-Iigh-Turnover "Sit Down" Restaurant. Access is to be provided along Route 7 via a relocated Valley Mill Road. Build -out is anticipated to occur over two (2) transportation phases by the Year 2020. Weekday AM peak hour, weekday PM peak hour and Saturday peak hour midday analyses are provided for Existing, 2015 Phase 1 Background (no -build), 2015 Phase I build -out, 2020 Phase 2 Background, 2020 Phase 2 Build -out, 2026 "Design Year" Background and 2026 "Design Year" Build -out conditions. The Overlook development Generalized Development Plan (GDP) is 1i1ClUded in the Appendix section of this Report. Figure 1 is provided to illustrate the location of the proposed The Overlook development with respect to the surrounding roadway network. Methodology All methodology utilized in this Report is based upon an "approved" scoping letter established between the Applicant, the Virginia Department of Transportation (VDOT) and the Frederick County Planning Department. DOCUmentatlon associated with this scoping letter is provided in the Appendix section of this Report. The traffic impacts accompanying The Overlook development were obtained through a sequence of activities as the narratives that follow document: • Collection and evaluation of existing traffic data, • Assessment of background traffic (includes planned projects in the area of impact), • Calculation of trip generation for the proposed The Overlook development, • Distribution and assignment of The Overlook development -generated trips onto the study area roadway network, • Analysis of capacity and level of service using the latest version of Synchro for existing and future conditions. VOLKERT The Overlook — Revised Truffic hirpac! Sludv June 5, 2013 Page 4 t / .' a►T EXISTING CONDITIONS Volkert, Inc. conducted weekday AM, weekday PM and Saturday midday peak hour manual turning movement counts at the intersections of Routc 7 (Berryville Pike) /Valley Mill Road (Route 659), Route 7/Greenwood Road (Route 656), Greenwood Road/Valley Mill Road, Valley Mill Road/ Chinning Drive and Senseny Road (Route 657) /Chinning Drive in Year 2010. In order to represent the current year (Year 2012) traffic condition, the counts were increased by applying an annual compounded growth rate of 0.25% from Year 2010 to Year 2012. ADT (Average Daily Traffic) was established along each of the study area roadway links using a " F factor (the ratio of Pi\4 peak hour traffic volumes to 24-11ou1- traffic volumes) of 8% based upon the current VDOT traffic data. Figure 2 shows the existing weekday and Saturday ADT, as well as the weekday AM/PM and Saturday mid -day peak hour traffic volumes, at key locations within the study area. Figure 3 shows the corresponding existing lane geometry and peak hour levels of service results. All traffic count data and Synchro levels of service worksheets are included in the Appendix section of this Report. Table I is provided to show the existing levels of service, vehicle delay and 95"' percentile back of queue, by lane group/approach, for each of the study area intersections. The Overlook — Revised Traffic Impact Smdv VOLKERT June 5, 2013 Page 6 0 • LEGEND OI INTERSECTION i X(Y)[Z) AM PEAK HOUR (PM PEAK HOURJ[SATURDAY PEAK HOUR] 1O (AVERAGE DAILY TRIPS (ADT)l 4� m , 2 i WEEKDAY ADT 9ATURDAYAD7 j r 1 26420 19100 2 24WO 18840 z 3 3180 1630 656` ry 4 3180 1630 R 5 23900 22190 SITE6 22200 23030 3 659 J 7 aslo 4540 9 1'.V 1.M 1.1. itU 659 ,tU1 8 050 3750 4 a B 11410 0400 10 5120 3030 13 1/ 4090 2890 12 3470 1690 13 3110 2190 14 2000 2180 15 7690 5900 ie 0160 7520 7q 5 5 O �t 166J]( J�%(JO111 /76]/)"26 �'1Sr/r/ZS/)/J al/IJ)/ RJ 659 �w —'�''� 3 �ec r 69 r21 659 1680(119)1561 n (l m 4//�Yry/] �IIJrNS/r)] 6rXo/I //659 /� /)y/rev 0, /rD)/I/� 659 5 (1j \a\\5144�� (29(l>1)61ts, nte r?.t7�(�� J��J7� ^''06(,%1 97] PF \\ 856 7 The Overlook FIGURE I Existing (2012) Traffic Conditions LE//GEEND INTERSECTION 0 llx LANE CONFIGURATIONS 'v TRAFFIC SIGNAL O STOP SIGN X(Y)(Z] AM PEAKHOUR(PM PEAK HOUR)(SATURDAY PEAK HOUR) * DENOTES UNSIGHALZED CRITICAL MOVEMENT 4, a J 858 SITE 859 659 . a S O UNSIGNALZED INTERSECTION 859 e b O SlONALD.ED O SIGNALZED O UNSIDNALZED O SIONALZED QP INTERSECTION INTERSECTION INTERSECTION INTERSEC710N s LOS•C(D)[Bl LOS-D(D)TD) LOS-D(D)(DI � 859 G{j� � nnq�nl 659 65 t1�c n V z /.Ot//R/ ,I��IdI V 'cl c c I'C"C c 659 C'7 a t 858 658 F The Overlook FIGURE 3 Existing (2012) Lane Geometry & LOS • Table 1 The Overlook Levels of Service, Delay and Back of Queue (95t%,) Results Existing Conditions Existing Conditions Intersection AM Peak (lour I'M Penk Ito Sntunlay 1'calt Ilnur Delay (11) sec) Queue (lu reef) ) LOS DC111). (in sec) Queue (in feet) LOS Delay (ht sec) Qucue (In feet) F.IIAVII: Routc 7 Nil: Vn11ey MIH Road 'Ilaffic Conhvl: Stop Sign 1:13,U N/A NIA N/A NIA N/A N/A N/A NIA N/A E13rF NIA N/A N/A N/A N/A NIA N/A NIA N/A E13'R N/A N/A N/A N/A NA\ Nh\ N/A N/A N/A Ell LOS Nh\ Nh\ N/A WI34, 13 12 s. sit I3 10 s. 19 n A 10s. 5 n WBIF N/A N/A N/A N/A N/A NIA N/A N/A N/A Wit LOS NM R/A Nh\ N13/1-It D 25 s. 79 n D 1.1 s. 15 n 13 12 NB LOS N/A NL\ N/A OVERALL Nh\ Nh\ NA EIIAVII: Route 7 ,Nil: Greeum od Road SI3: Ilrst Woods Drive 'Ila f3c Contnd! Signalimlinn H13,1. D 45 s. 88 n D 38 s. 16 n C 33 s. I I n 1?I3? C 31 s. 354 11C 23 s. 22,111 13 19 s. 207 n Fn4t 13 12 s. 26 n A 7 s. 29 n A 5 s. 38 fl Ell LOS C C 13 W131 D •11 S. •11 n C 3.1 s. 15011 C 33 s. 81 n WBrF C• 30 s. 216 n 11 11 s. 233 It 13 12 s. 207 n Wl3'R A 7 s. 32 R A 4 s. 5 n A 6 s. 3 If Wit LOS C It 13 NIPLTR D 50 s. 37G n 13 20 s. 120 n 13 12 s. 67 n IN It LOS D It It SIPLT C 33 ,. 124 n C 22 s. 76 n 13 20 s. 32 n SI3'R 13 12 s. 23 n 11 13 s. I I n A 8 s. 25 n SR LOS C C 13 ovi"ll,kLI. C It 13 EIIm71: ValleyMill Road Nll/SI3: Greemvlod Road is Conool: Signannt3on Ii13'L C 31 s. 43 n C 25 s. 37 n C 25 s. 32 n HIVIR C 22 s. 98 n C 28 s. 17011 C 21 s. 101 n Ell LOS C C C \v13,L 13 20 s. 55 n 13 19 s. .5511 13 16 s. 35 n w131IR 13 17 s. 103 11 13 l4 s. 63 If It 12 s. 38 n Wit LOS 13 It II NRKL A 10 s. 81 n 13 14 S. 1 12 Il A 9 s. 51 11Tni Nnrllt A 9 s. 119 n 11 10s. 133 n A 7 s. 50 n IN It LOS A It A S13'L A 8 S. 16 n 11 11 s. 27 n A 9 s. 13 n SIVIR A 8 s. 7.1 n 13 11 s. 160 n A 8 s. 68 n SII LOS A 13 A OVERALL 13 11 13 Wit: dopey d1111 Road ,NB: Chinning Drive Sit: valley dull Road Traffic Contrvl: Stop Sign WI311- A 10s. 8n R 10s. 12n A 9s. 5n \V8'R N!A N/A N/A Np1 N/A N/A N/A N/A N/A NVII LOS Nh\ N/A Nh\ N1311' Nh\ N/A N/A N/A NIA N/A N/A N/A N/A N13,R N/A N/A N/A N/A N/A N/A N/A N/A N/A Nil LOS Nh\ Nhk NM SU'L A 8 s. 7 1l A 8 s. 11 n A SRrl' NIA NIA N/A N/A N/A N/A N/A N/A N/A Sit LOS Nh\ Nh\ N/A OVERALL NA 'N/,% Nh1 EBAVI3: Senseny Road Sit: Clmnnhrg Drive 'Ilvfiic Connvl: Slgnalimtion I?DIL 13 1 16.9. 33 n 13 T 16 s. 46 n 13 19 s. 49 n EBrr 13 15 s. 74 n 13 1 20 s. I50 It C 23 s. 136 n Ell LOS 13 13 C W13? C 21 s. 1.18 n 13 17 s. 119 IT C 20 s. 107 n W13,R A 6 s. 1011 A 6 s. S n A 8 S. 9 n Wit LOS C 13 11 SU,L A 7 s. 8 It A 7 s. 8 n A 6 s. 8 n S13R A 3s. 1511 A 3s. 16 11 A 2s. 1511 SIlLos A A A OVERALL 13 It IS I.13 Easllxmnd, Wn \Vcsllxrontl, NI3 NorlhImnd, S13 Southbound, L: LcO,'I'ilhni, It: Riglu VOLKET Theolgel•l�)/)i-- Revisedr,•O ��, I»,�)�,��/ snrrllJune 5, 2013 Page 9 0 • PHASE 1 TRAFFIC ANALYSES (2015) The proposed Phase I development is to include 270 single-family detached units and a 4,100 square foot Drive-in Bank. Access is to be provided via fOLll• (4) site -driveways located along the relocated Valley Mill Road (Route 659). Access to the retail parcel is provided via the northernmost driveway. Access to the residential parcels is provided via three (3) other driveways. All driveways are stop -controlled. Phase 1 is to be built -out by Year 2015. 2015 BACKGROUND CONDITIONS In order to determine the 2015 background traffic conditions, VolkC1-t, Inc. increased the existing traffic volumes, shown on Figure 2, using a rate of 0.5% per year through Year 2015. Per the September 2012 VDOT/County approved Scoping Agreement, 20% of the Greenwood Road traffic volumes were then reassigned to the new intersection of RoLItc 7/Valley Mill Road. Additionally, all trips relating to specific future "other developments" located within the vicinity of the site were incorporated. Table 2 is provided below to summarize the 2015 "other developments" trip generation as determined using rates provided by VDOT (Apartment and Townhouse/Condo residential uses) as well as those included in the 7`I' Edition of the Institute of Transportation Engineers' (ITE) Trig Generation Report, Figure A is provided in the Appendix section of the report showing the location the background developments. Figures Al through A7 area also provided in the Appcndix showing the trip distribution percentages associated with each of the background developments. Figure 4 shows the 2015 background weekday and Saturday ADT, as well as the weekday AM/PM and Saturday mid -day peak hour traffic volumes, at key locations within the study area. Figure 5 shows the corresponding 2015 background lane geometry and peak hour levels of service results, All Synchro levels of service worksheets are included in the Appendix section of the Report. Table 2 2015 Background "Other Developments" ,\\I P-k (lour 1'1I P—k Ilaur \U'P Sutunlny P-11* 11nur AU'1' CoJc Land Usc .\numnt In OW'1'otnl In 0111 Tolul In Out Total Red-Ilud Itnn 210 S,nglc-Family Ihu,cltcd 25 uniL, 7 20 27 19 11 31 29(1 19 1 I 31 286 T'ntnl 7 20 27 17 II JI 290 19 II 31 286 Lakes Phases 9 and 10 110 Snglc-randy D,1-hcd 65 mm, 14 41 55 46 27 73 700 46 27 73 702 2.1 "r:".,l sc; Canto' 71 unno- 10 37 47 38 21 58 595 30 2.1 54 549 TWA 24 78 102 84 48 131 1,284 76 51 126 11251 I •)nnhn,cn 21(1 Single -Parody land—] 3 unns 3 9 12 3 2 5 4I 3 2 5 39 82(1 Retail 87,120 SF 88 56 1•14 27.4 297 572 6.2t19 -012 38(1 791 8.471 ' "'^'""• "" Totn1 91 65 156 277 299 57(1 6 2511 414 382 796 8,510 PIclJsionc Uc, elnpmcut 230 To,cnhousc Condn• 93 units 13 47 60 49 27 76 760 39 31 69 719 'rotnl 13 47 60 49 27 76 760 39 31 69 719 So,-Ogn Pi1L,gc 210 S,nglc-Fancil), lht:tchccl 42 umL, 10 29 39 31 18 49 .168 31 I8 49 466 220 Aparlmcn0 64 umt 9 30 39 32 18 50 503 3(I I8 48 499 820 Rcl.ul 104.544 SI' 98 63 161 309 335 645 6990 463 428 991 9,502 'Total 18 59 78 63 36 99 971 61 37 97 964 nnggcrty Property 110 Single - Family Dctachc 1 ISO unns 34 102 135 115 67 182 1,786 115 67 182 1,829 220 Apartment• 60 unns 8 28 36 30 17 d7 -172 28 17 45 468 230 To�nhouscXondo• 60 unns 9 31 •10 32 18 50 497 25 20 46 464 '1'otnl 51 1(11 211 177 102 278 2,754 168 105 273 2,760 01cyuon Crossing 210 single -Fancily 1mad c i 155 unit., 29 88 118 100 59 159 1,556 IN 51)159 11589 230 "1'aa,nhousa•-Condo* 170 unu.5 23 84 107 88 48 136 1,36.1 G9 55 12.1 1.314 'total 5.1 173 225 IN8 107 295 1 2,92 169 II4 283 2,903 Ihmmunul uai�, o,p fnxraonn rams pmrwca ") , Ix, i VOLKE RT The Overlook — Revised rru(re hnpuc'1 Study June 5, 2013 Page 10 u 0 LEGEND OI INTERSECTION l X (Y)(Z) AN PEAK HOUR (PM PEAK HOUR)[SATURDAY PEAK HOUR] 7� AVERAGEDAILY TRIPS (ADnf SITE I WEEKDAYADT 11ATURDAYADT 1 31745 24748 2 29558 23991 3 6382 5092 4 6382 5092 5 29083 27554 6 28715 29973 7 5955 5504 8 7265 4694 9 11100 6010 10 7105 5264 11 4760 3340 12 6672 5152 13 7054 6971 14 7217 8712 15 9760 8377 18 12606 11805 17 FUTVRELOCATION FUTURELOCA17ON 18 FUiURELOCATION FUTURE LOCATION 19 FUTURE LOCATION FUTURE LOCATION 20 FUTURE LOCATION FUTURE LOCATION r1 0 /O l67r(/ IJ2 M,7 2R0{01j/9lJ I /(.1"14 — ✓' Z y �`Ila(Ts = 659 �eTn45)1731 c a g�0/r/.r/ x O6(77 /.f ?3([9H)ll641 �o 4� R�'6(7Jyr/�/7j0j/ ��I6 % 77j9/ 7jl/Sff� � 659 5(278/276 � j 6(981[717 It0l13 y16 659 �� 11f7/(.iJJJIS{D�� '2rn2)l2U�) 1u31p9)1116� 6 a 656 _ 656 6 O O 9 10 ' D Bpi/B4{� J 6 0/7 1IJ /1pl/(I/9/6j{ FUTURE y '7jJ6 ifs/o INTERSECTION lr FUTURE FUTURE I FUTURE INTERSECTION I INTERSECTION INTERSECTION The Overlook FIGURE 4 2015 Background Traffic Conditions 0 LEGEND I INTERSECTION 0 �f LANE CONFIGURATIONS TRAFFIC SIGNAL O STOP SIGN X(Y)[Z] AM PEIKHOUR(PM PEAK HOUR)[SATURDAY PEAK HOUR] is DENOTES UNSIGRALIZED CRITICAL MOVEMENT SKIRALQEO SIGNALIZED OO INTERSECTION O INTERSECTION O r� LOS•B(B)1B1 LOS•B(B)(B) � I��Zi p�a t� V O � V � V� frTlfl/IJ) [cltcac 659 656 656 SIONALIZED INTERSECTION LOS-B(B)IB] C UNSIGNALIZEO SIGNALIZED INTERSECTIONO INTERSECTION LOS•B(B)1BI 659 Q e` n(ulll`[. 659 5 MMALIZED INTERSECTION LOS- C(B)IB1 FUTURE FUTURE FUTURE FUTURE N a INTERSECTION INTERSECTION INTERSECTION INTERSECTIO The Overlook FIGURE 5 2015 Background Lane Geometry & LOS U r,l L—/ PHASE 1 TRIP GENERATION Volkert, Inc. utilized the latest 81' Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Repay to establish the total trips for Phase I of The Overlook. Table 3 is proVldCd to SUmmarize the total trip generation associated with Phase I of the development. "fable 3 Proposed Development: The Overlook Phase I Trh) Generation Summan, ITr Code lain([ Use Anmint In AJI Peak (lour Out Total In PAI feat: Ilour Out Total ADT In Sat Peak (lour Out Total ADT 210 Single -Family Deutched 270 units 50 149 199 162 95 257 2700 132 117 250 2720 912 Drive-in Bank 4,100 SF 28 22 51 53 53 106 607 57 52 109 354 Toad Trip,. 78 171 249 215 148 363 3,307 189 170 359 3,074 PHASE 1 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Access to the site is provided Per the VDOT/County approved Scoping Agreement, Volkert, Inc. utilized the trip distribution percentages shown in Figure 6 to assign the proposed The Overlook Phase I development trips (Table 3) throughout the study area roadway network. Figure 6A is provided to show the percentages of site generated trips entering and exiting each of the site -driveways. Figure 7 shows the development -generated trip assignments for the weekday and Saturday ADT, as well as the weekday AM/PM and Saturday mid -day peak hours. PHASE 1 (2015) BUILD -OUT CONDITIONS The Phase I development assigned trips (Figure 7) were added to the 2015 background traffic volumes (Figure 4) to obtain 2015 build -out conditions. Figure 8 shows the 2015 Phase I build -out weekday and Saturday ADT, as well as the weekday AM/PM and Saturday mid -day peak hour traffic volumes, at key locations within the study area. Figure 9 shows the corresponding build -out lane geometry and peak hour levels of Service results. All Synchro levels of service worksheets are included in the Appendix section of this Report. Volkert, Inc, has provided Table 4 to show the 2015 background and Phase 1 build -out levels of service, vehicle delay and 95t1i percentile back of queue, by lane group/approach, for each of the study area intersections. VOLKT The Overlook —Revised Tru Tc huperc! SRrdv i June 5, 2013 Page 13 0 The Overlook FIGURE 6 Phase 1 Trip Distribution Percentages m 0 • LEGEND OI INTERSECTM)NO X(Y)[Z] AM PEAK HOUR (PM PEAK HOUR)[SATURDAY PEAK HOUR) 7� IAVERAGE DAILY TRIPS (ADT)1 O O i SI(44)/SI/ SITE \J W4M26(22)(25) M O (3 WEEKDAYAOT SATURDAYADT 827 769 1323 1230 2150 1098 1158 1078 092 922 992 922 0 0 0 0 496 461 496 461 0 0 1158 1076 661 616 601 615 331 307 331 307 607 354 045 952 1161 1170 694 598 26(12)/25) � ll9)12118� �8(21)l19) 859 g � R A + ti \b^\\ In /r7D J>> \�\ 859 The Overlook FIGURE 7 Phase 1 Development -Generated Trips 0 LEGEND OINTERSECTK)N1 X (Y)(Zj AM PEAK HOUR (PM PEAK HOUR)[SATUROAY PEAK HOUR] AVERAGE DAILY TRIPS (ADi)1 ��4 s r y'J � t v9j _ C ; o t(///S)/J) zl lu//ayj/641//ss/ �1/9177//64/ r,l0803).0/ �' �S\ ' \a\ \p\� ,`14\a� 1r pol�34V7 7 859 0� p9\ F 175117916/ : 11231119}lll6% • } 656 w _ a , a` /:01)(llyJ6j7� y7// �/�Of�1017/ '• ��Q�.��\\ ��///y ///y / v 659 m lam0- WEEKDAYADT SATURDAYADT 32572 25516 30M1 25221 0532 70W 6168 30075 28476 29707 30896 5955 5504 7265 4694 11596 6471 7681 5725 4760 3340 7830 6228 7716 7586 7879 9327 10111 8684 12937 12113 007 354 045 952 I161 1170 594 598 �961.7JJ//1/y/J'J/ I 659 %.113(167)1961 107(727)11981 659 5 / J f N ^ yyf119/IIJS //lv/!/11JS t I T7�lJJJI/sp7� J711171112u1/ a ///o v�/� � //� JJ) ✓ /a/ JllV lap\tip 01" 659 \tip 659 The Overlook FIGURE 8 2015 Phase 1 Build -out Traffic Conditions • LEGGEEND llu INTERSECTIONS Xf LANE CONFIGURATIONS TRAFFIC SIGNAL O STOP SIGN X(Y)[Z] AM PEAK HOUR (PM PEAK HOUR)ISATURDAY PEAK HOUR) * DENOTES UNSIGNALIZED CRITICAL MOVEMENT _ O SIGNALIZED INTERSECTION LOS• D(U)IDJ /cl(011 cz ._ }ffifOl /N 659SIGNALIZED 4 O INTERSECTION O IWERSEC7700H LOS-D(D)(BJ O INTERSECTIOSIONALLZEDN INTERSECTKIN ED $O INTERSECTION LOS•B(0)(OJ * LOS•B(BJIBJ _ /N �S11FBlcllr 859 l � I/rl� 659 5 GJ rroq/ir / I � � Uj� 5*� a IkR n Vqll=lc � �fl 659 � 656 m� 656 � x © SIGNALIZED INTERSECTION LOS-C(B)IBJ O UNSIGNALDZD '�j INTERSECTION O UNSIGNALIZED 17j, INTERSECTION q� .� �]• UNSIONALIZED INTERSECTION IU UNSIONALIZED SECTION rt� /.• % .r !ti �7 j� j� ♦ jJ NMI 41 \ \ The Overlook FIGURE 9 2015 Phase 1 Build -out Lane Geometry & LOS Table 4 The Overlook Levels of Service, Dclay an (I Back of Queue (95'%t) Results 2015 Phase I Background and Build -out Conditions ® �L1�lLfGli�1��®Lf0®�Lt�7[141Li�J'� ft®00000®_ OEM= ®_ f1®®_ ft®©f1®®itAO��ift®�f1Af1®®_i10®_eft®®�_ IB. I—i4-0111 Sn.rJZ—AL[,,I l tiny F. R:I, VOLKE RT 7ile ot,el-loflk — apt+,.veCr TrCIffL' /mpucl Sludtt Junc 5, 2013 Page 19 • Table 4Ic,n. n,i q The overlook Levels of Service, Delay and Back of Queue (95`%) Results 2015 Phase I Background and Build -out Conditions II®II�II�i��ll� �II�� ® ©®IAA®III MAE ®�.IIIIIIIIIIII��C�®®® iii "'11—.d PII N-1—A\U ^S-bl.w.LI Idt 111.uR RiN The Overlook — Revised Traffic Impact Strrdv VOLKE Jnne 5, 2013 Page 20 • PHASE 2 TRAFFIC ANALYSES (2020) The proposed Phase 2 development is to include 270 single-family detached units, 21,800 square feet of Retail, a Convenience Mart/ Fast Food (2,000 square feet) with a 16 pump Gas Station, a 4,100 square foot Drive-in Bank and a 7,400 square foot High -Turnover "Sit Down" Restaurant. Access is to be provided via four (4) site -driveways located along the relocated Valley Mill Road (Route 659). Access to the retail parcel is provided via the northernmost driveway (signalized control). Access to the residential parcels is provided via three (3) other driveways (stop control). Phase 2 is to be built -out by Year 2020. 2020 BACKGROUND CONDITIONS Ill Older to determine the 2020 backgrOLInd traffic conditions, Volkert, Inc, increased the existing traffic VOlunles, shown on Figure 2, using a rate of 0.5% per year through Year 2020. Per the September 2012 VDOT/County approved Scoping Agreement, 20% Of the Greenwood Road traffic volumes were then reassigned to the new intersection of Route 7/Valley Mill Road. Additionally, all trips relating to specific future "Other developments" located within the vicinity of the site were incorporated. Table 5 is provided below to sLtnlnru-izc the 2020 "other Cleve]opnients" trip generation as determined using rates provided by VDOT (Apartment and Townhouse/Condo residential uses) as well as those inclLldcd in the 7°i Edition of the Institute of Transportation Engineers' (ITE) Trip Genercition Report. Figure 10 shows the 2020 background weekday and Saturday ADT, as well as the weekday AM/PM and SatUr'day mid -day peak 11OL11- traffic VOILImes, at key locations within the study area. Figure 11 shows the corresponding 2020 backgl'OLilld lark geometry and peak 11OL11- levels of service resLllts. All Synchro levels of service workslicets are incluClcd in the Appendix section of this Report. Table 5 2020 Background "Other Developments" Trin C.rnrr;)linn Sunvnnry AM Peak Hour IIAI Penh Ilonr 1DT Saturday Peak Hnur ADT- Cade Land Use Anxntnl In Out 'total In OnI TWA In Out Total Red -Bud Run 210 Single -Family Dclachcd 25 units 7 20 27 19 11 31 290 19 11 31 286 Total 7 20 27 19 Il 31 290 19 II 31 286 T,%In Lakes Phases 9 tool 10 210 Singlc-Family Detached 65 units 1.1 •11 55 46 27 73 700 •16 27 73 702 230 Tosvnhousccondo• 71 units 10 37 •17 38 21 58 595 30 24 54 5.19 -total 24 78 102 811 48 131 1,284 76 51 126 1,251 1.N'nnhnven 210 Singlc-Family Detached 3 units 3 9 12 3 2 5 41 3 2 5 39 820 Retail 87,1205E 88 56 1.1.1 27.1 297 572 6,209 .112 380 791 8,471 11''"'"°"^" Total 91 65 156 277 299 576 6,250 1 414 382 796 8,510 Fleldslane De%elopment 230 Townhnusc.Condo• 93 units 13 47 60 49 27 76 760 39 31 69 719 Total 13 47 60 49 27 76 760 39 31 69 719 Sovereign Village 210 Single -Family Ucmchcd .12 units 10 29 39 31 18 49 468 31 I8 49 466 220 Al—Imenl' &I units 9 30 39 32 18 50 503 3(I I8 48 499 820 Rcmil 104,54-1 SF 98 63 161 309 335 6.45 6,990 •163 428 991 9,502 ' 11111-- Total 18 59 78 63 36 99 971 61 .37 97 964 Haggerty Praperly 210 Singlc-Family Detached 190 units 34 102 135 115 67 182 1,786 115 67 182 1,829 220 Apar(mcnO 60 units 8 28 36 30 17 47 .172 28 17 45 468 230 Taamhousc Condo' 60 units 9 31 40 32 18 50 497 25 20 46 I(A Total 51 161 211 177 102 278 2,754 168 105 273 2,760 Opequon Crossing 210 Single -Family Detached 155 units 29 88 118 100 59 159 1,556 100 59 159 1,589 230 TosvnhousuCondo' 170 units 23 84 107 88 48 136 1,361 69 55 124 1,314 Total 1 53 173 225 1 188 107 295 2.920 1 169 114 283 2,903 ' Uemmunnl matt; trip p--I.on rnt- provided by VDO1. VOLK E RT The Overlook — Revised TraUc Impact Sluch' June 5, 2013 Page 21 • Ll LEGEND OI INTERSECTION l X(Y)[Z] AM PEAK HOUR (PM PEAK HOUR)(SATUROAY PEAK HOUR] N 1Q I AVERAGE DAILY TRIPS (ADn/ 0 WEEKDAYADT SATURDAYADT 1 32425 25238 �r 2 30188 14471 1 N 3 W 62 5132 ' 4 M2 5132 5 29703 28124 6 29285 30563 ti 656 SITE 7 0105 5624 1 8 7445 4794 4 7 J 9 11400 6170 S P� i 0• tiO�tO� 6 n 10 7315 5344 ^ 10 : r\pt> 11 4860 3420 10 659 4 4 12 0762 5202 H 13 7134 7031 14 7267 8772 13 /5 0980 8527 16 12036 11995 17 FUTURE LOCATION FUTURE LOCATION 18 FUTURE LOCATION FUTURELOCATION 19 FUTURELOCATION FUTURE LOCATION 20 FUTURELOrAT1ON FUTURELOCATION 14 O fq 2 11243I j�r•f R ='�a ''n)/(xf 659 %.x9(148)1741 c � or. �►Z"7"n�0�'/ °(/42)(6, //27/ �//T2/ Ics� 659 Gf6 73I:6611Al llx71070.1 5 /78p �8pIg8 4 \f\\L';0\'1� r� �; lypl(15133 659 .f� /lp (.1 8)11 �,20(279)1,061 / 4/LI /1TH� \�b4 1771(10t165 656 `J (1161119ri1119� ^ x 6 O O 9 10 it1(2 )14 9J5j7 FUTURE INTERSECTION I / FUTURE FUTURE I FUTURE INTERSECTION I INTERSECTION INTERSECTION The Overlook FIGURE 10 2020 Background Traffic Conditions LEGEND OI INTERSECTION 0 �4 (� LANE CONFIGURATIONS TRAFFIC SIGNAL 0 STOP SKIN X(Y)[Z] AM PEAK HOUR (PM PEAK HOUR)[SATURDAY PEAK HOUR] * DENOTES UNSIGNALIZED CRITICAL MOVEMENT O2 SKINALIIED SIGNALIZED INTERSECTION INTERSECTION LOS•D(D)(D) Los-D(D)(B) G✓ Icluec �� 659 656 656 UNSIONALIZED SIGNALED INTERSECTi(NIO INTERSECT ION LOS• B(B)(B) 659 rF 110I)IC), 659 65 SIGNALIZED INTERSECTION LOS• B (B)IB] anLU),I) WONALLZED INTERSECTION LOS• B(B)(B] 'Ifo FUTURE FUTURE FUTURE FUTURE 47 INTERSECTION INTERSECTION INTERSECTION INTERSECTION The Overlook FIGURE 11 2020 Background Lane Geometry & LOS • • PHASE 2 TRIP GENERATION Volkert, Inc. utilized the latest 8`F' Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report to establish the total trips for Phase 2 of The Overlook. Table 6 is provided to summarize the total trip generation associated with the Phase 2 development. 'fable 6 Proposed Development: The Overlook Phase 2 Trin Generation Summary ITE Code 1,md Use Atimint In AM 1'cak Hour out Total fit PSI Peak (lour Oul TOM Awr Sol In Peak (lour Out Tond ADT 210 Single -Family Detached 270 units 50 1119 199 162 95 257 2700 132 117 250 2720 820 Retail 21,800 SF 38 24 63 110 119 229 2,523 166 153 318 3,539 853 Convenience Mart x0pumps 16 pumps 133 133 265 153 153 305 8,682 82 78 160 3,272 912 Drive-in Bank 4,100 SI' 28 22 51 53 53 106 607 57 52 109 354 932 11=I' Restaurant 7,400 SF 44 41 85 49 34 83 941 55 49 104 1172 933 Fast Food w/out DT 2,000 SF 53 35 88 27 26 52 1432 53 56 109 1392 lhcmnf mz.ix cons �Im,l Sub -Total 346 404 750 553 479 1,032 16,885 5,15 505 1,050 12,449 Internal Trips (ta/jrom Res. And Non -Res.) 30 30 60 39 39 77 810 37 37 75 816 !lass-kv Trips 25% (Code 820) 8 8 16 29 29 57 631 40 40 80 885 Pass-/{r Trips 40916 (Code 8531933) 71 71 141 71 71 143 4,045 54 54 108 1,865 Total "New" Trips 238 296 534 414 3,10 754 11,399 414 374 788 8,882 PHASE 2 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Per the VDOT/County approved Scoping Agreement, Volkert, Inc, utilized the trip distribution percentages shown in Figure 12 to assign the proposed The Overlook development Phase 2 development trips (Table 6) throughout the study area roadway network. Trip distributions at the site -driveways remain consistent with Figurc 6A. Figure 13 shows the development -generated trip assignments for the weekday and Saturday ADT, as well as the weekday AM/PM and Saturday mid -day peak hours. PHASE 2 (2020) BUILD -OUT CONDITIONS The Phase 2 development assigned trips (Figure 13) were added to the 2020 background traffic voluIl7es (Figure 10) to obtain 2020 build -out conditions. Figure 14 shows the 2020 Phase 2 build -out weekday and Saturday ADT, as well as the weekday AM/PM and Saturday mid -day peak hour traffic volumes, at key locations within the SlUdy area. Figure 15 shows the corresponding build -out lane geometry and peak hour levels of service results. All Synchro levels of service worksheets are included in the Appendix section of this Report. Table 7 is provided below to show the 2020 background and Phase 2 build -out levels of service, vehicle delay and 95"' percentile back of queue, by lane group/approach, for each of the study area intersections. VOLKERT The Overlook — Revised Trq(rc Impact ,51101, June 5, 2013 Page 24 ck 0 • M LEGEND OI INTERSECTION 0 XM[Z] AM PEAK HOUR(PMPEAK HOURJ[SATURDAY PEAK HOUR] iO AVERAGE DAILY TRIPS -X(-Y)[-Z] DENOTES PASS-BYTRIPS C 900-1511 1656 656 9\ sy 71 �r74 ti^ 64r 659 / WEEKDAYADT SATURDAYADT 1 2850 2221 2 4560 3553 3 12005 8524 4 3900 3109 5 3420 2665 6 3420 2665 7 0 0 8 0 0 9 1710 1332 10 1710 1332 11 0 0 12 3990 3109 13 2280 1778 14 2280 1776 15 1140 888 18 1140 688 17 74074 9614 18 050 956 19 1133 1141 20 728 737 O` i 11 Il(2l 9 II,iJ�� O /J/l(4/J14� �14(41)14// O/74J �/ `' �� /�2vJ•fti7 �� /,p�y'J7D r 9 659 \\fib\� 659 The Overlook FIGURE 13 Phase 2 Development -Generated Trips 0 LEGEND OI lNTERSECVON I X(Y)[Z] AM PEAK HOUR(PFi PEAK HOUR)(SATURDAY PEAK HOUR) OAVERAGE DAIN TRIPS (ADT) / �96j()riTl/il 2(X9 I A'/c/l/JZiy` r/19//c 51 pa1135UR61 859 7 /202 471149/ /(2/9152 R y6l// 004/ //lp''/f0D' • ���5 rJ' 4y 0 4 b1 659 �-J WEEKDAYAOT SATURDAYADT 35275 27458 34747 26024 16548 13656 10452 8241 33123 30789 32705 33228 0105 5624 7445 4704 13110 7502 0024 6677 4660 3420 10752 8311 9414 8308 9546 10540 11120 0415 13976 1288/ 14074 0614 950 950 1133 1141 728 737 C 12X0/(1){11�6/ay M, 6(�iy/�i 1/7/ O R.133(199)113T1 VJJ Jl L 1721/(1X l?e{l(.1{3//Ty{� 10{(7{0 �720(1791% 06/ c 1„ ti a 10 The Overlook FIGURE 14 2020 Phase 2 Build -out Traffic Conditions 0 • LEGEND I INTERSECTION! �f LANE CONFIGURATIONS TRAFnC SIGNAL O STOP SKIN X (Y)[Z) AM PEAK HOUR (PM PEAK HOUR)(SATURDAY PEAK HOUR) * DENOTES UNSIGNALLEED CRITICAL MOVEMENT SIGNALQED INTERSECTION LOS- C(C)(C) 4 n 2GMALJZED INiERSH EC ETION O IMERSGNAECTH)N O UNSIONALQED $O INTERSECTION INTERSECT}ON ^Los-c(c)(e) Los-DID"D) Los- qC o V � 659 � Dm)clr 659 5 V rf� rll4j/fit) / I/L 659 � c = 656 656 A SIGNALQED SIGNALf7ED g UNSIGNALLZED UNSIGNALQED ID UNSIGNALQED © INTERSECTION O '�O IHTERSECRON O 'I�j^. INTERSECTION f INTERSECTION •f� f INTERSECTI0N LOS-D(C)(DJ '.� LOS-E(D)(DI ••,4 •6,r^ .•G rr ri. it k?. �rAi� �9r Q[f E 659 659 859 659 The Overlook FIGURE 15 2020 Phase 2 Build -out Lane Geometry & LOS •I•ahlc 7 The Overlook Levels of Service, Delay and Back of Queue (9.50/6) Results 2020 Phase 2 Background and Build -out Conditions l ®®®®®®®®®®®®®®® ®® ® ®®®®®® ®®® ®®®® ® ®®® ®®®®®® ®®®®®®®®® hit - F.,xiknc.t Wil -Woof—A. Na - N-IM d, SR - tinwLhxvxt L. 1xil. T.nmt H R4dn VOLKERT The Overlook — RevisedTrafficIntpuc! Shucly Rine 5, 2013 Pagc 29 LJ 0 'fable 7cc �a I The Overlook Levels of Service, Delay and Back of Queue (95%) Results 2020 Phase 2 Background and Build -out Conditions 2020 111 - oxl 1. 1 r0. I'll., it: RVIA VOLKEPT ,�,� Ohcr(00% — aeh;.red r,�amc h„yu,cl Snrc/v June 5, 2013 Page 30 0 "DESIGN YEAR" TRAFFIC ANALYSES (2026) As per VDOT Chapter 527 requirements, Volkert, Inc. has provided traffic analyses assuming a "Design Year" of 2026 (6-years after build -out). This condition assumes the completion of the interchange of Route 7/Route 37 with 500 vehicles per hour assigned to each ramp (as per the September 2012 scoping agreement). All other methodology remains consistent with the Phase 2 Background and Build -out conditions, respectively. 2026 "DESIGN YEAR" BACKGROUND CONDITIONS In order to determine the 2026 background traffic conditions, Volkert, Inc. increased the existing traffic volumes, shown On Figure 2, using a rate of 0.5% per year through Year 2026. Per the September 2012 VDOT/County approved Scoping Agreement, 20% of the Greenwood Road traffic volumes were then reassigned to the new intersection Of Route 7/Valley Mill Road. Additionally, all trips relating to specific future "other developments" located within the vicinity of the site were incorporated (See Table 5). Figure 16 shows the 2026 background weekday and Saturday ADT, as well as the weekday AM/PM and Saturday mid -day peak hour traffic volumes, at key locations within the study area. Figure 17 shows the corresponding 2026 background lane geometry and peak hour levels of service results. All Synchro levels Of service worksheets are included in the Appendix section of this Report. THE OVERLOOK TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Per the VDOT/County approved Scoping Agreement, Volkert, Inc. utilized the trip dlstrlbllt1011 percentages shown in Figure 18 to assign the proposed The Overlook development Phase 2 development trips (Table 6) throughout the study area roadway network. Figure 19 shows the development -generated assignments for the weekday and Saturday ADT, as well as the weekday AM/PM and Saturday mid -day peak hours. 2026 "DESIGN YEAR" BUILD -OUT CONDITIONS The Phase 2 development assigned trips (Figure 18) were added to the 2026 background traffic volumes (Figure 16) to obtain 2026 "Design Year" build -out conditions. Figure 20 shows the 2026 "Design Year" build -out weekday and Saturday ADT, as well as the weekday AM/PM and Saturday mid -day peak hour traffic volumes, at key locations within the study area. Figure 21 shows the corresponding build -out 1£111e geometry and peak hour levels of service results. All Synchro levels of service worksheets are included in the Appendix section of this Report. Volkert, Inc. has provided Table 8 to show the 2026 "Design Year" background and build -out levels of service, vehicle delay and 95t1i percentile back of queue, by lane group/approach, for each Of the study area intersections. VOLKERT The Overlook, — Revised( Traffic Impact Sluc(V June 5, 2013 Page 31 0 0 I© LEGEND OI fNTERSECTKJNI X(Y)[Z) AM PEAK HOUR(PM PEAK HOUR)(SATUROAY PEAK HOUR/ 7O [AVERAGE DAILY TRIPS (ADT)f SITE / WEEKDAYADT SATURDAYADT 1 47396 37631 2 36520 31855 3 10242 10082 4 10242 10002 5 36026 35608 6 35558 38077 7 0275 5764 8 7655 4914 0 11760 6380 10 7405 5444 11 4980 3510 12 10552 10152 13 10014 12001 14 11017 13742 15 12060 11157 18 14968 14585 17 FUTURELOCATION FUTURE LOCATION 18 FUTURE LOCATION FUTURE LOCATION 19 FUTURE LOCATION FUTURE LOCATION 20 FUTURELOCATION FUTURE LOCATION �J) 1106y1(1031117(T2=y �910(5 r)/2671 67 7167'r1/1/y4 y(.7 IJI / 4 . 11�SYd' ` Nti 0 7, �12?(/s $ `�l6 659 �91(151)1761 ^6 FIOrs(11/.r/ 1 ^11 06y1/86 Is,n1(i49)I36q . 4\A , *=7(1J7)/59/7i4,?) }� �8)U/ /]y7 859 651001(.17Dp7p f\,1190(157)1196I i � (Dlhosl6700► 659 I 1(.1571/e1 �� (1y1i11111 `3\``181• t 1 1191(l o n�c• FUTURE FUTURE FUTURE FUTURE �70 JJ?9 INTERSECTION INTERSECTION INTERSECTION INTERSECTION J1r1Q�797y1/l4r l z The Overlook FIGURE 16 2026 "Design Year" Background Traffic Conditions • 0 LEGEND 1 INTERSECTION / A�1 LANE CONFIGURATIONS 1 V TRAFFIC SIGNAL O STOPSION X (Y)[Z] AM PEAK HOUR (PM PEAK HOUR)(SATURDAY PEAK HOUR) * DENOTES UNSfGNALIZED CRITICAL MOVEMENT 4� � k 2 C J fil lfi( � A'I OBI ,T 656 SITE 44 I N� 3 9`. 6 659 r, a rr.nl 659 a 0 LL• 4Y O p SIGNALIZED p INTERSECTION O /� IhLLOOS. D(D)(D) a p 659 StONALaEO O ISIGNALIZED NTERSECTION O INTERSECTIONNALIZED O INTERSECTIIGNALIZEDON INTERSECTION INTERSECTION LOS• B(B)(B) o LOS• B(B)(BI LOS• D(B)IBI LOS• B(D)(DI ``*; • ` v C 659- � C. icl(c)c � 659 � c � m 656 $ ' 656 p © Q O ® 144 a FUTURE FUTURE FUTURE FUTURE (�)"j` a INTERSECTION INTERSECTION INTERSECTION INTERSECTION 0 C' o' 4,c s1G,wLrzED "BEY /MERSECTION LOS• C(0)(CI The Overlook FIGURE 17 2026 "Design Year" Background Lane Geometry & LOS 0 ( 0 The Overlook FIGURE 18 "Design Year" Trip Distribution Percentages LEGEND OfNTERSECTKINI X(Y)(Zj AM PEAK HOUR (PH PEAK HOUR)(SATURDAY PEAK HOUR] N 1� JAVERAGE DAILY TRIPS (ADT) / -X(-Y)(-Zj DENOTES PASS43Y TRIPS / WEEKDAYADT SATURDAYADT 1 2850 2221 5� w 2 4560 3553 C 2 14 3 12005 6524 7 r, 4 3990 3109 5 3420 2665 y; ti 8 3420 2665 656` SITE r b 7 0 0 S 1 r'i 7 � 7� .T d 8 0 0 0 1710 1332 p •.i �9 .tin 6 10 1710 1332 �10 0 B 7 ° 659 4 v 11 3990 3100 N 17 2280 1778 13 cp r 14 2280 1776 �.' y 15 1f40 888 16 1140 888 17 14074 004 i6 m 056 10 1133 1141 20 728 737 14 O 5 p1,1 �99(1.14 /y7 12121(.? y /r116)134� 59 O O ® O bP i 659 X.44(51)1561 F69(,02 1n12/ M !l1s1 /621(62 �57(681(75( 859 r14,� 5 ' ! 44fW 659 y 656 656 1 A © O 8 0 10 1 q. .tiiQ �\ 'l1. 11• dl ri 11` �^ \\ '-'i. �l\ �. 1941rR5174 . `•Tl kilo//�jJ' 6D� ��ti��/off/JI�/� r%/alrT I �d ' /vJ`l/D r ��d1 OJ1//�7 nil 1d\d 659 L' 659 \J \bs\�5 659 659 \�5`\ 659 The Overlook FIGURE 19 "Design Year" Development -Generated Trips 0 LEGEND OI INTERSECTION I N X(Y)[Z] AM PEAK HOUR (PH PEAK HOUR)(SATURDAYPFAK HOUR) 1� JAVERAGEDAII. TRIPS (ADT)f WEEKDAYADT SATURDAYADT / 49337 39005 1 N, Y 2 39940 34510 22320 16606 2 �' J f4232 13191 7 4 39445 38273 5 38977 40742 a ` ti 6275 5764 658 9 1 70 4 SITE , ,1�, B ,a 1�� 6 \Y• C ' + 10 \�\ 659 7 a B 10 11 11 7655 4914 13470 7712 0104 0777 4990 3510 14542 13161 13104 13778 N 13 13 cc• 4 J.' 14 15 13296 15510 1 13200 12045 y 16 16108 15574 17 14074 0614 18 950 956 e^ 19 1133 1141 20 728 737 (D I i O /Cr r� I}1106139 c y 1191005)61000. ll}OI1104)I11� /4 R.136(203)11321 �/00/7& //, 659 231(417)N361 16 R5A 5� I t f llj)19 671 (9N.1� 6 N� 11 �/�� 1,1 y1I 659 : �9 a � ti � � o O 0/ largGt7 ` 144(199 1171/(.i.C71lU1J� ^379(1N%l 117 \lS�l�b\S,� \6•a`S\�� \ysti\ 859 The Overlook FIGURE 20 2026 'Design Year" Build -out Traffic Conditions 9 0 LEGEND (D INTERSECTION / uuu LANE CONFIGURATIONS N TRAFFIC SIGNAL O STOP S)GH X(Y)[Z] AM PEAK HOUR(PM PEAK HOUR)(SATURDAYPEAK HOUR] * DENOTES UNSIGNALRED CRITICAL MOVEMENT 5� � 4 2 O to 'IA'I 858 SITE , a 7 4 :1 0 859 r,vler"° la, 859 a � J TC^�t O SIGNALIZED INTERSECTION O� LOS-D(D)IDI .,n jl� f C(IJJ/C% �✓ PV .V)EV t 85 859 ED O INTERSECTION O INTERSEE. CTIODN O SIGNALIZED $O INTERSSIGNAECTION UV� INTERSECTION s 1I,�C LOS• S(C)(SI LOS-D(GI(D] LOS-D(SIIS] LOS•B(DI/D] Pf: ALME Q"a') / 859 nb\)IM d Lr� nlol/4% 1/i (C)(C)c /{(]� 659 C� 656 856 � x O U O SIGNALIZED O UNSIGNALMED 9 UNSIONALIZED 10 UNSIGNAL2ED 6 C b T .f111 IMRJB C71ON OS%j1 INTERSECTION Ji; INTERSECTION .fyr INTERSECTION ( )1G1 , !, 11, rrflo %1 INTERSECTION LOS•C(D)(C] 659 \� 659 659 659 The Overlook FIGURE 21 2026 "Design Year" Build -out Lane Geometry & LOS 0 • Table 8 The Overlook Levels of Service, Delay and Back of Queue (95'%,) Results 2026 "Design fear" Background and Build -out Conditions Mmmpwg�� MOL141Gi17 mom l®i10®mm m l®l0®mm®mm® l® ®® ®m l®®mm® l®l0®m l® l®la®mm®mm® l®l®ila®m mom i®la®ma®mm®��ii®dial® 0®m LqM�i�i®®I l®®m1®l0®mm® l® l®lal®1®a®mm l® l® ®m i®mi®l®0 l®©mi®i0®m0®m0l®i�im®mm®m l®ial®l®la®mml®lea®ma®ma®m l®l0®l®im®m�l®��i®elm®m0®m i®iml®i®im®l®Al®im0i®®i©®mi©®m III I—, —1 \II-N-,—I. AU - SH- S..n—A]-I<It, I ❑'AH Yy14 VOLKERT ,l,e oi,e,-/nnk-,ierrsec( "/'rur�c /mpucl s,,tdv June 5, 2013 Page 38 Tahle xlCnndnnrdl The overlook Levels of service, Delay and flack of Queue (95'%1) Results 2026 "Design Year" llackground and lWild-out Conditions 2026 luck •ruund Condllh"n 2026 "1 Ign fear" Build -out Condition, Int<nertMn AM Pc.k If.- I'M I".), It.. s.1m1a) V-k H.- AM 1'r.k 11,— i'M 1'ra1, 11— S-".) 1'cak 11— I1)s (Dinealar)c ) l(ijn ufce,erl 1 11)y IIinlr,lea)r / l(i)n irfrirrl 1 (Oin,iee 1 (IIn lrr( 1 (Oin,laee ) (Uinrfe,rr( 1 (Oinr,lare )Vr (Infrrr1 IOSLos ((ijlrr) 1d1: site-Ild•rvn, rl NIISii: \'anc)slll Road I nIre C--I: si.g.ti-I.. Idt I) 13 2711 1) ltl. A 7 41 A 1,11 LOS 11 1) I1 NIt 1. A S, 79A A '1a 711 A 9s 75A NIi'1 A 6, '21A .\ Ns 1o\A A 9a 25(IX N I I LOS ,\ ,\ A 515'f %7fl Sill( T 1, Ln A 1, 20 A Is Jn sit LOS ,\ A A OPI ItAL . II 11 11 III: tiilc-ild, e,n) r2 NOSU: Pan,) Still i(uad I Wric C—IM: ship St.. I itL (- 2U, 1" 1) 1?, ICA I) JJ, 2Ufl IUR 11 Ifl, 2n II I1, 2It If IJv 2n III LOS N'/A N/A NIA Nlil, 9v I'n NU1 '' JT N Nil LOS N7.\ Nl.\ NIA SIS'I N'A N'A N'A N/A NIA N'A WA WA N'A Sii it N'A N'A N'A N'A N'A N'A NT NrA N'A sit LOS NiA N/A N/A O\Le ALL Nl,\ N/A N/A I U: slll-Mill n) k3 Nil: P.nc) s1Ul enact 1 Mc C.—I: daps,. till. (' 20a liX O 12, ISO O J2s 19fl till. 11 1U, ]I II IJ, 711 11 32, .111 111 LOS N/,\ NiA N/ANB Nil 1. N I4'I N'T N'A i1/A N'A N'T NrA N'A N/A N'A NII LOS NI,\ N/,\ N/A SICI N'A N'A N'A Nr.\ N'A N'A NIA N/A NIA slit N'.\ N'A N'A N'T N'A IJ,A NIA N'A N/A Sit LOS NiA N/A N/A OPI.Itmi. NiA N/,\ N/A I ii: silr-Ilri,nna kJ NIINIi: Pane, sllO II —I In[Qc C.-4: slupslyn ML C IN, 6A O 26, Gn 1) 26, 7n HILLII lu, 10 If IJ, In it IJs III 111 LOS NIA Nh% VA NIL 1. k Nv on A '/a In T 9s In NIi'I N'A N'A N'A N'A N'A N'A NIA N'A N/A NO LOS 'NiA N/,1 NIA sit'I N'T NrA N'A N/A NrA NrT N/T N'A NrT sit It N'.\ N'A N/A NrA NrA N/A NrA N',1 NrA Os\"i.l1HLls I it-Lan4anA\\II A'nh—ASII N.d/—.ISit -srakh`aanl 1. 1<IA. I I lea N. N Vfa VOLKERT The Overlook —,ze,);A'e�, r2Y2��;L',2I7,2QC, 5,,,C;a) June 5, 2013 Page 39 0 0 CONCLUSION Each Of the study area intersections were evaluated using Synchro 7.0 capacity analysis software. The following describes the results for the future Phase 1, Phase 2 and "Design Year" build -out traffic conditions analyzed in this Study: ➢ PHASE 1 (2015): 1. Route 7 & Haggerty Connection Road: Signalized capacity analyses revealed overall levels of service of "C" Or better during the weekday AM/PM and Saturday midday peak hours. All lane groups maintain levels Of service Of "D" or better. This llltel-SCCt1011 W011ld be implemented in conjunction With the build-011t the Haggerty Development The Stlldy aSSu111CS all CaStb011lld right-t111'11 lane, a westbound left-t111.11 lane, a northbound left -turn lane and a 1lortllbOl111d right -turn lalle. 2. Route 7 & Realigned Valley Mill Road: Signalized capacity analyses revealed overall levels of service of "B" or better during the weekday AM/PM and Saturday midday peak 110111-S. All lane gr011pS maintain levels Of service Of "D" or better. This intersection would relocate to the west from its Current location along Route 7. The Study assumes an eastbound right -turn lane, a westbound lcft-turn lane, a northbound left -turn lane and a northbOl11ld right-L111'11 lane. 3. US Route 7 & Greenwood Road: Signalized capacity analyses revealed overall levels of service of "B" or better during the weekday AM/PM and Saturday midday peak hours. All the approaches maintain levels of service of "C" or better. Volkert, Inc. does not recommend improvements for this intersection. 4. Greenwood Road & Valley Mill Road: Signalized capacity analyses revealed Overall levels of service of "B" or better during the weekday AM/PM and Saturday midday peak hours. All the approaches maintain levels of service of "C" or better. Volkert, Inc. does not recommend improvements for this intersection. 5. Valley Mill Road & Channing Drive: Unsignalized analyses revealed lane group levels of service of "C" or better during the weekday AM/PM and Saturday midday peak hours. Volkert, Inc. does not recommend improvements for this intel-section. 6. Senseny Road & Channing Drive: Signalized capacity analyses revealed overall levels of service of "B" Or better during the weekday AM/PM and Saturday midday peak hours. All lane groups maintain levels of service of "C" or better. Volkert, Inc. does not recommend improvements for this intersection. 7. Valley Mill Road & Site -driveway 41: Unsignalized capacity analyses revealed lane group levels of service of "C" or better during the weekday AM/PM and Saturday midday peak hours. Volkert, Inc. does not recommend improvements for this intersection. 8. Valley !hill Road & Site -driveway #2: Unsignalizcd Capacity analyses revealed lane group levels of service of "C" or better during the weekday AM/PM and Saturday midday peak hours. Volkert, Inc. does not recommend imprOve111011tS for this intersection. 9. Valley Mill Road & Site -driveway #3: Unsignalized capacity analyses revealed lane group levels of service of "C" Or better during the weekday AM/PM and Saturday The Overlook — Revised Traffic impact Sled), VOLK E, RT h1ne 5, 2013 Page 40 0 0 midday peak hours. Volkert, Inc. does not rccommend improvements for this intersection. 10. Valley Mill Road & Site -driveway #4: Unsignalized capacity analyses revealed lane group levels of service of "C" or better during the weekday AM/PM and Saturday midday peak hours. Volkert, Inc. does not recommend improvcmcnts for this intersection. ➢ PHASE 2 (2020): 1. Route 7 & Haggerty Connection Road: Signalized capacity analyses revealed overall levels of service of "B" or better during the weekday AM/PM and Saturday midday peak hours. All approaches maintain levels of service of "C" or better. This intersection would be implemented in conjunction with the build -out the Haggerty Development The Study assumes am eastbound right -turn lane, a wcstbound left -turn lane, a northbound left -turn lane and a northbound right -turn lane. 2. Route 7 & Realigned Valley Mill Road. Signalized capacity analyses revealed overall levels of service of "C" or better during the weekday AM/PM and Saturday midday peak hours. All approaches maintain levels of service of "C" or better. This intersection would relocate to the west front its current location along Route 7. The Study assumes an eastbound right -turn lane, a westbound left -turn lane, a northbound left -turn lane and a northbound right -turn lane. 3. US Route 7 & Greenwood Road: Signalized capacity analyses revealed overall levels of service of "C" or bcttcr during the weekday AM/PM and Saturday midday peak hours. All approaches maintain levels of service of "D" or bcttcr. Volkert, Inc. does not recommend imlprovcnlcnts for this intersection. 4. Greenwood Road & Valley Mill Road: Signalized capacity analyses revealed overall levels of service of "B" or better during the weekday AM/PM and Saturday midday peak hours. All approaches maintain levels oI service of "C" or better. Volkert, Inc. does not recommend improvcmcnts for this intersection. 5. Valley Mill Road & Charming Drive: Unsignalized analyses revealed lane group levels of service of "D" or better during the weekday AM/PM and Saturday midday peak hours. Volkert, Inc. does not rcconlillcild improvements for this intersection. 6. Senseny Road & Channing Drive: Signalized capacity analyses revealed overall levels of service of "B" or better during the weekday AM/PM and Saturday midday peak hours. All approaches maintain levels of service of "C" or better. Volkert, Inc. does not recommend improvements for this intersection. 7. Valley /hill Road & Site -driveway #I: Signalized capacity analyses revealed overall levels of service of "B" or better during the weekday AM/PM and Saturday midday peak hours. All approaches maintain levels of service of "C" or better. Volkert, Inc. does not recommend improvements for this intersection. S. Valley Mill Road & Site -driveway #2: Unsignalized capacity analyses revealed lane group levels of service of "C" or better during the weekday AM/PM and Saturday midday peak hours. Volkert, Inc. does not rccoillillemd improvements for this intersection. VOLK LRT The Overlook — Revised Traffic /nrpuc•! Slucly i June 5, 2013 Page 41 9. Valley Mill Road & Site -driveway #3: Unsignalized capacity analyses revealed lane group levels of service of "C" or better during the weekday AM/PM and Saturday midday peak hours. Volkert, Inc. does not recommend improvements for this intersection. 10. Malley Mill Road & Site -driveway #4: Unsignalized capacity analyses revealed lane group levels of service of "C" or better during the weekday AM/PM and Saturday midday peak hours. Volkert, Inc. does not recommend improvements for this intersection. ➢ "Design Year" (2026): 1. Route 7 & Haggerty Connection Road/Route 37 NB Ramps: Signalized capacity analyses revealed overall levels of service of "D" Or better during the weekday AM/PM and Saturday midday peak hours. All approaches, except the north and south approaches in PM peak hour, maintain levels of service of "D" or better. The aforementioned two approaches maintain LOS "C". This intersection would be implemented in COl1jllllCtlO11 With the build-OUt the Haggerty Development as well as the completion of Route 37 through to Route 7. The Study assumes dual eastbound left -turn lanes, an eastbound right -turn lane, dual westbound left -turn lanes, a westbound right -turn lane, a northbound left -turn lane, a northbound thrlt lane, a northbound right -turn lane, dual southbound left -turn lanes, a southbound lhrll lane and a southbound right -turn lane. 2. Route 7 & Realigned Palley Mill Road/Route 37 SB Ramps: Signalized capacity analyses revealed overall levels of service of "D" or better during the weekday AM/PM and Saturday midday peak hours. All approaches also maintain levels of service of "D" or better. This intersection Would relocate to the west from its current location along Route 7. As a result of the completion of ROutc 37 through to Route 7, the Study aSSllIl1CS Clllal CastbOUIld left-t111.11 lanes, an eastbound right -turn lane, dual westbound ]C MLII-n lanes, a westbound right -turn lane, a northbound left -turn lanes, a northbound thru lane, a northbound right -turn lane, dual southbound left - turn lanes, a southbound thru lane and a southbound right -turn lane. 3. US Route 7 & Greenwood Road: Signalized capacity analyses revealed overall levels of service of "C" or better during the weekday AM/PM and Saturday midday peak hours. All approaches maintain levels of service of "D" or better. Volkert, Inc. does not recommend improvements for this intersection. 4. Greenwood Road & ValleY Mill Road: Signalized capacity analyses revealed overall levels of service of "B" or better during the weekday AM/PM and Saturday midday peak hours. All approaches maintain levels of service of "C" or better. Volkert, Inc. does not recommend improvements for this intcl-scetloll. 5. Valley Mill Road & Channing Drive: Signalized capacity analyses revealed overall levels of service of "B" or better during the weekday AM/PM and Saturday midday peak hours. All approaches maintain levels of service Of "C" or better. Volkert, Inc. recommends traffic Slgnalization during 2026 "Design Year" conditions. 6. Senseny Road & Channing Drive: Signalized capacity analyses revealed overall levels of service of "B" or better during the weekday AM/PM and Saturday midday VOLK E RT The Overlook — Revised Trulrc hnpact Sludi, June 5, 2013 Page 42 0 peak hours. All approaches maintain levels o1' service of "D" or better. Volkert, Inc. does not recommend improvements for this intersection. 7. Malley Mill Road & Site -driveway #1: Signalized capacity analyses revealed overall levels of service of "B" or better during the weekday AM/PM and Saturday midday peak 11OL11-S. All approaches maintain levels of service Of "D" or better. Volkert, Inc. does not recommend improvements for this intersection. S. 11'alley Mill Road & Site-drivelvay #2: Unsignalized capacity analyses revealed lane group levels of service of "D" or better during the weekday AM/PM & Saturday midday peak hours. Volkert, Inc. does not recommend improvements for this intersection. 9. Valley Alill Road & Site -driveway #3: Unslgnalized capacity analyses revealed lane group levels of service of "D" or better during the weekday AM/PM and Saturday midday peak 11OL11-S. Volkert, Inc. does not recommend improvements for this intersection. 10. Palley Mill Road & Site -driveway #4: Unsignalizcd capacity analyses revealed lane group levels of service of "D" or better during the weekday AM/PM and Saturday midday peak ]lours. Volkert, Inc. does not recommend improvements for this intersection. SITE ACCESS AND ACCESS MANAGEMENT To minimize the traffic Impacts associated with the proposed development and to maintain satisfactory traffic flow, four (4) site -driveways are proposed to the west of Relocated Valley Mill Road. The northernmost driveway (#I) will provide sole access to the retail development. The remaining three driveways will provide access to residential development only. All the driveways are stop controlled during Phase 1 traffic condition. Driveway #1 is proposed to be signalized to coincide with the build -out of Phase 2. Based on Table 2-2 of VDOT Road Design Manual — Appendix 1', all the proposed site -driveways maintain satisfactory spacing as described below. Site -driveway #1 maintain approximately 660 feet Irom the signalized Intersection of Route 7 & Valley Mill Road, which satisfies the mininlunl spacing requirement of 660 feet between signalized intersections for Collector with speed at or below 45 lllph. ➢ Distance between each of the site -driveways range from 660 feet to 775 feet, which satisfy the Illill1I11L1111 spacing requirement of 440 feet between unsignalized intersections for Collector with speed limit at or below 45 mph. PEDESTRIAN AND BICYCLE ACCOMODATIONS The Overlook Proffer Statement provides for the development of a 10-foot hard surfaced bicycle and pedestrian facility for this project. The proffered Generalized Development Plan identifies the location of this facility along the northwestern side of the relocated Valley Mill Road between the lower residential land bay and the commercial land bay, then through the commercial land bay to connect to the adjoining mobile home park. Therefore, this project accommodates pedestrian and bicycle needs through the limits Of the project. VOLKERT the Overlook — Revised Ti•alirc /uinryc! SRudv June 5, 2013 Page 43 -0 Michael L. Bryan 116 S, Braddock St, Winchester, VA 110011411,o THIS DEED, made and dated this lay of December, 2011, by and between SHEN-VALLEY LAND HOLDINGS, LLC, a Virginia limited liability company, hereinafter called the "Grantor'; and TIMOTHY VANN STAFFORD and MARY McHALE STAFFORD, hereinafter called the "Grantee". NOW, THEREFORE WITNESSETH: That for and in consideration of the premises and the sum of Ten Dollars ($10.00), cash in hand paid, receipt of which is hereby acknowledged, the Grantor does hereby grant, bargain, sell and convey, with special warranty of title, unto Grantees, in fee simple, as tenants by the entireties, with common law right of survivorship, the following described property, to -wit: All of those certain lots or parcels of land, together with all improvements thereon and all rights, rights of way and appurtenances thereunto belonging, lying and being situate in Red Bud Magisterial District, Frederick County, Virginia containing an aggregate (combined) 45.4426 acres, more or less, being more particularly described upon that certain metes and bounds description titled "Perimeter Metes & Bounds Description Parcels 161, 165A, 166, 167, 167A, 168, 174A & 174B Property Of Blue Ridge Associates And Parcel 174D Property Of Jerry L. & Winifred D. Updyke Red Bud Magisterial District Frederick County, Virginia August 16, 2005 Updated September 8, 2005" prepared by Patton Harris Rust & Associates, PC, and that certain plat titled "Boundary Survey Certain Properties of Blue Ridge Associates And Jerry L. & Winifred D. Updyke" prepared by Cory M. Haynes, L.S., dated August 26, 2005, updated September 8, 2005, copies of which are attached to the Deed of Trust dated August 23, 2006, of record in the Clerk's Office of the Circuit Court of Frederick County, Virginia as instrument No. 060016516 and incorporated herein by reference as if set out in full; and being the same property conveyed to Shen -Valley Land Holdings, LLC by that certain Deed dated December 30, 2009, of record in the aforesaid Clerk's Office as Instrument No, 100000059. Reference is hereby made to the aforesaid instruments and the references therein contained for a more particular description of the property conveyed hereby. Tax Map Parccl No.: 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A-174A, 55-A-174B and 55-A-174D This conveyance is made subject to all casements, rights of way and restrictions of record affecting the subject property; provided, however, that the foregoing shall not be deemed in any way to reinstitute or republish any restrictions of record that may have expired orlapsed. [Signature appears on the following page.] C.. Michael L. Bryan 116 S, Braddock St. Winchester, VA o tv O J WITNESS the following signature and seal: SHEN-VALLEY LAND HOLDINGS, LLC By: �'cv�9, 0 _ (SEAL) Its: r% c. , STATE OF VIRGINIA, AT LARGE, City of Winchester: The foregoing instrument was acknowledged before me, a Notary Public ' ( dain and for the State and Jurisdiction aforesaid, this 01'¢day of December, 2011 by Cot as 1 t iA-J)ai of Shen -Valley Land Holdings, LLC. y f My Commission expires: Registration No.: 13049 NOTARY PUBLIC THIS INSTRUMENT PREPARED BY Michael L. Bryan, Esquire Bryan & Coleman, P.L.C. 116 South Braddock Street Winchester, Virginia 2260.1 Nulvp ., e:1D«dASu�•Vdley L.nd to Vell,y MID F'um 12411111 v i kWN1A: FRcDERICK COUNTY.SCr. This instrument of writing was produced to me on and with certificate acknowledgement thereto annexed was admitted to record. Tax imposed by Sec. 58.1-802 of 3 Mgand 58.1-801 have been paid, if assessabla 6e4 'Joi0 , Clerk ir,2,371 I, Richard W. Thomas, on this the loth day of February 2001 do hereby certify that the plat entitled "PLAT SHOWING A BOUNDARY SURVEY — OF THE LAND OF — VALLEY MILL FARM, L.C., STONEWALL DISTRICT, FREDERICK COUNTY, VIRGINIA" attached hereto is a true copy of a plat made by me on February 14, 2001. Said plat shows all the land conveyed by Timothy Van Stafford and Mary Carolyn Stafford, his wife, to Valley Mill Farm, L.C. by deed dated January 25, 2001, recorded as Instrument No. 0 1000 1362, among the land records of Frederick County, Virginia. EAL) Surveyor STATE OF VIRGINIA COUNTY OF FREDERICK, TO WIT: I, Donna L. Stephens, a Notary Public in and for the State of Virginia and County of Frederick, do hereby certify that this day personally appeared before me Richard W. Thomas, whose name is signed to the foregoing instrument dated 14"' day of February 2001. Given under my hand this 140' day of February 2001. My commission expires February 29, 2004. Notary P fie i C) \1 20 FT. SANITARY SEWER EASEMENT 0.8. 682 PG. 706 do D.Q. 745 PG. 170 A= R= o A= c_n CHO t S 81'44'44 j J 1 • 35' `--- IRF VA ROUTE N A=444.47 g 1.44 44 E R=1520.00' h A=16'45'15" CH. BRG. = S 89.51 'J5 " E CHORD=442.89' v O� Z FOUND PLANTED STONE O N. BASE OF FEN. POST C_ TIE " N 86'49'22" W 8.62' A=JJ2. 77' R= 1480.00' 6=12'5258" CH. BRG. =S 88' 12' 17" W CHORD=332.07' 'S r----- MF NDERING WIRE F-eNCE N7 86241W 46.8' IR5 �— --� W ADAMS — WILL BOOK 113 PG. 115 DATE: 02/14/01 PLAT SHOWING A BOUNDARY SURVEY — OF SCALE: I" = 200' DESIGNED BY: NIA VALLEY FILE NO. 2692 SHEET 1 of 1 STONEWALL DISTRICT — FREDERICK COUA EMENr D.B. 4274D Pc. r702 33.2827 ACRES PG. 451 �� IRF ONLINE G� G1 0 1 NORTH SIDE OF ROAD o 0,40' NORn4 • �. ��.. CZ L� 2 1, R=1365.0' " W 47 CL. ABR4MS A=13*0529 6g.3g'15 M, E 4�3 A CH. BRG. =S 75' 11 '59 " W S / CHORD=311.21 iV�' 6S•39 �' w 383.91' �. w1q� N 49.7260 ACRES / A=321.03 SOUTH SIDE OF ROAD 7-s59 E 4 R=1405.00' / 383 A=13'05'29 44 E 92 CH. BRG. =N 75' 11 '59 " E CHORD=320.33' 25 FT. SANITARY SEWER EASEMENT CL. A9RAMS CREEK DEED BOOK 580 PG, 28 Ul IRS 475.06 s��6�, I '1 �" �-, IRS 65 09 HENRY & GREY k 4 S D.8. 858 PG. 6930o0 IRS S 03'25' 12 " W NG 133.75' 13" W 1315 17' �---- -- 'G. 115 ONLINEp1.36' S. 2. J. 4. 5. 6. 7. 8. DATE REVISI - OF THE LAND OF -pyTH o �j RMI L Co RICH W S 5. No. 01332 JUNTY, VIRGINIA t 0 A=207 69' R=180.00' A = 66'06'36 " CH. BRG.=S 14'04'12" W CHORD=196.36' 0 TOTAL AREA: 83.0087 ACRES s rr� NOTES: I. NO TITLE REPORT HAS BEEN FURNISHED. 2. OWNER: VALLEY MILL FARM, L.C. — INST. No. 0100013 3, PLAT REF. — D. B. 145 PG. 233 & D. B. 254 PG. 522. 4. TAX MAP REF. — 55 ((A)) 165. 5. IRS = 518" RE —BAR SET. IRF = 112" RE —BAR FOUN 6. R/W FOR VA. ROUTE 659 — D.B. 346 PG. 461 R/W FOR VA. ROUTE 820 — D.B. 292 PG, 675 7. PHYSICAL IMPROVEMENTS ON PROPERTY ARE NOT SHOWN S. PROPERTY MAY BE SUBJECT TO EASEMENTS OF RECORD rISION 1_±N - KP Faunded in 1971 CD cn co s2 J HEREON, NOT SHOWN. GREENWAY ENGINEERING 151 Windy Hill Lane Winchester, Virginia 22602 8n&eero Telephone 640-662--4185 Smeyors FAX 540-722-9628 -1 CURVE TABLE CURVE RADIUS ARC LENGTH CHORD BEARING C 1 1808. 00' 202. 36' N 71 'S 1 J8 " E C2 865,00' 100.96' N 71'43'23" E C3 453.41' 98,94' N 31'09'33" E C4 825, 00' 44.80' S 69'56'06" W C5 1848.00' 18,29' S 68'56'16" W '94 U� R/pG, f AS soc IRF —I 0 vo'tv cn V V A=332.77' R=1480.00' 0=12'S2'S8" �-- CH. BRG. =S 88' 12' 17" W CHORD=332.07' S O cn 405 — 20 FT. SANITARY SEWER E4SEMENT D.B. 682 PG. 706 & O.B. 745 PG. 1702 A=' R=1 'L=1 CH. CHOP It S 81_: `1.... 4 � r F 8„ 1-1 A=444.47- J N V R=1520.00' j 4 h A= 16'45'15" h CH, BRG. =S 89'51 '35" E -�_ `CHORD-442.89' IRF 1BLL ?ING CHORD LENGTH DELTA ANGLE a 'E 202.25' 06'2446" _ ' E 100.90' 06'41 ' 15" Ut E 98. 74 ' 12'30' 10 " Cn W 44.79' 03'06'40" WL 18.29CFO 34'01 " �'� 3 QG• 1 i � f3ACHRACH -' D.B. 94g PG. hg Q 0 9 /N 83'55'27" .- 721.12' IRS IRF 891.12' L7(IS17NG WIRE FENCE' g F' J K O C \ v m CL. ABRAMS CREEK s 7120.00 W IRS Z / IRF 0.37' W, 30" HOLLOWti OAK DRUNK (SNAG) N�o ID A IRS ONLINE , / ASEMENT 5 Pa 1702 33.2827 ACRES NORTH SIDE OF ROAD A=311.89' R= 1365.00' A=13'05'29" CH. BRG. =S 75' 1 1 '59" W CHORD=311.21 ' 4„ W 383.91 40 FT- ,- c n -- ,44383.92 CL. ABRAMS OREE7C IRS 1.44' NOR1N .f7 PERRY c� D. B. 427 �8 PG. 451 IRF ONLINE 0 0.40' NORTH 5 Lj2 CL, ABRAMS CREEK E 49.7260 ACRES / = 03 A 32 1' SOUTH SIDE OF ROAD R=1405. 29 CH. BRG. = N 75' 1 1 '59 " E CHORD=320.33' � 25 FT. SANITARY SEWER EASEMENT / GEED BOOK 580 PG. 28 r PG• 1343 4S C� N p �w A=135, 90' f ° R=320.00' A=24'19'56" v CH. BRG. =S 53'5441 E o IRSst CHORD=134.88 /66 qj LINE TABLE LINE BEARING DISTANCE L1 S 07'44'46" W 58.16' L2 S 20'39'52" W 48.03' L3 S 01 *40'18" W 82.96' L4 S 14'50'33" W 156.48' L5 S 02'44'59" W 206,17' L6 S 19'44 59 W 93.49 L7 S 55'32'36" W 99.98' LB S 62'1211" W 95.89' L9 S 5753'33' W 67.17' L10 S 68*22*46" W 30.16' Lll N 16'33'15' W 144.60' L12 N 68'22'46" E 33.84' L13 N 57'53'34" E 69.34' L14 N 6212'11" E 96.71' L15 N 55'32'36" E 114.95' L16 N 37'24'39" E 121.85' L17 S 66'04'39" E 110.75' L18 S 41 *44'43" E 67.52' L19 S 33'02'50' E 203.94' L20 S 18*59'06" E 202.73' A=207.69' R=180.00' 0 = 66'06'36" CH. BRG.=S 14'04'12" W CHORD=196.36' VIRGINIA: FREDERICK COUNTY. SCT. This instrument of writing was produced to me on d 1� at /"? -, J� / DIV .1nd with certificate of acknowledgement thereto annexed was admitted to record. Tax imposed by Sec. 58.1.802 of 5c-v' . and 58.1.801 have been paid, If assessable 0 u-� A A/ N 08258 3. bgm 010001362, THIS DEED and DEED OF ASSUMPTION made and dated this 25th day of January, 2001, by and between TIMOTHY VAN STAFFORD and MARY CAROLYN STAFFORD, his wife, parties of the first part, hereinafter called the Grantors; and VALLEY MILL FARM_, L.C., a Virginia limited liability company, party of the second part, hereinafter called the Grantee; and F&M BANK - WINC- STER, party of the third part, hereinafter called the Lender. WITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid, and other good and valuable consideration, the receipt of which is hereby acknowledged, the Grantors do hereby grant and convey, with general warranty of title, unto the Grantee, in fee simple absolute, all of their right, title and interest in and to the following property: All that certain tract or parcel of land containing 72 acres, more or less, lying and being situate along the north and the south side of Valley Mill Road, Shawnee Magisterial District, Frederick County, Virginia; AND BEING the same land conveyed to the Grantors herein by Deed of Boundary Line Adjustment and Partition dated February 15, 2000, from Timothy Van Stafford, et als, and recorded in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 959 at Page 1853. Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. The Grantee herein by its signature hereto agrees to assume all of that certain deed of trust indebtedness dated September 27, 1999, to Michael L. Bryan, et al, to secure the sum of $350,000.00 payable to F&M Bank - Winchester, of record in Deed Book 948 at Page 571 in the aforesaid Clerk's Office, on which there is a current unpaid principal balance of$315,859.65; and agrees to be bound by all terms and conditions of the note, deed of trust, and all modifications thereof. F&M Bank - Winchester hereby joins in this Deed of Assumption to agree to the conveyance herein, but this shall in no manner discharge or release the makers of the obligation secured by the aforesaid deed of trust from liability thereon. This conveyance is made subject to all easements, rights of way and restrictions of record affecting the subject property. The Grantors do hereby covenant that they have the right to convey to the Grantee; that the Grantee shall have quiet and peaceable possession of the said property, free from all liens and encumbrances; and they will grant such further assurances of title as may be requisite. WITNESS the following signatures and seals: (SEAL) TIMO V�STARD,Grantor (SEAL) M RY AROLYN 9TAFFOUD, Grantor VALL Y MILL FARM, L.C. . P I By; SEAL) Mem er/Manage Grantee W C3 �M F&M BANK - WINCHESTER By: A4P•(SEAL) M. Lee Yoppe Its Senior 'Vice President Lender STATE OF GI-TY/COUNTY O� , to -wit: I, the undersigned, a Notary Public in and for the State and Jurisdiction aforesaid, do hereby certify that TIMOTHY VAN STAFFORD and MARY CAROLYN STAFFORD, whose names are signed to the foregoing Deed and Deed of Assumption dated the 25th day of January, 2001, have personally appeared before me and acknowledged the same in my State and Jurisdiction aforesaid. GIVEN under my hand this % day of , 2001. Q'' v (SEAL) Notary Public My Commission Expires: STATE OF CITY/C OF a,�1jx4ica6cl , to -wit: I, the undersigned, a Notary Public in and for the State and Jurisdiction aforesaid, do hereby certify that ftty Ca&4A" , whose name is signed as Member/Manager of Valley Mill Farm, L.. to the foregoing Deed and Deed of Assumption dated the 25th day of January, 2001, has personally appeared before me and acknowledged the same in my State and Jurisdiction aforesaid. GIVEN under my hand this 6�6_ day of 2001•. .4 7 i) JQ 1/\$FALGj Notary Public My Commission Expires: C' C:) COMMONWEALTH OF VIRGINIA, AT -LARGE: CITY OF WINCHESTER, TO -WIT: I, the undersigned, a Notary Public in and for the State and Jurisdiction aforesaid, do hereby certify that M. Lee Boppe , whose name is signed as Senior Vice President and duly authorized agent of F&M BANK - WINCHESTER, to the foregoing Deed and Deed of Assumption dated the 25th day of January, 2001, has personally appeared before me and acknowledged the same in my State and Jurisdiction aforesaid. GIVEN under my h My Commission Expires: This document prepared by; Stephen 0. Butler, Esquire KUYKENDALL, JOHNSTON, McKEE & BUTLER, P.L.C. 112 South Cameron Street P. O. Drawer 2097 Winchester, VA 22604 (540)662-3486 VIRGINIA; FREDF,.RICK CotjNTY, SCT. This instrument of writing was produced to me on 04 at %., " 9�1I4 •177 and with certificate of acknowledgement thereto annexed was admitted to record. Tax imposed by Sea 58.1-802 of Sr ,and 58.1-801 have been paid, if assessable 4ew 4d044_v- Clerk (SEAL) N (lt k8258 b9m N M 0 N R 01000136,2. THIS DEED and DEED OF ASSUMPTION made and dated this 25th day of January, 2001, by and between TIMOTHY VAN STAFFORD and MARY CAROLYN STAFFORD, his wife, parties of the first part, hereinafter called the Grantors; and VALLEY MILL FARM,„ a Virginia limited liability company, party of the second part, hereinafter called the Grantee; and F&M BANK - WINC ESTER, party of the third part, hereinafter called the Lender. W ITNESSETH: That for and in consideration of the sum of Ten Dollars ($10.00), cash in hand paid, and other good and valuable consideration, the receipt of which is hereby acknowledged, the Grantors do hereby grant and convey, with general warranty of title, unto the Grantee, in fee simple absolute, all of their right, title and interest in and to the following property: All that certain tract or parcel of land containing 72 acres, more or less, lying and being situate along the north and the south side of Valley Mill Road, Shawnee Magisterial District, Frederick County, Virginia; AND BEING the same land conveyed to the Grantors herein by Deed of Boundary Line Adjustment and Partition dated February 15, 2000, from Timothy Van Stafford, et als, and recorded in the Clerk's Office of the Circuit Court of Frederick County, Virginia, in Deed Book 959 at Page 1853. Reference is made to the aforesaid instruments for a more particular description of the property herein conveyed. The Grantee herein by its signature hereto agrees to assume all of that certain deed of trust indebtedness dated September 27, 1999, to Michael L. Bryan, et al, to secure the sum of $350,000.00 payable to F&M Bank - Winchester, of record in Deed Book 948 at Page 571 in the aforesaid Clerk's Office, on which there is a current unpaid principal balance of $315,859.65; and agrees to be bound by all terms and conditions of the note, deed of trust, and all modifications thereof. F&M Bank - Winchester hereby joins in this Deed of Assumption to agree to the conveyance herein, but this shall in no manner discharge or release the makers of the obligation secured by the aforesaid deed of trust from liability thereon. This conveyance is made subject to all easements, rights of way and restrictions of record affecting the subject property. The Grantors do hereby covenant that they have the right to convey to the Grantee; that the Grantee shall have quiet and peaceable possession of the said property, free from all liens and encumbrances; and they will grant such further assurances of title as may be requisite. WITNESS the following signatures and seals: L (SEA ) TIMO VAN STAff,6RD, Grantor (SEAL) MARY AROLYN 9TAFFOUD, Grantor VALL Y MILL FARM, L.C. By: SEAL) Mem r/Manageto Meme Grantee c� F&M BANK - WINCHESTER By: (SEAL) M. Lee jtoppe Its Senior Vice President Lender STATE OF I' COY/COUNTY O , to -wit: I, the undersigned, a Notary Public in and for the State and Jurisdiction aforesaid, do hereby certify that TIMOTHY VAN STAFFORD and MARY CAROLYN STAFFORD, whose names are signed to the foregoing Deed and Deed of Assumption dated the 25th day of January, 2001, have personally appeared before me and acknowledged the same in my State and Jurisdiction aforesaid. GIVEN under my hand this 6 ve' My Commission Expires: _ day of 200 I . •' � � � � V . Notary Public STATE OF CITYIC-9 T OF �f�j yMA , to -wit: 1, the undersigned, a Notary Public in and for the State and Jurisdiction aforesaid, do hereby certify thatYXat4 [a,ot , whose name is signed as Member/Manager of Valley Mill Farm, L.. to the foregoing Deed and Deed of Assumption dated the 25th day of January, 2001, has personally appeared before me and acknowledged the same in my State and Jurisdiction aforesaid. GIVEN under my hand this day ofttc r } Notary Public t' ,� My Commission Expires: CA COMMONWEALTH OF VIRGINIA, AT -LARGE: CITY OF WINCHESTER, TO -WIT: I, the undersigned, a Notary Public in and for the State and Jurisdiction aforesaid, do hereby certify that M. Lee Boppe , whose name is signed as Senior Vice President and duly authorized agent of F&M BANK - WINCHESTER, to the foregoing Deed and Deed of Assumption dated the 25th day of January, 2001, has personally appeared before me and acknowledged the same in my State and Jurisdiction aforesaid. GIVEN under my h (SEAL) My Commission Expires: This document prepared by: Stephen 0. Butler, Esquire KUYKENDALL, JOHNSTON, McKEE & BUTLER, P.L.C. 112 South Cameron Street P. O. Drawer 2097 Winchester, VA 22604 (540)662-3486 VIRGINIA; FREDERICK COUNTY, SCT. This instrument of writing was produced to me on and with certificate of acknowledgement thereto annexed was admitted to record. Tax imposed by Sec. 58.I-802 of $ � , and 58.1-801 have been paid, If assessable 4ew Clerk Uititled Page blips://taxes.co.l'redericJLya.us/applications/tr_paytaxes/REDetaiLaspx Ir,l„tII, Frederick County Virginia LIfF.rr77(- Pay/Lookup Mixes Note: Use the print key for your browser to print a Copy of tile; screen at tiny lime. Payment Home Personal Property Real Estate Dog Tags Pay Parking Violation Other Payments�ShoppingCan(0) Pin Options Change Email Real Estate Ticket Detail Previous 2013 REAL ESTATE DepuTickeltl RE2013/397840001 Frequency 1 supplement# 0 Name VALLEY MILL FARM LC Mapit 55 A 165 Accounlit 15868 Name 2 Bill Dale 04/12/2013 Acreage Address 8739 C ST DuC Dale 06/0512013 Improvements CHESAPEAKEBEACH MD Desc 72.00ACRES Land VIILIC Lip 20732 9235 Land Use Minerals 72.000 $431,000.00 $370,300.00 S 160,4 37.00 $0.00 Penally Paid S0.00 Interest Paid 50.00 Last Transaction Date 05/2212013 Current Pallnenl status Orginal Bill Payments Principle Balance Due Penally Inlemst Balance Due S1,729.96 (S1,729.96) S0.00 $0.00 $0.00 $0.00 Transaction History Dale Type 7'tatsacliunll Amount Balance 4/12/2013 Charge 0 $1,729.96 S1,729.96 5/21/2013 Principle Paid 36023 ($1,729.96) $0.00 Previous l of] 8/8/2013 10:15 AM Untitled Page • hops://taxes.co.frederic ra.Us/applicat ions/tr_paytaxes/REDetai1.aspx Ir„I�,,,,,,,IIII V Frederick County Vil-gillid z1,F,/r77eFTo> Pay/Lookup Taxes Note: Use the print trey for your browser to print it copy of the screen at any (in-C. Payment Home Personal Property Real Estate Dog Tags Pay Parking Violation Other Payments T ShoppingCart(0) Pin Options Change Email Real Estate Ticket Detail Previous 2013 REAL ESTATE Deptffickettl RE2013/369230001 Frequency 1 , supplenlenlit 0 Name STAFFORD TIMOTHY VANN Mapll 55 A 174D Accountft 15882 Name 2 STAFFORD MARY MC HALE Bill Date 04/12/2013 Acreage 4.430 Address 1494 VALLEY MILL RD Due Date 06/05/2013 Improvements S102,500.00 WINCHESTERVA Desc 4.43ACRES Land VIIIIC S75,500.00 Land Use $0.00 Lip 22602 6915 Minerals $0.00 Penalty Paid $0.00 Interest Paid S0.00 Last "Transaction Date 05122/2013 Current Pavmenl slalus Orginal (till Payments Principle Balance Due Penally Interest Balance Due S520.65 ($520.65) $0.00 S0.00 $0.00 $0.00 'I'ransaclion Ilislory Date Type 'll:msactionll Amount Balance 4/12/2013 Charge 0 $520.65 $520.65 5/21/2013 Principle Paid 36926 ($520.65) $0.00 Previous I of 1 8/8/2013 10:13 AM -Unlided'Paoe hops://taxes.co.fredel i'�va.us/applications/tr_paytaxes/REE)etai1.aspx Frederick County Vil'gi11ia [rtF rrn(E Pay/Lookup Mixes Note: Use the print key for your browser to print it copy of the screen at any time. Payment Home Personal Property Real Estate Dog Tags Pay Parking Violation m Other Payments ShoppingCart(0) Pin Options y Change Email Real Estate Ticket Detail Previous 2013 REAL ESTATE I)ept/licket# RE20131369220001 frequency 1 supplemen(tl 0 Name STAFFORD TIMOTHY VANN Willi 55 A 174E Account# 15880 Name 2 STAFFORD MARY MCHALE Bill Uale 041/12/2013 Acreage Address 1494 VALLEY MILL RD lhtc IAllc 0610512013 Improvements WINCHESTERVA I)esc 4.55ACRES Land glue Zip 22602 6915 Penalty Paid Orginal Bill S 599.04 Date 4/ 12/2013 5/21/2013 Land Use Minerals 4.SS0 $0.00 $204,800.00 S0.00 S0.00 S0.00 Interest Paid $0.00 Last Transaction Date 05122/2013 Current Pu_vmenl Status Payments Principle Balance Due Penally Interest Balance Due (5599.04) S0.00 $0.00 S0.00 S0.00 'I'rallsaclion Ilislory Type 71:ursaclionll Amount Balance Charge 0 S599.04 $599.04 Principle Paid 36925 (5599.04) 50.00 i Previous I of 1 8/8/2013 10:13 AM IUntitled'Page hops://taxes.co.f-edel' va.us/llpplications/tr_paytaxes/RElletaiI.aspx 0 w Ir;,ImO Iloiw Frederick County Vil-g1111a CrrF�+rr3�z ron Pay/Lookup `Faxes Note: Use (lie print trey for your browser In print it copy of the screen at any tinx;. Payment Home Personal Property Y Real Estate Dog Tags Pay Parking Violation Other Payments ShoppingCart(0) Pin Options Change Email Real Estate Ticket Detail PfevIOUS 2013 REAL ESTATE Dcpt/lickel# RE2013 / 369210001 Frequency 1 SupplCnlenlil 0 Name STAFFORD TIMOTHY VANN Map# 55 A 174A Account# 16879 Name 2 STAFFORD MARY MCHALE Bill Date 04112/2013 Acreage 18.500 Address 1494 VALLEY MILL RD Due Dale 06/05/2013 Improvements $0.00 WINCHESTERVA Desc 18.50ACRES Land Value $481,000.00 Land Use $0.00 Zip 22602 6915 Minerals $0.00 Penalty Paid $0.00 Interest Paid S0.00 Last Transaction Date 05/22/2013 Current Ynvmcnl SLdus Otxinal Rill Payments Principle Balance Due Penally Interest Balance Due S1,406.93 ($1,406.93) S0.00 S0.00 $0.00 S0.00 "IYansaclion Ilis(or}' Date Type 'll:msacHolift Amount Balance 4/1212013 Charge 0 $1,406.93 $1,406.93 5/21/2013 Principle Paid 36924 61,406.93) $0.00 Prevlous I of 1 8/8/2013 10:12 AM Untitled'Page https://taxes.co.frederications/tr_paytaxes/REDetaiLaspx I ri,,i.,,.l ,I,,,,,, Frederick County Vi I'gi n is z1,FF,ar77(F ror Pay/Lookup Mixes Note: Use the prior key for your hrowser to print it copy of the select) al arty line. Payment Home Personal Property Real Estate Dog Tags Pay Parking Violation Other Payments Shoppingcart(o) Pin Options Change Email Real Estate Ticket Detail , Previous 2013 REAL ESTATE Dept/licketit RE20131369200001 frequency 1 5upplenlentli 0 Name STAFFORD TIMOTHY VANN Mapil 55 A 168 Accounitt 15873 Name 2 STAFFORD tv1ARY MCHALE Bill Uate 04/12/2013 Acreage 0.260 Address 1494 VALLEY MILL RD I)ue 1)alc 06/05/2013 Improvements $0.00 WINCHESTER VA Desc .26ACRE Land Value $40,000.00 Lund Use $0.00 "Lip 22602 6915 Minerals $0.00 Penalty Paid So.00 Interest Paid $0.00 Last Transaction Date 05122/2013 Current Pa)rncnl Status OrXinal Bill Payments Principle Balance Due Penally Interest Balance Due S 117.00 ($117.00) S0.00 So.00 S0.00 $0.00 Transaction llistory Date Type 'I'rulsac6ontl Amount Balance 4/12/2013 Charge 0 $117.00 S117.00 5/21/2013 Principle Paid 36923 (S117.00) $0.00 Previous 8/8/2013 10:12 AM Untitled Pane • hops://taxes.co.freder6 I.Lis/applications/tr_paytaxes/REDetail.asl)x Frederick County V1rgInia Ll1r.rr77,ET�r Pay/Lookup Taxes Note: Use ibc print key for your browser to print it copy of the screen at any bore. Payment Home Personal Property Real Estate Dog Tags Pay Parking Violation Other Payments ShoppingCarl(0)� Pin Options ' Change Email��m� " Real Estate Ticket Detail 1 Previous 2013 REAL ESTATE Depl/lickettt RE2013 / 369190001 Prequency 1 Supplenlenitt 0 Name STAFFORD TIMOTHY VANN Map# 55 A 167A Accounitt 15870 Name 2 STAFFORD MARY MCHALE Bill Date 04/12/2013 Acreage 5.050 Address 1494 VALLEY MILL RD Due Dale 06/0512013 Improvements $93,200.00 WINCHESTER VA Desc 5.05 ACRES Land Value $91,500.00 Land Use S0.00 Zip 22602 6915 Minerals S0.00 Penalty Paid S0.00 Interest Paid $0.00 Last Transaction Dale 05122/2013 orginal Bill S 540.25 Date 4/12/2013 5/21/2013 Current Pu_vmcnl StAus Payments Principle Balance Due Penally (S540.25) S0.00 $0.00 'Transaction history Type 'I'ransactiunli Charge 0 Principle Paid 36921 Previous Interest Balance Due Sn.00 $0.00 Amount Balance $540.25 S540.25 ($5.10.25) $0.00 I of 1 8/8/2013 10:10 AM Untitled Page littl)s://(axes.co.frederA6kva.Lis/applications/tr_paytaxes/REDetail.aspx 49 Ir«lQT10.Ihmm. Frederick County Virginia jzT.411nr,-Tor Pay/Lookup Taxes Note: Use dx; print key for your browser to print it copy of the screen M any time. Payment Home Personal Property Real Estate Dog Tags Pay Parking Violation f Other Payments ShoppingCart(0) Pin Options Change Email Real Estate Ticket Detail j PreVI0a5 2013 REAL ESTATE Dept/licketit RE2013 / 369180001 Frequency 1 ! Stglplenlenflt 0 Name STAFFORD TIMOTHY VANN Map/1 55 A 167 ACCOU1101 15871 Name 2 STAFFORD MARYMCHALE hill Date 04/12/2013 Acreage 2.260 Address 1494 VALLEY MILL RD Due Date 06/05/2013 Improvements $0.00 WINCHESTERVA Desc 2.26ACRES Land Value $101,700.00 Land Use S0.00 Zip 22602 6915 Minerals $0.00 Penalty Paid S0.00 Interest Paid $0.00 Last Transaction Dale 05122/2013 Current Payment Status Orginal Bill Payments Principle Balance Due Penally Interest Balance Due S297A8 ($297.48) $0.00 S0.00 $0.00 $0.00 'Transaction Ilislory Date Type 9'ransaelioaH Amounl Balance 4/12/2013 charge 0 $297.48 S297.48 5/21/2013 Principle Paid 36922 (S297.48) $0.00 Previous I of 1 8/8/2013 10:11 AM Untitled Page hops://taxes.co.freder6a.us/applications/tr_paytaxes/REDetail.aspx Ir<drri<I.Ilnm_ Frederick County Virginia Zur,(rrxrr�r Pay/Lookup Taxes Note: Use (Iv print key for your browser to print a copy of IIc screen at any jinx. Payment Home Personal Property Real Estate' Dog Tags Pay Parking Violation _ Other Payments ShoppingCarl(0) Pin Options Change Email Real Estate Ticket Detail Previous 2013 REAL ESTATE Depl/Iicketll RE2013/369170001 Frequency 1 1 Supplementil 0 Nance STAFFORD TIMOTHY VANN Mapil 55 A 166 Accoun(lf 15869 Name 2 STAFFORD MARYMCHALE hill Dale 04/12/2013 Acreage Address 1494 VALLEY MILL RD Due Dale 06/05/2013 Improvements WINCHESTERVA Desc 6.57ACRES Land Value Zip 22602 6915 Penalty Paid orginal Bill S997A3 Land Use Minerals S0.00 Interest Paid S0.00 Last "Transaction Dale 05/22/2013 Current Payment status Payments Principle Balance Due Penalty (S997 A 3) St1.00 S0.00 'Transaction History Dale Type 'Il allsactionll 4/12/2013 Charge 0 5/21/2013 Principle Paid 36920 Previous 6.570 $122,900.00 $218,100.00 $0.00 $0.00 Interest Balance Due $0.00 $0.00 Amount Balance S997.43 S997.43 (5997.43) $0.00 I of 1 8/8/2013 10:10 AM Untitled Page • hops://taxes.co. fredei*a. us/appl icati ons/tr_paytaxes/REDetai I.aspx I rcdcn;l. 1l„ii Frederick County Virginia zff t F on Pay/Lookup 'luxes Note: Use the print key for your browser to print it copy of the screen at any time. Payment Home Personal Property m Real Estate Dog Tags Pay Parking Violation Other Payments ShoppingCart(0) Pin Options Change Email � Y Real Estate Ticket Detail ! Previous 2013 REAL ESTATE Depl/Ticketll RE2013/ 369160001 Frequency 1 i Supplemenlil 0 Name STAFFORD TIMOTHY VANN Mapll 55 A 165A ACC0Utllll 15867 Name 2 STAFFORD MARY Me HALE hill Dale 04/12/2013 Acreage 3,340 Address 1494 VALLEY MILL RD Due Dale 06/05/2013 Improvements $0.00 WINCHESTER VA Desc 3.34 ACRES Land Viduc $150,300.00 Land Use $0.00 Zip 22602 6915 Minerals $0.00 Penalty Paid So.00 Interest Paid $0.00 Current Payment Status orginal (Sill Payments Principle Balance Due Penally S439.63 (S439.63) $0.00 $0.00 Last Transaction Dale 05/22/2013 Interest Ti-ansaelion history Date Type 'I'ransaclionp Amount 4/12/2013 Charge 0 $439.63 5/21/2013 Principle Paid 36919 ($439.63) Previous Balance Due $0.00 $0.00 Balance 5439.63 $0.00 I of 1 8/8/2013 10:09 AM Untitled Page hops://taxes.Co. freder0a.us/appl icat ions/tr_paytaxes/REDetaiI.aspx a lri&riJll„n,_ Frederick County V11-gillia .LIFF.fir?!E%r Pay/Lookup Taxes Note: Use the print key for your browser to print a copy of llte screen at any bate. Payment Home Personal Property Real Estate Dog Tags Pay Parking Violation Other Payments ShoppingUrl(0) _ Pin Options Change Email Real Estate Ticket Detail Previous 2013 REAL ESTATE DeptUlickel#t RE2013/369150001 Frequency 1 1 supplentenlll 0 Name STAFFORD TIMOTHY VANN Maptl 55 A 161 ACCOntlltl 15863 Name STAFFORDMARYMCHALE Billl)ate 04/12/2013 Acreage 0.270 Address 1494 VALLEY MILL RD Due Date 06/05/2013 Improvements $0.00 WINCHESTER VA Desc .27ACRE Ladd Value S40,000.00 Land Use $0.00 Zip 22602 6915 Minerals $0.00 Penalty Paid S0.00 Interest Paid S0.00 Last Transaction Date 05/22/2013 Current Payment S(alus orginal (Sill Payments Principle Balance Due Penally Interest S117.00 (S117.00) $0.00 $0.00 S( 'I'ransaclion Ilislury Dale Type '1'rutsaclionli Anunut( 4/12/2013 Charge 0 5117.00 5/21/2013 Principle Paid 36919 ($117.00) Previous Balance Due $0.00 Balance $117.00 $0.00 loft 8/8/2013 10:05 AM Ijat Arldlenclur Consultant Education Specialist October 9, 2013 To: Mike From: Patsy Re: Helping me construct a time line: The Overlook Dr. Mark Mc Hale's Farm (1950) to The Stafford Property (2013) 134 Country Club Circle Winchester, Virginia 22602 Telephone: (540) 662-2939 Would like to see the other site development plans which connect to The Overlook: a COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/665-6395 NOTIFICATION OF PUBLIC HEARING September 25, 2013 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #04-13 FOR THE OVERLOOK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public bearing being held on Wednesday, October 9, 2013, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning 904-13 The Overlook, submitted by Grecnway Engineering, Inc., to rezone 55.46 acres as follows: 14.183i acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098f acres from RP (Residential Performance) District to B2 (General Business) District; 10.040f acres from RA (Rural Area) District to RP (Residential Performance) District; and 24.145± acres to remain RP (Residential Performance) District with proffers. The property is located on the south side of Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection and are identified by Property Identification Numbers 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A- 174A, 55-A-174B, 55-A-174D, and 55-A-165 a portion, in the Red Bud Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.fi-ederick.va.us. Sincerely, 'It4c, Michael T. Ruddy, AICP Deputy Planning Director MTR/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 This 's to certi that the afiached correspondence was in led to the following on t vZ from the Departintat of Pl=niag and Development, Frederick Coup , Virg a: 55 -4- - 1-B SOWERS JOSEPH 0 55 -3- - B• SOWERS AMY H CARTER LUWANNA S 111 EDDYS LN 137 EDDYS LN WINCHESTER VA 22602.7916 WINCHESTER VA 22602.7916 55 -4- - 2- 55 -3- . C- INVESTORS AT LLC CARTER LUWANNA S PO BOX 550 137 EDDYS LN STEPHENS CITY VA 22655-0550 WINCHESTER VA 22602-7916 55 - 4- • 3- 55 -3- - D- MCKEE MICHAEL EDWARD CARTER LUWANNA S 283 EDDYS LN 137 EDDYS LN WINCHESTER VA 22602-7917 WINCHESTER VA 22602.7916 55 -3- - E- 55 -4- • 4-A CARTER ROGER W ROBERTS KATRINA LEWIS 125 EDDYS LN 1004 CLARK ST WINCHESTER VA 22602.7916 STARKE FL 32091.2125 55 -4- - 1 • 55 - 4- - 4-B FREDERICK-WINCHESTER PERRY MARY CAROLYN MCHALE PO BOX 43 CIO MARY STAFFORD WINCHESTER VA 22604-0043 8139 C ST 55 -4- - 1 •A CHESAPEAKE BEACH MD 20732.9235 DIMMEL RICHARD S DIMMEL MARY E 6004 JOHN MOSBY HWY BOYCE VA 22620.2125 Michael T. Ruddy, Deputy Planning Director Frederick County Planning Department STATE OF VIRGINIA COUNTY OF FREDERICK I Al a Notary Public in and for the State and County aforesaid, do hereby certify that Michael T. Ruddy, Deputy Planning Director for the Department of Planning and Development, whose name is signed. to the foregoing, dated ZC ' 3 _, has personally appeared before me and acknowledged the same in my Sta e. and County aforesaid. Given under my hand this �J day ofy My commission expires on V' �-CA I (�- PAMALA DEETER NOTARY PUBLIC REGISTRATION # 354474 COMMONWEALTH OF VIRGLNIA M DECEMBER 31 y COMMISSION EXPIRES yo /i 'l q NOTARY PUBLIC � Vle 55 - A- - 147- BALLING WILLI BALLING MARIA H 111 BURNT FACTORY RD STEPHENSON VA 22656.2205 55 - A- - 159- BAGGERLY THOMAS R SR 2093 ODESSA CIR THE VILLAGES FL 32162-3832 55 - A- - 160- HINKLE JAMES F HINKLE ALICIA M 2851 BERRYVILLE PIKE WINCHESTER VA 55 - A- - 162- BAYLIS INVESTMENTS LLC 2332 MIDDLE RD WINCHESTER VA 55 - A- - 164- CARTER GLADDIE R 1560 VALLEY MILL RD 550-181- ARC WA CO ACOMMUNITIES INC 1602 VILLAGE MARKET BLVD STE 3 LEESBURG VA 20175 55 -A- - 210- THECANYON CIO DAVE HOLLIDAY CONSTR INC 420 W JUBAL EARLY DR STE 103 WINCHESTER VA 22601.6435 56 - A- - 19- FREDERICK-WINCHESTER PMB 353 4017 WASHINGTON RD 22603.4827 MCMURRAY PA 15317.2520 55-A-161 Timothy Stafford Mary Stafford 1494 Valley Mill Road 22601.2718 Winchester, VA 22602 Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 WINCHESTER VA 22602-6919 55 - A- - 165- VALLEY MILL FARM LC 8739 CST CHESAPEAKE BEACH MD 20732.9235 55 - A- - 165-B MCHALE MATTHEW CHARLES 1291 VALLEY MILL RD WINCHESTER VA 22602-6905 55 - A- - 165-C MCHALE MATTHEW C MCHALE KATHERINE M 1291 VALLEY MILL RD WINCHESTER VA 22@02.6905 55 - A- - 168-A WILLIAMS BRIAN SCOTT 2718 BERRYVILLE PIKE WINCHESTER VA 22603.4812 55 - A- -174- BRADFIELD JOHN G TRUSTEE 3 WOODCREEK CT DURHAM NC 27713.6170 55 - A- - 174-C BLUE RIDGE ASSOCIATES 2432 BERRYVILLE PIKE WINCHESTER VA 22603-5863 9 0 COUNTY of FREDERICK Department of Planning and Development 540/665-5651 FAX: 540/ 665-6395 NOTIFICATION OF PUBLIC HEARING September 6, 2013 TO: THE APPLICANTS) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION 1104-13 POR THE OVERLOOK On behalf of the Frederick County Planning Commission, you are hereby notified oI a public hearing being held on Wednesday, September 18, 2013, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Strcct, Winchester, Virginia to consider the following application: Rezoning 904-13 The Overlook, submitted by Greenway Engineering, Inc., to rezone 55.46 acres as follows: 14.183± acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098± acres from RP (Residential Performance) District to 132 (General Business) District; 10.040± acres from RA (Rural Area) District to RP (Residential Performance) District; and 24.145± acres to remain RP (Residential Performance) District with proffers. The property is located on the south side of Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection and are identified by Property Identification Numbers 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A- 174A, 55-A-17413, 55-A-174D, and 55-A-165 a portion in the Red Bud Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: xvww.co. frederick.va.us. Sincerely, 7,L"-- A - /Michael T. Ruddy, AICP Deputy Planning Director MTR/pd 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 0 01"'iled i hi. i to cY ertif that the as ched coLTcspondence \vas to the follov ing on from ibe Departir,ent of Planning and Development, Frederick Co 6" Virginia: 55 • 3• D. CARTER LUWANNA S 55 3 B- 137 EDDYS LN CARTER LUWANNA S WINCHESTER VA 226027916 137 EDDYS LN WINCHESTER VA 22602.7916 55 •4- - 2- INVESTORS AT LLC 55 -3- • C• PO BOX 550 CARTER LUWANNA S STEPHENS CITY VA 22655 0550 137 EDDYS LN WINCHESTER VA 22602.7916 55 •4- . 3- - MCKEE MICHAEL EDWARD 55 3- E• 283 EDDYS LN CARTER ROGER W WINCHESTER VA 22602.7917 125 EDDYS LN WINCHESTER VA 22602.7916 55 - 4- . 4•A ROBERTS KATRINA LEWIS 55 •4• 1 1004 CLARK ST FREDERICK•WINIGH ESTER STARKE FL 32091.2125 PO BOX 43 WINCHESTER VA 22604.0043 55 -4- - 4-13 PERRY MARY CAROLYN MCHALE 55 -4- • 1•A CIO MARY STAFFORD DIMMEL RICHARD S 8739 C ST DIMMEL MARY E CHESAPEAKE BEACH MD 20732.9235 6004 JOHN MOSBY HWY BOYCE VA 22620.2125 55 -4- . 1•B SOWERS JOSEPH D SOWERS AMY H 111 EDDYS LN WINCHESTER VA 22602.7916 1�4ichael T. Ruddy, Deputy Planning Dir ctor Frederick County Planning Department STATE OF VIRGINIA COUNTY OF FREDERICK l Y' M� J a Notary Public in and for the State and County 0. t �' Q aforesaid, do hereby certify that Michael T. Ruddy, Deputy Planning Director for the Department of Planning and Development, whose name is signed to the foregoing, dated has personally appeared before me and ackno-wledged the same in my State Ld County aforesaid. Given under my hand this day of My commission expires on ��o C' �� NOTARY PUBLIC PAMALA DEETER NOTARY PUBLIC REGISTRATION R 354474 COMMONWEALTH OF VIRGINIA MY COMMISSION EXPIRES DECEMBER 31, 2017 n No 0 55 - A- - 147- BALLING WILLI BALLING MARIA H 111 BURNT FACTORY RD STEPHENSON VA 22656-2205 55 - A- - 159- BAGGERLY THOMAS R SR 2093 ODESSA CIR THE VILLAGES FL 32162-3832 55 - A- - 160- HINKLE JAMES F HINKLE ALICIA M 2851 BERRYVILLE PIKE WINCHESTER VA 22603.4827 55 - A- - 162- BAYLIS INVESTMENTS LLC 2332 MIDDLE RD WINCHESTER VA 22601.2718 55 - A- - 164- CARTER GLADDIE R 1560 VALLEY MILL RD WINCHESTER VA 22602.6919 55 - A- - 165- VALLEY MILL FARM LC 8739 C ST CHESAPEAKE BEACH MO 20732.9235 55 - A- - 165-B MCHALE MATTHEW CHARLES 1291 VALLEY MILL RD WINCHESTER VA 22602.6905 55 - A- - 1654; MCHALE MATTHEW C MCHALE KATHERINE•M 1291 VALLEY MILL RD WINCHESTER VA 22602.6905 55 - A- - 168-A WILLIAMS BRIAN SCOTT 2718 BERRYVILLE PIKE WINCHESTER VA 22603.4812 55 - A- - 174- BRADFIELD JOHN G TRUSTEE 3 WOODCREEK CT DURHAM NC 27713.6170 55 - A- - 174-C BLUE RIDGE ASSOCIATES 2432 BERRYVILLE PIKE WINCHESTER VA 22603.5863 55 - A- - 174-E BLUE RIDGE ASSOCIATES 2430 BERRYVILLE PIKE WINCHESTER VA 22603-5861 55 -A- -181- ARCADIA COMMUNITIES INC 1602 VILLAGE MARKET BLVD STE 3 LEESBURG VA 20175 55 - A- - 210- THECANYON CIO DAVE HOLLIDAY CONSTR INC 420 W JUBAL EARLY DR STE 103 WINCHESTER VA 22601.6435 56 - A- - 19- FREDERICK-WINCHESTER PMB 353 4017 WASHINGTON RD MCMURRAY PA 15317.2520 55-A-161 Timothy Stafford Mary Stafford 1494 Valley Mill Road Winchester, VA 22602 Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 The Overlook Rezoning 0 • • 0 Adjoining Properties Listing 0 Tax Map Number Owner Mailing Address City and State ZIP Acres (GIS) Zoning Deed Book Page : Instr. Year Instr. No. Land Improvement Total Assessment 55 3 B CARTER LUWANNA S 137 EDDYS LN WINCHESTER VA 22602 0.955284 RA 0 2002 231 $33,500 $300 $33,800 55 3 C CARTER LUWANNA S 137 EDDYS LN WINCHESTER VA 22602 0.679978 RA 0 2002 231 $33,500 $0 $33,500 55 3 D CARTER LUWANNA S 137 EDDYS LN WINCHESTER VA 22602 0.921584 RA 0 2002 231 $33,500 $57,200 $90,700 55 3 E CARTER ROGER W 125 EDDYS LN WINCHESTER VA 22602 0.988659 RA 303 345 0 0 $33,500 $72,400 $105,900 55 4 1 FREDERICK-WINCH ESTER PO BOX 43 WINCHESTER VA 22604 7.227564 RA 600 691 0 0 $50,100 $0 $50,100 55 4 lA DIMMEL RICHARD S - DIMMEL MARY E 6004 JOHN MOSBY HWY BOYCE VA 22620 2.171851 RA 0 2006 12622 $13,500 SO $13,500 55 4 1B SOWERS JOSEPH D & AMY H 111 EDDYS LN WINCHESTER VA 22602 0.605778 RA 821 1608 0 0 $33,500 $149,500 $183,000 55 4 2 INVESTORS AT LLC PO BOX 550 STEPHENS CITY VA 22655 12.141511 RA 0 2005 6592 $120,200 $26,000 $146,200 55 4 3 MCKEE MICHAEL EDWARD 283 EDDYS LN WINCHESTER VA 22602 11.523649 RA 0 20031 24787 $134,600 $0 $134,600 55 4 4A ROBERTS KATRINA LEWIS 1004 CLARK ST STARKE FL 32091 3,351559 RA 0 2008 4366 $102,500 $500 $103,000 55 4 48 PERRY MARY CAROLYN MCHALE - C/O MARY STAFFORD 8739 C ST CHESAPEAKE BEACH MD 20732 1.043857 RA 427 451 0 0 $57,800 $79,600 $137,400 55 A 147 BALLING WILL[ A & MARIA H 111 BURNT FACTORY RD STEPHENSON VA 22656 9.653285 RA 298 592 0 0 $113,700 $72,400 $186,100 55 A 159 BAGGERLY THOMAS R SR 1112 BURNT FACTORY RD STEPHENSON VA 122656 7.697038 RA 939 450 0 0 S81,900 $69,900 $151,800 55 A 160 155 A 162 BECK WILLIAM W & RUBY LEE BAYLIS INVESTMENTS LLC 2851 BERRYVILLE PIKE 2332 MIDDLE RD WINCHESTER VA WINCHESTER VA 22603 122601 3.520618 1.711017 RA RA 333 806 201 136 0 0 0 0 $76,500 $82,500 $135,300 $80,000 $211,800 $162,500 55 A 164 CARTER GLADDIE R 1560 VALLEY MILL RD WINCHESTER VA 122602 1.903728 RA 445 833 0 0 $57,100 $127,800 $184,900 55 A 165 VALLEY MILL FARM LC 8739 C ST CHESAPEAKE BEACH MD 20732 85.878153 RA 0 0 1362 S370,300 $435,3001 $805,600 55 A 165E MCHALE MATTHEW CHARLES 1291 VALLEY MILL RD WINCHESTER VA 22602 38.440746 RA 567I 285 0 0 $287,800 $182,800 $470,600 55 A 165C MCHALE MA i i HEW C & KATHERINE N1 1291 VALLEY MILL RD WINCHESTER VA 22602 10.816067 RA 959 1851 0 0 $124,6001 $0 $124,600 55 A 168A WILLIAMS BRIAN SCOTT 2718 BERRYVILLE PIKE WINCHESTER VA 22603 0.673517 RA 0 2004 21278 533,500 $58,500 $92,000 55 A 174 BRADFIELD JOHN G TRUSTEE 8225 CAMBOURNE CT GAITHERSBURG MD 120877 115.702639 RA 0 2010 1-25791 $403,000 $0 $403,000 55 A 174C BLUE RIDGE ASSOCIATES 2432 BERRYVILLE PIKE WINCHESTER VA 22603 64.868701 MH1 0 2003 2129411 $1,816,300 $819,500 $2,635,800 55 A 174E 155 A 181 BLUE RIDGE ASSOCIATES ARCADIA DEVELOPMENT CO 2430 BERRYVILLE PIKE LOT 3 PO BOX 5368 WINCHESTER VA SAN JOSE CA 22603 95150 5.963611 22.33597 RA RP 6901 655 0 0 2002 0 4815 $78,600 $541,700 $5,500 $0 $84,100 $541,700 55 A 210 THE CANYON - C/O DAVE HOLLIDAY CONSTR INC 420 W JUBAL EARLY DR STE 103 WINCHESTER VA 22601 70.346146 RP 0 2006 6113 $912,000 $63,900 S975,900 56 A 19 FREDERICK-WINCH ESTER - PMB 353 4017 WASHINGTON RD 1MEMURRAY PA 1153171 24.064559 RA S111 14SI 0 0 $125,800 $0 $125,800 TO: BARBA" DATA PROCESSING FROM: -`planning Dept. Please print sets of labels by S( D q � 13 THANKS! Source: Frederick County GIS, May 2012 11/9/2012 NOTIFICATION OF PUBLIC HEARING September 25, 2013 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNERS) RE: REZONING APPLICATION #04-13 FOR THE OVERLOOK On behalf of the Frederick County Board of Supervisors, you are hereby notified of a public hearing being held on Wednesday, October 9, 2013, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: Rezoning #04-13 The Overlook, submitted by Greenway Engineering, Inc., to rezone 55.46 acres as follows: 14.183± acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098± acres from RP (Residential Performance) District to 132 (General Business) District; 10.040± acres from RA (Rural Area) District to RP (Residential Performance) District; and 24.145± acres to remain RP (Residential Performance) District with proffers. The property is located on the south side of Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection and are identified by Property Identification Numbers 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A- 174A, 55-A-17413, 55-A-174D, and 55-A-165 a portion, in the Red Bud Magisterial District. A cop), of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/pd NOTIFICATION OF PUBLIC HEARING September 6, 2013 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RC: REZONING APPLICATION 404-13 FOR THE OVERLOOK On behalf of the Frederick County Planning C01111111SS1o11, you are hereby notified of a public hearing being held on Wednesday, September 18, 2013, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application:(, Rezoning 804-13 The Overlook, submitted by Greenway Engineering, Inc., to rezone 55. 7' cres as follows: 14.183f acres from RP (Residential Performance) District to RA (Rural Areas) District; 7.098± acres from RP (Residential Performance) District to 132 (General Business) District; 10.040f acres from RA (Rural Area) District to RP (Residential Performance) District; and 24.145± acres to remain RP (Residential Performance) District with proffers. The property is located on the south side of Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection and are identified by Property Identification Numbers 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A- 174A, 55-A-17413, 55-A-174D, and 55-A-165 a portion in the Red Bud Magisterial District. A copy of the application will be available for review at the Handley Libraryand the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. Sincerely, Michael T. Ruddy, AICP Deputy Planning Director MTR/pd NOTIFICATION OF PUBLIC HEARING S , 2013 TO: THE APPLICANT(S) AND/OR ADJOINING PROPERTY OWNER(S) RE: REZONING APPLICATION #04-13 FOR THE OVERLOOK On behalf of the Frederick County Planning Commission, you are hereby notified of a public hearing being held on Wednesday, September , 2013, at 7:00 p.m. in the Board Room of the Frederick County Administration Building at 107 North Kent Street, Winchester, Virginia to consider the following application: to rezone % 47 ad. as �o(1ar 1� Rezoning #04-13 The Overlook, submitted by Greenway Engineering, Inc., to rezone 55.46 acres from 5.42 acres RP (Residential Performance) District, and 10.04 acres RA (Rural Area) District to 7.10 acres B2 (General Business) District, 34.18 RP (Residential Performance) District, and 14.18 RA (Rural Areas) District with proffers. The property is located on the south side of Berryville Pike (U.S. Route 7) near and adjoining the Valley Mill Road intersection and is identified by Property Identification Number 55-A-161, 55-A-165A, 55-A-166, 55-A-167, 55-A-167A, 55-A-168, 55-A-174A, 55-A-174B, 55-A-174D, and 55-A-165 a portion in the Red Bud Magisterial District. A copy of the application will be available for review at the Handley Library and the Bowman Library the week of the meeting, or at the Department of Planning and Development located at 107 North Kent Street in Winchester, Virginia, or by calling (540) 665-5651. You can also visit us on the web at: www.co.frederick.va.us. to Sincerely, 83+ ac m RP to RA j �.o48t- ac. -�^' RP 152-1 to. 040 ac . f om RA fv 'RP.- 4- oq4. JgC't ac 6v re, � r► R P. Michael T. Ruddy, AICP Deputy Planning Director MTR/pd N DEPT. OF GEOGRAPHIC INFORMATION SYSTEMS FREDERICK COUNTY, VIRGINIA µ/ E GIS, MAPPING, GRAPHICS WORK REQUEST S DATE RECEIVED: 5 I \3 REQUESTED COMPLETION DATE:�D_ q L REQUESTING AGENT: Department, Agency, or Company:_ Mailing and/or Billing Address: Telephone: E-mail Address: FAX: ESTIMATED COST OF PROJECT: b q DESCRIPTION OF REQUEST: (Write additional information on back of request—_ `O v 2 0c) K �Y1 �p 1 -)u b , -=cv s� lb5 , � bb II V, 11��A, I bB, nq A, 165 DIGITAL: PAPER: SIZES: COLOR: BLACKIVYIMTE: STAFF MEMBER: COMPLETION DATE: MATERIALS: DATE OF PICK-UP/DELIVERY: AMOUNT DUE: AMOUNT BILLED: METHOD OF PAYMENT: FAX: E-MAIL: NUMBER OF COPIES: HOURS REQUIRED: AMOUNT PAID: CHECK NO.# Frederick County GIS, 107 North Kent Street, Winchester, VA 22601, (540)665-5651) TIPk�0+0 e)a,I-Y- ,•IAA the Uvci L�oL Itcmnurr: 7u. hlap NwnB.rr Owner _ M,Ig Add,,—, Uty .uid Siete , 'IP e•. (GIS) onm.; Deed IioOi P.q;.,• In•.tr 'har ImU lu Lurd Impnwrm n rt.J ,br „vn � SS 3 11 CARTER LUlV71NPIAS 13, CDDYS Lf! WINCIILSIfit VA ??n0? —A' 1-- RA —� 0 ?00? I231 Si i,SOU 53ol) j33,800 55 3 C CARTER I UtVAN NA S 137 EDDYS LN wRJCIIFSTER VA?26a2 0 6)9978 RA p 2002 __31 >33.500 S0 SS 3 D CARTER LUWANNAS 137 FDDYS LN WINCHESTER VA 22602 0 92 1 Se•1 RA 0 ?OU2 231� $33,SOU SS?.?oU 59U,70u 55 3 E CARTER ROGER W 125 EDDYS LN WINCHESTER VA 22602 0988659 RA 303 3.15 0 u 533,500 572,400 SIUS,'.100 55 •1 1 FREDERICK-WINCHESTER PO BOX •13 WINCHESTER VA 2260.1 722756.1 RA COO 691 U 0 55(],1L'0 j0 j50, I(lO 55 •i IA DINIMEL RICHARD S DIMMEL MARY E 600.1 JOHN MOSSY HWY BOYCE VA 2262U ? 171351 1tA 0 2006 12622 j 13,Soo SU j I i.50U 55 •1 1B SOWERS IOSEPH D & ANIY I{ 111 EDDYS LN WINCHESTER VA 22602 0605778 RA 821 1608 0 0 j33,500 $1 19.500 5183,0W 55 4 2 INVESTORS AT LLC PO BOX S50 STFPHENS CITY VA 22655 121.11511 R.: D 2005 �592 >120,2U0 $?6,000 $1a6,?00 55 •1 -I ROBERTSNICKEKATRINICHAEL E DWARD 283 EDDYS LN WINCHESTER VA 22602 11 S236-19 RA _ U 2003 2.1787 j13.1.600 5U S13.1.600 SS •t -IA ROBES KATRINA LEWIS 1004 CLARK ST STARKE FL 32091 3 351SS9 RA 0 2008 .1366 j102,500 $500 5103,coo 55 •1 •IB PERRY MARY CAROLYN MCHALE - C/O MARY STArrORD 8739 C ST CHESAPEAKE REACH MD 20732 1 0.13857 RA 127 •151 0 0 j57, 800 $79p00 51 37,400 SS A 1.17 BALLING WIILI A & MARIA H 111 BURNT FACTORY RD STEPHENSON VA 22656 9 6S3285 RC. 299 592 0 0 $113, 70U j7?, -:001 136. 100 SS A 1S9 BAGGERLY THOMAS R SR 112 BURNT FACTORY RD STEPHENSON VA 22656 7 697033 RA 939 450 0 0 >81,900 Su9,9(]U� 5! S1 500 SS A 160 BECK WILLIAM W & RUBY LEE 2851 BERRYVILLE PIKE WINCHESTCR VA 122603 3 520618 RA 333 201 U U 576,500 >135,3UOr— S: 11,80UI 55 A 162 BAYLIS INVESTMENTS LLC 2332 MIDDLE RD WINCHESTER VA 22601 1 711017 RA 806 136 0 _ 0 SE2,500 S80.000 5102 Soo 55 A 16.1 CARTER GIADDIE R 1560 VALLEY MILL RO WINCHESTER VA 22602 1 1 903728 RA 4.151 833 0 0 $57,1001 $127,800 S184,900 55 A 16S VALLEY MILL FARM LC 8739 C ST CHESAPEAKE BEACH �1D 20732 35.878153 RA 0 U 1362 S370,300 S435,300 S805,600 55 A 1658 tv1Cl{ALE hgATTHE4V Ch{ARLES 1291 VALLEY MILL RD WINCHESTER VA 22602 38.440746 RA 1 5671 28SI ol 0 S237,800, j182,300 55 A 165C MCHALE NIATTHEW C S KATHERINE M I1_'91 VALLEY MILL RD '.VINCHESTER VA 22602 10.816067 RA 959 165!l 0 O j124, 600 j01 5470.600 51?4p0U 55 A 168A WILLIAMS BRIAN SCOTT 12718 BERRYVILLE PIKE WINCHESTER VA 22603 0 673517 RA � 0 200.1 21218 $33,SDO $58,500 u( 55 A lh1 BRADFIELD 30Hn1 G TRUSTEE E225 CAMBOURNE CT GAITHEP•SBUP•G t.1D 20877 ! 1S 702639 RA 0 2010 !?579 j•t03.000 $0 ;403,000 . _ 55 A 174C BLUE RIDGE ASSOCIATES 2432 BERRYVILLE PIKE WINCHESTER VA 122603 6.1.86--7011 ta1H1 ol 2003 2?941 $1.816,30D S8!9,SOC 2,635.800 ._ 55 A 1?4E BLUE RIDGE ASSOCIATES 12430 BERRYVILLE PIKE LOT 3 WINCHESTER VA 22603 5 963611 RA n90 655 0 0 $78,600 55.500� K:3a,10U 55 A 210 ARCADIA DEVELOPMENT CO PO BOX S268 SAN LOSE CA 951SO 22 33S97 RP 0 2001 4815 $S41.7U0 jU $541,70U SS A ? 10 THE CANYON C/O DAVE HOlL10AY CONSTR INC 420 W IUBAL EARLY DR STE 103 1:'INCHEST[R VA 22601 1 70 3.161.16 RP J 20Ut, 61131 $912.000� 563,S•00 j9 /5,'iUJ 56 A 19 FREDERICK-WINCHESTER • PMB 353 •1017 WASHINGTON RD MCNIURRAY PA 15317 24 01!S59 RA 511 145 0 01 j125,3COI j0 51?5.31]0 TO:BARBARA-pATA PROCESSING _ FROM:�f planning Dept. -%\ I Please print sets of labels by 1 `�C 5 ��V ` O C a THANKS! I I- kc5 Source: Frederick County GIS, May 2012 11;'9/2012 0 0 -C) GREENWAY ENGINEERING 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 TRANSMITTAL Project Name: The Overlook Rezoning Application 1 1��—r `- File No: 53()1S - - — -T Date: Thu, Aug 8, 2013 A r. 9 ? ^ In To: FC Planning Attn: Mike Ruddy Copied Delivery: ❑ Fed Ex ❑ Other_ ❑ U.S. Mail From: Evan Wyatt GREENWAY ENGINEERING Phone: 540-662-4185 Fax: 540-722-9528 R COUller ❑ Pick Up ❑ Urgent 0 For Your Review ❑ As You Requested 0 Please Comment Message Hi Mike, Please find attached the required application information, application fee, 25 copies of all color exhibits, and a CD that provides PDF's of all exhibits and the TIA as an official submittal for The Overlook Rezoning Application. Please schedule this rezoning request for the September 4, 2013 Planning Commission meeting and contact me if you need anything else at this time. Thanks, Evan Hand Delivery and Pick Ups Only: Received by: Date: Please Print 'Name: 0 Document Approval Form AUG 9 2�,'3 F�- '. Y PI AW, PLEASE REVIEW THE ATTACHED DOCUMENT. IF THIS DOCUMENT MEETS YOUR APPROVAL PLEASE INITIAL AND PROVIDE THE DATE AND TIME OF YOUR APPROVAL. IF THIS DOCUMENT DOES NOT MEET YOUR APPROVAL, PLEASE PROVIDE COMMENTS AS TO WHAT I'OU WOULD LIKE TO HA VE COMPLETED. Initials Date & Time ('-CandiceD Mark Dana Eric Mik John COMMENTS: Received by Clerical Staff (Date & Time): (S:nffice on Black box' Forms\Document Approval Form — 08/15/12) APPLICATION FOR REZONING FREDERICK COUNTY, VIRGINIA In order to rezone a parcel of land in Frederick County, an application for rezoning must be submitted to the Department of Planning and Development. It is the responsibility of the applicant to gather all information and materials that make up the application. Rezonings are ultimately approved or denied by the County Board of Supervisors. This package contains instructions which must be must be followed in order to complete an application. It is important to read these instructions carefully. If you have questions or need assistance, please contact the Department of Planning and Development at (540) 665-5651. APPLICATION MATERIALSv�I The following materials must be submitted to the Department of Planning and Development. V/ /I. A completed application form (the form is attached). /2. A survey or plat of the entire parcel with the location of all proposed zoning boundary lines. AA copy of the deed to the property verifying current ownership. This may be obtained from the Frederick County Clerk of the Circuit Court at the Joint Judicial Center, 5 North Kent Street, Winchester. 4. A statement verifying that taxes have been paid. This may be obtained from the Treasurer's Office at 107 North Kent Street, Winchester. /5. A complete listing of adjoining property owners, including addresses and property identification numbers. These can be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. r 6. Impact analysis statement. Information concerning the projected impacts of the proposed rezoning following the specifications beginning on Page 4. 7. Proffer Statement. Specific conditions to be volunteered as part of the application. See / explanation and instructions on Page 8. �,A8. Completed agency comment sheets. Comments sheets are attached. It may not be required that all comment sheets be completed. Check with the Department of Planning and Development to determine which comment sheets are applicable. J99. Fees. There is a fee of $5,000.00 base plus $100.00 per acre for two acres or less; $10,000,00 base plus $100.00 per acre for more than two acres but less than 150 acres; $10,000.00 base plus $100.00 per acres for the first 150 acres plus $50.00 per acre for each acre over 150 acres; and, a $50.00 /0 . Y IA A I o bisv,